Agenda item

Two storey side extension (resubmission).[Dringhouses and Woodthorpe Ward] [Site Visit]

Members considered a full application from Mr W Jones for a two storey side extension (resubmission)

Officers explained how the current application differed from the previous application which had been refused in November 2013 and subsequently dismissed at appeal in January 2014.

The applicant, Mr W Jones, had registered to speak in support of his application. He advised the committee that the current application was a resubmitted scheme which addressed the concerns which had given rise to the previous refusal of the application. He assured Members that he had put a lot of effort into the scheme and had responded to questions from the planning officer. He confirmed that he had spoken to all his neighbours and that they were happy with the proposals.

From the photo of the street scene, Members noted that many of the semi-detached properties had been altered and extended in different ways so that the traditional street scene had changed.

With regard to the supplementary planning guidance in relation to rooflines, Members noted that this was guidance and not a requirement for strict observance. They considered that due to its location on the street corner, it was unlikely to create the effect of terracing.

Members agreed that while this was not necessarily a perfect solution, given the history of the site, it was in everyone’s interest, including the neighbours, to find a resolution for the applicant. They noted that neighbours did not object to the proposals.

Members questioned whether it was possible to remove permitted development rights to prevent any further increase in living space and were advised that it would be possible but such a condition would need to justified, it may be reasonable for example to add a condition removing permitted development rights for conversion of the garage in order that bike storage etc was maintained.

Members expressed concern about the possible treatment of the frontage of the plot and suggested adding a landscaping condition requiring the front section of the garden to be landscaped and a new tree planted. Officers advised that a scheme such as this would not normally be subject to a landscaping condition and that there would need to be an exceptional reason to justify it. Members stated that they felt that it was necessary in order to protect the appearance of the street scene.

Resolved: That the application be approved subject to conditions regarding matching materials, approved plans and additional conditions requiring the front garden to be landscaped and removing permitted development rights to prevent the garage being used for living accommodation in the future.

                   The wording of the following conditions has been taken from the decision letter dated 6 June 2014, sent to the applicant following the meeting.

1       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.

2       The development hereby permitted shall be carried out in accordance with the following plans:- N-01-D 02 Rev. C

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

3       No further development shall take place until there has been submitted and approved in writing by the Local Planning Authority a detailed landscaping scheme for the front garden which shall include the planting of a new tree. The scheme 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 in the interests of the appearance of the street scene.

4       Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order), the garage shall not be converted into living accommodation and a garage or similar door shall be retained.

Reason: The proposed development extends to the full width of the property, the conversion of the garage which, without this condition, may have been carried out as "permitted development" under the above classes of the Townand Country Planning (General Permitted Development) Order 1995 would result in a loss of cycle and bin storage which would be contrary to the local planning authority’s aim of reducing the need for the private car andencouraging cycling in the city.

Reason:              The proposals are considered to comply with the national Planning Policy Framework, City of York Council Development Local Plan Policies H7 and GP1 and Supplementary Planning Guidance to Householders.