Rear extension and garage roof at 71 Birch Road, Oldbury

What was proposed

The application proposed a single-storey rear extension, a higher garage flat roof, internal changes and an enlarged kitchen and dining area.

“The proposal is for a single storey rear extension and raising the height of the existing garage flat roof.”

“The proposed single storey rear extension measurements are 2.8 metres in length (projection from the existing rear elevation wall) and 6.6 metres in width. A flat roof is proposed with a height of 2.6 metres (3.0 metres maximum height to include two roof lanterns). The proposed increase in the height of the existing garage roof is 100mm.”

Officer report

Planning history

Earlier applications nearby involved housing developments and estate roads, with permission granted subject to conditions between 1979 and 1982.

“Description Decision and date DC/08988 Birch Road, Oldbury - Erection of 27 Detached dwellings and Estate Road Grant Permission Subject to Conditions - 06.06.1979”

“DC/13489 Land at Birch Road, Oldbury - Erection of 26 detached houses and roads Grant Permission Subject to Conditions - 03.06.1981 DC/13925 Land Fronting Birch Road & Birch Walk, Oldbury - Erection of 26 detached houses and construction of estate road Grant Permission Subject to Conditions - 21.10.1981 DC/14800 Adjacent Birch Walk Birch Road, Oldbury - Construction of cul-de-sac of 26 dwellings (Permitted development rights removed: Condition No.”

Officer report

What officers recommended

Officers recommended approval because the proposal accorded with policy, suited the property and area, and would not significantly affect neighbouring amenity.

“Application Summary 1.1 The application is being reported to Planning Committee because three material planning objections have been received. To assist members with site context, a link to Google Maps is provided below: Birch Road, Oldbury 2. Recommendations That planning permission is granted subject to the following conditions relating to:”

“Reasons for the recommendation and conditions The proposed development would be acceptable because it accords with policy, it has no significant impact on the amenity of the occupiers of the neighbouring properties and the design and scale is appropriate to the existing property and the surrounding area. Key Considerations…”

Officer report

Main planning issues

The assessment considered amenity, design, highways, construction disruption, noise, cooking smells, wildlife and a neighbour’s possible future application.

“The site is not allocated in the development plan. Material planning considerations (MPCs) are matters that can and should be taken into account when making planning decisions. By law, planning decisions should be made in accordance with the development plan unless MPCs indicate otherwise. This means that if enough MPCs weigh in favour of a development, it should be approved even if it conflicts with a local planning policy.”

“The material planning considerations which are relevant to this application are: • Government policy (NPPF); • Amenity concerns – loss of privacy, light and outlook, overshadowing/ loss of residential garden amenity, overlooking/loss of residential garden amenity and impact on neighbour future planning application; • Design concerns – overdevelopment, out of character with surrounding area and effect on the streetscene; • Environmental Concerns – noise and disruption…”

Officer report

Consultation responses

Highways raised no objection, while three objections concerned amenity, design, construction, environmental effects and other property matters.

“The application was initially publicised on 28 May 2025 by three neighbour notification letters. Upon receiving two amended proposals, the application was further publicised by three neighbour notification letters on 18 June 2025 and 31 July 2025. Three objections have been received and are summarised below:”

“Non-material objection raised: i) Affects property value; ii) Boundary issues; iii) Drainage; iv) Party wall; v) Foundations; vi) Building Regulations.”

Officer report

Who spoke

The applicant explained the need for a more functional home and said privacy and disruption would be managed; an objector raised overlooking and disruption concerns.

Members’ discussion

Members acknowledged the objections but considered the plans consistent with nearby properties and the proposed conditions appropriate.

“In response to questions from members, it was confirmed that a construction management plan would be required, should planning permission be granted, and that the planning department would ensure that the working hours were appropriate.”

“Members were sympathetic to the concerns of the objectors, however, they were of the belief that the proposed plans were consistent with other properties in the vicinity and that appropriate conditions were in place to ensure that any works undertaken would be appropriate.”

Minutes

The decision

Planning permission was approved subject to conditions on external materials and a pre-commencement construction management plan covering deliveries.

“Resolved that Planning Application DC/25/70663 – 71 Birch Road, Oldbury B68 0EP (Proposed single storey rear extension and raising the height of the existing garage flat roof) is approved subject to conditions relating to:-”

“(i) external materials; and (ii) pre-commencement Construction Management Plan (to include deliveries).”

Minutes