SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL

REPORT TO:	Planning Committee	12 August 2020	
AUTHOR/S:	Joint Director of Planning and Economic Development	

Application Number:	20/01464/LBC	
		
Parish:	Little Wilbraham	
		
Proposal:	Demolition of existing shed, erection of a single storey extension and air Source Heat Pump condenser 	
		
Site address:	5 Primrose Farm Road, Little Wilbraham, CB21 5JZ	
		
Applicant(s):	Prof. M.J. Daunton	
		
Recommendation:	Consent Given	
		
Key material considerations:	Impact on Listed Building 	
		
Committee Site Visit:	No	
		
Departure Application:	No	
		
Presenting Officer:	Phoebe Carter, Planning Officer	
		
Application brought to Committee because:	An elected member, Cllr Daunton, lives at the host property and for the purposes of transparency and in accordance with the Council’s Scheme of Delegation, the application is brought before the Planning Committee for consideration	
		
Date by which decision due:	 12 August 2020 	

EXECUTIVE SUMMARY

0.1	This application seeks listed building consent for the demolition of an existing shed, erection of a single storey extension and the installation of an air Source Heat Pump condenser. The proposed works have not attracted any objections and are relatively minor householder improvement works that result in no ham to the listed building. An application for full planning permission accompanies the proposal. 

0.2	The application is being recommend for approval by Planning Officers and comes before Planning Committee because Cllr Daunton (whose husband is the applicant) is an elected member.  

1.0	SITE DESCRIPTION/AREA CONTEXT

1.1	5 Primrose Farm Road is a detached two storey dwellinghouse situated on the west side of the road at the entrance to the village. The property is located outside the development framework of Little Wilbraham.  The site sits within the Cambridge Greenbelt and the Little Wilbraham Conservation Area and is a Grade II Listed Building. To the south are two further Grade II Listed Buildings, Primrose Farm Barn and 2 High Street (The Hole in the Wall PH).

2.0	THE PROPOSAL

2.1	The application originally sought consent for:

•	Demolition of a shed;
•	Erection of single storey side extension, in place of existing shed;
•	Relocation of oil tank with metal framed timber clad structure;
•	Installation of PV Solar panels on existing flat sedum roof to rear; and
•	New screen to the Air Source Heat Pump condenser

2.2	Following amendments, the applicant has removed the proposed PV solar panels, new oil tank and has reduced the size of the air source pump unit.

2.3	The proposed extension is 3.6 metres wide and 3.7 metres in depth built up to the common boundary wall with Primrose Farm Barn.  The ridge height is 3.5 metres with eaves of 3.3 metres on the front elevation and 3.5 metres at the rear. The ridge will run in a continuous line with the previous rear extension.  The existing shed is presently built up to the boundary wall with a ridge height of 2.7 metres.

2.4	The proposed enclosure for the Air Source Heat Pump Condenser will be on the south elevation of the property, set approximately 3 metres back from the front elevation. The condenser screen will 0.63 metres deep, 1.35 metres in width and 1.7 metres in height.

2.5	The application is accompanied by the following supporting information:

1.	Design, Access and Heritage Statement
2.	Plans

3.0	SITE HISTORY

Reference	Description	Outcome	
			
S/3735/18/LB	New windows and a door to stables rear elevation.	PERM	
S/2354/17/LB	New window to the existing extension to the side elevation facing garden.	PERM	
S/2353/17/FL	New window to the existing extension to the side elevation facing garden.	PERM	
S/33/06/16/LB	New rooflight to the rear and enlarged hatch to attic	PERM	
S/2136/06/LB	Internal and External Alterations Including Blocking of Internal Doorway and Conversion of Sitting Room to Study Installation of W.C in Former Kitchen with Replacement Window and Remove W.C to Enlarge Hall with Reinstated Doorway to New Glazed Dining Room with Slate Roof in Old Enclosed Yard with New External Door.  Alterations and Conversion of Former Service Stores to New Sitting Room with French Doors and New Kitchen with Three New Windows.  Demolition of Attached Lean-to Timber Shed.  Changes at First Floor to Bathroom and Dressing Room to Create En-suite Bathroom and Adjacent Shower Room.  Installation of Two Rooflights New First Floor Window and Glazed Full Height Window in Stables and Coachhouse and Conversion to Study and Library Reinstatement of Railings on Existing Front Boundary Wall	PERM	
S/2137/06/F	Extension Reconstruction of Garden Shed Alterations to Outbuilding and Railings	PERM	

4.0	PUBLICITY		

4.1	Advertisement:						Yes	
	Adjoining Owners:						Yes
	Site Notice Displayed:					Yes	

5.0	POLICY

National Guidance 

National Planning Policy Framework 2019 (NPPF)
National Planning Practice Guidance (NPPG)
National Design Guide (NDG)

South Cambridgeshire Local Plan 2018

HQ/1 Design Principles
	NH/14 Heritage Assets

South Cambridgeshire Supplementary Planning Documents (SPD)

District Design Guide SPD - Adopted March 2010

6.0	CONSULTATIONS

Urban Design and Conservation team

6.1	No Objection: It is considered that an extension to the previous modern extension will not have impact on the significance of the heritage asset providing that the materials used, brick and natural slate match the existing. 

6.2	As regards the air source heat pump, the internal element is to be sited in the position of the previous oil boiler to link up with existing pipework runs and the external element is to be situated in the middle of the side elevation. If the unit casing is the colour shown in the submitted literature, it could blend in with the grey brick behind and operate better without its proposed black timber slatted enclosure which is justified in the design and access statement in order to reduce the visual impact on the listed building within the conservation area. Taking the above into account, the proposal will not adversely affect the character of the Listed Building.

	Little Wilbraham Parish Council

6.3	No comment received.

7.0	REPRESENTATIONS

7.1	No representations have been received

8.0	ASSESSMENT

The key consideration is:

•	Heritage impact on the listed dwelling

Heritage Impact

8.1 	Primrose Farm Road is a two storey Grade II listed building, built C. 1830 of grey brick with a hipped slate roof and end chimney stacks located towards the northern edge of the village. The house has had previous extensions in 2007 and 2017. 
8.2	Given the property is listed, the statutory consideration as set out in section 66(1) of the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990, is a matter to which the determining authority must give great weight to when considering schemes which have the potential to impact on heritage assets. 

8.3	Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that a local authority shall have regard to the desirability of preserving features of special architectural or historic interest, and in particular, Listed Buildings. 

8.4	The respective NPPF guidance in considering the potential impacts on heritage assets is set out in paragraphs 193-202. 

8.5	The proposed demolition is of a modern shed and the replacement with a single storey side extension. The shed is of no heritage value. The side extension would extend an additional 3.6 metres to the common boundary with Primrose Farm Barn and extend an additional 0.9 metres in front of the existing rear and side extension, a total of 3.6 metres deep.  

8.6	The proposed extension would be partially visible from the road. It would be single storey, set back from the highway and set back from the host building frontage. It would be partially screened by a brick boundary wall to the south. The extension would not be prominent from public views and its visual impact on the setting of the listed building would be minimal. The material would be brick and slate tile to match the existing building. The scale, form and design of the extension would be in keeping with the existing property and no harm would arise to either the setting or fabric of the listed building providing that the materials (brick and slate) match the existing materials as stated.

8.7	The proposed air source heat pump condenser would be sited in the position of the previous oil boiler to link up with existing pipe work runs. The external element is therefore set back off the front elevation. The unit casing, as shown in the plans and the Design and Access Statement, would blend in with the grey brick behind and have limited impact on listed building. 

8.8	The Urban Design and Conservation Team has not objected to the proposal and therefore it is considered that the proposal would be acceptable, subject to a condition regarding the installation of the external element surrounding the Air Source Heat Pump once it has been installed to enable the best decision to be made as a more permanent screen might be more effective. 

8.9	Taking the above into account and in consideration of section 66 of the Town and Country Planning (Listed Buildings and Conservation Areas) Act, no harm would arise to the listed building. The proposal is compliant with policies HQ/1 and NH/14 of the Local Plan 2018 and NPPF guidance. 

Conclusion

8.10	The proposal is acceptable in terms of its impact on the listed building. 

9.0	RECOMMENDATION

	APPROVE, subject to the following conditions:

1:	The development hereby permitted shall be begun before the expiration of three years from the date of this consent.

	Reason:  To comply with the requirements of Section 18 of the Planning (Listed Building & Conservation Areas) Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

 2	The development hereby permitted shall be carried out in accordance with the approved plans as listed on this decision notice.
	
	Reason:  In the interests of good planning, for the avoidance of doubt

3	Following the installation of the external element of the Air Source Heat Pump a site visit shall be arranged with the Council’s Conservation Officer to determine the need for the timber screen for the Air Source Heat Pump and whether it should be left in a natural state or painted/stained in an alternative colour. The development shall be carried out in accordance with the written instruction of local planning authority following this site visit. 
	Reason: To avoid harm to the special interest of the listed building (South Cambridgeshire Local Plan 2018, policy NH/14)