Garage and garden works at Holmlea 14 The Green, Elwick, Hartlepool

What was proposed

The application covered restored railings, new gates and steps, a double garage, log store, and retrospective nursery garden structures.

“This application seeks planning permission for the restoration of iron railings to the front, installation of new steel gates (following removal of existing gates), removal of existing concrete steps to front door and installation of new stone steps (proposed). Erection of a replacement double garage, erection of log store with slate roof and new nursery garden with greenhouse, shed and planting areas (retrospective) at Holmlea, 14 The Green.”

Officer report

The site and setting

The property is a detached Georgian dwelling in Elwick Conservation Area and is locally listed, with gardens and outbuildings around it.

“The application site relates to Holmlea, 14 The Green, a south-facing two- storey detached Georgian dwelling within the Conservation Area of Elwick Village, which is also Locally Listed. The site is located on the north side of the ‘Green’ which forms the centre of the village, and is subject to an Article 4 Direction which removes certain permitted development rights.”

“The host dwelling is adjacent to No. The Green to the east (side) and the access road serving 12a and 12b The Chantries to the west (side). The application site is irregularly shaped, widening towards the rear (north) and abounding the north (rear) and west (side) of the rear garden of No. 15, and the north (rear) of the rear garden of No. The Green.”

Officer report

Earlier works and retrospective elements

The replacement garage and store had been erected after an earlier structure collapsed, while the log store and nursery garden were also retrospective.

“A double garage has been erected to the rear of the dwelling, in close proximity to the site’s western boundary. It is understood that the garage has replaced a similar structure which previously collapsed. A timber store also appears to have been adjoined to the rear (north) of the garage and has also been replaced. The previous garage is understood to have been constructed from red brick, with the store to the rear constructed from timber.”

“A log store has also been erected to the rear of the dwelling, to the side (east) of the replacement garage and timber store. The log store is an L-shape, with the widest part of the structure (the base of the ‘L’) measuring approximately 4.3m in width, with a maximum length of approximately 5.4m. The store is open to the front (west) and side (north), but features timber walls to the rear (east) and side (south).”

Officer report

The officers’ assessment

Officers considered the design, heritage, neighbour amenity, drainage, highways and safety impacts acceptable, subject to conditions including a future tree assessment.

“The main issues for consideration in this instance are the appropriateness of the proposal in terms of the policies and proposals held within the Development Plan and in particular the impact of the development on the character and appearance of the host dwelling and surrounding Conservation Area, amenity and privacy, highway safety and car parking, drainage, and fire safety. These and any other planning matters are considered below.”

“Taking the above considerations into account, including the restoration of some original features associated with the property, it is considered that the proposals would not result in any significant harmful impacts upon the character and appearance of the host dwelling and application site, or to the wider Conservation Area.”

Officer report

Objections and local views

Five objections raised concerns about neighbouring structures, retrospective works, drainage, fire risk, plans and runoff, with no further responses after later publicity.

“Proximity of the garage and log store to adjacent neighbours • The retrospective nature of the application • Inaccuracies in the location of proposals on the proposed block plan • Potential interference with the existing drainage system • Inaccuracies in the materials shown on the western side of the roof of the wood store • Concerns over the proximity between the erected garage and a neighbouring garage, particularly in respect of fire risk • Concerns over surface water…”

“During the course of considering the proposal, amended plans were received to address discrepancies in respect of the woodstore, drainage features and the garage and store location on the proposed site plan and elevation drawings. A 21-day re-consultation was undertaken. To date, two further responses (five in total) has been received in the form of objections.”

Officer report

Who spoke at the meeting

The agent addressed the committee about the garage, temporary roofing, easier access, flooding and the proposal’s relationship with the building.

Members’ discussion and decision

A member recognised the explanation but said retrospective approval was not ideal; the application was then moved, seconded and unanimously approved with conditions.

“There had been comments made online to suggest the garage had moved however, the Agent advised there had been a reduction by four inches on the boundary side. There was a small amount of steel profile visible on the roof which was a temporary measure as more tiles needed to be sought. The steps to the property were steep and the proposed steps would allow easier access for the elderly residents.”

“This was seconded by Councillor Anderson. The application was approved unanimously by show of hands. Decision: Planning Permission Approved CONDITIONS AND REASONS”

Minutes