Three single-storey homes at Land To The Rear Of 17 Appletree Road, Stanfree

What was proposed

Outline permission was sought for up to three dwellings, with all matters reserved; an indicative plan showed three single-storey homes.

“PROPOSAL The application is in outline with all matters reserved for the erection of three dwellings. An indicative layout with plans and elevations have been submitted which indicate a detached two bedroom dwelling and a pair of semi-detached dwellings, one of which has two bedrooms and the other has one bedroom. Each of the dwellings are single storey. This plan is however, purely indicative.”

Officer report

The site and surroundings

The site is an existing rear garden beside shared access, with gardens on both sides, a field behind, boundary screening and a slight slope.

“SITE & SURROUNDINGS The site is an existing garden to the rear of the end-terraced dwelling. The site is accessed via an existing shared driveway which serves a number of dwellings within a row along the highway frontage. Each of these dwellings has a large, narrow garden to the rear on the opposite side of the access road and these dwellings contain a range of outbuildings. The site…”

Officer report

Earlier planning history

A 2011 application for a single-storey side extension was granted subject to conditions.

“HISTORY 11/00389/FUL Granted Conditionally Single storey extension to side CONSULTATIONS Parish Council: No comments received…”

Officer report

What officers recommended

Officers recommended approval because the proposal was considered appropriate infill, respected the landscape, and would not materially harm amenity or highway safety.

“CONCLUSION / PLANNING BALANCE On balance, whilst the proposal is not considered to meet the criteria of development which would be acceptable in the countryside and is therefore contrary to policy SS9, it is considered to represent appropriate infill development that is acceptable in this small settlement within the countryside in accordance with Policy SS3.”

“The current application be APPROVED subject to the following conditions:”

Officer report

Residents’ objections

Six neighbours objected over parking, access, visibility, rights of way, privacy, noise, overdevelopment, character, housing design and cumulative village growth.

“PUBLICITY Site notice and seven neighbours notified. Objections received from 6 neighbours which raise the following issues: Appletree Road already suffers from limited parking availability, and the addition of three new properties will place further strain on this situation. The access to the rear of the current terrace houses is already troublesome, and introducing three new dwellings in the garden of the end terrace at 17 Appletree Road will exacerbate this issue.”

“The proposed development would significantly reduce the privacy for neighbouring properties. The close proximity of these new dwellings would result in increased overlooking, noise, and a general sense of encroachment. This would have a direct negative effect the quality of life for existing residents and add to daily stress. Building in the rear garden area constitutes overdevelopment and results in the loss of valuable green space.”

Officer report

Who spoke

The Development Management and Land Charges Manager presented the application and answered a question about ownership of the shared access.

What members discussed

A member asked about access ownership; the manager said historic shared accesses may be unregistered, with established rights likely dealt with through title deeds and civil enforcement.

“To a question on the ownership of the access, the Development Management and Land Charges Manager advised that it was quite common for historic, shared accesses to not be registered and that the existing dwellings served off it would have established rights of access which would likely be contained in the title deeds for the properties. The enforcement of such rights would be a civil matter.”

Minutes

The committee vote

Councillor Deborah Watson moved approval and Councillor Janet Tait seconded it.

“Moved by Councillor Deborah Watson and seconded by Councillor Janet Tait RESOLVED that application no. 25/00258/OUT be APPROVED subject to the following conditions:”

Minutes

The decision

The committee approved the outline application subject to conditions covering reserved matters, single-storey homes, visibility, landscaping, biodiversity and contamination.

“Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission and the development to which this permission relates shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later.”

Minutes