Outbuilding annex changes at 90 Kirklington Road, Southwell

What was proposed

The application sought revised drawings for a lean-to replacement and minor outbuilding changes, without altering the approved extension to the main house.

“The application seeks permission to vary condition 2 (plans) from planning approval 22/01023/FUL, to replace approved drawings with revised to replace existing lean-to with minor extension specifically to the ‘partial rebuilding and conversion of outbuildings for use ancillary to the enjoyment of the dwellinghouse’. No variations are proposed to the single storey extension to the host dwelling.”

“The amendment proposed in the current S73 consists of the following: a) Roof section of the lean-to structure on the west elevation is larger (in volume) than the previously approved, but footprint remain the same. b) Cladding dimensions on the side (eastern) elevation that is facing the main dwelling is slightly different to the approved. c) Cladding dimensions on the side (western) elevation, and completed with two panes door rather than three panes.”

Officer report

The site and surroundings

The site contains a detached traditional dwelling, outbuildings, a non-designated heritage asset and a nearby Grade II listed building.

“The application site comprises of a detached two storey dwelling within Southwell. To the east of the dwelling is a range of detached outbuildings. The host dwelling is a traditional red brick property with a slate tile roof identified as a non-designated heritage asset (NDHA). To the west and south lies Kirklington Road beyond which is the Norwood Park Golf Course. Directly to the southeast of the site is a Grade II Listed Building (88 Kirklington Road).”

Officer report

Earlier planning decisions

An earlier permission approved the extension and ancillary outbuilding conversion, while a separate permission-in-principle application for one dwelling was refused.

“The dwelling benefit from consent for ‘single storey extension to host dwelling and alterations, partial rebuilding and conversion of outbuildings for use ancillary to the enjoyment of the dwellinghouse’ in the 2022 householder application under reference 22/01023/FUL.”

“20/02467/PIP - Application for Permission in Principle for residential development of one dwelling, together with demolition of existing garage and timber/lean-to outbuildings. Application refused on 28.01.2021.”

Officer report

Why officers recommended approval

Officers concluded that the outbuilding remained physically and functionally ancillary, while the changes caused no greater heritage, visual or residential harm.

“Would the current use of the converted buildings remained ancillary to the main dwelling • Impact on Heritage Assets and the visual amenities of the area…”

Officer report

Consultation and objections

The town council and conservation team raised no objection, while the civic society and one neighbour raised concerns about ancillary use, appearance and heritage.

“Southwell Town Council – has no objection to the proposed S73 application, but raised concern over planning condition 5 of the original approved application, which stated: The outbuilding range to the north-west of the main dwelling shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling, known as 90 Kirklington Road, Southwell, Nottinghamshire, NG25 0AX.”

“The applicant has made reply to the objection received, which has been summaries below: • no objections received from NSDC conservation, or town council except the question of usage of the property in general. • The application is S73 (varying or removing conditions on an existing planning permission), not an application for new dwelling.”

Officer report

Who spoke

The applicant spoke in support, and members heard a senior planning officer’s presentation with photographs and plans.

What members discussed

Members praised the annex conversion and generally accepted the design changes, but queried the lean-to’s scale, ancillary condition and wider enforcement matters.

“Members made positive comments about the quality of the annex conversion and broadly had no concerns with the design changes set out in the section 73 application.”

“Nevertheless, Members did query whether the lean-to was subservient or whether the annex was of a suitable scale. Clarity was sought that the condition requiring the development to remain as an annex ancillary to the main house would be retained.”

Minutes

The committee vote

The committee unanimously approved planning permission subject to the conditions in the recommendation.

“AGREED (unanimously) that Planning Permission be approved subject to the conditions contained in the report.”

Minutes

The decision

Planning permission was approved with revised plans and conditions, including continued ancillary use of the outbuilding to prevent a separate dwelling.

“That planning permission is approved subject to the conditions and reasons shown below:”

“No development above damp proof course shall take place until manufacturers details (and samples upon request) of all external facing materials (including colour/finish) including: • Bricks (including a sample panel showing coursing, jointing, brick bond pattern and mortar specification) • Roofing materials (including a sample) • Cladding (including fixings and any stain)”

Officer report