Detached garden room at 75 Stone Road, Dereham

“DESCRIPTION OF DEVELOPMENT The application seeks consent for the erection of a detached garden room to replace an existing structure at the rear of 75 Stone Road, Toftwood to provide a games room and shed with an open element to the side for the siting of a hot tub. The existing gazebo structure already houses a hot tub. External materials comprise of horizontal timber cladding with an EDPM rubber roof.”

“SITE DESCRIPTION 75 Stone Road is a detached two storey residential dwelling located in Toftwood, situated within the Dereham Settlement Boundary. The site is bordered by residential dwellings to the north-west, south-east and west, with the local highway lying to the north-east.”

“Design/Appearance and Scale 2.1 Policies GEN2 and COM1 of the Breckland Local Plan (2023) seek to ensure the highest standards of design are achieved in all new development. The proposed development represents an acceptable design outcome for the following reasons: - the scale, form and profile of the development is respectful of the host building and character of the broader locality; - finishing materials, fenestration pattern and design detailing are typical of this…”

“Amenity 3.1 Policy COM3 of the Breckland Local Plan (2023) seeks to protect residential amenity. It is considered that the relationship of the development to neighbouring dwellings and private open space is such that visual dominance, loss of light, overlooking and overshadowing impacts all fall within acceptable parameters particularly given the replacement nature of the structure and its modest roof height. No neighbour objections have been received.”

“ENVIRONMENTAL HEALTH OFFICER Having looked at the application, I have no objections in principle, however I do have some concerns regarding the situation of the hot tub and its proximity to the adjacent property. The noise level of a hot tub can vary depending on the brand, the level of insulation, the power rating and the settings used. For example, filtration cycles occurring overnight may give rise to noise disturbance as the background noise may be lower.”

“CASE OFFICER NOTE – The Environmental Health Officer (EHO) has subsequently advised that on the basis that the hot tub is already in situ within an existing structure, the above condition is not necessary. The EHO has advised the applicant should be careful in so far as the surface the hot tub will be standing on (presumably concrete due to weight) and to ensure the cover is on when not in use etc. The Applicant has been made aware of these comments.”

“Members considered the matter and fully explored the details of the application in light of prevailing policies and guidance.”

“No representations were made in respect of the application.”

“DECISION: Members voted unanimously in support of the Officer’s recommendation of approval; subject to the conditions as listed in the report.”