Two-storey rear extension at 85 Walton Lane, Nelson

“The proposed development is the erection of a two-storey rear extension with a flat roof and an outbuilding to the rear.”

“In terms of privacy, the proposed first-floor rear windows would serve habitable rooms and would be positioned approximately 17.5m from the rear elevations of the bungalow properties along Pinfold Place, falling short of the 21m separation distance recommended within the Design Principles SPD. The windows would also be approximately 13m from the rear garden boundaries.”

“By reason of its siting, height, and proximity to the boundary with No. 83, the two-storey rear extension would be overbearing and result in an unacceptable in loss of outlook to the neighbouring property. Furthermore, the detached outbuilding, by virtue of its scale, height and proximity to neighbouring properties along Pinfold Place, would introduce a dominant and oppressive form of development, resulting in an unacceptable overbearing impact.”

“A planning update was circulated prior to the meeting reporting receipt of amended plans which reduced the depth of the proposed two-storey rear extension to 3.5m and replaced the previously proposed flat roof with a pitched roof, resulting in a ridge height of 6.25m. The proposed outbuilding had also been amended, with the roof form altered from a pitched roof to a flat roof and the overall height reduced to 2.5m.”

“It was noted that the design of the outbuilding was acceptable and would not result in any unacceptable amenity impact. The outbuilding could lawfully be constructed under permitted development. However, the update stated that the extension would still result in unacceptable harm to the residential amenity of the adjacent occupiers contrary to Policies DM16 and DM24 of the Pendle Local Plan Fourth Edition (2021–2040) and the adopted Design Principles SPD.”

“That planning permission be refused for the following reason –”

“The two-storey rear extension would result in an oppressive relationship with the adjoining dwelling being overbearing and result in an unacceptable impact on the living environment of the occupants of number 83. The proposal is therefore contrary to Policies DM16 and DM24 of the adopted Pendle Local Plan Fourth Edition (2021–2040) and the principles in the adopted Design Principles Supplementary Design Guide.”