Annex converted to dwelling at Annex At 33 North Castle Street, Castletown, Stafford

What was proposed

The application sought retrospective permission to change an attached annex into a separate dwelling with two bedrooms and a study.

“25/40929/FUL - 2 1.4 Planning permission was granted in 1991 (91/26370/FUL) for a 2-storey garage and bedroom extension to the existing dwelling, with a ground floor passage/corridor between the proposed garage and main dwelling providing rear access. A subsequent application (04/02267/FUL) granted consent for ‘Side and rear extensions to form new ancillary living accommodation’ at 33 North castle Street. The existing plans in 2004 showed no.33 comprising of: 1.”

“A householder application was also submitted prior to the submission of the current application, referring to the annexe as no.34 North Caste Street and appeared to seek extensions to the annexe as if it were a single dwelling. As such, the application was returned, and the current scheme submitted. The works which are part of this application are retrospective and have been subject to an enforcement investigation by the Council.”

Officer report

The site and surroundings

The site is an attached annexe to a terraced house near a supermarket and main road connections, with vacant land to the northeast.

“Reason for Referral to Committee The applicant is a member of the Council. Context 1.0 Site, surroundings and background 1.1 The site comprises an existing attached annexe to a traditional terraced dwelling, 33 North Castle Street, in a sustainable location in Stafford. No. North Caste Street is shown to be within the same ownership, as identified by the blue edge on the location plan.”

Officer report

What officers recommended

Officers recommended refusal because the subdivision provided no on-site parking, increasing pressure on on-street parking and highway danger.

“25/40929/FUL - 8 6.4 Although the original permission for the annexe (04/02267/FUL) provided only 1 parking space in the integral garage, as it provided ancillary accommodation and was located in an area where off-street parking was not routinely available, this level of provision was deemed to be acceptable in that case.”

“The applicant has suggested that the operation of a residents parking scheme in the area, the layout of the properties and their proximity to the town centre/provision of cycle parking facilities on the site would reduce the demand/pressure on-street parking in the locality.”

Officer report

What consultees said

The Highway Authority sought refusal over parking, cycle parking and highway safety, while Natural England and Cadent raised no objection subject to requirements.

“25/40929/FUL - 10 The Conservation of Habitats and Species Regulations 2017 The Biodiversity Gain Requirements(Irreplaceable Habitats) Regulations 2024 The Biodiversity Gain Requirements (Exemptions) Regulations 2024 8.0 Other matters 8.1 Cadent Gas Plant Protection raise no objection subject to an informative being attached to any grant of consent.”

“No details have been provided on the submitted drawings as to where the bin storage area will be located. Given the above pedestrian access has been removed from the existing layout, Highways would not wish to see bins being left on the footway fronting either dwelling creating an obstruction to vulnerable users, there needs to be a clear designated area to store/collect bins other than the day of collection being located at the front of the properties.”

Officer report

Public response

One neighbour fully supported the application.

“Parish Council: N/a (Stafford MB) Neighbours (7 consulted): 1 representation received, comments summarised as: Fully support the application Site Notice: Expiry dates: October 2025 Relevant Planning History 04/02267/FUL Side and rear extensions to form new ancillary living accommodation. Approved. 91/26370/FUL Garage and bedroom extension. Approved. Recommendation Refuse for the following reasons: 1.”

Officer report

Who spoke

The applicant’s agent provided a supporting statement, which the Senior Planning Officer read aloud.

Members’ discussion

A proposal to defer the application to establish the number of bedrooms was changed to a proposal to approve it after clarification of the submitted floorplans.

“25/40929/FUL - Annex at 33 North Castle Street, Castletown, Stafford ST16 2EH (Recommend: Refuse) Considered the report of the Head of Economic Development and Planning regarding the matter. The Senior Planning Officer reported that the first reason for refusal (relating to the impact on character/appearance) in the officer’s report be omitted as it had been carried over from an earlier draft of the Officer’s report and the Lead Officer authorised to issue a recommendation…”

“Councillor S N Spencer then changed his proposal (based on the floorplans as presented within the report) to approve the application. This was seconded by Councillor J Hood. On being put to the vote the proposal to approve application 25/40929/FUL was carried.”

Minutes