Large house extension at Blackberry Cottage, Shellbrook, Ashby-de-la-Zouch

What was proposed

The application proposed major rear extensions, an outdoor kitchen and pergola, front alterations, an enlarged home gym and retaining-wall landscaping.

“Demolition of existing single storey rear extension and erection of a two storey rear extension and single storey rear extensions, outside kitchen and pergola. Alterations to front windows, replacement windows and replacement front porch. Extension to existing outbuilding to form home gym. Landscaping to include provision of retaining walls.”

Officer report

The site

The site is a four-bedroom detached house on a generously sized plot in a semi-rural setting, outside the development limits.

“Planning permission is sought for the demolition of existing single storey rear extension and erection of a two storey rear extension and single storey rear extensions, outside kitchen and pergola. The proposals include alterations to front windows, replacement windows and a replacement front porch.”

“The application site comprises a two-storey detached dwelling with four bedrooms, located on the southern side of Moira Road, Shellbrook, Ashby. The property is set back from the highway and benefits from off-street parking to the rear. The dwelling is of traditional linear form and occupies a generously sized plot within a semi-rural setting.”

Officer report

Planning history

There was no recent relevant planning history, and amended plans added replacement trees and construction protection measures.

“Amended plans were sought and received during the course of the application to show replacement tree planting to mitigate the loss of four trees on site and adequate tree protection during construction. The proposed replacement trees would be positioned to ensure that the west side screening on site is maintained.”

“There is no recent relevant planning history.”

Officer report

Officers’ recommendation

Officers recommended permission because the design, siting and mitigation were considered acceptable and no material planning reason for refusal was identified.

“The proposed extensions and alterations are considered to be of an appropriate design, scale, and siting, and would not result in significant harm to the character of the area, residential amenity, highway safety, flood risk, or biodiversity. The development is also considered acceptable in relation to the River Mease SAC, with no adverse ecological impacts identified.”

“There are no other material planning considerations that would justify refusal of the application. The proposal is deemed to accord with the relevant policies of the adopted Local Plan, the Ashby Neighbourhood Plan, the Council's Good Design SPD, and the guidance contained within the NPPF.”

Officer report

Residents’ concerns

Two objections raised concerns about privacy, tree removal, landscape character, biodiversity, hard landscaping and the extension’s depth.

“Cumulative effect of removing multiple trees has not been evaluated, and that their grouping enhances their landscape and ecological value. Biodiversity Net Gain The proposal lacks biodiversity net gain measures, including offset planting, inconsistent with the NPPF and NWLDC’s 10% biodiversity net gain requirement. Other Matters Generally supportive of the property's modernisation and would support revisions that would reduce the depth of the extension…”

Officer report

Who spoke

The planning officer presented the application, and the agent said statutory consultation had produced no objections and urged permission.

Committee discussion

Members supported the development, discussed privacy and asked for a condition preventing commercial use of the land.

“Members expressed their support for the development but asked whether a condition could be implemented to prevent the land from being used for commercial purposes. The Head of Planning and Infrastructure and the Planning and Development Team Manager agreed to add this condition.”

“Chair’s signature A discussion was had by members which focused on privacy issues resulting from new extensions. The Head of Planning and Infrastructure was satisfied that there was to be no impact on the neighbouring property caused by this extension, and that windows would not be positioned directly over properties.”

Minutes

The vote

The motion to permit the application was moved, seconded and carried in a recorded vote, with one abstention.

“The Officers recommendation to permit the application was moved by Councillor R Canny, seconded by Councillor J Legrys.”

“The Chair put the motion to the vote. A recorded vote being required, the voting was as detailed below.”

Minutes

The decision

The committee permitted the application subject to a condition that the land must not be used for commercial purposes.

“The application be permitted, subject to the condition that the land must not be used for commercial purposes.”

“Recorded Vote (Resolution) Councillor Russell Boam For Councillor Anthony Barker For Councillor Morgan Burke For Councillor Rachel Canny For Councillor Doug Cooper For Councillor David Everitt For Councillor John Legrys For Councillor Peter Moult For Councillor Jenny Simmons For Councillor Nigel Smith Abstain Carried…”

Minutes