First-floor rear extension at 4 Nursery Cottage, Stevenage

What was proposed

The application sought a first-floor rear extension over part of an existing single-storey rear extension.

“Proposal : First floor rear extension over existing single storey rear extension Drawing Nos.: 1003-02-EBP; 1003-01-SLP; 1003-03-PBP; 1003-04-EPE ISSUE C; 1003-05-EPE ISSUE C;”

“THE CURRENT APPLICATION 3.1 This application seeks planning permission for the erection of a first-floor rear extension over the existing single storey rear extension that was built under planning permission reference number 18/00649/FPH. The application comes before the Planning Committee as the applicant is related to a member of staff at the Council. 4.”

Officer report

The site and setting

The site is a three-bedroom semi-detached home in the Symonds Green Conservation Area, whose rear is visible from the access drive.

“DC88 1. SITE DESCRIPTION 1.1 The application site is a three-bedroom semi-detached dwelling located at the southern end of Symonds Green Lane and within the Symonds Green Conservation Area. The property is one of 4 (2 pairs) dwellings that were constructed to house local workers in the 1940's. They are considered to make a positive contribution towards the character of the conservation area.”

“The modest semi-detached pairs are of brick construction, rendered at first floor level with a gabled tile roof and a shared central gabled roof to front and rear elevations. The rear of no. 4 is not visible from Symonds Green Lane due to the close proximity of the adjacent dwelling to the south but would be visible from the access drive to the rear.”

Officer report

Earlier planning permission

A single-storey rear extension was granted permission in December 2018, and the current extension would be built above it.

“RELEVANT PLANNING HISORY 2.1 18/00649/FPH Single storey rear extension. Granted 11.12.2018.”

Officer report

What officers recommended

Officers recommended permission because the proposal was acceptable in design, heritage, neighbour amenity, parking, biodiversity and sustainability terms.

“DC88 7. APPRAISAL 7.1 The main issues in the assessment of the application are design and visual impact on designated heritage assets, impact on neighbouring amenities, and biodiversity net gain. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that all planning applications must be determined in accordance with the Development Plan unless material considerations indicate otherwise.”

“CONCLUSIONS 8.1 The development plan policies most relevant for determining the application are considered to be up to date. Paragraph 11(d) of the NPPF is therefore not engaged and the proposal falls to be assessed against a straightforward planning balance. The development is considered to be acceptable in all respects, including its impact on the character and appearance of the area, and on the amenities of neighbouring occupiers.”

Officer report

What the committee heard

The Senior Planning Officer explained the conservation-area setting, retained single-storey section, heritage assessment, neighbour impacts and parking position.

Committee discussion

Members noted the proposal’s heritage, amenity, parking and sustainability points, and a motion to proceed to the vote was proposed and seconded.

“The Committee was advised that the proposal would have an acceptable impact on neighbouring residential amenity, with no significant adverse effects arising from overlooking, loss of light or overbearing impact. As there was no increase in the number of bedrooms, no additional parking assessment was required.”

“Following the questions, a motion to proceed to the debate and vote was proposed and seconded.”

Minutes

The vote

The committee voted to grant planning permission subject to the listed conditions and delegated authority.

“A vote was taken and It was RESOLVED that planning permission be GRANTED subject to the conditions set out below and delegated authority be given to the Director of Planning and Regulation in consultation with the Chair of the Planning and Development Committee, to amend or add to the conditions subject to which the permission would be granted, where such amendments or additions would satisfy the relevant national policy tests and would most effectively deliver the…”

Minutes

The decision

Planning permission was granted with conditions covering approved plans, commencement, matching materials and preventing roof access or use as a balcony.

“3 The external materials used in the development to which this permission relates shall be those detailed on the approved plans and in the accompanying planning submission documents unless otherwise agreed in writing by the local planning authority.”

Minutes