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

Erection of a single storey rear extension, hip to gable roof alterations including front and rear dormers to facilitate loft conversion.

Jeffery Mills (local resident objecting), Kim Blunt (agent) and Councillor Houghton (ward councillor objecting) were present and with the consent of the Chair, addressed the meeting.

The Panel discussed the buildings classification as a C3 dwelling and noted that the property was afforded all of the benefits of having legal classification as a dwelling house.  It was noted that the dwelling was intended for up to six people living together as a single household and receiving care in a supported housing scheme for people with mental health problems.  The presenting officer reported the receipt of additional correspondence that detailed that the property would have a carer on site in the day and at night time.  In addition the officer reported the need for a materials condition.

It was noted that the properties classification class meant that the property did have permitted development rights.  The Panel discussed the proposed developments potential effect on the amenities of its neighbours.  The Panel considered the recommendation to grant conditional planning permission. Upon being put to the vote the recommendation was lost.

A further motion to refuse to grant conditional planning permission for the reasons set out below was then proposed by Councillor Savage and seconded by Councillor Fitzhenry.

RECORDED VOTE to refuse planning permission

FOR:  Councillors Fitzhenry, Murphy, Savage and Wilkinson

ABSTAINED:  Councillors Denness and Barnes-Andrews,

RESOLVED to refuse planning permission for the reasons set out below:

REASON FOR REFUSAL

Impact on residential amenity

The scale and massing of the proposed extensions in terms of the raising in height of the gabled roof pitch and enlarging the current ground floor rear extension would be to the detriment of the amenity of the neighbouring occupiers.

In particular, the lounge area of 46 Merridale Road heavily relies on the natural lighting from the side window directly facing towards the proposed roof extension. The window has a gap of 1.6m to the vertical wall of the gabled roof. The lounge would experience a significantly greater loss of natural light from the additional massing and increased height of the roof extension as the sun path travels from east to west during the day and overshadows the window to the north east.

The deepening of the current ground floor extension, by a further 3.8m to an overall depth of 7.5m (with an eaves and ridge height of 2.64 and 3.51m), would unduly enclose the outlook enjoyed from the most useable garden area of 50 Merridale Road. This is due to a combination of its close proximity as viewed from the common boundary and overall depth of 7.5m beyond the rear wall of the neighbouring property.

The depth of the rear extension is significantly greater than the 4m projection allowed for a rear extension under class A of permitted development. The allowance under permitted development, where planning permission is not required, sets an established and recognised benchmark which the government typically does not consider a householder extension to be a harmful size. In this instance, the size of the roof extension (exceeds permitted development allowance under class B being taller than the existing ridge) and the rear extension above the permitted development tolerance is considered to harm the amenity of the neighbouring occupiers.

As such, the proposal would prove contrary to saved policy SDP1(i) of the Local Plan Review (Amended 2015) as supported by the guidance set out in paragraph 2.2.1-2.2.2 of the Residential Design Guide (September 2006).