Agenda item

Alterations to garage to form room in roof [Guildhall Ward] [Site Visit]

Members considered a full application for alterations to the garage to form a room in the roof.

Officers advised members that their recommendation to refuse the application was due to the impact of the increased height and massing on both the conservation area and on the living conditions of the neighbouring property as a result of loss of outlook.

The Conservation Architect confirmed that at present, the garage sits quite low on the site which preserves the openness of the area behind the houses across the railway line to the tree cover which is important to the character of the street. However this application to increase the height of the garage would change this.

Representations were received from a neighbour in objection to the application. He circulated a set of photographs of the garage for Members information. He explained that the garage had been allowed as an exception as the impact on the street scene was reduced due to its height, however these proposals would lead to a considerable increase in both height and size. This would lead to the neighbour at no 35 having to look out onto a large blank wall and the garage would become a large presence in the garden. He agreed that it would harm the character and appearance of the conservation area.

Representations were also received from the applicant in support of the application. He pointed out that the increase in height was less than 5ft stating this would not harm the setting nor the view from the street to the railway line. He advised Members that care had been taken with the design of garage to maintain the relationship with host dwelling, the gable feature of the garage reflecting that of the main house. He explained that he was a publisher and needed the extra space above the garage for storage of books, as there was no longer sufficient space in the house to store them and they were currently in a storage facility which caused problems for access.

Members acknowledged officers concerns regarding the increased height and mass of the building and its impact on neighbours and the conservation area, particularly the possible loss of views from St Marys across the railway line and beyond and noted that some loss of view has already occurred due to other development which has taken place on the street. 

Members asked whether it would be practical to condition limiting the use of the additional first floor to storage but having taken advice from planning officers, agreed that the use of the garage extension for any purpose incidental to the use of the house was acceptable and a condition was not necessary.

Members expressed the view that it was an admirable scheme which would enhance the look of the house. Members concluded that the proposed changes would not significantly harm either the conservation area or the neighbour’s amenity.

RESOLVED:             That the application be approved and delegation be given to officers to issue the decision subject to conditions requiring matching materials and compliance with the approved plans.

REASON:                  The proposal, subject to conditions agreed, would not cause undue harm to interests of acknowledged importance, with particular reference to the impact on the character and appearance of the conservation area and the living conditions of the adjacent property.  As such the proposal complies with Policies GP1 and HE2 of the City of York Development Control Local Plan.