Two-storey rear extension at 29 Rutland Street, Walsall

What was proposed

The application sought a rear extension over two storeys, loft conversion, rooflights and internal alterations to create habitable space.

“26/0657 Site location: 29, RUTLAND STREET, WALSALL, WS3 1QE Application proposal: Full planning application for a double storey rear extension with loft space conversion to create habitable space, addition of velux rooflights and internal alterations.”

Officer report

The site and surroundings

The site is a three-bedroom semi-detached house in a street of similar semi-detached and terraced homes, with low flood risk.

“The context street scene comprises a row of three pairs of semi-detached dwellings of similar original scale and design. The remainder of the street scene comprises rows of terraced and semi-detached new build dwellings of simple design with gable end roofs.”

“The site is in coal development high risk area and in flood zone 1 so is at low risk of flooding. There are no heritage assets or protected trees in the vicinity of the site and no impacts on protected species.”

Officer report

Earlier planning history

There were no earlier applications or enforcement investigations, while pre-application advice supported the proposal subject to minor design amendments.

“Planning history Planning applications • No history…”

“Pre-application advice • ENQ/0843 - Two storey rear extension with loft extension and internal alterations – response provided 17/04/2026 confirming that the proposed development could likely be supported subject to some minor amendments to the design including the removal of a front dormer and obscure glazing of windows that could impact on neighbouring amenity.”

Officer report

Why officers supported it

Officers considered the design, neighbour impacts, highway arrangements and environmental matters acceptable, subject to conditions.

“Design, layout, and character The proposed design retains the existing hipped roof design at the same height and pitch as the main roof, when viewed within the street scene. In isolation, the conversion of the loft…”

“The Highway Authority considers that the proposed development would not have an unacceptable impact on highway safety or result in severe cumulative impacts on the operation of the local highway network. The proposal is therefore considered acceptable in accordance with paragraph 116 of the National Planning Policy Framework (2024).”

Officer report

Consultation responses

The highway authority had no objection subject to access and visibility conditions, environmental protection made no comment and no public comments were received.

“Consultee comments (planning officer’s summary) Environmental Protection No comments received.”

“Local Highway Authority No objection subject to conditions to secure implementation of the new dropped kerb and maintenance of a pedestrian visibility splay. Advisory notes also provided.”

Officer report

Who spoke

There were no speakers on the application.

The committee vote

The motion was moved and seconded, then approved unanimously.

“It was moved by Councillor Sutton and seconded by Councillor Singh Sohal and upon being put to the vote it was;”

Minutes

The decision

The committee delegated authority to grant planning permission subject to conditions and the amendment and finalisation of conditions.

“That Planning Committee Delegated to the Head of Planning & Building Control to Grant Planning Permission Subject to Conditions and subject to the amendment and finalisation of conditions.”

Minutes

Main planning conditions

Conditions covered the commencement period, approved plans, the vehicle crossing, pedestrian visibility, matching materials and an obscure-glazed side window.

“3: Prior to commencement of the development hereby permitted, a vehicle footway crossing to align with the new access shall be installed. The new crossing shall not exceed five 900mm flat kerbs and two 900mm taper kerbs. The new crossing shall thereafter be retained for the lifetime of the development.”

“6: Notwithstanding the details as submitted, the development hereby permitted shall not be carried out otherwise than in accordance with the first floor side facing window serving the dressing room as shown on ‘Proposed Ground and First Floor Plan, drawing no. 2603:04 Rev A’ shall be non-opening below 1.7m from floor level beneath the window and obscurely glazed to meet Pilkington level 4 or equivalent and shall thereafter be retained for the lifetime of the development.”

Officer report