Agenda item

Report of the Service Lead, Planning, Infrastructure and Development recommending that conditional approval be granted in respect of an application for a proposed development at the above address.

The Panel considered the report of the Service Head, Planning, Infrastructure and Development Manager recommending that authority to grant conditional approval in respect of the application for a proposed development at the above address.

Erection of a single storey rear extension with flue.

Mr Dermody (local resident objecting) was present and with the consent of the Chair, addressed the meeting.

Upon being put to the vote the officer recommendation to grant conditional approve was lost.  A further motion to refuse permission subject to the reason set out below was then carried unanimously carried.

RESOLVED that conditional planning permission be refused for the reasons set out below:

Overdevelopment

The proposed single-storey rear extension, by means of its scale, massing and site coverage ratio, is considered to represent an overdevelopment of the site, with the proposed extension appearing out of proportion with the main dwelling and unbalancing the building-to-plot ratio of the application site. In particular, the extension would be out-of-character with the spacious context of surrounding properties, which is a locally distinctive feature, especially since the plot is already uncharacteristically smaller than others within the immediate area. The effect would be compounded due to the projection of the extension, further to the East than the existing building line of the host dwelling and neighbouring dwelling Bassett Wood House, and the manner in which the extension would span almost the entire side boundary with Bassett Wood House, and leaving insufficient gap to the rear boundary with The Coach House to the East. The proposal would, therefore, prove contrary to the following adopted development plan policies:

The City of Southampton Local Plan Review (amended version adopted March 2015)

Policy SDP1 (i) – in that the proposal would unacceptably affect the visual amenity of the City.

Policy SDP7 (iii), (iv), (v) – in that the development does not respect the existing layout of buildings.

Policy SDP9 (i) – By not respecting the site's surroundings in terms of the massing and plot coverage.

The Southampton Local Development Framework Core Strategy Development Plan Document (amended version adopted March 2015)

Policy CS13 (1), (2) (6) – By failing to positively integrate with the surroundings and contribute positively to the local distinctiveness and the erosion of the landscape quality of the site.

The Bassett Neighbourhood Plan (adopted following examination, public consultation and referendum July 2016)

BAS1 – By being out of character with the scale and massing of neighbouring buildings and the density and landscape features of the surrounding area.

BAS 4 – By failing to respect the character of the surrounding area in terms of scale, spacing and massing of neighbouring properties.

The Residential Design Guide (adopted as a Supplementary Planning Document following full public consultation September 2006)

Paragraphs 2.2.1 – 2.2.2 – By failing to maintain an appropriate gap between the proposed extension and neighbouring buildings.

Paragraph 3.2.4 – 3.2.5 – By failing to deliver a design that is appropriate to its context and by representing an over-development of the site that will have a negative impact on the character of the area and local amenity.

Paragraphs 3.9.1-3.9.2 – Since the resultant coverage of the plot by buildings and hard surfacing would be notably more intensive than is typical in nearby dwellings.