Agenda item

Members considered a Full Application, submitted by Mr and Mrs T Briggs, for two storey pitched roof side extensions (revised scheme).

Representations in support were received from the applicants agent who indicated that the proposal was a small scale extension to an existing dwelling in the Green Belt. He indicated that he was using the guide in Green Belt  Policy GB4 which stated that an extension of up to 25% in size of the original dwelling was acceptable.

Officers pointed out that the key issue was the starting point for the extension which Officers considered was the original water tower building, as did the Inspector when he dismissed an appeal in May 2005. In relation to the status of policies it was confirmed that Planning Policy Guidance Note 2 (Green Belts) took precedence over the draft Local Plan.

Members indicated that, following the site visit, they felt that there were special circumstances in this case with accommodation problems at the property. They felt that any approval would not set a precedent and that there would be no harm to the visual amenity of the area.

RESOLVED: That the Application be approved subject to the imposition of the following conditions and informative

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.

 2            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 form of development.

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

AP3/3/06

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.

 4            No development shall take place until there has been submitted and approved in writing by the Local Planning Authority a detailed landscaping scheme which shall illustrate the number, species, height and position of trees and shrubs.  This scheme shall be implemented within a period of six months of the completion of the development.  Any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless alternatives are agreed in writing by the Local Planning Authority.

Reason:  So that the Local Planning Authority may be satisfied with the variety, suitability and disposition of species within the site.

REASON:            In the opinion of the Local Planning Authority the proposal, subject to the conditions listed, would not cause undue harm to interests of acknowledged importance, with particular reference to the impact on the openness of the Greenbelt and the appearance of the dwelling. As such the proposal complies with policy GB1 and GB4 of the City of York Local Plan Deposit Draft.