Loft conversion with dormers at 21 Law Walk, Plymouth

What was proposed

The application sought a loft conversion with large front and rear dormers, raising the dwelling above its existing ridge height to provide more foster-child bedrooms.

“Proposal Description The proposals seek to carry out a loft conversion. The proposed loft conversion would result in the addition of a large flat-roofed dormer on the north roof slope and a gable projecting dormer on the south roof slope. The height of the dwelling would be raised to accommodate the loft conversion with the dormers raised above the existing ridge height.”

Officer report

The site

The site was a two-storey semi-detached home in a residential area, in a row of similarly designed properties beside public routes.

“Description of Site 21 Law Walk is a two-storey semi-detached dwelling located in a residential area within the ward of Southway. The property is located in a row of similarly designed detached and semi-detached properties and fronts a public footpath, Law Walk, to the south.”

Officer report

Planning history

An earlier application for a single-storey rear extension and front bay window was approved with conditions, and no pre-application enquiry was submitted.

“Pre-application Enquiry There was no pre-application enquiry submitted prior to the application.”

“Relevant Planning History 09/00945/FUL: Single storey rear extension, and front bay window (existing store to be removed) (Approved with conditions)”

Officer report

Officers’ recommendation

Officers recommended refusal because the proposal did not accord with the design policy and its visual harm outweighed the benefits, including fostering support.

“Conclusions and Reasons for Decision Officers have taken account of the NPPF and S38(6) of the Planning and Compulsory Purchase Act 2004 and concluded that the development does not accord with policy DEV20 of the Joint Local Plan and therefore the proposal is recommended for refusal.”

“The proposed loft conversion by virtue of its scale, design and siting would result in an incongruous addition to the property that would harm the visual amenity of the area. The loft conversion will extend beyond the established ridge height of neighbouring properties with the proposed dormers, particularly the rear dormer, representing a bulky structure that would unbalance the simple and modest proportions of the dwelling and its roof form.”

Officer report

Design was the main concern

Officers considered the dormers bulky, above the existing roof, out of balance with the house and harmful to the area’s character and street scene.

“As noted above, the proposed rear dormer would be a large flat-roofed structure covering much of the width of the roof slope. The maximum height of the rear dormer would exceed the height of the existing roof of the dwelling. The scale and siting of the dormer is considered to represent a bulky structure that would dominate the existing roof slope and detract from its simple proportions.”

“It is therefore considered that the proposed dormers would not be in keeping with the surrounding built form and would harm the character and appearance of the area and street scene and would therefore be contrary to policy DEV 20 of the JLP.”

Officer report

Who spoke

The planning officer presented the report to the committee.

The committee vote

The committee voted eight to refuse and one against refusal; one councillor was recorded as abstaining and one did not vote.

“For Refusal (8) Councillors: Allen, Dingle, Goslin, Kelly, McLay, Penrose, Stickland, and Watkin.”

“Absent / Did Not Vote (1) Councillor Freeman.”

Minutes

The application was refused

After discussion, the committee refused the application in line with the report’s justifications, citing the proposal’s impact on visual amenity and character.

“Following discussions, the Committee agreed to refuse the application, per the justifications set out in the report:”

Minutes