Extended rear raised platform at 8 Church Mews, Winston, Darlington

What was proposed

The application sought to retain an enlarged rear platform, with fencing and glazed balustrades, after the platform was extended beyond approved plans.

“The application seeks to vary condition 2 (approved plans) pursuant to planning permission DM/24/02991/FPA, which primarily related to the enlargement of the existing rear extension at ground floor level and associated first floor balcony, to extend the raised platform. Since the approval and construction of the above extension, the applicant has increased the size of the raised platform on which it sits. Stone pillars have been added to support a patio area above.”

“In addition, 1.8 metre high fencing would be erected along either side of the raised platform to prevent views into the rear gardens of the neighbouring properties, resulting in the fencing sitting approximately 1.3 metres higher than the existing fence at its highest point.”

Officer report

The site and its setting

The split-level home has a rear extension and balcony, sits in an area of higher landscape value, and overlooks sloping land towards the River Tees.

“The application site comprises a split-level dwelling located to the eastern side of Winston in the southwest of the County. The property appears single storey from the north and two storeys from the south due to the sloping land levels of the site and features a two-storey extension to the rear with a first-floor balcony which, following the approval of planning permission earlier this year, has been extended.”

“The site is located within an Area of Higher Landscape Value and backs onto an area of Amenity Green Space which includes a group of trees with Tree Preservation Order status. The land slopes significantly down towards the south and the River Tees, with raised patios and balconies a feature of the development. The Grade I listed Church of St Andrew lies over 85m to the northeast.”

Officer report

Earlier planning history

The rear extension was approved in 2013, while its ground-floor enlargement and first-floor balcony were approved in January 2025.

“The two-storey extension to the rear of the property was approved in May 2013 (6/2013/0055/DM), with the enlargement to the ground floor of this extension and its first-floor balcony approved in January 2025 (DM/24/02991/FPA).”

Officer report

What officers recommended

Officers considered that fencing would control overlooking and that the platform would not cause unacceptable harm to residential or visual amenity.

“This application seeks to vary condition 2 pursuant to permission DM/24/02991/FPA to allow the retention of the enlarged raised platform, and the erection of additional fencing. In this context, it is considered that the main planning issues in this instance relate to the Residential Amenity, Visual Amenity and Other Matters.”

“Overall, whilst there is some intervisibility between the extended raised platform and the adjacent rear gardens of 7 and 9 Church Mews, subject to the additional fencing, this is not considered to be to an unacceptable level that would significantly harm the amenity of the neighbouring residents, with no significantly increased views into the adjoining rear gardens arising as a result of the enlarged raised platform.”

Officer report

Objections and support

The parish council, neighbouring residents and a local councillor objected over privacy, light, noise, visual dominance and landscape impact.

“Winston Parish Council - Object to the application on the grounds that the enlarged raised platform would reduce neighbours’ privacy, with the additional glazed balustrades and fencing resulting in loss of light and harm to the landscape setting and views of the nearby church, and appears inconsistent with the property's original approved plans.”

“The application has been advertised by way of a notice displayed at the site and individual notification letters sent to neighbouring properties. Following this, 4 individuals have provided letters of objections, including on behalf of Winston Parish Council and from Councillor Campbell. These are summarised below:”

Officer report

Who spoke

A parish councillor, local councillor, resident, residents’ representative and the applicant’s agent addressed the committee for and against the application.

The committee voted

Members unanimously voted to go against the officer recommendation and refuse the application.

“Councillor Saunders moved a motion to go against officer recommendation and refuse the application as the applicant had carried on despite knowing it was against planning permission. She did not want to set a precedent for other people to think they could go against planning permission policies and get away with it.”

“Councillor Brown empathised with the applicants who wanted to create their forever home. Unfortunately the patio breached Policies 29, 31 and 39 of the County Durham Plan within an area of high landscape value. On these grounds she seconded the motion to go against officer recommendation and refuse the application.”

Minutes