Domestic annexe extension at 2 Scapa Crescent, Kirkwall

What was proposed

The application sought a one-and-a-half-storey extension containing a two-bedroom domestic annexe, with the existing oil tank relocated.

“In the event of any incompatibility between a provision of NPF4 and a provision of the Orkney Local Development Plan 2017, NPF4 is to prevail as it was adopted later. It is important to note that NPF4 must be read and applied as a whole, and that the intent of each of the 33 policies is set out in NPF4 and can be used to guide decision-making.”

“Page 6. currently undeveloped, forming part of the rear garden of the existing single storey house. Principle 8.3.The development would be located within the existing residential curtilage and would not create an additional planning unit, being an extension to the existing house only, as an annexe. The principle of the development is acceptable, including in relation to Policy 1 ‘Criteria for All Development’ of the Orkney Local Development Plan 2017.”

Officer report

Planning history

There was no planning history for the site.

“Page 2. 3.Consultations Roads Services 3.1.Roads Services has confirmed no objection subject to the provision of sufficient parking spaces. Scottish Water 3.2.Scottish Water has confirmed no objection. 4.Representation 4.1.One valid representation (objection) has been received from: • Steven Russell, Dellovo Cottage, New Scapa Road, Kirkwall. 4.2.The objection is on grounds of overlooking/impact on privacy. 5.Relevant Planning History 5.1.No planning history.”

Officer report

The officer recommendation

Officers recommended approval because the proposal complied with relevant policies and was acceptable in principle, design and residential amenity terms.

“Page 7. Residential Amenity 8.9.The extension would mainly project to the north of the curtilage. In relation to the representation raised regarding overlooking concerns, this relates mainly to a window in the roof of the extension, into an upstairs habitable room. This proposed upper floor west facing window of the extension and the neighbour’s ground floor northeast facing bedroom window would not be facing directly and would have sufficient offset.”

“There are no material considerations including those raised in the objection that outweigh this conclusion. The application is therefore recommended for approval, subject to the conditions attached as Appendix 1 to this report. For Further Information please contact: Shanka Weerasekara (Development Management), Email shanka.weerasekara@orkney.gov.uk Implications of Report 1.Financial: None. 2.Legal: Detailed in section 7 above.”

Officer report

Who spoke

The applicant made representations to the committee during consideration of the application.

The committee decision

The committee granted planning permission subject to conditions, finding that the objection had insufficient weight to warrant refusal.

“26/019/HH Proposed Extension of House at 2 Scapa Crescent, Kirkwall. [the applicant], applicant, was present during consideration of this item. After consideration of a report by the Director of Infrastructure and Organisational Development, copies of which had been circulated, and after hearing a report from the Service Manager (Development Management), the Committee: Noted: 8.1.”

“Orkney Local Development Plan 2017: o Policy 1 – Criterial for All Development. o Policy 2 – Design. • Planning Policy Advice: o Amenity and Minimising Obtrusive Lighting (2021). That planning permission be granted in respect of the proposed extension of a house at 2 Scapa Crescent, Kirkwall, subject to the conditions attached as Appendix 6 to this Minute.”

Minutes