Two two-bedroom flats at 98 Howard Avenue, Rochester

“The proposed development is for the addition of a first floor and side extension together with rear dormer and front rooflights to facilitate the conversion of the existing bungalow into a two-storey building containing two two-bedroom flats. The existing detached garage at the bottom of the rear garden is to be demolished as part of the proposals.”

“Flat 1 (ground floor) would be a three-person, two-bedroom flat which would contain two bedrooms, bathroom living/kitchen area and hallway with storage cupboards. Flat 2 (first floor and loft) would be a four-person, two-bedroom flat which would contain two bedrooms, two bathrooms, living room, and kitchen with storage area.”

“Whilst the application site is located within an area that is predominantly single occupation households, the proposals would see the two flats have the appearance of a semi-detached pair such that it is not considered that there would be a material difference between the single occupation properties nearby and the flats proposed under this application.”

“The proposals would see the existing house converted into two flats; however, an additional parking space would be provided, resulting in one off-street space per flat, which would be in accordance with the council’s parking standards. It is therefore considered that the proposals would not unacceptably increase on-street parking.”

“MC/25/2534 Raising of roof height to facilitate additional story and conversion of existing bungalow into a two storey dwellinghouse.”

“Approval with Conditions 18 February 2026 MC/06/0434 Raising of land level to front garden to provide hardstanding area…”

“The proposed development is considered to be acceptable in terms of principle, design, amenity and highways terms and is in accordance with policies S6, H6, BNE1, BNE2, T1, T4 and T13 of the Local Plan and paragraphs 116, 131, 135, 135(f), 185 and 186 of the NPPF. The application is accordingly recommended for approval.”

“The application would normally be determined under delegated powers; however, this application is being referred to the Planning Committee for determination due to the number of representations received contrary to the officer’s recommendation.”

“Seven letters of objection have been received raising the following material planning considerations:”

“The proposed development would be out of keeping with neighbouring properties. Increased vehicular traffic as a result of the proposed development. The proposed additional parking space would be unsuitable given the changes in land levels off the private access track. Loss of privacy and overlooking to no.58 City Way and nos. 35 and 37 Delce Road as a result of the proposed development. The proposals would be an overdevelopment of the site.”

“The Planner outlined the application in detail for the construction of a first floor extension and a rear roof dormer to form two 2-bedroom flats.”

“The Senior Planner brought Members’ attention to the supplementary agenda advice sheet that added a new condition and included further representations.”

“Approved with conditions 1 to 4 as set out in the report for the reasons stated in the report with an additional condition 5.”

“Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order amending, revoking and re-enacting that Order with or without modification) the self- contained flats hereby approved shall remain in use as self-contained falling within Class C3 only of the Town and Country Planning (Use Classes) Order 1987 (as amended) (or any order amending, revoking and re-enacting that Order with or without modification) and no…”