Side and rear extensions at 99 Botany Road, Broadstairs

What was proposed

The application proposed two single-storey extensions, roof alterations, two dormers for a loft conversion and changes to windows.

“LOCATION: Erection of 2no single storey side and rear extensions together with alterations to roof from hip to gable with 2no dormer window extensions to side to facilitate loft conversion and alterations to fenestration…”

Officer report

The site and surroundings

The site is a residential bungalow in an urban area where the street mainly contains detached bungalows with gardens and driveways.

“The application site lies within the urban confines, in a residential area. Botany Road is a long residential street in Kingsgate, Broadstairs mainly characterised by detached bungalows with front gardens and driveways. The bungalows are uniform in appearance, although a number of applications have been approved over the years for extensions to the properties.”

Officer report

Earlier applications

A similar extension was approved in 2024, while two later applications involving roof changes or an additional storey were refused and dismissed at appeal.

“FH/TH/24/1021 - Variation of condition 2 of planning permission FH/TH/23/1578 for the 'Erection of a single storey side and rear extensions together with alterations to roof from hipped to gable to facilitate loft conversion and alterations to fenestration' to allow increase to ridge height by 0.8m, alterations to fenestration and materials, and creation of rear first floor balcony area - Refused - 12 November 2024 - Dismissed at Appeal…”

“PN13/TH/24/0842 - Prior approval for the erection of an additional storey to the existing dwelling house - Refused - 10 September 2024 - Dismissed at Appeal.”

Officer report

Officers’ recommendation

Officers recommended approval, finding acceptable effects on the area’s character, neighbouring living conditions and highway safety, subject to conditions.

“The impact upon highway safety is therefore considered to be acceptable.”

“The proposed extensions are considered to result in an acceptable impact upon the character and appearance of the area, and neighbouring living conditions, and as such it is recommended that Members approve the application subject to safeguarding conditions.”

Officer report

What consultees and residents said

Eight objections raised concerns about the development’s size, appearance, overlooking, light, enclosure, materials and parking, while consultees objected to its overbearing character.

“Neighbouring occupiers have been notified and a site notice posted. Eight letters of objection have been received raising the following concerns:”

“Too large, Out of keeping with the area, Large window to first floor rear elevation that will result in overlooking, Side windows that will overlook, Impact on light, Overdevelopment, Size and materials out of keeping with the area, Sense of enclosure, Light nuisance from new upper level windows, Inspector decision objected to use of cladding, Lack of parking.”

Officer report

Design and neighbour impacts

Officers considered the dormers modest and suitably set back, while amended plans reduced overlooking and improved the rear design and neighbours’ outlook.

“To the rear of the property the proposed rear elevation would be visible from Alkham Close. The originally submitted plans showed the side dormer windows extending up to the gable end, creating the appearance of a flat roof first floor extension when viewed from the rear. Concern was raised with this design and its visual impact, and amended plans have been received that reduce the depth of the side dormers, pulling them away from the rear gable end.”

“To the rear, the original plans with this application showed an enlarged window within the gable end that incorporated glazing located within the side elevation of the dormer windows. This window would have been larger than the rear window within the extant scheme, giving a greater perception of overlooking. Amended plans have been sought and the window has reverted back to the size window previously approved, with glazing removed from the side elevations of the dormers.”

Officer report

Who spoke

The agent spoke for the application and a resident spoke against it.

The committee vote

The chair proposed, and the vice chair seconded, approval subject to conditions; the motion was carried when put to the vote.

“Chair proposed and Vice Chair seconded that the officer recommendation for approval be agreed, subject to the following conditions:”

“When put to the vote the motion was CARRIED.”

Minutes

The decision

The application was approved subject to six conditions covering commencement, plans, materials, boundary treatment, roof terrace use and obscured side windows.

“4 Prior to the installation of the french doors within the south western side elevation of the dwelling, boundary treatment of no less than 2.3m from ground level shall be erected to the side boundary, in accordance with the approved plan numbered 545-SK-001, received 10 June 2025. The boundary treatment shall thereafter be maintained.”

“6 The first floor side elevation windows hereby permitted shall be non- openable and provided and maintained with obscured glass to a minimum level of obscurity to conform to Pilkington Glass level 4 or equivalent, which shall be installed prior to first occupation of the development hereby permitted and permanently retained thereafter, in accordance with the approved plan numbered 545-A-PLN-200 Rev J, and the agent's correspondence received 10 June 2025.”

Minutes