Pre application advice for change of use, extension and conversion of garage to create a dwelling - Land And Garage East Of 14 Steamers Hill Angarrack Cornwall TR27 5JB Ref. No: PA13/03532/PREAPP | Received date: Mon 02 Dec 2013 | Status: Closed - advice given | Case Type: Application(nb OCR used - please check original)

Decision Letter 11/03/2014

The Design And Planning Studio
Venton Farmhouse
Turnpike Road
Marazion
TR17 0DH
Your ref: 
My ref: PA13/03532/PREAPP
Date:  11 March 2014
 
 
Dear Sir/Madam
Pre-application enquiry reference PA13/03532/PREAPP
Proposal   Pre application advice for change of use, extension and conversion of garage to create a dwelling 

Location    Land And Garage East Of 14 Steamers Hill Angarrack Cornwall 
Applicant   Mr And Mrs D And E Amos

I refer to your enquiry received on 2 December 2013 concerning the above and would inform you that this letter is written on the basis of the information supplied with your enquiry and the submitted drawings. 
Site and context: This pre-application enquiry follows a previously withdrawn application for a dwelling on the plot which was withdrawn following concerns raised during the application process. 
The site comprises an existing plot of land that has been granted permission to be used as annexe accommodation and comprises garage, parking and amenity area. 
Constraints: 
Critical Drainage Area 
Site Planning History: 
PA13/08062 - Erection of dwelling -withdrawn 
PA13/03464 - Ext time to convert garage to annexe - approved 17.06.2013 
W1/10-0308-HP - Convert Garage to annexe- approved 04.05.2010 
Relevant Planning Policies: 
Your pre-application submission has been considered against local and national policies, which in this instance includes the following relevant documents. This list is not exhaustive but provides a focus for the key issues against which the scheme should be considered. 
The National Planning Policy Framework 2012 
o Section 4 - Promoting sustainable transport 
o Section 6 - Delivering a wide choice of high quality homes 
o Section 7 - Requiring good design
Planning, Housing and Regeneration Service Cornwall Council Dolcoath Avenue Camborne Cornwall TR14 8SX planning@cornwall.gov.uk
CLPREZ

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o Section 10 - Meeting the challenge of climate change, flooding and coastal change 
Cornwall Local Plan Strategic Policies 2010-2030 - Pre-submission document - March 2013 
o Policy 1 Presumption in favour of sustainable development 
o Policy 2 Key targets and spatial strategy 
o Policy 3 Role and function of places 
o Policy 13 Design 
o Policy 14 Development standards 
o Policy PP2 Hayle and St Ives CNA

Penwith Local Plan 2004 
GD1 Integration of development with surroundings 
GD2 Design and layout of development 
GD5 Requirements for safe movement of traffic 
TV4 Prevention of loss of/damage to trees 
H6 Housing in Villages 
H18 Design and layout of residential development 
Supplementary Planning Guidance: 
Cornwall Design Guide

Considerations: 
Principle 
The site is situated within the village of Angarrack which is identified within policy H6 of the Penwith Local Plan and the site is surrounded by existing housing such that in principle the addition of a dwelling is acceptable in principle within the village. The site is bordered by existing housing such that it is considered to form a sustainable form of development. 
Highway Safety 
One of the main reasons of concern with the development was the access arrangement. This has now been amended in order to utilise the existing access for parking which comprises an existing access already in use. This will provide a safer means of access and is deemed acceptable. As part of the proposal you will need to include the new parking area for 14 Steamers Hill as this will be lost by the proposed development. The siting of the new parking area will be well related to the existing dwelling, in order to ensure the access is suitable you will need to ensure that the areas around the access is cleared in order to create a suitable visibility splay. I have discussed this with the Councils Highways Officer and he is happy with this provided the splays provide visibility to the north-east. 
Design and Visual Impact
The main concern with the previous application was the size and positioning of the dwelling on the plot in that it comprises a dwelling that took up much of the plot and appeared cramped in this location. I note that the dwelling has been reduced in size

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and the fenestration altered to reduce glazing in the north elevation to rooflights only. These alterations give a smaller dwelling and reduce some of the bulk of the building, however the concern in respect of the dwelling appearing cramped and out of character with the pattern of development in the area still remain. While I appreciate that there is a mixture of age and style properties in the area it is considered that in this instance the proposed dwelling would take up much of the plot leaving a small amenity area to the front and side of the dwelling, thus leading to a poor form of development. 
Residential Amenity
The neighbour to the north raised concern with overlooking; the removal of the dormer will help alleviate this concern but this window would also need to be obscure glazed to prevent any potential future overlooking should the trees be removed to the north. The site is a sufficient distance away from other neighbours such that it will not present any issues of overlooking or overbearing. 
Conclusion: 
In summary the proposed erection of a dwelling will still appear cramped on this site and it is considered that the proposal will be out of character with the pattern of development in the area. Community Engagement It would be advisable to contact the immediate neighbours if you are wishing to progress with an application in order to discuss the proposal. In addition you are advised to contact the parish council to discuss your proposal with them, they may be able to offer advice as to whether your scheme would be supportable by them or raise any likely objections to the development. 
Supporting Documents 
At least the following information will be required to validate a planning application: 
Planning application form 
Ownership certificates 
Agricultural holding certificate 
The correct fee 
Site location plan 
Block plan 
Floor Plans 
Elevations 
Design and Access Statement 
Contaminated Land Survey 
Mining Survey
 Bat and Barn Owl Survey 
The full validation list can be found on the Councils website via the following link: http://www.cornwall.gov.uk/Default.aspx?page=14936

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I trust this information is of use. However, please be aware that this advice only constitutes an officer's opinion. Any advice given by Council officers for preapplication enquiries does not indicate a formal decision by the Council as local planning authority. Any views or opinions expressed are given in good faith, and to the best of ability, without prejudice to the formal consideration of any planning application following statutory public consultation, the issues raised and evaluation of all available information. 
You should therefore be aware that officers cannot give guarantees about the final formal decision that will be made on your planning or related applications. However, the advice issued will be considered by the Council as a material consideration in the determination of future planning related applications, subject to the proviso that circumstances and information may change or come to light that could alter the position. It should be noted that the weight given to pre-application advice notes will decline over time. 
Please contact the Councils Building Control Section concerning any consent that may be required under the Building Regulations. 
 
You should note that this letter does not constitute a formal decision by the Council (as local planning authority). It is only an officer’s opinion given in good faith, and without prejudice to the formal consideration of any planning application. However, the advice note issues will be considered by the Council as a material consideration in the determination of future planning related applications, subject to the proviso that circumstances and information may change or come to light that could alter the position. It should be noted that the weight given to pre-application advice notes will decline over time. 
Yours faithfully

Martin Jose

Development Officer 
Planning, Housing and Regeneration Service 
Tel: 01209 614486 
Email: planning@cornwall.gov.uk