The proposed alterations and extensions to the dwelling, when taken with the existing and approved extensions, would cumulatively result in a significant increase in the habitable floor space of the original dwelling, extending what was a small cottage significantly beyond its original size. The proposal would result in a combined total of new development which would exceed the specified limit of 30% of new habitable floorspace under Policy CO17 of the NYM Local Plan. The cumulative increase in the overall habitable floorspace would consequently have a detrimental impact on the mix of dwelling types needed to sustain balanced communities within the National Park and result in the loss of a smaller more affordable dwelling.
By virtue of their scale, form and design detailing the proposed dormer extension and alterations to the property would not complement the architectural form or character of this modest cottage that makes a positive contribution to the landscape and special qualities of the National Park. The proposed box dormer would dominate the rear elevation giving the appearance of a zinc clad, flat roof first floor extension and as such would not be subservient to the original dwelling thereby harming its character and appearance and setting in the landscape. The proposal is therefore contrary to Strategic Policy C and Policy CO17 of the NYM Local Plan, the Authority's Design Guide Part 2: Extensions and Alterations to Dwellings and the National Planning Policy Framework, in particular paragraph 134 which advises that development that is not well designed should be refused, especially where it fails to reflect local design policies and supplementary planning documents such as design guides.
It is considered that due to scale, height, form and position of the proposed side extension and rear dormer extension, and the close proximity of the neighbouring property, the proposals would have an adverse impact on the residential amenity of the occupiers contrary to Strategic Policy C and Policy CO17 of the NYM Local Plan.