Roof conversion and dormers at 353 - 355 Briercliffe Road, Burnley

“Proposal: Retrospective Application for a hip-to-gable roof conversion and rear dormer extensions.”

“This application seeks planning permission for the hip to gable roof conversion and two individual rear dormer extensions to two separate houses (a pair of semi- detached properties).”

“The site is located within the defined development boundary as designated in Burnley’s Local Plan in which SP4 applies. The property was formerly known as ‘Lane Head Grocers’, with retail space spanning across both numbers 353 and 355. The site is highly visible located close to a busy roundabout junction at Briercliffe Road and Casterton Avenue.”

“To the west is number 351 Briercliffe Road which is a semi-detached residential property (attached to 2 Leamington Avenue). The boundary from the application site sits approximately 5m away, separated by a red brick wall. To the east is a commercial property which is almost at right angles to the application site, with an approximate 4m separation distance between properties. A red brick wall divides the two sites.”

“This application has been submitted retrospectively when the applicant became aware that planning permission was required during construction of the above scheme however the built raised roof included a hip to gable roof conversion and one large rear dormer extension.”

“This application as originally submitted could not be supported by the LPA due to reasons for refusal with a previously submitted planning application FUL/2022/0041: Changes of use from shop at ground floor (Class E) to residential accommodation (Class C3) to be incorporated into the existing two attached residential units, both including two-storey rear extensions; raising the ridge of the roofs; hip to gable roof extensions; rear dormer extensions; front elevational…”

“Whilst the rear dormer elements will be visible from the street scene, the design and scale of the dormers are considered to be of an appropriate design and scale to the host dwellinghouses and therefore complies Policies HS5 and SP5 of Burnley’s Local Plan and the Council’s Residential Extensions SPD.”

“LCC Highways Authority have no objections to the proposal subject to conditions and informative notes appending to the decision and therefore, the proposal is in accordance with Policies IC1 and IC3 of the Burnley Local Plan.”

“As the dwelling is to increase to three bedrooms, two off street parking spaces should be provided. The parking spaces should each measure 5m in length and 2.4m in width, where any parking space is adjacent to a fence or similar obstruction an additional width of 0.6m should be provided to assist in accessing the vehicle, an additional 0.2m should be provided if the area is also to be used as an access to the property.”

“Informative note 5.10 1.This consent requires the alteration of an access to the public highway. Under the Highways Act 1980 Section 171 Lancashire County Council as Highway Authority must specify the works to be carried out. Only the Highway Authority or a contractor approved by the Highway Authority can carry out these works.”

“There have been two representations of objections from neighbours and one petition with 10 signatures. They raise the following issues:”

“Extension being constructed • Overbearing, overlooking, overshadowing • Loss of privacy in particular to garden areas • Parking and highway safety • Loss of sunlight • Design, layout and appearance of the proposal • Decrease in property values…”

“That the application be approved subject to the following conditions.”

“Before the access is used for vehicular purposes, that part of the access extending from the highway boundary for a minimum distance of 5m into the site shall be appropriately paved in tarmacadam, concrete, block paviours, or other hard material to be approved by the Local Planning Authority. Reason: To prevent loose surface material from being carried on to the public highway thus causing a potential source of danger to road users.”