Contact: Katie Snell, ext 5938 email: [email protected]

1. Summary

1.1 Planning permission is sought to demolish an existing lean-to and erect a two-storey extension on the southern aspect of Hazeley Farmhouse. Concerns by local residents have been raised over loss of privacy, light and the visual impact of the development. The design of the extension is considered to be sympathetic to the neighbouring historic building and overall street scene, and conditions are proposed to secure privacy for the neighbouring properties. It is therefore recommended to grant planning permission, subject to conditions.

2. Site and Proposal

2.1 Hazeley Farm forms part of the Mattingley Farms estate which has been in the ownership of Hampshire County Council since 1919. The Farm is situated in the settlement of Hazeley Heath near Hartley Wintney.

2.2 The farmhouse is set back from the road and is flanked by two properties: Yew Tree Cottage to the south-east, a Grade 2 Listed Building some 5.5 metres from the proposed development, and Westleigh to the north-west.

2.3 The proposal is to replace an existing lean-to extension with a new two storey extension which would provide a shower room and WC at ground floor level, with a lift to a new bedroom at first floor level with an en-suite toilet, as the existing ground floor toilet is in the lean-to and can only be accessed from outside. The tenant has a child with special needs and the purpose of the lift is to provide wheelchair access to the first floor.

2.4 Minor works to give level access throughout the ground floor and to alter window heights on the west elevation will also take place. An internal wall will be removed to improve access and a pair of patio doors installed leading onto a level deck. The overall form and materials of the extension have been designed to match the existing building and to be in keeping with the street scene.

3. Development Plan

3.1 Hart District Local Plan (Replacement) 1996-2006 shows this site to be within the settlement boundary. This proposal accords with Policy GEN1 (General Policy for Development and Change of Use).

4. Consultations

4.1 Hart District Council raises no objection subject to conditions of design and amenity protection.

4.2 Mattingley Parish Council raises objection on the grounds of loss of privacy for the neighbouring property and detriment to the character of the listed building.

4.3 The local Member, Councillor Simpson, has no comment.

5. Representations

5.1 One letter has been received from the resident at Yew Tree Cottage expressing concerns over loss of light, change of street scene and loss of privacy.

6. Report of Members' Site Visit

6.1 The Committee undertook a site visit on 6 March 2006 and met representatives of Hart District Council, Mattingley Parish Council, local representatives and the applicant.

6.2 The Chief Planning Adviser introduced the application and outlined the key features of the proposed application. The ground floor would provide a bathroom, utility room and various internal alterations to be carried out, and the first floor would provide a bedroom and ensuite. A plan was displayed to Members which indicated the elevations of the proposed extension.

6.3 The Chairman advised that the application had been deferred from the last meeting of the Regulatory Committee on 13 February 2006 to allow a site visit to take place.

6.4 Members then viewed the side elevation of Hazeley Farm from Yew Tree Cottage; and the rear of Hazeley Farm and the impact on Yew Tree Cottage. Questions were raised about the trees at the front and rear of Hazeley Farm and the location of the oil tank. It was confirmed that the trees along the fence line/boundary will need to be trimmed back and the yew at the front of the property removed.

6.5 Councillor Simpson, the local Member, was not present at the site visit.

7. Chief Planning Adviser's Comments

7.1 The concerns of Mattingley Parish Council and the neighbour that the development will affect the character of the `listed' Yew Tree Cottage are noted, but the materials and design of the extension are considered to be sympathetic to the immediate surroundings not to have a detrimental impact.

7.2 Concerns over privacy have been addressed in the design of the proposal and conditions can be attached to ensure that overlooking is avoided. The existing one-storey lean-to has a window facing the neighbouring property. The proposed extension will not include any first-floor windows on this elevation to ensure that the current level of privacy afforded to the neighbour remain.

7.3 The concerns that Yew Tree Cottage will suffer a loss of light as a result of the increased height of the proposed extension are considered to be unfounded. An analysis of light levels shows that the aspect of Yew Tree Cottage that faces the proposed extension is to the north-north-west and is on the shadier side of the building so there is not an issue of loss of sunlight. Yew Tree Cottage is set further forward than Hazeley Farmhouse, therefore the ground floor window of the cottage would not be affected. Finally, the recognised 45 degree rule, as illustrated on the attached plan, indicates that there should not be any loss of light to the two first-floor windows in Yew Tree Cottage.

7.4 In conclusion, the external design of the extension is considered not to be detrimental to the immediate surrounding area and will not result, in planning terms, in loss of amenity for the neighbouring properties. Accordingly it is recommended that planning permission should be granted, subject to conditions.

Recommendation

That planning permission in respect of extension to farmhouse on the Mattingley Farms Estate, including demolition of single storey lean-to, at Hazeley Farm, Hazeley Heath, Hartley Wintney (05/02647/CMA) be granted for the following reason, subject to the following conditions:

Reason for Approval

It is considered that the proposal would be in accordance with the development plan (summary attached) and would not materially harm the character of the area or the amenity of local residents and would be acceptable in terms of highway safety and convenience.

Conditions

Time Limits

(1) The development hereby permitted shall be begun before the expiration of three years from the date on which this planning permission was granted.

Reason: To comply with Section 91(as amended) of the Town and Country Planning Act 1990.

Hours of Working

(2) No work relating to the construction of the development approved, including works of preparation prior to operations, the delivery of construction materials, skips or machinery, nor the removal of waste materials, shall take place before 0800 or after 1800 hours Monday to Friday inclusive, before 0800 or after 1400 hours on Saturday and not at all on Sunday or recognised public holidays, unless otherwise agreed beforehand in writing by the Local Planning Authority.

Reason: To protect the amenities of occupiers of nearby properties.

Materials

(3) The external materials to be used shall match as closely as possible in type, colour and texture to those on the existing building.

Reason: To secure a satisfactory development.

(4) The window in the new ground floor shower room and first floor WC shall be glazed with obscure glass only and retained as such.

Reason: To prevent overlooking of adjoining properties.

(5) Any development carried out under this permission shall only be done in accordance with the approved plans and details submitted or those subsequently approved under planning conditions forming part of this permission. There shall be no windows constructed in the south elevation at first-floor level.

Reason: To protect the amenities of neighbouring residents.

833/KS

Annexe to Reason for Conditions

(as required by Article 22 of the Town and Country Planning

(General Procedure) Order 1995 - as amended)

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Hart District Local Plan (Replacement) 1996-2006

General Policy for Development and Change of Use

GEN1

Proposals for development which accord with other proposals of this plan will be permitted where they:

(i) are in keeping with the local character by virtue of their scale, design, massing, height, prominence, materials, layout, landscaping, siting and density.