Keeper's Cottage, White Horse Lane Arminghall Norfolk NR14 8SH, Norwich, Norfolk.
 
Proposed Development: Two-storey side extension

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Introduction

 

Following the initial discussion wit the applicant a two-storey side house extension was agreed on whereby the size of the house would be doubled and two new bedrooms added at first floor to accommodate a growing family and add value to the property which is set in a rural location on the outskirts of Norwich.The submitted planning application site comprises of a semi-detached dwelling in an isolated location outside of any development boundaries. It is set back 1Om from the highway with a large parking area to the front.

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The application site consists of a turn of a 19th Century semi detached property which exhibits the architectural design features of a typical terrace property of this era.  The site is joined by open undulating countryside to the side and rear with the adjoining property of 2 Keeper’s Cottage already having benefited from substantial extensions which the block plan clearly demonstrates.

 

The proposal involves a two storey side extension to include two new bedrooms at first floor level with an extended communal living area at ground floor. The area is currently part of the side curtilage of the property. The proposal will extend at ridge height and not be set down and back so as to mirror the extension in evidence at No.2 Keepers Cottage and in essence balance up the properties. The extension will follow the architectural style of the main unit. The materials of the said extension will mirror those of the main unit to ensure the property development blends with the main unit.

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South Norfolk Planning Policy

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With regard to National Planning Policy Part 7 of the NPPF (“Requiring good design”) attaches:
“great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.” The NPPF then goes on to state in Para. 60:
 

“Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is, however, proper to seek to promote or reinforce local distinctiveness.”

Looking to Local Planning Policy the Joint Core Strategy for Broadland, Norwich and South Norfolk forms the Development Plan Document for the application site and was adopted by Norwich City Council and South Norfolk and Broadland District Council on 24 March 2011. Looking to Policy 2 (Promoting good design) this states that:

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“All development will be designed to the highest possible standards, creating a strong sense of place. In particular development proposals will respect local distinctiveness…” Looking to the schedule of saved South Norfolk Local Plan Polices the table shown below contains those of direct relevance to this modest extension.

 

The application was assessed against policy 2 of the Joint Core Strategy and saved policies HOU 14, HOU 19 and IMP 9 of the Broadland and South Norfolk Local Plan. These policies seek to ensure that the proposed development does not harm the character and appearance of the existing dwelling and does not cause material harm to the residential amenities of the neighbouring occupiers.Policy ENV 9 seeks to ensure that development proposals do not adversely impact on archaeological sites. The assessment of this application gives due weight to the saved policies in the South Norfolk Local Plan referred to above because these remain consistent with the National Planning Policy Framework. The application sailed through the planning process and the development was finished by the applicant who was a local builder who was more than happy to take full control of the build which was finished to a high standard. Simple and extremely effective is how we would sum up this extension.

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The Planning Assessment

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When taking an over arching view of the aforementioned policies it becomes very self evident to the Planning Department that the scheme will not be contrary to any of the national or local policies mentioned. The proposal does not lead to any overlooking or loss of privacy, and it’s style compliments the setting and established pattern of development. The existing dwelling enjoys a lawful permanent residential use and the proposal would respect the landscape setting of the existing house and its grounds. All elements associated with good sustainable residential design. The materials will match the existing and can easily be conditioned via condition. There is no planning policy that would preclude a development such as this being granted approval.

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Post Planning Approval

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Planning permission was subject to restrictions one of which was the discharge of a condition concerning archaeological works. We assisted the applicants in discharging this which shows our knowledge in how to deal with troublesome planning conditions and the level of after care we provide.