Rear workshop outbuilding at 40 Dunstan Crescent, Worksop

What was proposed

The application sought permission for a detached rear outbuilding to be used as a private hobby workshop for repairing and fabricating the applicant’s own vehicles.

“Application Reference 25/00389/HSE Application Type Householder application Proposal Erection of a proposed outbuilding at 40 Dunstan Crescent, Worksop, Nottinghamshire, S80 1AF”

“The application seeks householder planning permission for the erection of a detached outbuilding located to the rear of the residential property at 40 Dunstan Crescent. The proposed structure is intended to serve as a domestic ancillary workshop for the applicant’s personal hobby use. The applicant has confirmed that the workshop will be used primarily for the repair and fabrication of his own vehicles and will not be operated as a commercial premises.”

Officer report

The site

The property is a semi-detached home with parking, a large rear garden and neighbouring gardens close to the proposed outbuilding.

“The property benefits from a front driveway measuring approximately 72 square metres, providing off-street parking. To the rear, the site includes a generously sized garden extending to approximately 270 square metres, reflecting the…”

Officer report

Earlier planning history

A similar workshop proposal was refused because its height was considered harmful, so the current design reduced the ridge height to 3.8 metres.

“A previous application for a similar outbuilding was submitted under planning reference 24/01201/HSE, which was refused due to concerns regarding the proposed height of the structure (4.65 metres to the ridge). In response to this, the current proposal has been amended, with the maximum height now reduced to 3.8 metres to the ridge of the roof.”

Officer report

What officers recommended

Officers recommended permission because the proposal was considered acceptable in principle, suitably designed, screened, and unlikely to cause significant harm to neighbours or highways.

“This application represents a revised version of a previously refused proposal (Ref: 24/01201/HSE), which sought permission for an ancillary domestic workshop/hobby hut with a height of 4.7 metres. That application was refused on the grounds that its scale and height would lead to an overbearing and overshadowing impact on neighbouring gardens. In response to those concerns, the applicant has amended the proposal, reducing the overall height to 3.8 metres.”

“Given this, Officers consider that the proposal would be unlikely to result in significant detrimental impacts on the residential amenities of neighbouring occupiers. Furthermore, any limited harm which may arise could be dealt with by separate regulatory regimes outside of planning. As such, the proposal is considered to be in accordance with Policy 46 of the Bassetlaw Local Plan.”

Officer report

Consultation responses

Environmental Health advised a noise assessment and attention to lighting, while Highways raised no objection subject to preventing commercial or business use.

“Environmental Health Noise - Advice provided with regards to potential noise due to the location of the proposed workshop which may result in disamenity to nearby residents. Advise the LPA that the applicant should provide a noise assessment. Lighting – Internal and external lighting schemes should not cause light nuisance to neighbours. Any light nuisance would be dealt with under the Environmental Protection Act 1990”

“NCC Highways No objections based on the outbuilding being a domestic workshop ancillary to the host dwelling. Recommend that condition is imposed to ensure the building is not used as for commercial/business purposes.”

Officer report

Objections from residents

Eleven objections raised concerns about noise, pollution, drainage, overshadowing, commercial use, the workshop’s size and vehicle movements.

“Set out below is a summary of the objections received; full responses can be viewed on the public file:”

“Noise • Pollution/fumes • Drainage problems • Overshadowing • Duplication of the application – 24/01201/HSE • Objectors are concerned that this outbuilding is used as a commercial business under the name of AO Fabrications as an additional workshop to facilitate expansion of the existing business. • Older residential neighbourhood • Size and the position of the workshop are totally inappropriate for a garden environment, it is more suited to a small industrial unit.”

Officer report

Who spoke

A resident spoke against the application and the applicant spoke in support.

Members’ discussion

Members asked material and non-material questions, which were answered by the Head of Planning and Place and Planning Enforcement Officer.

“Members asked several material and non-material questions during the debate. These questions and comments were addressed by the Head of Planning and Place and Planning Enforcement Officer.”

“In conclusion, the Chair summarised the debate.”

Minutes

The committee’s decision

The committee granted planning permission subject to conditions.

“Recommendation of the Head of Planning and Place: Grant Planning Permission Subject to Conditions.”

“Committee Decision Resolved that: Grant Planning Permission Subject to Conditions.”

Minutes

Conditions on permission

The permission requires the development to follow approved plans and limits the outbuilding to incidental residential use rather than business, commercial vehicle or living accommodation.

“The development hereby permitted shall be carried out in accordance the following approved plans:”

“The detached garage hereby approved shall not be used for any purpose other than those incidental to the enjoyment of the occupiers of the main dwellinghouse and not for the accommodation of commercial vehicles, for business use or for living accommodation.”

Officer report