Dwelling extensions at Longridge, Utkinton, Tarporley

What was proposed

The application sought internal changes, a ground-floor extension, a side porch and a first-floor rear extension for a family home.

“Description of the Proposal 5.1 The application seeks planning permission for Internal reconfiguration and extensions to the existing 1.5 storey dwelling.”

“The proposed development would increase the height of the existing 6.5m dwelling to an overall height of approximately 7.5m to the highest point. The proposed development includes an overall height extension to the host dwelling, extensions and internal alterations. The proposed extension at ground floor would provide an open plan living, kitchen, dining area and a single storey side porch entrance.”

Officer report

The site

The site contains a detached residential property in a predominantly residential area within Wivenhoe’s settlement limits.

“Site Description and Context 4.1 The site contains a detached two storey residential property situated to the north of Beech Avenue, within the settlement limits of Wivenhoe. This lies within a predominantly residential area.”

Officer report

Application history

An earlier delegated decision granting permission was quashed because the application should have been decided by the Planning Committee.

“Procedural Matter 2.1 The application was previously determined under Delegated Authority and planning permission was granted. However, the Council's Constitution requires that applications submitted by Elected Members must be determined by the Planning Committee rather than under delegated powers. The decision was therefore issued in error and the Council took steps to quash the decision.”

“Members are therefore requested to determine the application afresh on its planning merits, having regard to the Development Plan, the National Planning Policy Framework, and all other material planning considerations.”

Officer report

Consultation responses

Environmental Protection raised no objection subject to conditions, while the parish council and one neighbour raised concerns about height and daylight.

“Environmental Protection: No objection subject to conditions to control the hours of work during demolition/construction and to secure the appropriate process should any unexpected contamination be found.”

“The consultation exercises have resulted in one neighbour objection. The objection concerns the following, “The planned increase of height to the original building will restrict the daylight to my property, that is already limited to the windows on that side of my house.”

Officer report

Who spoke

The planning officer presented the proposal, and the development manager answered members’ questions about height, daylight, privacy and parking.

Members’ questions

Members discussed the corrected height figures, possible overlooking, glazing, parking for five bedrooms and how elected-member applications were handled.

“Concerns were raised regarding residential privacy, whether the new extension would overlook neighbouring bedrooms or living areas, and whether a condition requiring obscure or secured glazing would be necessary. Members were also keen to understand extra parking spaces required for the expanded five-bedroom home and whether those spaces were physically available on the site.”

“She identified the objecting neighbour to the right-hand side of the property and demonstrated that the existing built form already sat on that boundary and showed that most of the new structural massing was directed toward the opposite side of the dwelling.”

Minutes

The committee vote

The application was accepted unanimously in line with the officer recommendation.

“To ensure full visibility moving forward, the planning department has updated its official report template to include a mandatory verification statement, requiring officers to explicitly double-check and document whether an applicant was an elected member or staff member. A proposal to accept the application as per the recommendation was seconded. RESOLVED (UNANIMOUSLY)that:the application for Planning Permission be approved as per Officer Recommendation.”

Minutes

The decision

Planning permission was approved as recommended by officers, subject to conditions covering timing, approved details, materials, working hours, trees and contamination.

“Tree and Hedgerow Protection All existing trees and hedgerows shall be retained throughout the development construction phases, unless shown to be removed on the approved drawing and all trees and hedgerows on and immediately adjoining the site shall be protected from damage as a result of works on site in accordance with the Local Planning Authorities guidance notes and the relevant British Standard.”

“Unexpected Contamination In the event that historic land contamination is found at any time when carrying out works in relation to the development, it must be reported in writing immediately to the Local Planning Authority and all development shall cease immediately.”

Officer report