House extensions and loft conversion at 26 Westcliff Park Drive, Westcliff-on-Sea

What is proposed

The application proposes roof extensions, a rear dormer, a single-storey rear extension and a two-storey side extension, with the existing garage demolished.

“Planning permission is sought to erect a two-storey side extension with a hipped roof, some 8.5m deep x 2.6m wide and 8.4m high to the ridge. The proposal would be set down some 0.27m from the ridge of the main dwelling and set back some 1m from its front elevation. The proposal would be finished in materials to match the main dwelling and would have a window on the first floor and ground floor front elevation.”

“A single storey rear extension with a hipped roof and roof light is proposed some 10.5m wide, projecting some minimum 4.9m and maximum 7m beyond the main rear wall of the dwelling and 3m high to the eaves and 3.9m high to the ridge. There would be one bifold door and a window to its rear elevation.”

Officer report

The site

The site contains a semi-detached home and detached garage in a residential area with a generally uniform mix of semi-detached and terraced homes.

“The application site is on the east side of Westcliff Park Drive, within a residential area and contains a semi-detached dwelling. There is a mix of semi-detached and terraced dwellings, however the character of dwellings in the streetscene is relatively uniform, with most dwellings having front projecting bays. The application site has an existing detached garage.”

“The site does not lie within a Conservation Area and is not subject to any planning policy designation.”

Officer report

Earlier applications

A certificate confirmed some roof works could be lawful under permitted development, while an earlier extension proposal was refused for design and neighbour amenity harm.

“In February this year, a certificate of lawfulness was granted under application reference 25/00037/CLPF (the “2025 Certificate”). The 2025 Certificate confirmed that a hip to gable roof extension, a dormer to the rear and rooflights, which are of the same dimensions and appearance as those proposed under this current application, would be lawful additions under national permitted development provisions.”

“- The windows on the front elevation of the proposed side extension are vertically aligned. - The eaves of the roof of the main dwelling no longer overhangs the roof of the extension. - The ground floor element has been set back from the front elevation of the main dwelling by some 1m, and the side extension has been reduced in width at ground floor and set off the side boundary by some 1m. - Formerly proposed arched windows on the ground floor side elevation have been…”

Officer report

What neighbours said

Neighbours objected over scale, character, privacy, light, enclosure, vegetation, drainage, parking, traffic, noise and construction-related concerns.

“There has been no warning regarding the commencement of demolition works under the Construction (Design and Management) Regulations 2015 [Officer comment: These are separate regulations and are not relevant to planning] • The demolition of the garage has compromised the stability of a neighbouring boundary [Officer comment: Alleged damage to other properties is a civil matter which is not a planning consideration.] • The demolition is necessary to facilitate the…”

“While the roof additions are permitted development, they compound the perception of excessive massing along with the additional roof over the broad extension. • Concern relating to loss of light due to the close proximity of the proposal to neighbouring properties, including nos. 24 and 15. • Sense of enclosure from the rear extension. • The roof extensions further create a sense of excessive massing, which is uncharacteristic. • Concern relating to parking and traffic.”

Officer report

Who spoke

A local resident spoke against the application, and the applicant’s agent responded on the applicant’s behalf.

Committee decision

The committee resolved to grant planning permission subject to the stated conditions.

“That PLANNING PERMISSION be GRANTED subject to the following conditions:”

“The roof of the development hereby approved shall not be used as a balcony, roof garden or terrace or for any other purpose at any time without planning permission previously being granted by the Local Planning Authority. The roof can however be used for the purposes of maintenance or to escape in the event of an emergency.”

Minutes

Permission conditions

Permission requires timely commencement, approved plans, matching materials, obscure fixed side windows and no roof terrace or balcony use without permission.

“The proposed windows on the side elevation of the side extension hereby approved shall only be glazed in obscure glass (the glass to be obscure to at least Level 4 on the Pilkington Levels of Privacy) and fixed shut (except for any top hung fan light which shall be a minimum of 1.7 metres above internal finished floor level) prior to the first use or occupation of the development hereby permitted and retained as such thereafter.”

Minutes