House extensions and alterations at 172 Littleworth Lane, Whitley, Melksham

What was proposed

The application proposed front and side extensions, external alterations, demolition and landscaping, creating an en-suite bedroom and additional living space.

“This householder application seeks planning permission to replace a modern single storey extension and lean-to with a new single storey front extension and a two-storey side extension, together with associated external alterations and landscaping works. The extension would add an en-suite bedroom, plus additional kitchen, dining and utility space. The existing and proposed site plan is shown below.”

“The external alterations include adjusting the side windows to accommodate the extension, removing the front chimney, installing a new window in the front gable and replacing the other windows with powder coated aluminium frame glazing.”

Officer report

The site and surroundings

The property is a historic L-shaped dwelling at the end of a partly public and partly private lane, beside fields, woodland and public footpaths.

“Northeast: The host dwelling adjoins No.171 and its associated curtilage with the other properties of Littleworth Lane beyond. • Southeast: The host dwelling adjoins the residential curtilage of No. 171 and a field with mature boundary planting. • Southwest: The site adjoins several fields with mature boundary planting. • Northwest: The site adjoins the privately owned section of Littleworth Lane and public footpath MEL72 which runs along the lane.”

“Site description: The site comprises the host dwelling and its associated outbuildings and curtilage which extends to the southwest side of the property. The host dwelling is an L-shaped property consisting of the original two storey pitched-roof element (which projects forward of the larger adjoining hipped-roof properties), a modern single storey hipped roof extension (approved in 2004) that wraps around the front and west elevations of the forward-projecting gable and a…”

Officer report

Why officers recommended approval

Officers considered the design subservient and complementary, with acceptable landscape, energy, neighbour, transport and construction effects.

“In this case, the front 0.7m of the proposed porch would infringe the horizontal 45‑degree line taken from the neighbouring porch window but would not breach the vertical 25‑degree test. In line with BRE guidance, this indicates that acceptable daylight levels would be maintained.”

“The proposal represents a high‑quality design that would be subservient to, and complementary of, the main host dwelling and would not appear obtrusive when viewed in combination with neighbouring properties. The scheme would significantly enhance the building’s environmental performance and maintain an acceptable level of residential amenity for both the host property and adjoining occupiers.”

Officer report

Consultees’ views

The parish council objected to the scale and materials but welcomed the construction statement; highways and public rights of way officers raised no objection subject to safeguards.

“Comment 1 on original submission • Design (scale, form and materials): o The extension is considered disproportionately large and not well-related to the existing dwelling or neighbouring properties. o The use of reconstituted stone is deemed inappropriate; natural dressed stone should be used to reflect local character. • Public Rights of Way and Construction management: o Littleworth Lane is a narrow, unadopted single-track lane vulnerable to damage.”

“Wiltshire Council Public Rights of Way: The site is accessed via public footpath MELW72, which has no recorded public vehicular rights. Any vehicle access must rely on a private right, which the applicant must confirm independently. The footpath is maintained by the Highway Authority only to a pedestrian standard. Any damage caused during construction must be repaired by the applicant. There is no objection to the proposal, subject to three informatives, summarised below:”

Officer report

Who spoke

The agent and the applicant spoke in support of the application.

Members’ questions and debate

Members asked about private vehicle access, timber cladding and the lane’s highway status before a councillor moved the officer recommendation.

“Members of the Committee then had the opportunity to ask technical questions to the officers and sought clarification as to whether the applicant held a pri vate vehicular right of access; the proposed external timber cladding; and the highway status of Littleworth Lane.”

“In response, officers confirmed that a Land Registry title had been provided which clearly demonstrated both pedestrian and vehicular access rights, and that this matter was also covered through the Construction Management Plan. It was also clarified that no specific timber species had been stipulated for the external cladding, but that weathering had been anticipated as part of the design.”

Minutes

The committee’s decision

The committee granted planning permission subject to conditions controlling the start date, approved plans, materials and public footpath protection.

“The Committee GRANTED planning permission, subject to the following conditions and informatives:”

“The applicant should note that it is a criminal offence to obstruct a public right of way under section 137 of the Highways Act 1980 and therefore no materials, plant, temporary structures or excavations of any kind should be deposited / undertaken which obstruct or adversely affect the public right of way MELW72 whilst development takes place, without prior consultation with, and the further permission of, the highways authority at Wiltshire Council.”

Minutes