Demolition of existing extensions and replacing with new side and rear extension

1. The terraced form, and local stone and slate materials of The Forge Cottages contributes strongly to the traditional character of Coniston and more widely to the mining history and traditions of the National Park and World Heritage Site. The traditional building is identified as a locally important heritage asset in Annex 7 of the Coniston Neighbourhood Plan. It is a non-designated heritage asset for the purposes of the NPPF. The western, northern and eastern elevations of 1 The Forge are prominent in public view from the adjacent public road which is well used by walkers accessing the Coniston fells. The two-storey massing of the proposed extensions combined with the disproportionately size windows, uncharacteristic flat roof element and contemporary materials including glass balustrade and metal detailing means that the proposed extensions would disrupt the vernacular character of the non-designated heritage asset and be a large and conspicuous feature as viewed from the public road. The proposals would fail to maintain local distinctiveness and sense of place, fail to reinforce the importance of local character and fail to conserve and enhance the character, authenticity, integrity, setting and views of the historic environment, contrary to Policies 01, 05, 06 and 07 of the Lake District National Park Local Plan 2020-2035, the Design Code Supplementary Planning Document and the National Planning Policy Framework.
2. The scale and proximity of the proposed two-storey extension would reduce the light into the north-western elevation and rear garden of the adjoining residential property, 2 The Forge. Furthermore, the proposed roof terrace would result in outlooks towards the rear garden, resulting in loss of privacy. The combination of its two-storey massing, positioning of the terrace, and proximity to 2 The Forge means that the proposed extensions would have an unacceptable impact on amenity due to overshadowing, overbearing and overlooking on 2 The Forge. The development is unacceptable in terms of its impact on amenity and is contrary to the requirements of Lake District National Park Local Plan 2020-2035 Policy 06, the Design Code Supplementary Planning Document and the National Planning Policy Framework.
3. The application site lies within Flood Risk Zone 3. The proposed extensions and patio would extend over grassed domestic garden introducing built structures within the flood risk zone and reducing the amount of permeable surfacing The proposed householder development falls within the exceptions for a sequential test and exception test set out under NPPF policies F5 and F6. However, site specific flood risk assessment is still required (NPPF policy F4) and the development must still comply with NPPF Policy F7 (which has a presumption of refusal unless its tests are met). The application fails to demonstrate that: the development would not present a risk from flooding to potential occupiers, users, or visitors; that it has been located in areas of lowest flood risk within the site or that there are overriding reasons which justify the proposed arrangement; that the development will be safe throughout its lifetime taking account of the vulnerability of its users; that any residual risk can be safely managed, and safe access and escape routes provided; that the development is appropriately flood resistant and resilient such that, in the event of a flood, it could be quickly brought back into use without significant refurbishment; or that the development would not increase flood risk elsewhere. For the reasons above the proposals fail to satisfy National Planning Policy Framework policies F7, Lake District National Park Local Plan Policy 03 and the Lake District National Park Design Code Supplementary Planning Document
4. Town and Country Planning (Development Management Procedure) (England) Order 2015 Article 35(2) statement. The Local Planning Authority were unable to identify solutions to the problems arising in relation to dealing with the application.

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