Rear extensions and garden room at 98 Gladstone Road East, Bournemouth

What was proposed

The application proposed single and two-storey rear extensions, a smaller extension and a garden room replacing the detached garage.

“The proposal is for a two-storey rear extension and a small single storey extension beyond this element. It also includes the demolition of the garage and erection of a garden room which utilises and extends upon the existing garage footprint.”

Officer report

The site and surroundings

The site is a detached rendered house on a residential street, with a rear conservatory, garage and neighbouring properties close to its boundaries.

“Gladstone Road East is a residential street in Boscombe, Bournemouth. Dwellinghouses are typically detached, with some having driveways extending down the side from the highway to garages which are located towards the rear gardens. Material finishes are typically brick, render or a mixture of both. Roofscapes are pitched in a variety of shapes. Number 98 is typical of the dwellinghouses along the road. It is a detached dwelling finished with grey render.”

Officer report

Earlier planning history

Earlier proposals for flats were refused, while a 2023 proposal for an eight-bedroom HMO received a written response stating it was not supported.

“The relevant planning history has been outlined in the table below:”

“Issue Date Application Number Description of Development Outcome 31/03/2023 PRE-6052 Change of use to an 8-bedroom HMO (Sui Generis Use) Written Response Given: Not Supported 09/07/2007 7-2007- 6052-C Alterations, extensions and conversion of premises to four flats and erection of a bin/ cycle store. Refused 05/04/2007 7-2007- 6052-B Alterations, extension and conversion of dwellinghouse into 4 flats, erection of cycle store and formation of parking spaces. Refused…”

Officer report

What officers recommended

Officers recommended refusal because the development would harm neighbouring residential amenity, despite acceptable effects on character, highways, trees and biodiversity.

“Despite having acceptable impacts on the character of the area, highways, trees and BNG the proposed development does cause detrimental harm to neighbouring residential amenity in terms of appearing overbearing, oppressive and leading to loss of light and outlook from windows and as such this tilts the planning balance in favour of a planning refusal.”

“Contrary to Policy CS41 of the Bournemouth Local Plan Core Strategy (2012), BAP2 of the Boscombe and Pokesdown Neighbourhood Plan (2019) as well as the provisions of the Residential Extensions: A Design Guide (2008) and the NPPF (2024). It is considered that the proposal would cause unacceptable harm to the residential neighbouring amenity of numbers 96 and 100 Gladstone Road East.”

Officer report

Consultation responses

The tree and highways officers raised no objection, with highways confirming that parking provision would not change.

“The following consultation responses have been received:”

“Consultee Date Comments Tree Officer 04/07/2025 Trees of low visual amenity will be lost. Limited scope for new soft landscaping at the site. No Objection Highways Officer 06/06/2025 The existing garage is not used for parking and the conversion is therefore seen as acceptable. The previous iteration of the scheme showed a front extension which prevented car parking.”

Officer report

Residents’ concerns

Twelve residents objected over the alleged HMO use, the development’s scale, privacy, light, trees, wildlife, noise and traffic.

“Concern Comments Dwellinghouses use as an HMO Existing dwellinghouse is being used as a HMO and not as a family dwellinghouse. The application is a method of increasing occupancy rates. The (initially proposed) 2 garden rooms will be used and rented as contained annexes (this has since been reduced to 1 garden room). Character and appearance of the area • The footprint of development is large and not in keeping with the area.”

“Loss of privacy. Comments regarding the impact on 100 Gladstone Road East: • The bulk and massing with lead to a loss of light. The proposed extension would be 1m away from windows, including habitable rooms. • The proposal would create overlooking over the garden. Landscaping and Trees • The east boundary includes a 2x Fir Trees which would need to be addressed due to being overgrown and within falling distance of the garden rooms (now single garden room).”

Officer report

Who spoke

A public objector spoke, no applicant or supporter was registered to speak, and a ward councillor addressed the committee.

The committee vote

Members unanimously voted to refuse permission in accordance with the officer recommendation.

“Resolved to REFUSE permission in accordance with the recommendation set out in the officer’s report.”

Minutes