- Application Number
- Application Date
- Closing Date
- Shockerwick Cottage, Shockerwick Lane, Bathford
Internal and external works for the conversion of the 1980s garage structure to residential accommodation; including the erection of a first floor extension, side extension and amendments to the fenestration of the garage and existing link extension. Further works include the removal of the existing shed, as well as the removal of the stable door to the kitchen and reinstating window.
We therefore have some concerns regarding the proposed extension to the 1980s garage, and the continued visual intensification of the site. From the south, the proposed roof ridge would sit above the eaves of the cottage and obstruct wider views of a listed building, and would consequently visually ‘compete’ with the main cottage building rather than following the natural slope of the hill and stepping down in height.
We note the intention for the garage to appear “as a separate building” as stated in the D&A Statement and have some concerns that this could visually fragment the site and could constitute a disproportionate addition over and above the size of the original building.
A significant volume of glazing is proposed on the east elevation, and we maintain some concern as to potential detriment to landscape views due to increased lightspill and sun glare as perceived in long-range views from the east. We recommend a reduced volume of glazing to mitigate visual harm to the special qualities of the AONB and Green Belt.
We note that new documentation was submitted regarding the proposed volume percentage increase (09/04/2021). B&NES Green Belt SPD notes that “the volume of the original dwelling includes any unattached residential buildings, (excluding unattached outbuildings) constructed at the time of the original dwelling house”. By this definition, other agricultural outbuildings on the original farm complex should not factor into volume percentage calculations, and are not located within the residential curtilage as defined by the applicant in the location plan. B&NES Council’s Green Belt SPD recommends that a maximum volume increase of a third would be more likely to be acceptable. We strongly recommend that this detail is clarified with the case officer with regards to the total volume increase to the cottage dwelling post-1948 as the subject of this application.
The applicant has indicated that “the current extensions to Shockerwick Cottage since 1948 forms approximately an 85% (390m3) addition to the original cottage and barn combined”, in which case further extensions would not be considered appropriate and would exceed the total volume increase of a third considered to be acceptable by the local planning authority.