Single-storey home extension at 12 Pot Hill Square, Ashton-under-Lyne

What was proposed

The application sought a single-storey side and rear extension, including converting the rear garage into living accommodation and altering an existing roof.

“Planning permission is sought for a single storey side and rear extension, which is to extend off the existing single storey side extension and be sited to the rear of the application property.”

“To facilitate the development, it is proposed that the existing garage which is located in the rear garden of the application site, be converted into living accommodation. The proposed development is to infill the existing garage and side extension and extend beyond the existing garage to the rear. The proposed side to rear extension will also connect the existing rear extension to the submitted proposal.”

Officer report

The site and surroundings

The site is a two-storey end terrace in a residential cul-de-sac, with pedestrian walkways, existing extensions, a rear garden and no off-street parking.

“The surrounding area is predominantly residential, the cul-de-sac is characterised by terrace rows of two storey height, separated by pedestrian walkways throughout, including a walkway to the north of the application property which runs down the side elevation and an additional running along the rear boundary of the property.”

“The application property has a pitched gable roof and is constructed from red brick, the property has previously been extended by a single storey side and single storey rear extension. In addition to a outbuilding sited within the rear garden.”

Officer report

Earlier applications

Earlier applications included permitted garage, wall, side-extension and rear-extension proposals, alongside refusals for side and side-and-rear extensions.

“04/01574/FUL- Detached garage to rear of property (application permitted)”

“19/00656/FUL- Single Storey Side Extension (application permitted 01.10.2019)”

Officer report

Design and neighbours

Officers considered the 19-metre extension disproportionate and visually dominant, with short separation distances causing overshadowing, overdominance and enclosure.

“The proposed side to rear extension is inappropriate to the host dwelling and size of the plot, in regard to its size, scale, massing and design. Given the cumulative impact of the proposed development taken with the existing side and rear extension, this creates an extension that is disproportionate and would significantly alter the scale or mass of the existing dwelling.”

“Overall, it is the opinion of Officers that the proposed rear extension would not cause significant harm to occupants of neighbouring property no.10 Pott Hill Square in respect of loss of privacy, outlook or overshadowing, in line with policy RED3 of the SPD.”

Officer report

Highways and neighbours

The highway authority objected over highway safety, while no letters of representation were received from neighbours.

“In response to the neighbour notification letters, there has been no letters of representation received.”

“The Local Highway Authority were consulted during the assessment of the application and raised an objection, recommending refusal on the ground that the information and proposed plans submitted indicate that the development would have an unacceptable impact on highway safety.”

Officer report

Parking concerns

The lack of two required off-street parking spaces was expected to increase on-street parking, obstruction, visual clutter and highway safety risks.

“As the proposed development does not include any off-street parking provision, the development fails to comply with Tameside MBC’s adopted parking standards, which states for a four-bedroom dwelling, a minimum of two off street parking spaces are required.”

“As the cul-de-sac and surrounding area already has limited on-street parking capacity, the lack of parking provisions would result in the displacement of vehicles onto the public highway.”

Officer report

Who spoke

Councillor McLaren addressed the Panel in support of the application.

The votes

Members voted 2 to 4 against the officer recommendation, with 1 abstention, then voted 4 to 1 for approval, with 2 abstentions.

“25/00559/FUL 12 Pott Hill Square, Ashton Under-Lyne, OL6 9JY [name withheld] Development Single Storey rear to Side Extensions Speakers/Late [name withheld] addressed the Panel in support of the application Decision Officer recommendation was to refuse planning permission for the reasons outlined within the submitted report. Members voted on the officer recommendation as follows: FOR, 4 AGAINST, 1 ABSTENTION.”

Minutes