Planning Committee

Applications for Consideration

Date of Meeting: 03 July 2007

Time: 6:00pm

Location: William Elder Building, Castlegate,
Berwick-upon-Tweed

Reason for Approval

This outline application is deemed acceptable given that this is effectively a like for like replacement of an existing dwelling and taking into account viability, sustainable construction and the ability to achieve a higher quality of design in this sensitive rural setting.

Conditons

a) Approval of the details of the siting, design and external appearance of the building(s) and the landscaping of the site hereinafter called 'the reserved matters' shall be obtained from the Local Planning Authority.

Reason: To achieve a satisfactory form of development.

b) Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

Reason: To achieve a satisfactory form of development.

c) The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved whichever is the later.

Reason: To achieve a satisfactory form of development.

d) No development shall take place except in strict accordance with a scheme of landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development, which shall first be submitted to, and approved in writing by the Local Planning Authority.

Reason: In the interests of visual amenity.

e) All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and shall be maintained thereafter and replaced as may be necessary for a period of two years from the date of completion of the planting, seeding or turfing.

Reason: In the interests of visual amenity.

f) No trees within the application site shall be felled, lopped, lifted or disturbed in any way without the prior consent of the Local Planning Authority.

Reason: The existing tree(s) represent an important visual feature which the Local Planning Authority considered should be substantially maintained.

g) The applicant shall submit a detailed method statement to the LPA for approval prior to commencement setting out the approach to energy conservation and measures taken to conserve energy in construction and during occupation of the dwellling. Those measures shall be fully implemented prior to occupation of the dwelling

Reason: To accord with national planning policy in terms of meeting renewable energy targets.

h) The dwelling shall source a minimum of 15% of the energy needed for the new household from acknowledged forms of microgeneration (wind, solar, heat pumps, biomass / wood boiler etc). Details of the proposed measures shall be provided to and agreed with the LPA prior to commencement

Reason: To accord with national planning policy in terms of meeting renewable energy targets.

i) The new dwelling shall be constructed substantially the same as (or less than) the existing by virtue of scale, materials, height, massing, and layout so as to respect the existing grouping and the Kyloe Hills and Glendale Area of Landscape Value and to the satisfaction of the Local Planning Authority.

Reason: To accord with the principal objective of Policy F3 of the Berwick-upon-Tweed Local Plan to conserve or enhance the natural beauty of the surrounding Area of High Landscape Value.

j) The vehicular access shall be laid out and constructed in accordance with Type 7 of the Northumberland County Council standard specifications and constructed for a distance of 6 metres into the site. The development hereby permitted shall not be brought into use until the said access has been so completed.

Reason: In the interest of highway safety.

k) Any entrance gates erected shall be hung to open away from the highway only and shall be set back a minimum distance of 6 metres from the carriageway edge.

Reason: In the interest of highway safety.

l) No development shall be commenced until detailed access plans have been submitted to and approved by the Local planning Authority.

Reason: To achieve a satisfactory form of development in the interests of highway safety.

This outline application is deemed acceptable given that this is effectively a like for like replacement of an existing dwelling and taking into account viability, sustainable construction and the ability to achieve a higher quality of design in this sensitive rural setting.

Site

Roddam Rigg steading is a highly dilapidated group of buildings that once operated as a large local farmstead. It is remote, situated rurally to the west of the A697, south of Wooler. The nearest village is Branton, to the south and just within the boundary of Berwick borough. The former house is situated on the southern edge of the building group.

Relevant Planning History

06/B/0159: renewal (i.e. no changes have been proposed to the scheme) of full planning permission 00/B/0679 for change of use from an abandoned dwelling into one residential unit, provision of new septic tank, renovation of original access and conversion of existing cartshed into residential accommodation and car port. – APPROVED 25.4.06

It should be noted that a nearby cartshed, which was the only listed building on the steading, has Listed Building Consent to be demolished (ref. 05/B/0012).

The decision on this application would normally fall within the delegated regime. However, it is being brought before the planning committee at the request of Councillor J. Nesbit, in line with the provisions of the scheme of delegation.

Proposals

It is proposed to demolish the farmhouse and other structures close by, and to erect one new dwelling unit. No sketch details have been proposed to describe the exact nature of any replacement development as that can be addressed at the reserved matters stage and parameters set by condition.

Other than the proposed means of access to the site, which is shown in the submitted location plan, all other matters have been reserved for future consideration (i.e. would become reserved matters if outline permission is granted).

Supplementary Information

A Design and Access Statement (November 2006) has been submitted as part of the application. Within this, information is submitted to support the application on the following grounds (only those of planning significance reported):

• energy efficiency of conversion vs. new-build

• servicing of the plot staying same

• impact on landscape

• size/design

• landscaping

• vehicle access

A Planning Statement is also submitted in support of the application (by applicant, 24.11.06). In the concluding section of the statement the following items are raised to give context and support to the proposals:

• the principle of one dwelling has been established historically in this location;

• demolition and rebuild would enable retention of the contribution which the building makes to the group setting;

• retention of another dwelling at this location would reinforce social amenity and essential services in the immediate rural area.

Further information to support replacement rather than conversion was supplied by the applicant on 1 June 2007. Within this, information is submitted to support the application on the following grounds:

• Energy saving measures being considered for the development include the provision of ground source heat pumps, wood burning central boiler, solar gain, recycled roof water, triple glazing, mechanical heat recovery, use of recycled materials, use of photovoltaics, use of local materials (Doddington Stone, Welsh Slate), modern insulation and damp proof courses provide significantly improved energy conservation.

• Construction costs for replacement dwelling = £711,000 + < £20,000 energy, maintenance costs over 30yr period.

• Construction costs for conversion dwelling = £883,200 + ~ £130,000 in energy, maintenance costs over 30yr period.

Policy

Previous application:

The 2006 restoration/conversion application 06/B/0159 was predominantly considered against Local Plan Policies in the April 1999 adopted Plan. Interim Planning Policy Statements (IPPSs) of 2003 and then December 2004 were influential at the time, although both have now been withdrawn and are no longer material considerations. The buildings at Roddam Rigg are considered to have some historic and architectural value. The fact that the buildings are capable of renovation means that they are reasonably complete. To allow their reinstatement would therefore have accorded with the objectives of the aforementioned IPPSs and, to a great extent, Local Plan Policy S5.

Current application:

This application, however, must be considered against Policies other than S5 if the buildings are demolished and replaced (even if other Policies allow the principle to be accepted). Significant weighting / cognisance must be given to Planning Guidance/ Policy issued by Central or Regional Government (esp PPS7) that may be more up to date and focussed than the adopted Local Policy. The balance between Policy and Guidance, the Development Plan and other material considerations must be carefully considered in any appraisal of the proposed development.

National Policy / Guidance:

Planning Policy Statement 3(PPS3): Housing, primarily seeks to focus new housing development in sustainable locations. In rural areas it is noted that there is a need to provide housing in rural areas, not only in market towns and local service centres that enhance or maintain their sustainability.

Planning Policy Statement 7(PPS7): Sustainable Development in Rural Areas provides a framework for development in locations such as Roddam Rigg. Overall objectives include:-

• Promoting good quality, sustainable development that respects and where possible, enhances local distinctiveness and the intrinsic qualities of the countryside;

• Promoting sustainable economic growth;

Section 19 of the PPS7 specifically relates to the replacement of buildings in rural areas and states:-

The replacement of buildings would be favoured where this would result in a more acceptable and sustainable development than might be achieved through conversion, for example, where the replacement building would bring about an environmental improvement in terms of the impact of the development on its surroundings and the landscape.

PPS7 also provides that the replacement of non-residential buildings with residential development in the countryside should be treated as new housing development. It is therefore implicitly implied that ‘like for like’ residential replacement is not to be considered as new housing development.

The most recent aim of the Government is to put tackling climate change at the heart of the planning system. The wide-ranging package of measures includes:-

• Building a Greener Future: Towards a Zero Carbon Development, a strategy providing real opportunity to deliver more sustainable homes

• A framework for progressively tightening building regulations up to 2016 to increase energy efficiency and reduce carbon footprint of new homes;

• The publication of the Code for Sustainable Homes; which aims to increase the environmental sustainability of new homes; and

• A draft Planning Policy Statement (PPS) on climate change, which expects new development to produce lower carbon emissions.

Regional / County Policy:

The submission draft Regional Spatial Strategy (RSS) provides that ‘replacement dwellings’ do not add to the region’s dwelling stock but re-built to replace a demolished dwelling.

Local Plan Policy:

The adopted local plan provides limited guidance on the assessment of ‘replacement dwellings’. Furthermore, housing development ‘in the countryside’ is strictly controlled and set against a stark ‘conversion’ or ‘new build’ policy framework (policy S3, S4, S5, S19).

There are no Policies within the Local Plan that would promote the introduction of new-build permanent residences in the countryside. Indeed, S4 in particular is a safeguard against inappropriate residential development. Notwithstanding this, the principle of Roddam Rigg being retained as a residential property is established through the historic planning consents and must have been considered appropriate at the time of the previous decision. This therefore must be taken into account.

Roddham Rigg is located within the Kyloe Hills and Glendale Area of High Landscape Value and shall require proposals to enhance / conserve the setting and views of this important landscape (Policy F3).

Consultation Summary

County Highways – No objections. Conditions and afforded.

Environment Agency – The Environment Agency originally objected to the application on the basis that non-mains drainage was inadequate. The file subsequently contains information about additional information submitted directly to the Agency; the objection was then withdrawn

Tillside Parish Council - No representations received. Roddam Parish has no active Parish Council at present.

Publicity - The application has been advertised by site notice and displayed at Wooler Library. 1 letter in support of the application has been received, from Cllr J. Nesbit, who has also requested that the application is heard before the full planning committee.

Officers Observations

In granting permission to the previous application 06/B/0159 (conversion), it was considered that it was an acceptable form of development, would be beneficial to the locality and accorded with prevailing policy.. Given that this is substantially the same proposal and the applicant intends to achieve practically a like for like replacement of a higher quality finish (or perhaps something slightly smaller) then there can be no additional harm arising from new build replacement rather than conversion in this instance.

Crucially the financial information submitted is credible and suggests that conversion costs and associated 30yr maintenance expenditure is likely to be in the region of £1m compared to just over £700k for a comparative replacement dwelling. This price difference is significant and has been the catalyst for this new application given the deemed uneconomical use of capital and resources.

Supporting the application is also likely to be beneficial in securing the future re-use of adjacent vacant and derelict buildings and structures. A revitalised courtyard area is envisaged by the applicant in due course with boundary walls renovated, leaving only the existing pair of cottages as further habitable dwellings.

The previous application relied heavily on Local Plan Policy S5 which supports proposals for the re-use of existing buildings if the benefits of doing so outweighed the more general sustainability issues relating to traffic, movement, absence of services and promotion of an unsustainable way of life. In relation to this application, it is considered that the lack of clear guidance on ‘replacement dwellings in the countryside’ in the Local Plan therefore requires a strong steer from national and regional policy. Section 19 of the PPS7 (see above) specifically relates to the replacement of buildings in rural areas, carries great weight and should be the lead policy in this instance.

The inclusion of sustainable / resource efficient technologies and design is deemed essential for this development in order to accord with those principles of PPS7. In addition, requiring a substantially similar dwelling of high quality and also a highly sustainable and energy efficient re-build will eliminate concerns relating to setting a precedent in the Borough for inappropriate development / new build in the countryside. The applicant has supported the application with financial statistics and a commitment to specific sustainable technology options that are being considered for Roddam Rigg. These will be the subject of conditions that can be enforced and the applicant is aware of this.

Similarly, to accord with PPS7 and Local Plan Policy F3, to protect the AHLV, the building must be of an appropriate design in terms of materials, height, scale, massing, and layout. Roddham Rigg House presently, although in a dilapidated state, features no truly notable architectural qualities that benefit the AHLV.

Conclusions

In policy terms the application accords with the recent Government Guidance in PPS7 which in the absence of a replacement dwelling policy in the Development Plan should take precedence. Whilst the proposal does jar slightly with the Local Plan in relation to countryside policy your officers have endeavoured to ensure that an ‘exception’ can be justified. It is considered that, following the most recent site meeting, the applicant has adequately displayed a commitment to building a dwelling that will benefit the Borough in terms energy efficiency and good quality design that is ultimately considered far more sustainable than a conversion option. Such an exception is therefore consistent with the guidance and principles of PPS7 and has been backed up by specific financial data. Accordingly, this outline application is recommended for approval subject to a range of important conditions.

Reason for Approval

The proposed development, subject to the prepration of a s106 Agreement, is satisfactory with respect to the relevant requirements of Policy F2 and R12 of the Berwick upon Tweed Borough Local Plan 1999.

Conditons

a) The development hereby permitted shall not be carried out otherwise than in complete accordance with the plans and specifications approved by the Local Planning Authority.

Reason: To ensure that the development is carried out in accordance with the approved details.

b) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 51 of the Planning & Compulsory Purchase Act 2004.

c) Development shall not begin until drainage works have been carried out in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that satisfactory arrangements are made for the disposal of surface and foul water.

d) No development shall take place except in strict accordance with a scheme of landscaping, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development, which shall first be submitted to, and approved in writing by the Local Planning Authority.

Reason: In the interests of visual amenity.

e) The rooflights indicated on the approved plans shall be of 'conservation' design and materials, and shall thereafter be so retained.

Reason: To safeguard the character of the building.

f) The development hereby approved shall only be carried out in strict accordance with details of the materials to be used on the external walls and roof of the proposed building(s) which shall first have been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of visual amenity.

g) The area used for onsite parking at 1 Front Street, Bamburgh as shown on the submitted plan, including the driveway access to that parking shall be properly consolidated, surfaced and drained before the use of the extension is occupied, and shall not be used other than for the parking of vehicles in connection with the development hereby permitted.

Reason: To ensure a satisfactory development with appropriately surfaced and drained parking.

h) Construction is to be undertaken within the following hours only:
0800 - 1800 Monday to Friday
0800 - 1400 Saturday
No works is to be undertaken on Sundays or Bank Holidays.

Reason: To protect the amenities of surrounding residents during the construction process.

i) The premises shall be used for C1 and for no other purpose (including any other purpose in Class C of the Schedule of the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order).

Reason: To ensure that the use remains compatible within the site.

Informative(s)

a) The applicant is reminded that the provisions of Planning Permission need to be satisfied prior to the commencement of works at the site. This is further subject to the satisfactory completion of a s.106 Agreement.

b) The developer should make early contact with the New Development Team at Northumbrian Water, Leat House Office, Tel 0191 419 6616, for details regarding water supply and any costs involved.

c) Surface water discharges must be prevented from entering public surface water or combined sewers. Surface water flows should be discharged to soakaways, suitable infiltration systems, streams, watercourses, the sea, and as a last resort the public sewer. If the surface water or combined sewer is the only possible means of discharge, Northumbrian Water must be consulted. (Contact L Hope Tel 0191 419 6533). Surface water will not be permitted to enter a foul sewer.

d) All connections to public sewers must be carried out by Northumbrian Water.

e) There is an existing public sewer within the application site as shown on the attached plan. This development may affect the sewer. The sewer must be located prior to work starting on site. New buildings, structures, tree planting and alteration of the land will not be permitted within at least 3m of the sewer. Northumbrian Water will object to the erection of buildings or structures over man holes. Connections to and work involving the sewer must be carried out by Northumbrian Water. The applicant must contact S Sommerville Tel 0191 301 6198 for further infomation.

f) The applicant is reminded that this permission does not convey approval for works affecting any third party rights which may exist on the land or any adjoining. The applicant is therefore advised to seek the approval of any parties having an interest in any land affected by this permission.

Background

An application for full planning permission was lodged with the Planning Department on 04 December 2006. The application is for the construction of an extension at second and third floor level.

The application was originally for an 11 bedroom extension at the second and third floor level. However, the applicant has decided that, after consultation with Tourism England, the resulting rooms were undersized for current desirable standards. As a result, the number of bedrooms within the extension has reduced from 11 to 8, with no alteration to the proposed external form of the building. Given that no external change to the building, was proposed, no re-notification of the application was required.

At the same time, it was required that the dedicated car parking spaces be increased to allow for 1 space per new room. This cannot be achieved within the site. Consequently, an area for the parking of 8 cars has been identified off site. A Section 106 Agreement is proposed to secure the provision of these off site spaces prior to the extension being brought into use.

There is an extensive site history at the site and adjoining sites. This is summarised as follows:

A recent, separate planning permission has been granted for a single storey extension at the Hotel (ref. 05/B/0733).

Earlier history relevant to this application would be:

76/B/0035/P – Provision of an extra bedroom – APPROVED 6/4/76

81/B/0304/P – Alteration and extension to existing hotel – APPROVED 14/1/82 (ALLOWED ON APPEAL)

89/B/0432/P – Conversion of internal patio to form winter garden; minor alterations to public bar and ladies’ toilets – APPROVED 5/12/89

97/B/0735/P – Proposed alterations – APPROVED 5.2.98

05/B/0618 – Construction of extension at second and third floor level to provide an additional 11 bedrooms – Refused 14/02/2006

*06/B/0810 – Land off Ingram Road, Bamburgh – Construction of Car park.

Committee will note that this is the second time an application for a second and third floor extension has been submitted. Application 05/B/0618 was refused by the Local Planning Authority for reasons associated with insufficient parking at the site.

The applicant has since secured parking off the site on land off Ingram Road and applied for planning consent for change of use of that site for car parking (see 06/B/0810). The developer plans to use that car parking for hotel patrons. Committee members are referred to the assessment of parking below and the requirement for a Section 106 Agreement to ensure that the off site parking is provided for use by hotel residents and staff.

Site Description

The Victoria Hotel is located within the village of Bamburgh, at the junction of Front Street and Ingram Road. It is a sizeable building of some architectural merit and, whilst not being listed, is integral to the excellent setting of the Bamburgh Conservation Area.

Picture 1 Picture 2

Photographs taken during the planning site visit show the hotel in context (see Pictures 1 and 2 above). This principal elevation would not be affected by the changes proposed.

Pictures 3, 4 and 5 below show the part of the hotel that would be affected by the development proposals.

Picture 3 Picture 4

Picture 5

Parking available to the hotel is presently located to the rear of the building. There is no formal parking layout, however, and the area is small in relation to the existing hotel, notwithstanding the proposed extension. Deliveries to the hotel are also made using this access.

Picture 6

The building is adjoined to the north east by other commercial /residential properties which have frontage to Victoria Road. To the south of the property are dwellings with frontage to Ingram Road and South Victoria Terrace. Picture 6 shows the separation between the existing hotel building and the properties immediately to the south.

The existing hotel has 28 rooms and also offers bar and restaurant facilities on the ground level. Members should note that the Victoria Hotel is one of the larger serviced accommodation facilities within the area.

The applicant has provided supporting information which states that one of the principle target markets is tourists travelling by coach. As a result, a larger number of rooms at the site increases appeal to coach groups. Should this application receive planning permission, the total number of rooms for guests would be 36.

Whilst there is no coach parking on site, members should note that there is free, on street parking in Bamburgh which could accommodate coach parking as well as a Pay and Display car park off Links Road, opposite the Castle. This has coach parking facilities at £6 per day. Charges apply between 0700 and 2130. Maximum stay at any one visit is 24 hours.

The locality plan below demonstrates the location of the parking area that was the subject of 05/B/0618. This application was approved subject to conditions of consent requiring the final approval of the layout and design by the Local Planning Authority.

General location secured for parking.

Proposals

The proposed development, which has been amended since the submission of the application, includes the construction of an extension at second and third floor level to provide 8 new hotel bedrooms.

The proposed development results in a three storey gable formation, with dormer windows to the western elevation and three juliette balconies to the east.

Relevant Policy Consideration

Policy F2 – Coastal Zone

Policy F23 – Conservation Area Planning Applications

Policy W8 – Tourism

Policy W9 - Hotels

Policy W13 – Hotels and Guest Houses in the Coastal Zone

Consultation Summary

Bamburgh Parish Council – The Parish Council gives full support to this proposal on the proviso that the issues of drainage are addressed.

Comment: Conditions of consent are included to ensure that storm water drainage is discharged appropriately from the site.

Northumbrian Water – Northumbrian Water objects to the proposed development on the following grounds.

1) The sewerage treatment works to which the development will discharge is at full capacity and cannot accept the foul and surface water flows:

2) The pumping station to which the development will discharge has reached its design capacity and will not be able to accept the foul and surface water flows.

Comment: The NWL comments are noted. However, NWL gave support to the original application which was refused by the Local Planning Authority on grounds of inadequate parking provision. It is considered appropriate that the proposed development be supported despite this consultation objection.

County Highways Development Control:

On the basis of the application being submitted for 11 bedrooms with only 6 new parking spaces provided, the application could not be supported by the County Highways Development Control team. It has been indicated in an email that, to avoid exacerbating the parking situation at the site, the development could only be supported if there was one space proposed for each new room proposed. The applicant has now secured the provision of one space per new room proposed. Whilst the concerns of the County Highways development control team are not fully addressed (in terms of design of the proposed parking off site), the provision of the required number of spaces will be secured via a Section 106 Agreement.

Representation Summary

The following comments were provided in the two objections received.

- Parking is an ongoing issue in Bamburgh and guests of the Victoria Hotel frequently use private parking at Blacketts Apartments Car Parking. The development will significantly increase pressure on resident parking.

- Deliveries will increase if development proceeds.

- At present, lorries cannot access the goods delivery area without mounting kerbs and have damaged the structure of Blacketts Apartments

-Dust and noise are an issue immediately below windows at Blacketts Apartments.

-The size and character of the building is likely to be out of character with the remainder of the village.

-The massing and scale of the development is disproportionate to that of No 1 Ingram Road.

- Disruption and Noise during the construction process is of concern.

- The development will impact on the light available to 1 Ingram Road, which has 6 windows overlooking the lane.

Relevant Planning History

As discussed, the land owner has secured off site parking to be used in conjunction with the hotel. The site is shown on the location diagram above and is to the south of the Hotel at Ingram Road.

An application, 06/B/0810 gave approval for construction of a carpark at this location. This site layout plan accompanying the application showed 14 indicative spaces. However, the planning permission was issued with strict conditions stipulating as follows:

Condition 3: Notwithstanding the submitted car parking layout, prior to the commencement of the development hereby approved, a revised layout of the car parking spaces shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall only be carried out in accordance with the agreed layout unless otherwise agreed in writing by the Local Planning Authority.

Reason: The existing layout does not provide for a safe and accessible layout and further revisions are required in the interests of highway safety and having regard to Policy M14 of the adopted Local Plan which seeks to ensure the provision of adequate and safe car parking arrangements for new development.

It was noted by the case officer for that application that the approval of this application did not restrict the Local Planning Authority's abilities to make any recommendations at 1 Front Street, Bamburgh.

There was also an associated informative condition as follows:

Informative: In discharging Condition 3 above, your attention is drawn to the attached note from the Highway Engineer which will assist with the setting out of the revised car parking layout.

The attached note referred to above stated the following:

The parking scheme will need to be amended to accommodate the following dimensions:

- Perpendicular parking space dimensions to be a minimum of 2.4 by 5 metres, unless next to a vertical obstruction then the width should increase to 2.8m.

-Parallel parking spaces to be 2.4 x 6 metres.

-Manoeuvring area in front of perpendicular parking spaces to be a minimum of 6 metres, except where adjacent to a vertical obstruction where the manoeuvring distance is required to be 6.5m. Where these dimensions are not achieved, the width of parking bays must be increased to increase manoeuvring.

These design amendments have not been satisfied to Local Planning Authority standards.

A further condition was included within the planning permission as follows:

Notwithstanding the details shown in the submitted drawings, which are to be superseded by drawings required by virtue of condition 2 of this permission, 6 no. spaces shall at all times be retained for the use of staff and residents of the Victoria Hotel in Front Street, Bamburgh.

Officer observations:

• Principle

The principle of the development is considered satisfactory. The development of additional tourism accommodation within the coastal zone is considered acceptable in terms of both existing Local Plan Policy and the Draft Core Strategy. (see below). However, the development only has merit if the applicant can satisfy technical requirements associated with the development, such as parking.

It has been recommended by County Highways Development Control that to avoid exacerbating the parking situation in Bamburgh, any intensified use must have sufficient off street parking. This requires 1 parking bay per new room. Therefore, the application is recommended for approval in principle subject to a the preparation of a s.106 agreement as detailed below.

Policy F2 – Coastal Zone - Satisfactory

Policy F23 – Conservation Area Planning Applications - Satisfactory

Policy W8 – Tourism - Satisfactory

Policy W13 – Hotels and Guest Houses in the Coastal Zone - Satisfactory

• Design/visual appearance

The development involves a two and three storey addition to the rear of the existing hotel. The extension is proposed over the existing two storey form running perpendicular to Ingram Road.

The design of the proposed development is considered to be proportionate, with fenestration and articulation sympathetic to the characteristics of the wider conservation area. This particular area, on the edge of the Bamburgh Conservation area, accommodates predominantly two storey developments, with three storey development evident opposite the subject site.

The extension will be visible from Ingram Road and will result in additional bulk, however the overall presence of the structure is thought to result in a satisfactory built form. The use of a gable end, facing into the rear courtyard area is satisfactory also.

Concern has been raised about the potential scale and massing of the proposed extension being in stark contradiction to that of No 1 Ingram Road Bamburgh. The Local Planning Authority does not consider this to be a significant concern for the flowing reasons:

- the extension is proportionate in scale and massing to the existing hotel;

-three storey forms are present on Front Street and Ingram Road;

- the (approximate) 6.5m separation between the two properties decreases potential for impact.

• Amenities of adjacent occupiers – Privacy and Daylight Access

The building has windows along the north and south of the elevations of the existing building at the present time, which at the first floor, serve bedrooms. The addition of new bedrooms at the second and third floor is considered to be at a level which is higher than that which would promote unacceptable causal overlooking into properties to the north and south.

On the proposed gable end to the east, the development includes juliette balconies to three rooms at the second and third levels. This is considered acceptable in this instance, by virtue of the distance from residential dwellings/open space areas to the east of the site.

Concern has arisen from residents of an adjoining property directly to the south of the existing development at 1 Ingram Road. There is a distance of approximately 6.5m between the properties, and given that 1 Ingram Road lies to the south–south east of the proposed addition, no significant impact to light availability is expected. The windows to the North elevation of 1 Ingram Road will not be directly overshadowed as a result of the proposed addition.

• Environmental Health

No issues to note.

• Crime and Disorder

No issues to note.

• Drainage and sewerage.

Concerns have arisen from the Parish Council in relation to the drainage at the site. Conditions of consent are included within the permission relating to the provision of a drainage plan to be approved by the Local Planning Authority prior to commencement of works at the site.

Members are reminded that Northumbrian Water Limited have objected to the proposed development. Initially however, full support was given to the development when the applicant first submitted a planning application for the same development in 2005. Conditions of consent are included accordingly.

• Highways Considerations

Members will note the extensive Highways considerations discussed within the report. The main issues associated with this application are as follows:

- Development only acceptable if 1 new parking space is provided per new bedroom to avoid exacerbating the existing parking situation;

- The development is only worthy of approval in principle, subject to the applicant entering into a s.106 agreement (prepared at the applicants cost) which includes heads of terms outlined below;

- The carpark approved under 06/B/0810 at land off Ingram Road is at the present stage technically deficient. As a result, the s.106 relates to this car parking area and aims to ensure that parking provision complies with relevant standards in perpetuity.

• S.106 Draft Heads of Terms:

The committee should only recommend approval to the development in principle subject to the preparation (at the applicant’s expense) of a S.106 Agreement that details the following:

- A minimum of 8 parking spaces are to be made available at all times for staff/patrons of the Victoria Hotel, Bamburgh.

- These 8 spaces are to remain for use of staff/patrons of Victoria Hotel in perpetuity, regardless of any further application for planning permission, unless otherwise agreed with the Local Planning Authority;

- The spaces are to comply with relevant technical criteria as recommended by the local planning authority and therefore should have:

- Perpendicular parking space dimensions to be a minimum of 2.4 by 5 metres, unless next to a vertical obstruction then the width should increase to 2.8m.

-Parallel parking spaces to be 2.4 x 6 metres.

-Manoeuvring area in front of perpendicular parking spaces to be a minimum of 6 metres, except where adjacent to a vertical obstruction where the manoeuvring distance is required to be 6.5m. Where these dimensions are not achieved, the width of parking bays must be increased to increase manoeuvring capability.

- Parking spaces are to be appropriately surfaced, delineated and marked to the satisfaction of the local planning authority.

- The s.106 agreement is to include a plan of management, approved by the Local Planning Authority which demonstrates the plan of management of the 8 spaces, including directional advice for patrons.

- The existing 4 spaces on site are to be surfaced, delineated and marked to the satisfaction of the local planning authority.

- The carpark approved in planning permission06/B/0810, must be completed in accordance with the conditions of that approval and with respect to the terms of this S.106 Agreement, prior to occupation of 8 new bedrooms at the hotel.

• Response to objectors

- Deliveries will increase if development proceeds:

The net increase of deliveries associated with the additional 8 bedrooms is not considered to be significant. The existing function of the hotel with 28 bedrooms, bar and brassiere is not expected to significantly alter as a result of the proposed development.

- At present, lorries cannot access goods the delivery area without mounting kerbs and have damaged the structure of Blacketts Apartments

As above.

-Dust and noise are an issue immediately below windows at Blacketts Apartments

With the exception of disturbance during construction, dust and noise levels are not considered to be significantly increased as a result of the proposed development.

- Disruption and Noise during the construction process is of concern

Hours of operation for construction are conditioned to those which the Local Planning Authority consider reasonable. Conditions of consent are included accordingly.

Conclusions

The report demonstrates that, the proposed development has merit and is acceptable in principle. It is a development that is deemed satisfactory with respect to existing local plan policies and the general intent of the draft Core Strategy, preferred options.

However, any approval must be subject to a S.106 Agreement along lines articulated in the draft heads of terms set out in this report.

Reason for Approval

The proposed development satisfies the relevant requirements of Policy F2 and Policy R12 of the Berwick upon Tweed Borough Local Plan 1999.

Conditons

a) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 51 of the Planning & Compulsory Purchase Act 2004.

b) The development hereby permitted shall not be carried out otherwise than in complete accordance with the plans and specifications approved by the Local Planning Authority.

Reason: To ensure that the development is carried out in accordance with the approved details.

c) The external surfaces of the development hereby permitted shall be completed in the materials shown on the plan hereby approved, and no other materials shall be used without the prior written consent of the Local Planning Authority.

Reason: To safeguard the visual amenities of the area.

d) Prior to the occupation of any part of the development, each residential unit, and common hallway serving 1 or more units, shall be fitted with a smoke detector alarm (to BS 5446 Part 1) in a location such as to ensure early warning of fire and thereafter retained.

Reason: To help ensure a safer environment for occupiers.

e) The rooflights indicated on the approved plans on the front roof plane shall be of 'conservation' design and materials, and shall thereafter be so retained.

f) The occupation of the building shall be restricted to genuine holidaymakers for individual periods not exceeding 4 weeks in total in any consecutive period of 13 weeks. A register of holidaymakers shall be kept and made available for inspection by an authorised officer of the Council at all reasonable times.

Reason: A permanent residential site in this location would conflict with the established planning policy for this rural area.

Informative(s)

a) The Proposed development lies within a coal mining area. In the circumstances applicants should take account of any coal mining related hazards to stability in their proposals. Developers must also seek permission from the Authority before undertaking any operations that involves entry into any coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or other works. Property specific summary information or any past, current and proposed surface and underground coal mining activity to affect the development can be obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk

b) The applicant is reminded that this permission does not convey approval for works affecting any third party rights which may exist on the land or any adjoining. The applicant is therefore advised to seek the approval of any parties having an interest in any land affected by this permission.

Background

An application for conversion of the existing storeroom at 21-23 Main Street, Seahouses was registered by the Local Planning Authority on the 21 March 2007.

There is no other relevant planning history for the site.

Site Description and Proposal

The site forms part of terraced buildings which have frontage to Main Street, Seahouses. At the ground level, commercial premises accommodate an amusement arcade and retail shops.

The existing building is currently a store room and is proposed for conversion to two, two-bedroom holiday flats. The proposal includes new windows to the rear elevation at first floor level and new roof lights to both front and rear roof plane.

Policy/PPGs/SPG/Parish Plans/DC Manuals

The following policies are relevant:

Policy F2 – Coastal Zone

Policy F23 – Conservation Areas

Policy R12 – Holiday Accommodation Coastal Zone

Consultation Summary

County Highways: No objections

Parish Council: Objection as follows:

‘Doubt whether amenities could cope. A drain had been blocked up. Tenants were asked to subscribe to cleaning or repairs. They felt no more building was needed.

It was felt that parking was inadequate. Staff from the amusement arcade parked in the spaces.’

Comment: As there is no objection from County Highways, parking provision is considered to be satisfactory. On site maintenance problems are not the remit of the local planning authority.

Representation Summary

There were no submissions received in respect of the subject development.

Officer observations:

The proposed development satisfies the relevant requirements of the Berwick upon Tweed Borough Local Plan 1999. It provides additional tourism accommodation in close proximity to facilities and services, whilst not impacting upon the conservation area in terms of built form and design.

Conditions of consent are included to restrict accommodation for use by tourists in line with the applicant’s aspirations for the site.

The overall internal design achieves a satisfactory level of internal amenity and provides acceptable holiday accommodation, broadening the variety of accommodation within the coastal zone. There are minimal external changes to the building and those changes which are proposed (windows to rear and roof lights) are deemed acceptable.

Conditions of consent are included to ensure that windows to the front elevation are conservation type roof lights to ensure minimal impact on the conservation area.

Conclusion:

The development is considered to satisfy the relevant requirements of the Berwick upon Tweed Borough Local Plan 1999 by providing additional tourism infrastructure within the coastal zone.

Reason for Approval

The proposal would not compromise the Local Plan Policy F2 and would be within the guidelines relating the residential extensions and alternations as stated in the Berwick-upon-Tweed Borough Council supplementary planning guidance 1998.

Conditons

a) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 51 of the Planning & Compulsory Purchase Act 2004.

b) The external surfaces of the development hereby permitted shall be completed in the materials shown on the plan hereby approved, and no other materials shall be used without the prior written consent of the Local Planning Authority.

Reason: To safeguard the visual amenities of the area.

Informative(s)

a) The Proposed development lies within a coal mining area. In the circumstances applicants should take account of any coal mining related hazards to stability in their proposals. Developers must also seek permission from the Authority before undertaking any operations that involves entry into any coal or mines of coal, including coal mine shafts and adits and the implementation of site investigations or other works. Property specific summary information or any past, current and proposed surface and underground coal mining activity to affect the development can be obtained from the Coal Authority. The Coal Authority Mining Reports Service can be contacted on 0845 762 6848 or at www.coal.gov.uk

The application was deferred from the meeting of the Planning Committee on 29 May 2007 to enable the applicants to display the required site notice on the building.

Site and application description

The applicants wish to build an extension to the rear and side of their terraced property on the north east side of Taylor Street which is within a residential area south of the town centre. There will be a two storey extension with a shallow pitched roof, clad in rolled lead, added to the rear elevation; and a single storey flat roof part to the side of the house within the existing yard area. A sit out area will be formed on the flat roof.

There is a small yard area between the applicant`s property and the gable of house number 19 adjoining to the south west. The applicant`s house is attached to a property on the north west side, No 15. A high blockwork wall is situated on the rear boundary of the applicant`s property mutual with the rear yard area of the terraced properties in Union Street. The wall to wall distance between the respective properties is some twelve metres. The property fronts on to Taylor Street, an unmade road where there is a high level of on street parking.

The existing house has a ground floor living area, approximately 4.5 metres square, part of which serves as a kitchen, with a staircase leading to a floor area of much the same size which provides a bedroom and a bathroom. The extensions will provide the applicant`s with a proper kitchen, an entrance hall from the yard (which is to be landscaped) with a shower room on the ground floor, and an additional bedroom on the first floor leading to a small roof terrace. Approximately twenty square metres of new floor space is being added on each floor.

Policies

Berwick-Upon-Tweed Borough Local Plan Adopted April 1999:-

POLICY F2

Within the Coastal Zone identified on the Proposals Map, primary importance will be attached to the conservation and enhancement of the landscape and coast. Development will be permitted provided that:

i) it is located in the villages of Seahouses, North Sunderland or Beadnell, or in exceptional cases relating to their particular features and/or needs, the villages of Bamburgh or Holy Island, or other small settlements and, relating to the functions of the site, at Berwick Holiday Centre;

ii) it accords with its surroundings by virtue of its scale, density, height, massing, layout, materials, hard and soft landscaping including species appropriate to the north Northumberland coastal environment, means of enclosure and access;

iii) it would not adversely affect the integrity of the internationally important nature conservation interests of the coast;

iv) it is not located in an area at risk from flooding, erosion by the sea or landslips, which may require expensive engineering works either to protect land from erosion by the sea, or defend land from inundation by the sea;

v) exceptions to criterion (i) will only be permitted where development relates to and accords with policies C12, C20 or C21, and provided that the developer can satisfy the Borough Council of the need for such a development to be located outwith an existing settlement;

vi) it relates to and accords with Policies S4, W2, W4 or C5, associated with

agricultural developments or Policy R7; and

vii) it accords with Policies elsewhere in the Plan.

POLICY W8

The development of activities, services and projects which provide employment, spread the benefits of tourism and enhance the experience of visits will be permitted, providing that;

1) It will not adversely affect the amenity of neighboring land users and the environment; and,

2) It accords with the Policies elsewhere in the plan

Supplementary Planning Guidance – Residential Extensions/Alterations states that:

Your existing house was designed as a whole, and the Council will expect alterations and extensions to reflect its present character and appearance in a manner that will enhance rather than detract from the building.

Ideally, any extension should appear as though it were an integral part of the original design.

An extension should not dominate the existing building by being overlarge. It should harmonise with the shape, roof pitch and proportions of the original building.

The design of an extension to a Listed Building or a building in a Conservation Area should be treated with particular sensitivity so as to preserve and enhance the appearance of the building and its setting.

Roofs should normally be pitched, and at an angle that equates as closely as possible to that of the original building (This may determine the appropriate width for an extension), and should rise no higher than any part of the existing roof ridge of the house.

Consultation responses

North Sunderland Parish Council - no objections

AONB Team – no reply, assumed no objections

County Archaeologist – no comment

Representations

1.Mr M Fairlamb, 19 Taylor Street

2. Mr B Spells, 15 Taylor Street

3.Mrs M Trail, 18 Taylor Street

4. Mr & Mrs D King, 14 Taylor Street

5. Mrs A Turner, 12 Taylor Street

Neighbours on either side and immediately opposite are concerned that their outlook and privacy will be adversely affected. They are concerned about the state of the private road and maintain that improving the property is likely to increase its use and exacerbate the existing parking and turning problems.

Applicant’s supporting information

A design statement and description of the proposals has been submitted by the agent and can be seen together with the submitted plans, in the Council Offices.

Main Issues

1.Whether the proposed alterations to the property would adversely affect neighbours privacy and outlook.

2.Whether the alterations would adversely affect the character of the property.

3.Increased use of the private road.

Assessment of the application

It is considered that some modernization of the property and improvement of the facilities is urgently required if the applicants are to live permanently in the accommodation which would include the need for a proper kitchen and a shower/ toilet on the ground floor. Even with the additions proposed, the house will only provide fairly modest two bedroomed accommodation perhaps for occupancy for no more than two persons. The proposals would appear to be the most appropriate form of extension and it is considered that the three immediate neighbours who have expressed concern, will not experience a serious loss of privacy and amenity and will benefit from improvements to the external appearance of the house and curtilage. The applicants maintain that they have title to the land required for them to carry out the development.

Properties in Taylor Street and in the neighbourhood have been altered externally over the years in various ways and it is considered that these proposed changes would not be out of place. It is acknowledged that there is parking congestion in Taylor Street, although the road is not a local authority responsibility. It would be a matter for the neighbours to seek permission from the landowner to carry out the necessary upgrading and to seek private legal advice. Improvement to the applicant`s property on the size and scale intended, however, is unlikely to alter the current situation by imposing any greater demand for on-street parking.

It is considered that the upgrading of the property is urgently required and that extensions proposed will be an appropriate way of making these improvements without having a substantial and unreasonable impact on neighbour`s amenity or worsening the road situation. The development would be in accord with the adopted local plan policies F2, F21 and W8 and in respect of supplementary planning guidance and for the aforegoing reasons, approval is recommended.

Reason for Approval

The proposed development is in accordance with Berwick-upon-Tweed Borough Council Local Plan Policies F2 and W8.

Conditons

a) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 51 of the Planning & Compulsory Purchase Act 2004.

b) Full details of the kitchen extractor flue system to be fixed to the rear of the property to be submitted and approved by the Planning Authority prior to the opening of the takeaway.

Reason: To ensure standards of best practice are achieved with regard to minimising odour and cooking smells in the interests of amenity.

c) Full details of the materials (including colours), of the shop front, the new windows, and the fascia and signage to be submitted and approved in writing by the Local Planning Authority prior to commencement of the development.

Reason: In the interests of visual amenity.

Site and application description

The property is a two storey house fronting on to the Main Street in Spittal. There are houses on either side. The rear yard area adjoins the rear garden areas of other houses. Next door but one on the same side of the street, is the Albion Inn. Opposite, facing north east, are buildings used for service industry. The Main Street in front of the property does not have on-street parking restrictions and is wide enough to accommodate parking on both sides.

The applicant intends to use the ground floor dining room as the takeaway shop and counter. The kitchen area internally will be reformed, with a flat roof extension of some ten square metres built into the courtyard area which is enclosed by stone walls, forming the new kitchen. An existing store within the yard, will serve as a refuse storage area with bins being moved out into the street on collection days along the passageway between properties. An extraction flue from the kitchen/cooker will be designed and installed by a specialist manufacturer with the flue being fixed on the rear wall of the property projecting a short distance above the guttering. A timber shop front will be formed on the front of the property with the door opening being centred in the existing window area with fixed shop windows on either side formed. There will be a timber fascia above.

A description of the proposals and a design statement have been submitted by the agent. These are on view with the submitted plans, in the Council offices.

Policies

Policy W8

Consultation responses

Northumberland County Council Highways: - no objections

Northumbrian Water: - reply awaited

Environmental Maintenance Manager: - reply awaited

Representations

1. Mr T Johnson, 2a Main St

2. Mr N Hill, 2 Main St (Verbal representation requested)

3. Mr M Cullen, 6b Main St

4. Mrs G Laidlaw, 8 Princes St

The main concerns expressed are:-

• Customers cars will put pressure on already limited on-street parking spaces used by residents.

• A takeaway use will create a disturbance to local residents in a generally quiet area of Spittal particularly late at night.

• There is concern regarding provision for refuse disposal as there is only a small yard area for storage indicated on the plans to which there is access only by a narrow shared passageway.

• There is the prospect of vermin being attracted to the bin storage area and spreading into the locality.

• There will be cooking smells generated and the kitchen is very close to neighbouring properties which will not be pleasant for people sitting out in their gardens.

• Street litter is bound to result from a business of this nature.

• Spittal does not need another takeaway.

Main issues

1. Whether there are planning policy reasons to oppose a takeaway use in this locality.

2. Whether there is likely to be a serious loss of amenity in terms of odour, noise and competition for on-street parking, to occupants of neighbouring houses.

Assessment of application

The property is not situated in a conservation area or defined specifically in the Local Plan as a residential area. While it is recognised that there are houses adjacent to the property, there are also licensed premises on the same side of the street next door but one, and non residential buildings on the opposite side of the street. In principle, a use of this type in such an area would be supported by planning policy provided “it will not adversely affect the amenity of neighbouring land users and the environment” (Policy W8).

It is acknowledged that the new kitchen will be only a few metres distance from neighbouring properties on either side and from the gardens of two other houses. The new kitchen/extension will be mainly hidden from view being contained by existing stone boundary walls, although the ventilation duct casing fixed to the rear wall will be visually conspicuous. The kitchen itself and the extractor system, are being designed to standards of best practice so as to minimise odour emission and, on this basis, the Environmental Health Officer would not oppose the application. The outside bin store area being two by two-and-a-half metres, is a restricted area although, with proper arrangement of bins and storage containers, it should be adequate. Should a management problem arise, the Environmental Health officer would inspect the premises and take appropriate action.

Local residents are concerned by the prospect of disturbance particularly late in the evening. While there is bound to be an increase of activity in the area, it is questioned whether or not this will amount to a substantial increase in noise level and litter in the street. Some noise and disturbance already arises from the licensed premises nearby. It is thought that the majority of takeaway customers do not stand around eating their food outside and contributing to street litter, and increasingly, home deliveries are becoming more popular. To avoid queuing, customers also phone in their order ahead of collecting it. Shop opening hours for hot food takeaways are also subject to Licensing Authority approval. In terms of the appearance of the front of the property, it is considered that the new frontage to be formed is well designed and is in scale with the building as a whole.

Notwithstanding concerns expressed by neighbouring residents, it is considered that the proposal would comply with the adopted local plan policy W8 and conditional approval is therefore recommended.

Reason for Approval

The proposed alterations to 9 The Croft, East Ord accord with their surroundings by virtue of its scale, height, massing, layout and materials and therefore accord with Policy F5 of the Berwick-upon-Tweed Local Plan.

Conditons

a) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

b) The development hereby permitted shall not be carried out otherwise than in complete accordance with the plans and specifications approved by the Local Planning Authority.

Reason: To ensure that the development is carried out in accordance with the approved details.

c) The garage hereby approved shall not be converted into habitable accommodation, including utility room, domestic workshop, study or similar uses, without the prior written consent of the Local Planning Authority.

Reason: To ensure the provision of adequate off-road parking space

d) The vehicular access shall be laid out and constructed in accordance with Type 1 of the Northumberland County Council standard specifications incorporating a minimum entry width of 7 metres. The development hereby permitted shall not be brought into use until the said access has been so completed.

Reason: To achieve access to and from the site in a manner which does not cause any significant danger and inconvenience to other road users

e) The area allocated for parking on the submitted plan shall be kept clear of obstruction and shall not be used other than for the parking of vehicles in connection with the development hereby permitted.

Reason: To ensure the adequate provision of off-road parking spaces.

Informative(s)

a) Please liaise with the Borough Engineers department direct regarding the relevant administrative and construction procedures relating to the vehicular access works within the highway.

Consultations

County Highways – No objections. Conditions and Informative note afforded.

Ord Parish Council - No objections

Publicity

The application has been advertised by site notice and neighbour notification. No letters of representation have been received.

Background

Number 9 The Croft is located within an established housing estate in East Ord. The dwelling closely mirrors surrounding properties and benefits from an end-of-terrace location on the corner of ‘The Croft Road’. The two storey property features Dorset PEA Rough Cast, Rosemary Tiles and PVC windows. The property (7.5m high) differs from adjacent ‘end-of-terrace’ properties as it is set back from the highway and benefits from a side garden space / driveway (see photos below).

The application is being brought before the planning committee for decision because the applicant is a full time member of Council Staff employed at Wallace Green.

The proposed 2 storey (7m high) extension will expand the property to the east adjacent to the highway and into the side garden space / driveway. The extension will accommodate a new garage at ground level and bedroom at first floor level. The extension will be constructed using materials to match the existing building and will feature an ‘up and over’ garage door and window to the front elevation and UPVC door and window to the rear elevation.

As part of the proposal, a new access will be formed to the front (south) of the property including new dropped kerbs to allow for vehicular access to the garage and driveway. Parking spaces at the property will increase from 2 to 3.

A previous application for the 2 storey extension was withdrawn in March 2007 due to objections / concerns noted by County Highways Department. All highways issue have now been resolved and Highways have not objected to the new scheme.

Policy

Policy F5 concerns development within Berwick-upon-Tweed and provides support for development within existing settlements which accord with its surroundings by virtue of scale, height, massing, layout and materials.

Conclusions

The proposal is deemed to be acceptable and consistent with the above policy context. The extension is of an appropriate scale, design and materials in relation adjacent properties. In addition all previous concerns relating to highways issues have been addressed. The application is therefore recommended for approval.