Agenda item

Two storey pitched roof side extension, single storey pitched roof front and rear extensions, after demolition of existing garage and conservatory (resubmission) [Holgate Ward]

Members considered a full application, submitted by Mr R Wheller, for the erection of a two-storey roof side extension, single storey pitched roof front and rear extensions after the demolition of the existing garage and conservatory (resubmission).

Representations were received, in objection, from a neighbour who said that the proposed development would block the sunlight from his back garden, be over dominant in relation to the original property and substantially alter the street scene as no other property on Moorgate had been extended in this way.

Representations were received, in support, from a neighbour who felt that the proposed extension was an effective use of land and that Hobgate and Moorgate contained an interesting variety of properties.

Representations were also received, in support, from Councillor Crisp (Ward Councillor for Holgate) who  said that the proposed extension would not be harmful enough to the street scene to warrant refusing the application.

Representations were received, in support, from the applicant who did not feel that the proposals would significantly harm the area. There were no established patterns of development in the area and the proposals would not detract from the amenity of neighbouring properties.

Members discussed the visual amenity of the surrounding area including whether the area could be said to be one that was characterised by spacious plots with clear gaps between dwellings. Some Members felt that a terracing effect would not be produced by building the proposed extension.

RESOLVED:             That the application be approved subject to the following conditions:¹

1.      The development shall be begun not later than the expiration of the three years from the date of this permission.

Reason: To ensure compliance with Sections 91 to 93 and Section 56 of the Town and Country Planning Act 1990 as amended by Section 51 of the Compulsory Purchase Act 2004.

2.      The development hereby permitted shall be carried out only in accordance with the following plans:-

500:01, 500:02A

or any plans or details subsequently agreed in writing by the Local Planning Authority as amendment to the approved plans.

Reason: For the avoidance of doubt and to ensure that the development is carried out only as approved by the Local Planning Authority.

3.      The materials to be used externally shall match those of the existing buildings in colour, size, shape and texture.

Reason: To achieve a visually acceptable development.

4.      Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order), no door, window or other opening additional to those shown of the approved plans shall at any time be inserted in the side elevation of the extension.

Reason: In the interests of the amenities of occupants of adjacent residential properties.

5.      The hours of construction, loading or unloading on the site shall be confined to 08:00 to 18:00 Monday to Friday, 09:00 to 13:00 Saturday and no working on Sundays or public holidays.

Reason: To protect the amenities of adjacent residents.

REASON:                  That the proposals, subject to the conditions detailed above, would not cause undue harm to interests of acknowledged importance, with particular reference to the character and appearance of the street scene and residential amenity. As such the proposal complies with Policies GP1 and H7 of the City of York Development Control Local Plan.