Two-storey side extension at 1 The Green, Hulcott

What was proposed

The application sought to demolish the existing side extension and outbuildings and build a two-storey side extension with a linking element.

“Proposal 2.6 Planning permission is sought for the demolition of the existing single-storey side extension and erection of a new two-storey side extension incorporating a linking element, together with the removal of existing outbuildings. The proposed two storey extension would measure 13.49 metres in depth with a width of about 7.3 metres with an overall height of 8.3 metres and an eaves height of 4.45 metres.”

Officer report

The site and its setting

The site is a 1.5-storey semi-detached home in the Hulcott Conservation Area, near listed buildings and within protected ecology zones.

“Description of Proposed Development Site Location 2.1 The site comprises a 1.5 storey, brick built, semi detached dwelling with additional habitable space at roof level. The dwelling is located on the north west side of The Green, within the village of Hulcott. The property is set back within its plot and away from the highway. There are a number of outbuildings to the rear of the site.”

“It affects the setting of a number of heritage assets: • Cobwebs – Grade II listed • Hulcott Nursing Home – Grade II listed • Church Farm House – Grade II listed • Ivy Cottage – Grade II listed • The School House – Grade II listed • Manor House – Grade II listed…”

Officer report

Earlier planning history

A 1991 side extension was permitted, a 2025 disability-facilities proposal was not supported, and a separate garage application remained pending.

“Relevant Planning History Reference: 91/00381/APP Development: Single storey side extension with pitched roof over Decision: Conditional permission granted Decision date: 05.04.1991 Reference: 25/02434/WIGD Development: Extension with addition of disability facilities on the ground floor and addition of a standalone garage. Decision: Not supported Decision date: 24.09.2025 Reference: PL/25/5428/FA Development: Proposed garage and store Decision: Pending determination…”

Officer report

What consultees said

The parish council had no objection, transport officers had no objection, ecology sought further information, and heritage officers advised refusal unless sufficient planning reasons existed.

“Ecology Comments: Holding Objection. Further information is required in relation to bats and hedgerow natural buffers. A Preliminary Bat Roost assessment is required prior to determination of the application, alongside evidence of a natural buffer retained between the existing hedgerow and proposed garage.”

“Heritage Comments: For the reasons given above it is felt that in heritage terms: That the application does not comply with the relevant heritage policy and therefore unless there are sufficient planning reasons, it should be refused for this reason.”

Officer report

Views from the public

Two public representations were received: one supported the application and one raised concerns about heritage, overdevelopment, light levels and scale.

“Representations 4.1 2 letters of public representation have been received in relation to the proposal, one in support of the application and one raising concerns regarding the proposed extension. A summary of the relevant planning issues raised can be found at appendix A.”

Officer report

Who spoke

The local ward member and the agent and applicant spoke to the committee.

The committee vote

The application was proposed and seconded for approval, and the committee resolved to approve it.

“It was proposed by Councillor R Stuchbury, seconded by Councillor C Harriss, and…”

“That application PL/25/5427/FA be approved, because the committee affords great weight in the planning balance to: 1) accommodating the personal circumstances of the applicant; 2) the rights of a child to remain in their family home and within their community; 3) improved safety, accessibility and independence to occupiers of the dwelling determines that the identified harms could be mitigated with appropriate planning conditions, to be delegated to the planning officers, in…”

Minutes