Planning Applications - Hyndburn Borough Council

SPG New Residential developments in the Borough
Observations
Planning permission was originally granted in 1982 (11/82/0195) to use this part of the main
dwelling as a ‘granny’ flat. Condition 3 of that permission states clearly,
“The residential accommodation hereby approved shall only be used as a ‘granny’ flat
annex to the existing farm house dwelling and shall not be used as a separate unit of
accommodation.”
The reason for this original grant of planning permission was to allow minimum accommodation in
order to meet the applicant’s specific family circumstances pertaining at the time. The property
provided a home for elderly relatives who required some element of family care or support and as
such the proposal complied with policy.
This current application was originally submitted simply as an extension to the dwelling but the
internal layout of the extended building was in effect a completely separate, two-storey, threebedroomed
dwelling. The applicant has made slight amendments to the internal layout to introduce
a door through to an adjoining garage. However the development as shown on the submitted plans
would still form a separate unit of accommodation and the applicant confirms that it would be used
as accommodation for his daughter and son-in-law. As such the application needs to be assessed
against the Council’s policies on housing provision.
The creation of a separate dwelling conflicts with the original condition attached to the planning
permission. In addition, the proposed development is located within the greenbelt, development of
this type within the green belt is restricted to buildings for agriculture, forestry, outdoor sport or
recreation. The proposal to create a separate dwelling at the site conflicts with that Policy 1 of the
Hyndburn Borough Local Plan. The proposal also fails to meet the criteria set out in Policy 2 of the
local plan which deals with the conversion of existing buildings in that substantial extensions are
required to form the new dwelling. The proposal is therefore contrary to Policies 1 and 2 of the
local plan.
In monitoring consents for new housing it is apparent that in relation to the housing provision
figure given in Policy 12 of the Joint Lancashire Structure Plan, there is an over supply of provision
for new housing, which led the Council to adopt, in November 2003, Supplementary Planning
Guidance (SPG) for New Residential Development in Hyndburn. The SPG states that applications
for residential development will not be permitted unless a developer is able to demonstrate
exceptional circumstances. The list of exceptions was increased from July 2006. The application
site is outside the urban area and the exceptions listed in the SPG refer only to developments within
the urban boundary. Guideline 2 of the SPG makes it clear that developments outside the urban
area will not be approved if they contribute to the oversupply of houses.
There is currently adequate provision of sites with planning permission for residential development
on brownfield sites within the urban area and there is no need to release sites outside the urban area
for development.
I have no objections to the design of the extensions which do not impact on any neighbouring
properties and would not adversely affect the character of the area. However, in view of the
conflict with greenbelt and housing policies I recommend refusal of the application.
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