Item 4(ii) LRB-2022-12
Perth and Kinross Council · 11 July 2022
Back to Local Review Body — 11 July 2022 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
4(ii) LRB-2022-12 LRB-2022-12 21/02213/FLL – Alterations and extension to dwellinghouse, An Tigh Sgoile, Ardtalnaig, Aberfeldy INDEX (a) Papers submitted by the Applicant (Pages 71-86) (b) Decision Notice (Pages 89-90) Report of Handling (Pages 91-96) Reference Documents (Pages 97-101) (c) Representations (Pages 103-106) 69
Page 2
70
Page 3
4(ii)(a) LRB-2022-12 LRB-2022-12 21/02213/FLL – Alterations and extension to dwellinghouse, An Tigh Sgoile, Ardtalnaig, Aberfeldy PAPERS SUBMITTED BY THE APPLICANT 71
Page 4
72
Page 5
73
Page 6
74
Page 7
75
Page 8
76
Page 9
77
Page 10
78
Page 11
79
Page 12
80
Page 13
81
Page 14
82
Page 15
83
Page 16
84
Page 17
85
Page 18
86
Page 19
4(ii)(b) LRB-2022-12 LRB-2022-12 21/02213/FLL – Alterations and extension to dwellinghouse, An Tigh Sgoile, Ardtalnaig, Aberfeldy PLANNING DECISION NOTICE REPORT OF HANDLING REFERENCE DOCUMENTS 87
Page 20
88
Page 21
89
Page 22
90
Page 23
REPORT OF HANDLING DELEGATED REPORT Ref No 21/02213/FLL Ward No P4- Highland Due Determination Date 19th March 2022 Draft Report Date 17th February 2022 Report Issued by KS Date 17th February 2022 PROPOSAL: Alterations and extension to dwellinghouse LOCATION: An Tigh Sgoile Ardtalnaig Aberfeldy PH15 2HX 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. SITE VISIT: In line with established practices, the need to visit the application site has been carefully considered by the case officer. The application site and its context have been viewed by a variety of remote and electronic means, such as aerial, satellite and StreetView imagery, in addition to photographs submitted by interested parties. This information has meant that, in this case, it is possible and appropriate to determine this application without a physical visit as it provides an acceptable basis on which to consider the potential impacts of this proposed development. SITE PHOTOGRAPHS BACKGROUND AND DESCRIPTION OF PROPOSAL An Tigh Sgoile is a semi-detached dwellinghouse of traditional design and construction, which is situated in a rural location at Ardtalnaig, highland Perthshire. 91
Page 24
The property sits within the designated Loch Tay Local Landscape Area. This application seeks detailed planning permission for alterations and extensions to the rear (northwest) of the house. SITE HISTORY None PRE-APPLICATION CONSULTATION Pre application Reference: Not Applicable. NATIONAL POLICY AND GUIDANCE The Scottish Government expresses its planning policies through The National Planning Framework, the Scottish Planning Policy (SPP), Planning Advice Notes (PAN), Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. DEVELOPMENT PLAN The Development Plan for the area comprises the TAYplan Strategic Development Plan 2016-2036 and the Perth and Kinross Local Development Plan 2 (2019). TAYplan Strategic Development Plan 2016 – 2036 - Approved October 2017 Whilst there are no specific policies or strategies directly relevant to this proposal the overall vision of the TAYplan should be noted. The vision states “By 2036 the TAYplan area will be sustainable, more attractive, competitive and vibrant without creating an unacceptable burden on our planet. The quality of life will make it a place of first choice where more people choose to live, work, study and visit, and where businesses choose to invest and create jobs.” 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 + 1B: Placemaking Policy 39: Landscape The Perth & Kinross Placemaking Guide 2020 states that; An extension to a building can be conceived to either appear as an integral part of the original architecture or, alternatively, it may be of a contemporary or contrasting design. In the former, an extension may go unnoticed. In the latter case the extension would purposefully be different yet aim to be equally compatible and complementary… Extensions should respect the shape, scale and proportions of the existing building. 92
Page 25
An appropriate dormer extension should as a minimum: - Be set below the ridgeline of the roof. - Be set back from the wall-head. - Be generally of pitched roof form. - Be physically contained within the roof pitch. - Relate to windows and doors in the lower storey(s) in terms of character, proportion and alignment. - Have the front face predominantly glazed. - Not extend more than half the length of the roof plane. CONSULTATION RESPONSES Scottish Water No objections – informative note recommended. 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 for the area comprises the approved TAYplan and the adopted LDP2. 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 finishes of the 93
Page 26
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 An Tigh Sgoile is a semi-detached dwellinghouse of traditional design and construction, which is situated in a rural location at Ardtalnaig, highland Perthshire. The property sits within the designated Loch Tay Local Landscape Area. This application seeks detailed planning permission for alterations and extensions to the rear (northwest) of the house. The existing house has accommodation over two levels, with the upper level contained partly within the roof space. The upper-level accommodation is served by two wall-head dormer windows to the front and one to the rear, with the addition of a cat-slide dormer. A single storey sunroom/porch is also present on the rear elevation. The proposal seeks to remove the sunroom/porch and cat-slide dormer window and to replace them with an enlarged extension at ground floor level and an enlarged box dormer window at the upper level. The extension would have a stone basecourse, with the walls, dormer face and cheeks being timber clad. Visual Amenity Despite having been altered and extended in the past, the traditional character and appearance of the house still prevails, with the sunroom/porch being kept beneath the elongated roofline and the cat-slide dormer’s limited projection being kept substantially back from the wall-head. The proposed dormer window has increased proportions, projecting to the outer limit the elongated roof slope, and being widened to the outer edge of the roof. It also has excessively proportioned glazing compared to the house and a projecting roof trim detail, the combination of which would have an incongruous appearance on this vernacular property. The dormer would have the appearance of a two-storey flat- roofed extension rather than a dormer window in the traditional sense. Its design is unsympathetic, it has excessive proportions and inappropriate massing. Whilst the dormer would constitute a contemporary addition, it is neither compatible with, nor complementary to, the existing traditional dwellinghouse. Accordingly, approval would be contrary to the Perth & Kinross Placemaking Guide 2020 and Policies 1A and 1B(c) and (g) of the Perth and Kinross Local Development Plan 2 2019, which seek to ensure that developments contribute positively to the quality of the surrounding built environment in terms of design, proportions, massing and appearance, in order to respect the character and amenity of the place. Similarly, the ground floor extension has an appearance which is out of character and out of keeping with the host building. Whilst an alternative contemporary extension may be acceptable, it would be advisable to drop its floor level to remove the need for such a high under-build and to keep its roof beneath the roofline of the existing house, thereby better respecting the host building. 94
Page 27
Landscape The domestic scale and nature of the proposal does not raise any landscape impact issues and the impact would be limited to a localised level. Residential Amenity The residential amenity of the adjoining property would not be adversely affected by the proposed development in terms of overshadowing, given their relative positions, heights and orientations. However, the proposal introduces a window facing the adjoining property. It would project beyond the neighbouring property’s rear gable end and would be oriented towards its back garden, rather than down the rear garden of the application site. As the boundary treatments are insufficient for mitigating the newly introduced lines of sight across the neighbouring rear garden, the proposal would result in overlooking and an adverse impact on residential amenity. Approval would therefore be contrary to the Perth & Kinross Placemaking Guide 2020, which states that Windows should be located to avoid, or otherwise minimise, overlooking adjoining houses and private gardens. Developer Contributions The Developer Contributions Guidance is not applicable to this application and therefore no contributions are required in this instance. 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 adopted 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 adopted Development Plan. Accordingly the proposal is refused on the grounds identified below. 95
Page 28
Reasons 1 The proposal, by virtue of its unsympathetic design, excessive proportions and inappropriate massing, would be neither compatible nor complementary to the existing traditional dwellinghouse. Approval would therefore be contrary to the Perth & Kinross Placemaking Guide 2020 and Policies 1A and 1B(c) and (g) of the Perth and Kinross Local Development Plan 2 2019, which seek to ensure that developments contribute positively to the quality of the surrounding built environment in terms of design, proportions, massing and appearance in order to respect the character and amenity of the place. 2 The proposal, by virtue of the window on the southwest elevation, would introduce unmitigated lines of sight across the neighbouring rear garden from a prominent vantage point, resulting in overlooking, loss of privacy and an adverse impact on residential amenity. Approval would therefore be contrary to the Perth & Kinross Placemaking Guide 2020, which states that Windows should be located to avoid, or otherwise minimise, overlooking adjoining houses and private gardens. 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. PLANS AND DOCUMENTS RELATING TO THIS DECISION 01 02 03 04 05 96
Page 29
97
Page 30
98
Page 31
99
Page 32
100
Page 33
101
Page 34
102
Page 35
4(ii)(c) LRB-2022-12 LRB-2022-12 21/02213/FLL – Alterations and extension to dwellinghouse, An Tigh Sgoile, Ardtalnaig, Aberfeldy REPRESENTATIONS 103
Page 36
104
Page 37
105
Page 38
106