SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL

REPORT TO:	Planning Committee	26 August 2020	
AUTHOR/S:	Joint Director of Planning and Economic Development	

Application Number:	20/01463/HFUL	
		
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:	Approval	
		
Key material considerations:	Impact on Character and Appearance of the Area
Impact on Heritage Assets 
Residential Amenity	
		
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 full planning permission 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. The host dwelling is grade II listed and an application for listed building consent 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 planning permission 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

S/1 Vision
S/3 Presumption in Favour of Sustainable Development
S/4 Cambridge Green Belt
S/7 Development Frameworks
CC/2 Renewable and Low Carbon Energy in New Developments
HQ/1 Design Principles
NH/8 Mitigating the Impact of Development In and Adjoining the Green Belt
	NH/14 Heritage Assets
H/13 Extensions to Dwellings in the Countryside

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: The impact on the conservation area is minimal since the proposed works are behind the host building’s frontage and partially screened by the brick side boundary wall to the south. The existing planting in the front garden of the farmhouse indicated as a screen to the air source heat pump unit is not protected by its location in the Conservation Area. A more permanent screen in the form of a brick pillar or stub wall might be more effective. The impact on the setting of the Listed Building is minimal.  Conditions regarding materials and the air source heat pump condenser have been recommended. 

	Little Wilbraham Parish Council

6.2	No comments received.

	South Cambridgeshire Environmental Health Team

6.3	No Objections. Recommends conditions regarding construction hours, burning of waste or other materials and informatives regarding MCS Planning Standards for heat pumps, noise levels of heat pumps and construction noise and dust. 

	Cambridgeshire County Council Highways 

6.4	No significant adverse effect upon the Public Highway should result from this proposal, should it gain benefit of Planning Permission.

6.5	The above responses are a summary of the comments that have been received.  Full details of the consultation responses can be inspected on the application file.  

7.0	REPRESENTATIONS

7.1	No representations have been received

8.0	ASSESSMENT

The key considerations are:

•	Context of site, design and heritage impacts
•	Impact on the Green Belt
•	Residential amenity
•	Noise

Context of site, design and heritage impacts

8.1	5 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. The site is situated at the northern extremity of the Little Wilbraham Conservation Area.  It is within the visual setting of two further grade II listed buildings, the converted Primrose Farm barn to the immediate south of the site (constructed from a gault brick) and further to the south the Hole in the Wall PH. Together these three form a cluster of attractive buildings within the northern part of Little Wilbraham and contribute positively to the setting of the Conservation Area. The application is accompanied by a Design and Access and Heritage Statement. 

8.2	Given these heritage assets, the statutory considerations as set out in section 66(1) and section 72(1) of the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990, are matters 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 72 (1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 makes it a statutory duty for a local planning authority, in the exercise of its planning powers with respect to any buildings or other land within a Conservation Area, to pay special attention to the desirability of preserving or enhancing the character or appearance of that area. 

8.4	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. 

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

8.6	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.  

8.7	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 conservation area and setting of the identified listed buildings 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 the listed building providing that the materials (brick and slate) match the existing materials as stated.

8.8	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(s) and Conservation Area. 

8.9	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 requiring materials to match the existing. It has also been recommended that a condition is added 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. This forms part of my recommendation on the LBC application.  

8.10	Taking the above into account  and in consideration of sections 66 and 72 of the Town and Country Planning (Listed Buildings and Conservation Areas) Act, no harm would arise to any of the heritage assets identified. The proposal is compliant with policies HQ/1 and NH/14 of the Local Plan 2018 and NPPF guidance. 

Impact on the Green Belt
	
Impact on the Green Belt

8.11	The proposed site is located within the designated Green Belt. Paragraph 133 of the NPPF places great importance in preserving the Green Belt, setting the fundamental aim of Green Belt policy to prevent urban sprawl by keeping land permanently open. Paragraph 144 of NPPF requires local authorities to give substantial weight to any harm to the Green Belt. Policy S4 of the South Cambridgeshire Local Plan states that new development in the Green Belt will only be approved in accordance with Green Belt policy in the NPPF.

8.12	Paragraph 145 of the NPPF sets out categories of development which may not be inappropriate in the Green Belt. Paragraph 145 regards extensions or alterations to buildings/dwellings within the Green Belt as appropriate provided that it does not result in disproportionate additions over and above the size of the original building. Neither the NPPF nor local policy quantifies a disproportionate addition within the Green Belt, each proposal is therefore assessed on its individual merits.

8.13	The proposal seeks planning permission for the demolition of a shed erected in 2006 and replacement single storey side extension and a new Air Source Heat Pump condenser with screen. Given the limited size and scale of the single storey extension and heat pump screen, the proposal would not result in disproportionate additions over and above the size of the original building. The proposal is therefore considered to be appropriate for its setting within the Green Belt as defined in Planning Policy Guidance and in compliance with part c, paragraph 145 of the NPPF and would not have an adverse impact upon the rural character and openness of the Green Belt in accordance with policies S4 and NH/8 of the Local Plan 2018.

Visual Impact Upon the Countryside

8.14	The property lies outside of the Development Framework and therefore is categorised as being situated in the open countryside. As such, the development must adhere to a set of criteria set out in policy H/13 (Extensions to Dwellings in the Countryside) of the Local Plan to ensure that impact upon the landscape is limited. 

8.15	As outlined above, the proposed single storey side extension would not result in a disproportionate addition to the original dwelling. Given the size and scale of the proposed extension, as well as the use of materials to match the existing dwelling, the proposal is considered to be in scale and character with the existing dwelling and would not materially change its impact on its surroundings. The development would be of a permanent design that would be ancillary to the existing dwelling. For these reasons, the proposal is therefore considered to be in accordance with policy H/13 of the Local Plan 2018.

Residential Amenity

Impact on amenity of neighbouring occupiers

8.16	The neighbouring property to the south is Primrose Farm Barns. The common boundary wall is 1.5 metres in height and they have outbuildings along this section of the common boundary to approximately 2.3 metres in height.  It is considered that the proposal would not have an overbearing, overshadowing or overlooking impact on this property.  There would be no windows on the side elevations that would overlook the property, and due to the single storey nature, outbuildings and separation the proposal would not have an unacceptable impact.
 	
8.17	Due to the siting of the proposed extension the buildings to the north will not be impacted by the proposal. 
	
8.18	The proposal adequately respects the residential amenity of its neighbours and the constraints of the site and in this respect, it is considered compliant with policy HQ/1 of the South Cambridgeshire Local Plan 2018.

	Noise

8.19	The Environmental Health Team have been consulted as part of the applications and have recommended conditions regarding working hours and burning of waste.  They have also recommended three informatives regarding Air Source Heat Pumps and dust which form part of the recommendation. The proposal accords with policy SC/10 of the LP (2018). 

	Conclusion

8.20	The proposal is acceptable in terms of its size and design and impact on the host property and surrounding context. 

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 permission.
	
	Reason: In accordance with the requirements 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	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 and to facilitate any future application to the Local Planning Authority under Section 73 of the Town and Country Planning Act 1990.

 3	All materials for the kitchen extension should be clay bricks reclaimed from on site demolition supplemented if necessary with bricks matching in size and colour laid in lime mortar together with natural slate roofing to match.
	 
	Reason: To avoid harm to the special interest of the listed building (South Cambridgeshire Local Plan 2018, policy NH/14)

 4	No construction site machinery or plant shall be operated, no noisy works shall be carried out and no construction related deliveries taken at or dispatched from the site except between the hours of 0800-1800 Monday to Friday, 0800-1300 Saturday and not at any time on Sundays or Bank or Public holidays.
	
	Reason: To protect the amenity of the locality, especially for people living and/or working nearby, in accordance with local planning policy

 5	There shall be no burning of any waste or other materials on the site, without prior consent from the Environment Agency. A D7 exemption registered with the Environment agency is required.
	
	Reason: To ensure nuisance is not caused to local residents

Informatives

1: Under the Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2011 permitted development rights were granted to the development of ground source or air source heat pumps for dwelling houses and flats. The MCS Planning Standards were developed to act as a resource for this and contains the requirements, including noise prediction methodologies, that ground source or air source heat pumps must comply with to be permitted development under the above Act. Development would not be permitted development if it failed to comply with The MCS Planning Standards. It would be a reasonable step to require that any new ground source or air source heat pump complies with the MCS Planning Standards. This should ensure that internal and external noise levels are kept to a reasonable level at any nearby residential premises.

2: The granting of permission and or any permitted development rights for any Air Source Heat Pump (ASHP) does not indemnify any action that may be required under the Environmental Protection Act 1990 for statutory noise nuisance. Should substantiated noise complaints be received in the future regarding the operation and running of an air source heat pump and it is considered a statutory noise nuisance at neighbouring premises a noise abatement notice will be served. It is likely that noise insulation/attenuation measures such as an acoustic enclosure and/or barrier would need to be installed to the unit in order to reduce noise emissions to an acceptable level. To avoid noise complaints it is recommended that operating sound from the ASHP does not increase the existing background noise levels by more than 3dB (BS 4142 Rating Level - to effectively match the existing background noise level) at the boundary of the development site and should be free from tonal or other noticeable acoustic features.  

In addition equipment such as air source heat pumps utilising fans and compressors are liable to emit more noise as the units suffer from natural aging, wear and tear. It is therefore important that the equipment is maintained/serviced satisfactory and any defects remedied to ensure that the noise levels do not increase over time

3: The applicant should take all relevant precautions to minimise the potential for disturbance to neighbouring residents in terms of noise and dust during the construction phases of development. This should include the use of water suppression for any stone or brick cutting and advising neighbours in advance of any particularly noisy works. The granting of this planning permission does not indemnify against statutory nuisance action being taken should substantiated noise or dust complaints be received. For further information please contact the Environmental Health Service.

Background Papers:

The following list contains links to the documents on the Council’s website and / or an indication as to where hard copies can be inspected.
•	South Cambridgeshire Local Plan 2018
•	South Cambridgeshire Local Development Framework Supplementary Planning Documents (SPD’s)

Report Author:	Phoebe Carter 			Planning Officer 	
				Telephone Number 			07704 018484