Agenda item

Two storey side extension and two storey rear extension involving demolition of existing garage

Recommendations: Approval

RESOLVED: That the application be approved as per officer’s recommendation.

Demolition of two existing barns and the erection of two replacement structures.

Officers introduced the report and made a recommendation for approval.

A petition from the Gatehill Residents Association had been submitted and written representations in objection to the application were read out for the consideration of the Committee. Concerns were raised regarding ownership, proposed extensions identical to previously withdrawn application, proposed internal subdivision into flats, disproportionately large extensions, contravention of policies, loss of privacy and light, misleading parking surveys, that the property was within a critical drainage area, ecological constraints and the property being subdivided or used as a HMO. It was requested that an additional condition be added to the effect that approval was given solely for a single family occupancy of the curtilage. The Committee was urged to refuse the application.

The agent on behalf of the application addressed the Committee and outlined the application. The previous refusal was based on over intensification of the plot and the application as refused. Since then amendments had been made to the application. It was noted that officers had taken the view that the impact on extension would result in some harm but would be moderate, the proposed rear and side extension would remain sympathetic and did not cause harm to the character and appearance to an area of special local character. The extensions did not create amenity problems for neighbours, met the 45 degree test, did not impinge on neighbours privacy, windows   would be frosted or away from neighbours and there was no loss of light.  There were no issues in respect of car park and the Committee was urged to approve officer recommendations.

Written representations from Ward Councillor Jonathan Bianco and Ward Councillor Duncan Flynn were read to the Committee.

Councillor Bianco submitted that his objections to this proposal were the same as those  voiced last time this property came before the Committee. The last application was to extend the property and then convert it from a single dwelling to four flats. This application was for an identical size building but instead was for a single dwelling. Concerns remained around further applications following for further development and if the Committee was minded to approve this application that they add a condition against future subdivision.

Ward Councillor Flynn submitted that by subdividing this property from a single dwelling into four flats would risk setting a precedent on the Gatehill Farm Estate, which had an Area of Special Local Character designation.  The vast majority of properties on the Estate were single dwellings and permitting this application could open the floodgates for future applications for flatted developments on the Estate. This would significantly increase the density of the Estate, put pressure on car parking and fundamentally change the character of a pleasant and peaceful part of the Borough. For these reasons the application was opposed.

The Committee considered that the application met criteria and policies. Each application had been to be determined on its own merits. Members requested for a HMO condition to be added to avoid future issues and the materials condition be strengthened.

The officer’s recommendation was moved, seconded and, when put to a vote, agreed with 7 votes in favour and one abstention.

RESOLVED: That the application be approved as per officer’s recommendation, with an additional no HMO condition and reviewing the condition on materials.