Two-storey rear extension at The Old Smithy Main Street, Elmley Castle, Pershore

“This application seeks planning permission for a proposed two storey rear extension including retaining wall and steps, as well as internal alterations at The Old Smithy, Main Street, Elmley Castle.”

“The Old Smithy is a Grade II listed building located centrally within the village of Elmley Castle. The listing details for the property state: C17. Rubble stone, partly restored above in modern brick. 3 gabled dormers. Modern casements. Group value.”

“Development Boundary • Grade II Listed Building (The Old Smithy) • Affecting the setting of Grade II Listed Buildings: Georgian Cottage Street House, Cottage North of Drakeley Cottage Drakeley Cottage Grooms, Queen Elizabeth I Arms Public House, The Cloisters and Brookside • Elmley Castle Conservation Area • Contaminated Land • SSSI - Site of Special Scientific Interest - Distance: • Cotswold National Landscape…”

“In conclusion, the design of the proposed extension is considered acceptable in size and scale and would not harm the significance of the listed building or other heritage assets.”

“Regarding the previous refusal due to the impact on the light received by Drakeley Cottage, further information demonstrates that both habitable rooms would continue to receive adequate light. Further, they are both dual aspect and receive light from a second window which would not be impacted by the development.”

“- The agent met with the Parish Council for a site visit, only the exterior was accessible. - The application is the same as the previous application, except changing the first floor bedroom to an office. The council has already approved the conversion of an outbuilding to a home office (W/23/01265/HP & W/23/01266/LB). The need for additional office space is unwarranted. - The size of the extension would impact the daylight and shared access of the neighbouring cottage.”

“The details submitted within the Water Management Statement suggest surface water will be discharged to a soakaway. Whilst this is, in principle, satisfactory, if ground conditions are not suitable for soakaways, then an alternative sustainable solution will be required. Additionally, the applicant must note that a soakaway must be built 5 meters away from any building, and 2.5 meters away from a boundary line.”

“- The proposal is the same as a previously refused application (W/23/02279/HP) except for changing the bedroom to an office. - The proposed development would block the light received by Drakeley Cottage. - The proposed development would have an overbearing impact on Drakeley Cottage. - The proposed development would be overly dominant and overdevelop the application site. - The proposed development would have an unacceptable impact on the Conservation Area.”

“- The proposed development is of a modest scale. - The proposed development would be to the rear of the dwelling and would not impact the street scene. - The parking on Main Street is only an issue at peak times and the proposed development would not cause a parking problem. - The proposed development would have a limited impact on the light of Drakeley Cottage but supporting documents show this would not be severe.”

“To refuse the application contrary to Officer recommendation on the grounds of harm to residential amenity given the orientation and impact on habitable room windows in the neighbouring property which is contrary to policy SWPD21.”