Detached garden outbuilding at 2 Cannon Hill Road, Coventry

What was proposed

The application sought permission for a detached, partially built outbuilding containing a gym and WC for use with the house.

“INTRODUCTION The application seeks consent for the erection of a detached outbuilding. The application has been reported to committee due to receiving over five objections.”

Officer report

The site

The site is a detached house with a driveway and large rear garden, beside but outside a conservation area and in Flood Zone 1.

“SITE DESCRIPTION The application site relates to a detached dwellinghouse. This property has a driveway to the front and a large rear garden. The dwelling is located adjacent, but not within, the Kenilworth Road Conservation Area. The application site is located in Flood Zone 1, where there is the lowest probability of fluvial flooding.”

Officer report

Earlier history

An enforcement complaint was investigated while the outbuilding was under construction, and an earlier extension and alteration application was granted with conditions.

“An enforcement complaint (REF: CMP/2025/01321) was received on 09/10/2025 and was investigated. As the outbuilding is under construction, the enforcement officer was unable to determine if it could be constructed under Permitted Development or whether it would require formal planning permission.”

Officer report

What officers advised

Officers recommended permission because the design, amenity, heritage and highway effects were considered acceptable, subject to conditions.

“Planning Committee are recommended to grant planning permission subject to conditions.”

“The proposed development is considered to be acceptable in principle and will not result in any significant impact upon design, neighbouring amenity, heritage assets or highway safety. The reason for Coventry City Council granting planning permission is because the development is in accordance with: Policies DS3, H5, DE1, HE2 and AC3 of the Coventry Local Plan 2017 and the emerging Local Plan Policies DS3, H5, DE1, HE2 and AC3 together with the aims of the NPPF.”

Officer report

Main planning effects

The outbuilding’s rear position, design, separation distances, hedges and incidental gym use were considered to limit harm to neighbours and the area.

“Due to its siting at the rear of the plot, the structure will not be prominent from public vantage points along Cannon Hill Road, or Cannon Park Road. As such, it will have limited impact on the wider street scene and is not considered to have an unacceptable impact upon the character or appearance of the adjacent Kenilworth Road Conservation Area, due to its siting.”

“Taking the above into account, it is not considered that the outbuilding will cause unacceptable harm to the living conditions of neighbouring occupiers in terms of visual intrusion, loss of light, outlook or privacy. The proposed use as a gym with WC is incidental to the enjoyment of the dwellinghouse and would not give rise to undue noise or disturbance.”

Officer report

Who spoke

A ward councillor and another objector spoke against the application, while the applicant spoke in support.

Committee discussion

Members discussed the building’s use and agreed to strengthen the condition so it remained ancillary and could not operate independently.

“Following discussion, Members agreed that, in light of a Member's question about use, condition 3 would be amended to ensure that the outbuilding remains ancillary, cannot be sold, leased, or let and not used for business or have facilities that are independent from the main dwelling.”

Minutes

The decision

Planning permission was granted subject to conditions and the amended restriction on the outbuilding’s use.

“RESOLVED that planning permission be granted in respect of Application PL/2026/0000705/HHA subject to conditions, and the amended condition as previously outlined.”

Minutes