1.	APPLICATION SITE AND LOCALITY 

1.1.	The application property is detached, primarily two storeys in height, of three room width with central front door and canopy porch over, and constructed of bradstone blocks, with a single storey brick extension and plain concrete tiled roof. The building is set within a large garden which is larger in width than depth.
1.2.	The application site abuts the designated Sibford Ferris Conservation Area, the boundary being across the highway north of the principle elevation of the property.  There are no listed buildings within the vicinity of the site. 
2.	DESCRIPTION OF PROPOSED DEVELOPMENT
2.1.	The applicant seeks planning permission to replace an existing linked garage and detached workshop on the site.  The proposal includes a two storey extension to the main dwelling which is then further extended with a single storey garage and workshop.  
3.	RELEVANT PLANNING HISTORY

3.1.	There is no planning history directly relevant to the proposal. 
4.	PRE-APPLICATION DISCUSSIONS

4.1.	The following pre-application discussions have taken place with regard to this proposal: 

Application Ref.	Proposal	Decision	Closed	
16/00255/PREAPP	Proposed extension and alterations		04.10.2016	

4.2.	The proposal would result in an in-subordinate and inharmonious form of development that would unacceptably impact on the visual amenity of the locality and the setting of the Conservation Area. 

5.	RESPONSE TO PUBLICITY

5.1.	This application has been publicised by way of a site notice displayed near the site, by advertisement in the local newspaper, and by letters sent to all properties immediately adjoining the application site that the Council has been able to identify from its records.  The final date for comments was 08.06.2017, although comments received after this date and before finalising this report have also been taken into account. 
5.2.	The comments raised by third parties are summarised as follows: 
•	Support the upgrade and refurbishment of the property
•	The design will signifncantly increase the visual appearance of the house which is currently utilitarian
•	It would enhance the desirability and appearance of the area

5.3.	The comments received can be viewed in full on the Council’s website, via the online Planning Register. 
6.	RESPONSE TO CONSULTATION

6.1.	Below is a summary of the consultation responses received at the time of writing this report. Responses are available to view in full on the Council’s website, via the online Planning Register.
PARISH/TOWN COUNCIL AND NEIGHBOURHOOD FORUMS
6.2.	SIBFORD FERRIS PARISH COUNCIL: No objections. 
OTHER CONSULTEES
6.3.	OCC HIGHWAYS: No objections, subject to conditions
7.	RELEVANT PLANNING POLICY AND GUIDANCE

7.1.	Planning law requires that applications for planning permission must be determined in accordance with the development plan unless material considerations indicate otherwise.

7.2.	The Cherwell Local Plan 2011-2031 - Part 1 was formally adopted by Cherwell District Council on 20th July 2015 and provides the strategic planning policy framework for the District to 2031.  The Local Plan 2011-2031 – Part 1 replaced a number of the ‘saved’ policies of the adopted Cherwell Local Plan 1996 though many of its policies are retained and remain part of the development plan. The relevant planning policies of Cherwell District’s statutory Development Plan are set out below:

CHERWELL LOCAL PLAN 2011 - 2031 PART 1 (CLP 2031 Part 1)

•	ESD15 - The Character of the Built and Historic Environment

CHERWELL LOCAL PLAN 1996 SAVED POLICIES (CLP 1996)

•	C28 – Layout, design and external appearance of new development
•	C30 – Design of new residential development

7.3.	Other Material Planning Considerations

•	National Planning Policy Framework (NPPF)
•	Planning Practice Guidance (PPG)
•	Cherwell Council Home Extensions and Alterations Design Guide (2007)

8.	APPRAISAL

8.1.	The key issues for consideration in this case are:

•	Design and impact on the character of the area
•	Residential amenity
•	Highway safety/parking provision

Design and Impact on the Character of the Area

8.2.	Paragraph 56 of the NPPF makes clear that: the Government attaches great importance to the design of the built environment. This is reflected in Policy ESD15 of the CLP 2031 Part 1, which states that new development proposals should: be designed to improve the quality and appearance of an area and the way it functions...contribute positively to an area’s character and identity by creating or reinforcing local distinctiveness…(and) respect the traditional pattern of routes, spaces, blocks, plots, enclosures and the form, scale and massing of buildings.
8.3.	Saved Policies C28 and C30 of the CLP 1996 reinforce this, with Policy C30(ii) stating: that any proposal to extend an existing dwelling (should be) compatible with the scale of the existing dwelling, its curtilage and the character of the streetscene.
8.4.	It is accepted that the proposed extension to Faraday house is large and it is clear that the footprint of the building would be significantly increased.  However, National and Local Planning policy wouldn’t necessarily prohibit the development just because it is a large proposal. As stated above, Policy C30 of the CLP 1996 requires the context of the site to be carefully considered. 
8.5.	The application property sits within a large plot at the end of a road that is characterised by large dwellings.  The form of the neighbouring dwellings vary, although all are two storey in height, they include a range of features including large front pitched roof dormer windows, front gable projections and dwellings with the full gable facing the road. Faraday House has the most spacious plot on the road with the existing dwelling occupying a small proportion of the land. 
8.6.	The Council’s Home Extensions and Alterations Guide (2007) provides informal guidance on design and focuses on the need for good design.  The guide is not explicit about the need for extensions to be subservient (expect in cases of potential terracing) but talks about extensions respecting the character of the existing building. 
8.7.	In this case, the existing dwelling has a simply linear form, but is not necessarily reflective of the neighbouring dwellings or any particular architectural merit.  In my view, the plot is of a substantial size and would be capable of accommodating additional development without appearing cramped or over developed.  
8.8.	The proposed design would significantly alter the appearance of the dwelling creating a property which is more in keeping with the neighbouring properties. Although the Local Authority would normally seek a subservient two storey extension, the front gable projection does replicate a feature seen on other properties in the area.  
8.9.	The single storey elements allow a step down as you move towards the edge of the site and the turn in the layout reduces the visual span of the building when viewed from the front. 
8.10.	Overall, the proposal results in a building that sits comfortably within its spacious plot and is not out of keeping with the character of the neighbouring properties.  
8.11.	The property does sit adjacent to the Conservation Area boundary and has the potential to impact on views in and out of the Conservation Area.  The site currently has established large trees along the boundaries that significantly restrict views of the site.   The existing planting would limit any views of the proposed development either when looking toward the Conservation Area or out of it.  Given this situation, it would be difficult to defend a reason for refusal based on impact on the Conservation Area.  
8.12.	At the pre-application stage, concerns were raised regarding the impact of the proposal on these trees.  Having visited the site, it is clear that the majority of these tress sit on the outside of the boundary fence.  Furthermore, given the above appraisal, it would not be demonstrably harmful if the proposed development was slightly more visible.  The design is considered to be acceptable and there is no requirement to simply hide it. 
8.13.	Overall the design and form of the proposal is considered to be acceptable.  It would result in a dwelling that fits with the neighbouring properties and would not be detrimental to the character and appearance of the surrounding area or the Conservation Area.  In this regard, the proposal is considered to comply with Government guidance contained within the Framework, Policy ESD15 of the Cherwell Local Plan 2031 and Policy C28 of the Cherwell Local Plan 1996 (saved policy). 
Residential Amenity
8.14.	Paragraph 17 of the NPPF includes, as a core planning principle, a requirement that planning should: always seek to secure…a good standard of amenity for all existing and future occupants of land and buildings. This is reflected in Policy ESD15 of the CLP 2031 Part 1, which states that new development proposals should: consider the amenity of both existing and future development, including matters of privacy, outlook, natural lighting, ventilation, and indoor and outdoor space.
8.15.	The Council’s Home Extensions and Alterations Design Guide (2007) provides informal guidance on how the Council will assess proposed extensions to houses, including guidance on assessing the impact on neighbours. This includes assessing whether a proposed extension would extend beyond a line drawn at a 45° angle, as measured horizontally from the mid-point of the nearest habitable room window.
8.16.	The proposed development would not result in direct overlooking of the neighbouring properties due to its design and siting.  Furthermore, it is located away from the neighbouring boundary and therefore would not appear overly dominant or overbearing.  
8.17.	The proposal would result in a large increase in the footprint of the property, but as the dwelling occupies a large plot, a sufficient area of land is retained to provide outdoor amenity space for the occupiers of the dwelling. 
Highway Safety/Parking Provision
8.18.	Policy ESD15 of the CLP 2031 Part 1 states, amongst other matters, that new development proposals should: be designed to deliver high quality safe…places to live and work in. This is consistent with Paragraph 35 of the NPPF which states that: developments should be located and designed where practical to…create safe and secure layouts which minimise conflicts between traffic and cyclists or pedestrians.
8.19.	The application includes sufficient provision for the parking and manoeuvring of vehicles on the site.  The Local Highways Authority raised no objection to the proposal on highway safety grounds. 
9.	PLANNING BALANCE AND CONCLUSION
9.1.	For the reasons set out in this report, the proposal complies with the relevant Development Plan policies and guidance listed at section 7 of this report, and so is considered to be sustainable development. In accordance with Paragraph 14 of the NPPF, permission should therefore be granted. 
10.	RECOMMENDATION
That permission is granted, subject to the following conditions:

1.	The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.

Reason - To comply with the provisions of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2.	Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents: Application forms, Design and Access Statement and drawing numbers: 1650-LP-BP, 1650-01, 1307-02, 1650-04G and 1650-05. 

Reason – For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework.

3.	Prior to the construction of the development hereby approved, a schedule of materials and finishes for the external walls and roof(s) of the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved schedule. 

Reason – To ensure the satisfactory appearance of the completed development and to comply with Policy ESD 15 of the Cherwell Local Plan 2011-2031, saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

4.	The garage(s) shall be kept free of obstructions at all times and used only for the specified purpose.

Reason - In the interests of highway safety, to ensure a proper standard of development and to comply with Government guidance contained within the National Planning Policy Framework.

Case Officer: 	Rebekah Morgan	DATE: 20/06/2017	
Checked By: 	Emily Shaw	DATE: 21/06/2017