House extensions at 58 Station Road, Rishton

Planning history

There was no relevant planning history for the site.

“There is no relevant planning history. Relevant Policies Hyndburn Core Strategy (CS) Policy Env6 High Quality Design Policy Env7 Environmental Amenity Hyndburn Development Management Development Plan Document (DMDPD) Policy DM10 New Residential Development Policy DM26 Design Quality and Materials Policy DM29 Environmental Amenity Policy DM31 Waste Management in all new development Policy DM32 Sustainable Transport, Traffic and Highway Safety Material Considerations Hyndburn…”

Officer report

What officers recommended

Officers found the design and parking acceptable but considered the extension harmful to neighbouring residential amenity and recommended refusal.

“The proposed development would result in significant and unacceptable harm to neighbouring residential amenity, specifically in respect of loss of light and an overbearing impact to the neighbouring property at 56 Station Road.”

“Given that there are no intensification of use and no loss of parking facilities, the proposal is considered to be acceptable in highway terms. The development would not prejudice highway safety, impede pedestrian or vehicular movement, or result in on-street parking stress, and therefore complies with Policy DM32 of the DMDPD. Conclusion In conclusion, the proposal would have an acceptable impact on the character and appearance of the area and parking provision.”

Officer report

Consultation responses

Environmental Health and Sports England raised no objections, while ten residents objected to parking, design, privacy, light and amenity impacts.

“Sports England- No responses. Neighbour Consultations There have been 10 objections to this application. The objections consist of concerns over the impact on parking arrangements on Station Road as well as how this will affect busy times impacted by the local school and nearby Rishton cricket club. Furthermore, issues over the materials and scale of the design and the impact this may have on the terraced row that the application property resides.”

Officer report

Further objections

Two additional objections were received after the agenda was published, raising similar concerns to the earlier resident objections.

“No Objections were received from Sports England or Hyndburn Council’s Environmental Health Team. Objections were received from residents, highlighted on page 17 of the agenda. An additional 2 Objections were received after the agenda was published for similar reasons to those stated on the previously mentioned page 17 of the agenda.”

Minutes

Who spoke

A graduate planning officer presented the application and explained the proposed extension and garage conversion.

What members discussed

Members discussed the effect on neighbouring residents, including loss of light and enjoyment of the neighbouring property.

“[name withheld] highlighted the applications scale and the encroachment on the neighboring property when assessed against the 45-degree guideline. [name withheld] informed the committee that while the property already intersects the neighboring dwellings outlook, this does not justify further encroachment which would be materially worsened by the proposed application.”

“Members discussed the application and the impact on the neighboring residents, highlighting the loss of light to the neighboring property and its impact on the resident’s enjoyment of their property.”

Minutes

The committee decision

The committee refused the application in accordance with the officer recommendation because of the impact on the adjoining property.

“Resolved – The application was refused as per the officer’s recommendations.”

Minutes