Detached garden room at 114 Dane Road, Sale

“117725/FUL/25 DEPARTURE: No Erection of detached garden room to the rear…”

“The applicant is seeking planning permission for the erection of a detached garden outbuilding to the rear.”

“The site refers to a semi-detached property on the southwest side of Dane Road, a residential street in Sale. There are 5 pairs of semi-detached properties of the same design on Dane Road and Priory Close.”

“The property is divided into a ground floor flat (no. 114) and a first floor flat (no. 116). Access to no. 114 is from the front door, and access to no. 116 is from the side entrance.”

“Dane Road 117010/FUL/25: Erection of a single storey side extension to create a new entrance for 1st floor flat along with a proposed dropped kerb and creation of driveway to provide off- street parking. Approve with Conditions, 03 Nov 2025.”

“The application proposes the erection of an outbuilding within the garden of an residential property, to provide additional living accommodation ancillary to the residential unit. This acceptable in principle subject to it not having an undue impact on the design of the existing property and street scene, amenity of neighbouring residential properties or cause parking/highways issues.”

“The proposed single storey detached garden room would be sited at the southeast corner of the rear garden. Compared to the original submission, the proposed garden room has been reduced in footprint. It would occupy less than half the size of the rear garden, which is not considered to reduce the garden space to an unacceptable level. It is noted that a side extension has been recently approved under application 117010/FUL/25.”

“The garden room is significantly taller than the existing hedges and fences, and there is no space between the garden room and the boundary, which will make the gardens more enclosed and overshadowed. • The scale and height of the garden room will cause substantial loss of daylight to our lounge and garden.”

“Potential self-contained flat or commercial letting • This layout of the garden room has the potential to be used as a self-contained living space. Dane Road is currently used as Airbnb accommodation. It is worrying that the proposed garden room will be used as additional Airbnb accommodation or commercial short-term letting, which would lead to extra noise, activity and disruption for neighbours.”

“The proposed garden room would be sited close to the site boundary of nos. 2, 4, 6 and 8 Priory Close, and would retain approx. 8m to the rear windows of these dwellings. The garden room is single storey and with its shorter side facing the rear gardens of these dwellings. It is also noted that the garden room would be sited to the north of the rear gardens.”

“The proposed garden room would be sited to the north west rear boundary of nos. 57, 59, 61 and 63 Priory Road, and would retain approx. 13m to the rear windows of these dwellings. Officers also noted on site that there are garden structures in both adjoining rear gardens along the shared boundary with the application site. These existing garden structures would provide an element of screening to the proposed garden room.”

“It was moved and seconded that planning permission be refused.”

“The motion was put to the vote and declared carried.”

“(1) The proposed detached garden room, by reason of its siting, scale, massing and design is considered to appear as an overly dominant and disproportionate addition in the rear garden setting to the detriment of the character and appearance of the site and wider residential area. The proposal is therefore considered contrary to policy JP-P1 of PfE, SPD4 - A Guide for Designing House Extensions and Alterations and the NPPF.”

“(2) The proposed detached garden room, by reason of its scale, massing, design and siting in close proximity to the east (side) and south (rear) boundaries is considered to appear as an overly dominant form of development, overbearing to the adjacent garden settings, detrimental to the residential amenity that adjacent occupiers on Priory Close and Priory Road could reasonably expect to enjoy.”