Policy Considerations The impact of the proposed alterations and the new substation should be considered with regard to Policies G2 (General Development Considerations), G3 (Quality of Design) and C4 (Zone of Outstanding Character. Land Use Implications These revisions do not alter the land use which has already been approved. Size, Scale and Siting The proposed alterations to the attic area will not be visible from outside the building. They comprise setting the internal walls back further to increase the floorspace. The original approved drawings show the walls positioned at a 2m ceiling height level. The proposal is to push these back to a 1.8m ceiling. The alterations to the basement and the increase in the size thereof will also not be visible from outside the site. The extension to the basement is westwards towards the rear of the building, and provided the north, west and south elevations are still at the levels originally approved, this work would not be visible once the building is complete. The agents letter of 2 May and supporting letter from Rothwells explains the construction merits of this given the variable ground conditions. Policy C4, when considering the redevelopment of commercial sites such as this, also requires a reduction in floor area. The alterations to the attic area and the increase in size of the basement increase the floor area of this proposed unit. This reduces the original loss of floorspace. This is disappointing. However, in assessing the impact of any development Policy C4 states that the key issue will always be the visual impact upon the character of the area. In this particular case these two alterations will not increase the apparent size of this building, or dilute the benefits to the appearance of the site that were achieved by the original Permission and the demolition of the hotel. The proposed substation is required by the JEC, and by necessity it must be located at the front of the site. To avoid it appearing intrusive the proposals suggest that it would be enclosed in a granite wall to continue and raise the existing roadside granite wall. Design and Use of Materials The design of the new house is not changed, nor the use of external materials. Substation – See Size, Scale and Siting above. Impact on Neighbours Neither the proposed alterations to the house nor the substation will have any material impact on any adjoining property, each neighbour being reasonably distant from the substation. Access, Car parking and Highway Considerations Note relevant – no changes to parking requirements or access. Foul Sewage Disposal Site relies upon a septic tank and soakaway, but this arrangement was approved as part of the original scheme as it was considered that two houses would significantly reduce the drainage output of the site from the existing hotel and outbuildings. The alterations now proposed do not increase the occupancy of the buildings or therefore the drainage loading. Landscaping issues See Size, Scale and Siting above. Other Material Considerations None relevant to the determination of this application. |