Roof alterations at 9A Harrington Road, Brighton

“Planning permission is sought for roof alterations including three hip to gable enlargements, the addition of dormers to the north and south elevations and the installation of rooflights and solar panels to the east and west elevations.”

“During the course of determining the application, the proposal was amended in the following ways: • Decrease the size of the proposed dormers • Add non-opening obscurely glazed windows below 1.7m above internal floor level to both dormers • Remove the Juliet balcony from the front dormer • Reduce the amount of glazing to the gable ends • Obscurely glaze the proposed glazing to the gable ends • Replace two solar panels to the east elevation with an additional rooflight…”

“The application site relates to a part-single, part-two storey detached dwellinghouse on a rear plot behind houses fronting the northern side of Harrington Road. The property has a detached garage and is accessed via a long access road to the south. The house has a dual pitched roof form with three hipped roof ends.”

“The site lies within the Preston Park Conservation Area. It borders St Bernadette's Primary School to the north, with neighbouring houses to the south and west.”

“It is considered that for the reasons set out above, the proposed development, as amended, would not cause significant harm to the amenity of neighbours and would comply with policy DM20 of the Brighton and Hove City Plan Part 2.”

“Conclusion and Planning Balance: 9.17. The proposed works are considered to be acceptable in design and in terms of their impact on the surrounding conservation area, particularly given the site's location behind the dwellings fronting the road. The dwelling is set back from the boundaries, reducing the potential impact on neighbours, which has been further reduced by amendments to remove a balcony and other glazing.”

“Heritage (Verbal): Initial Comment - Objection The roof would become cluttered, aluminium frames are preferable to uPVC and the extent of glazing is considered excessive and should be reduced.”

“Seven (7) objections have been received raising the following concerns: • Overlooking/loss of privacy • Noise disturbance • Property not centred on location plan • Breaches original planning permission by extending footprint of property • Intrusive and excessive design • Not in keeping with conservation area • Loss of privacy to school • Overbearing dominant design • UPVC windows not appropriate • Loss of view • Proposed third floor (loft conversion) not in keeping with…”

“OFFRPT 5.4. One (1) representation was received from a previous objector during the reconsultation period confirming that they no longer have any objection to this application stating that it would not affect their property or privacy. They raised that it may still impact the school playground.”

“This application was not called for discussion. The officer recommendation was therefore taken as having been agreed unanimously.”

“That the Committee has taken into consideration and agrees with the reasons for the recommendation set out below and resolves to GRANT planning permission subject to the following Conditions and Informatives:”

“The glazing in the north, south and west elevations of the development hereby permitted shall be obscure glazed and non-opening, unless the glazing is more than 1.7 metres above the floor of the room in which it is installed, and thereafter permanently retained as such. Reason: To safeguard the privacy of the occupiers of the adjoining property and to comply with Policies DM20 and DM21 of Brighton & Hove City Plan Part 2.”