1.	APPLICATION SITE AND LOCALITY 

1.1.	The application site is on the NW side of the village of Sibford Ferris, which in turn is SW of Banbury. The village shares a large conservation area which extends to the neighbouring villages of Sibford Gower and Burdrop. The application site lies just within the southern boundary of the conservation area, but is not a listed building. The site backs onto open countryside to the north. West Town House is a brick built property, with adjacent stone built outbuildings. 
2.	DESCRIPTION OF PROPOSED DEVELOPMENT
2.1.	The applicants advise that the purpose of the proposed extension is to provide facilities for a person receiving disability benefit who resides at the property. At ground floor the extension proposes the development of a larger breakfast room with integrated lift, at the rear (north) of the property.  Externally, the space created by the extension and the adjacent outbuilding wall is show as a store with a new door.  There is no proposed change to the frontage (south). 
2.2.	At first floor level, the extension proposes a new disabled wet room adjacent to the master bedroom, again with direct access to the lift. Again there are no proposed changes to the building frontage 
3.	RELEVANT PLANNING HISTORY

3.1.	There is no planning history directly relevant to the proposal. 
Application Ref.	Proposal	Decision	
	
01/00153/TPO	Lift crown of Beech tree (T5) subject to TPO 11/1972	Application Permitted	
	
01/00154/TCA	Fell Beech tree	Application Permitted	
	
03/00554/F	New conservatory, kitchen/dining room extension and alterations	Application Permitted	
	
03/01581/F	Extension to front of garage	Application Permitted	
	
03/02205/TCA	Works to 47 No. trees of various species including felling of 2 No. Cherry, 2 No. Apple, 3 No. Holly, 3 No. Laburnum and 2 No. Fir.	Application Permitted	
	
03/02214/TPO	Removal of one branch and shape No. 1 Walnut, 30% inner crown removal of 1 No. Lime, remove large broken area of 1 No. Chestnut and 20% inner branch removal of 1 No. Lime subject to TPO 11/72.	Application Permitted	
	
03/02392/F	Erection of a storm porch	Application Permitted	
	
09/00212/TCA	1 x T1 Hazel - Remove 2 stems
1 x T2 Leylandii - Fell
1 x T3 Beech - Crown lift by 5m	Application Received	
	
09/00222/TCA	T1 - 1 x (Hazel) - Remove 2 stems.
T2 - 1 x (Leylandii) - Fell.
T3  -1 x (Beech) - Crown lift to 5m
T4 - 3 x (Field Maples) - Fell
T5 - 2 x (Pear) - Fell
	Application Permitted	
	
09/01415/TPO	1 x Beech Tree - crown lift to 5m over road through the removal of secondary branching. Tree subject to TPO 11/72	Application Permitted	
	
13/01710/TPO	FIVE DAY NOTICE  - Removal of Beech Tree due to significant decay at base - Subject to TPO 11/1972	Application Permitted	
	
4.	PRE-APPLICATION DISCUSSIONS

4.1.	No pre-application discussions have taken place with regard to this proposal. 

		

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 07.12.2017.
5.2.	One been raised by a  third party 
•	Concern that the highway will be blocked again due to construction vehicles, states that there was a significant problem during the period of previous construction works at this site. 
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
No objection 
STATUTORY CONSULTEES none
NON-STATUTORY CONSULTEES none

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 control
•	C32 – Provision of facilities for disabled people

7.3.	Other Material Planning Considerations

•	National Planning Policy Framework (NPPF)
•	Planning Practice Guidance (PPG)

8.	APPRAISAL

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

•	Design, and impact on the character of the area
•	Residential amenity

Design, and impact on the character of the area

8.2.	The proposed rear extension is 3.1m from the rear wall, and a width of 4.1m.The height of the proposed pitched roof is 6.5m, as compared to the existing building where the breakfast room sits almost flush with the rear of the property, and has a flat roof. The double doors open to the west rather than to the north as at present. An additional window is also shown at 1st floor level serving the proposed  new wet room . 
8.3.	The proposed extension would not be visible from the public domain, as it is fully at the rear of the building. Equally to the rear, the application site is adjacent to farmland, so again visibility, if any of the application proposals would be very limited. 
8.4.	Overall the proposed design of the extension is considered to be in keeping with the design of the host building, with the pitched roof of the front of the breakfast room mirroring the pitch roof of the conservatory at the front of the house, and the window design matching the other existing windows in the property in terms of design and style. 
8.5.	In view of the above, it is considered that the application proposals would not have a detrimental impact to the character and appearance of the conservation area. 
         Residential amenity 
8.6.	To the north, the property backs onto farm land, so there is very limited, if any visibility of the application property, and therefore would be no or very negligible visibility of the proposed application development.
8.7.	To the east, the application site is screened by the stone outbuilding of the application site so again there would no visual impact 
8.8.	To the south the application proposals would not be visible form the public highway and properties facing the application site. 
8.9.	To the west, there are no properties as West Town House is the last property on the north side of the access road Woodway Road. 
8.10.	In view of the above, it is considered that the proposed development would have no impact on residential amenity. 

	Other Matters
8.11.	The fact that one of the residents has a disability if not necessarily a material consideration for the proposed extension as the applicant has not justified why the lift could not be accommodated within the existing dwelling. 
8.12.	The proposed extension does not increase the number of bedrooms and even if the space were reused for this purpose at a later date it would create an issue in respect of parking provision (there is adequate space to the front of the property).
9.	PLANNING BALANCE AND CONCLUSION
9.1.	The NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development. Paragraph 8 requires that the three dimensions to sustainable development (economic, social and environmental) are not undertaken in isolation, but are sought jointly and simultaneously.
9.2.	In view of the above appraisal, it is considered that the application should be approved for the reasons set out above, subject to the following conditions. 
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 application forms and the following plans: 17-121-12; and 17-121-13.  

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.

Case Officer: 	Hilary Kernohan	DATE: 28/11/2017	
Checked By: 	Paul Ihringer	DATE: 29/11/17