Two-storey side extension at The Mount, Northam, Bideford

What was proposed

The application sought a two-storey side extension, decking and associated alterations to the house.

“Proposed Development The planning application seeks full planning permission for the erection of a two-storey side extension and decking with associated alterations.”

Officer report

The site

The detached house is in an established residential area on a large plot, outside the conservation area and away from listed buildings.

“Site Description The application property is a detached house in a predominantly residential area in an established urban area of Northam. The dwelling fronts the highway and is orientated in an approximate north south direction. It is set within a large plot, and the garden extends to the west. The site is not within the Conservation Area, and/or within 50 metres of any listed buildings.”

Officer report

Earlier applications

Earlier permissions and refusals included a loft conversion, replacement single-storey structure and a first-floor extension dismissed on appeal.

“On 14 th January 2025, a planning application was approved for 'Demolition of existing garage and conservatory and construction of single storey structure,' (planning reference 1/0989/2024/FUH). This approved the replacement of the existing single storey garage with a single storey extension, providing kitchen and dining and entrance hall. The single storey structure extends four metres from the rear of the existing dwelling and includes decking on the western side.”

“On 25 th April 2025, a planning application, (planning reference 1/0174/2025/FUL), was refused, and on 29 th July 2025 dismissed at appeal, (Appeal Ref: APP/W1145/D/25/3365873). The description for this, was, 'the removal of approved loft conversion application number 1/0373/2024/FUL and construction of a new first-floor extension over approved single storey side extension.”

Officer report

Officers’ recommendation

Officers recommended refusal because the extension’s scale, mass and height would be unsympathetic, overly large and harmful to the street scene.

“Conclusion An extension to a dwellinghouse is supported in principle, and the dwelling is of a size and with a garden which is large enough for an extension of some size to be acceptable. However, the proposed design of the extension is such that the proposed scale, mass, and height is not sympathetic to the main dwelling and inappropriate in the street scene, because it is out of scale, and is overly large and bulky in appearance.”

“The proposed design of the two-storey extension is such that the proposed scale, mass, and height is not sympathetic to the main dwelling and inappropriate in the street scene. The proposed extension detracts from the character of the original dwellinghouse and the street scene because it is out of scale, overly large and bulky in appearance.”

Officer report

Consultation and representations

South West Water accepted the proposed infiltration drainage, while one neighbour supported the scheme subject to a privacy request.

“South West Water: With reference to the planning application at the above address, the applicant/agent is advised to contact South West Water if they are unable to comply with our requirements as detailed below.”

“Water re-use (smart water butts, rainwater harvesting, grey flushing toilets) 2. Discharge into the ground (infiltration); or where not reasonably practicable, 3. Discharge to a surface waterbody; or where not reasonably practicable, 4. Discharge to a surface water sewer, highway drain, or another drainage system; or where not reasonably practicable, 5. Discharge to a combined sewer. (Subject to Sewerage Undertaker carrying out capacity evaluation)”

Officer report

Who spoke

The Principal Planning Officer presented the application, and the applicant spoke in support.

Members’ debate

Councillors considered the revised design an improvement, supported approval and discussed energy generation, water saving and wildlife measures.

“Councillor Leather proposed to approve the application. Councillor Hames said that although earlier designs were unacceptable, the revised application includes improvements which means he will support it. He added that energy-generation, water saving, and wildlife-protection measures should also be considered.”

“The Planning Manager said there is no policy requiring energy generation, though it could be added as an informative. She detailed that the committee may choose to condition biodiversity net gain, for example through bat or bird boxes.”

Minutes

The decision

The application was approved subject to an informative about energy generation being agreed with the Chair and Vice-Chair.

“That the application is approved subject to an informative regarding energy generation to be agreed with the Chair and Vice-Chair.”

“Mike Leigh addressed the committee as applicant in support of the application.”

Minutes