House extension and garage at 21 Telegraph Road, Gayton

What was proposed

The application proposed altering the dwelling, adding a first floor with dormers, installing a porch and building an attached side garage.

“Location: 21 Telegraph Road, Gayton, Wirral, CH60 8NA Proposal: Demolition of forward projection portion of the extension, raising roof height as to feature a new gable roof with front and rear dormers (with Juliet balconies) to accommodate a new first floor. Installation of a new flat roof porch. Erection of a new adjoined side garage. (Amended from original, no alterations to the flow of the Public Right of Way).”

Officer report

The site and surroundings

The site contains a detached bungalow, parking and a public footpath running east to west between two parts of the land.

“21 Telegraph Road is a detached bungalow dwelling situated in the Heswall ward. The site is set back from Telegraph Road and features a public right of way running through the site, which splits the land east to west, with access from Telegraph Road running from the east. The current layout provides parking for the dwelling to the east side with a pedestrian access either side of the PROW into the dwelling on the west.”

Officer report

Earlier planning history

Earlier applications included several approved extensions and garages, while three applications for separate bungalows and garages were refused.

“APP/77/07881- Refused 21 Telegraph Road, Gayton, Wirral, CH60 8NA Erection of two semi-detached bungalows and three garages…”

“APP/76/06559- Refused 21 Telegraph Road, Gayton, Wirral, CH60 8NA Erection of two detached bungalows and 3 garages.”

Officer report

Consultation responses

Highways and public rights of way officers raised no objection subject to a condition, while residents submitted 26 objections.

“CONSULTATIONS Highways Officers - No Objection subject to condition Public Right of Way Officer - No Objection subject to condition.”

Officer report

Who spoke

An objector, a ward councillor and the applicant addressed the committee, and members questioned the applicant.

Members’ debate

Members debated whether vehicles crossing the public footpath to reach the garage would create a hazardous conflict with pedestrians.

“The Chair, Councillor Stuart Kelly moved and Councillor Mary Jordan seconded a motion to refuse the application for the reasons set out below:”

“The Local Planning Authority considered the proposal unacceptable in that vehicular access to the garage can only be gained by crossing a public right of way (FP21), so that any vehicle entering or leaving the proposed development creates a hazardous condition contrary to the interest of pedestrian safety.”

Minutes

The votes

A motion to refuse was lost 4:7, followed by a motion to approve which passed 9:2.

“The motion to refuse the application was put to a vote and it was lost (4:7).”

Minutes

The final decision

The committee authorised approval for the reasons in the report, subject to conditions covering timing, approved plans and pedestrian warning signage.

“Resolved (9:2) – That for the reasons set out in the report the Chief Planner, Assistant Director of Regeneration and Place be authorised to approve the application subject to the following conditions:”

“Prior to the first use of the garage hereby approved for the parking of vehicles, details of signage to be erected warning pedestrians using the Public Right of Way to beware of vehicles crossing the footpath shall be submitted to and agreed in writing with the Local Planning Authority. The approved signage shall installed in their approved locations prior to the first use of the garage hereby approved.”

Minutes