Item 4(iii) LRB-2023-22
Perth and Kinross Council · 14 August 2023
Back to Local Review Body — 14 August 2023 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
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4(iii) LRB-2023-22 LRB-2023-22 23/00101/FLL - Extension to dwellinghouse, Wester Hassendean, Montrose Road, Auchterarder, PH3 1BZ INDEX (a) Papers submitted by the Applicant (Pages 159-176) (b) Decision Notice (Pages 179-180) Report of Handling (Pages 181-186) Reference Documents (Pages 173-175) (c) Representations (Pages 187-190) 157
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4(iii)(a) LRB-2023-22 LRB-2023-22 23/00101/FLL - Extension to dwellinghouse, Wester Hassendean, Montrose Road, Auchterarder, PH3 1BZ PAPERS SUBMITTED BY THE APPLICANT 159
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4(iii)(b) LRB-2023-22 LRB-2023-22 23/00101/FLL - Extension to dwellinghouse, Wester Hassendean, Montrose Road, Auchterarder, PH3 1BZ PLANNING DECISION NOTICE REPORT OF HANDLING REFERENCE DOCUMENTS (included in applicant’s submission, pages 173-175) 177
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REPORT OF HANDLING DELEGATED REPORT Ref No 23/00101/FLL Ward No P7- Strathallan Due Determination Date 5th April 2023 Draft Report Date 22nd March 2023 Report Issued by KS Date 22nd March 2023 PROPOSAL: Extension to dwellinghouse LOCATION: Wester Hassendean Montrose Road Auchterarder PH3 1BZ SUMMARY: This report recommends refusal of the application as the development is considered to be contrary to the relevant provisions of the Development Plan and there are no material considerations apparent which justify setting aside the Development Plan. BACKGROUND AND DESCRIPTION OF PROPOSAL Wester Hassendean is an un-listed semi-detached period dwellinghouse which is located on Montrose Road in Auchterarder. This application seeks detailed planning permission for alterations and extensions to the northwest. SITE HISTORY None PRE-APPLICATION CONSULTATION Not requested. DEVELOPMENT PLAN The Development Plan for the area comprises National Planning Framework 4 (NPF4) and the Perth and Kinross Local Development Plan 2 (2019) (LDP2). National Planning Framework 4 The National Planning Framework 4 (NPF4) is the Scottish Government’s long-term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 was adopted on 13 February 2023. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. The Council’s assessment of this application has considered the following policies of NPF4: 181
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Policy 7(a)+(o): Historic assets and places Policy 14(a)+(c): Design, quality and place Policy 16(g): Quality homes Perth and Kinross Local Development Plan 2 – Adopted November 2019 The Local Development Plan 2 (LDP2) is the most recent statement of Council policy and is augmented by Supplementary Guidance. The principal policies are: Policy 1A: Placemaking Policy 1B: Placemaking Policy 17: Residential Areas Policy 31: Other Historic Environment Assets Statutory Supplementary Guidance Supplementary Guidance - Placemaking (adopted in 2020) NATIONAL GUIDANCE The Scottish Government expresses its planning policies through The National Planning Framework, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Planning Advice Notes The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: PAN 40 Development Management Creating Places 2013 Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. Designing Streets 2010 Designing Streets is the policy statement in Scotland for street design and changes the emphasis of guidance on street design towards place-making and away from a system focused upon the dominance of motor vehicles. It was created to support the Scottish Government’s place-making agenda, alongside Creating Places. CONSULTATION RESPONSES Scottish Water No objections – informative note recommended. 182
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REPRESENTATIONS No letters of representation have been received in relation to this proposal. ADDITIONAL STATEMENTS Screening Opinion EIA Not Required Environmental Impact Assessment (EIA): Environmental Report Not Applicable Appropriate Assessment Habitats Regulations – AA Not Required Design Statement or Design and Access Statement Not Required Report on Impact or Potential Impact eg Flood Risk Assessment Not Required APPRAISAL Sections 25 and 37 (2) of the Town and Country Planning (Scotland) Act 1997 require that planning decisions be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan comprises NPF4 and the Perth and Kinross Local Development Plan 2019. The determining issues in this case are whether; the proposal complies with development plan policy; or if there are any other material considerations which justify a departure from policy. Policy Appraisal Alterations and extensions to an existing domestic dwellinghouse are generally considered to be acceptable in principle. Nevertheless, consideration must be given to the scale, form, massing, design, position, proportions and external appearance of the proposed development, within the context of the application site, and whether it would have an adverse impact upon visual or residential amenity. Design and Layout Wester Hassendean is an un-listed semi-detached period dwellinghouse which is located on Montrose Road in Auchterarder. This application seeks detailed planning permission for alterations and extensions to the northwest. The property is two storeys in height, and it has a hipped slated roof. Whilst it has been subject to some modern interventions, it retains many of its traditional features which contribute positively to its strength of character. The proposed extensions would replace an existing conservatory on the northwest elevation. The proposals include an elongated pitched roof extension along the boundary with the adjoining semi-detached house, and a flat roofed extension would wrap around the two storey off-shoot and project to the southwest towards the road. 183
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The extensions would be finished with off-white wet dash render to the walls, white upvc windows, grey upvc rainwater goods, redwood fascia’s and bargeboards, slate to the pitched roof and grey single-ply membrane to the flat roof. Visual Amenity The projection of the proposed pitched roof extension is 6.75 metres from the rear of the two-storey off-shoot. Whilst its single storey height would be significantly lower than the host dwellinghouse, its projection from the rear of the building is excessive. The flat roofed sunroom extension be built predominantly onto the proposed pitched roof extension. However, it would also wrap around the corner of the two-storey off- shoot and project towards the public road. This would create an awkward appearance which is unsympathetic to the traditional dwellinghouse. Its unacceptable visual impact would be exacerbated by the choice of inappropriate finishing materials. Therefore, the proposal, by combination of its unsympathetic design, excessive projection and inappropriate materials, would have a detrimental impact on the historic integrity of the house and an adverse impact upon the character, appearance and visual amenity of the place. Refusal would therefore be in line with Policy 14(c) of NPF4 and approval would be contrary to Policies 7(a), 7(o), 14(a) and 16(g) of NPF4, Policies 1A, 1B(c), 17(c) and 31 of Perth & Kinross Local Development Plan 2 2019 and Perth & Kinross Placemaking Guide 2020, which seek to ensure that developments contribute positively to the quality of the surrounding built environment in terms of proportions, appearance and materials in order to safeguard its historic interest and respect the character and appearance of the area. Residential Amenity The proposed pitched roof extension would project 4.35 metres beyond the adjoining neighbours rear extension. Whilst the proportions of the extension may have a slightly imposing appearance when viewed from the neighbouring extension/garden, it would not have a significant detrimental impact upon residential amenity, nor would it significantly worsen the daylighting impact from the existing garden shed and garage. Drainage and Flooding There are no significant drainage or flooding implications associated with this proposed development. However, Scottish Water requested that an informative note be included on any approval. Developer Contributions The Developer Contributions Guidance is not applicable to this application and therefore no contributions are required in this instance. 184
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Economic Impact The economic impact of the proposal is likely to be minimal and limited to the construction phase of the development. PLANNING OBLIGATIONS AND LEGAL AGREEMENTS None required. DIRECTION BY SCOTTISH MINISTERS None applicable to this proposal. CONCLUSION AND REASONS FOR DECISION To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to be contrary to the Development Plan. Account has been taken of the relevant material considerations and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is refused on the grounds identified below. Conditions and Reasons 1 The proposal, by combination of its unsympathetic design, excessive projection and inappropriate materials, would have a detrimental impact on the historic integrity of the house and an adverse impact upon the character, appearance and visual amenity of the place. Refusal would therefore be in line with Policy 14(c) of NPF4 and approval would be contrary to Policies 7(a), 7(o), 14(a) and 16(g) of NPF4, Policies 1A, 1B(c), 17(c) and 31 of Perth & Kinross Local Development Plan 2 2019 and Perth & Kinross Placemaking Guide 2020, which seek to ensure that developments contribute positively to the quality of the surrounding built environment in terms of proportions, appearance and materials in order to safeguard its historic interest and respect the character and appearance of the area. Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informative Notes Not Applicable. Procedural Notes Not Applicable. 185
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PLANS AND DOCUMENTS RELATING TO THIS DECISION 01 02 03 186
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4(iii)(c) LRB-2023-22 LRB-2023-22 23/00101/FLL - Extension to dwellinghouse, Wester Hassendean, Montrose Road, Auchterarder, PH3 1BZ REPRESENTATIONS 187
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