Rear dormer alterations at 8 Orchard Close, Bardsea, Ulverston

What was proposed

The application sought changes to the approved rear dormer and windows, while the rear balcony and front porch stayed unchanged.

“SUMMARY AND RECOMMENDATION 1.1 This application seeks a variation of condition 2 (approved plans) attached to planning permission 2025/1839/HOU under the provisions made by Section 73 of the Town and Country Planning Act 1990 (as amended). The revisions sought are to the previously approved fenestration and dormer extension to the rear of the existing dwelling with the as approved rear first floor balcony extension and new front porch remaining unchanged.”

“THE PROPOSAL 2.1 The application is for a variation of condition to the existing planning permission for the reconfiguration of the internal layout, enlargement of the existing rear terrace, erection of a rear dormer, and construction of a new front porch relating to revised details of the plans listed and approved under condition 2 of planning permission 2025/1839/HOU.”

Officer report

The site

The property is a detached dwelling at the end of a residential cul-de-sac, with parking, a front garden and a rear garden.

“SITE DESCRIPTION 3.1 Orchard Close lies within an established residential within the village of Bardsea which comprises detached dwellings with off-street parking and front gardens. No. Orchard Close is a detached property located at the end of the cul-de-sac.”

“The dwelling is set back from the highway, featuring low concrete block boundary walls and a paved front garden. The front of the dwelling has the appearance of a bungalow but with an integrated garage/workshop situated at the lower ground floor level reached via a ramped driveway descending from the road.”

Officer report

Earlier permission

Permission was granted in November 2025 for internal alterations, a larger rear terrace, a rear dormer and a new front porch.

“SITE PLANNING HISTORY 4.1 Planning permission 2025/1839/HOU was approved subject to conditions on 18/11/2025 for the reconfiguration of the internal layout, enlargement of the existing rear terrace, erection of a rear dormer, and construction of a new front porch.”

Officer report

Officers’ recommendation

Officers recommended approval because the revised design was considered acceptable and would not harm the area, neighbours’ amenity or highway safety.

“The site lies within a residential area at Bardsea, where the principle for the proposal is considered acceptable. The revised proposal would respect the character and appearance of the area, would not impact on the amenity of neighbouring occupiers or raise any highway safety concerns.”

“The proposal is recommended for approval subject to conditions.”

Officer report

Dormer design and privacy

The enlarged dormer would align with the rear wall, remain screened from the street and stay about 27 metres from the nearest rear dwelling.

“The revision to the previously approved dormer on the rear of the dwelling includes its enlargement to bring forward the front wall of the dormer to be inline with the rear wall of the existing dwelling.”

“Plans were submitted with the application that included a change of the rear wall of the dormer to be render to match the existing rear wall of the dwelling. This has been revised to show the materials previously approved for the dormer of rendered sides and composite timber boards and which are now clarified as a mid-grey finish.”

Officer report

Consultation responses

The parish council objected to the dormer’s scale and questioned whether neighbours had been consulted; no neighbouring representations were received.

“CONSULTATIONS 5.1 Urswick, Bardsea & Stainton Parish Council objected to the application on 2 February 2026 based on the scale of the proposed dormer as they feel this is not appropriate to the surroundings and to neighbouring property. Concern is raised that the neighbouring properties have not been consulted and so are potentially unaware of this change of plans.”

“REPRESENTATIONS 6.1 Letters of consultation were sent to neighbouring properties on 3 February 2026. No representations have been received from neighbouring properties.”

Officer report

Who spoke

The planning officer presented the application, and the applicant spoke in support, saying neighbours had been consulted and the changes were minor.

Committee discussion

A councillor asked whether the parish council believed neighbours had not been consulted, and the planning officer confirmed that they had been consulted.

“Councillor Filmore asked if the Parish Council felt the neighbours hadn’t been consulted.”

“The planning officer advised neighbours had been consulted.”

Minutes

The vote

Councillors moved and seconded approval of the recommendation subject to conditions, after which the committee voted.

“A motion to approve the recommendations set out in the report, subject to conditions was moved by Councillor Irving and seconded by Councillor Boak…”

Minutes

The decision

Planning permission was granted subject to approved plans, a bird box and compliance with the bat survey recommendations.

“RESOLVED, that planning permission be granted, subject to the following conditions: -”

“Condition (3) The development shall be carried out in strict accordance with the assessment and mitigation recommendations set out in the Bat Survey, prepared by South Lakes Ecology, and submitted to the Local Planning Authority on 24 September 2025.”

Minutes