Loft conversion and annex at 4 Raleigh Park Road, North Hinksey, Oxford

What was proposed

The application proposed loft and rear extensions, a detached ancillary annex, a new store and a widened vehicle access.

“The application seeks planning permission to demolish the existing rear detached garage building and rear conservatory and for the erection of a single storey rear and side extension, a hip to gable roof extension with rear dormer window and the erection of a detached annex building in the rear garden.”

Officer report

The site and surroundings

The site is a semi-detached dwelling on a rectangular plot in a built-up area, with neighbouring homes on both sides and opposite.

“The property is a semi-detached dwelling located on a rectangular plot within the built-up part of Botley. Neighbouring dwellings are located either side to the east and west and opposite to the south. Vehicular access is gained via Raleigh Park Road.”

“According to the North Hinksey Groundwater Impact Assessment, the site lies within an area vulnerable to ground water flooding.”

Officer report

Planning history

There is no relevant planning history for the site.

“RELEVANT PLANNING HISTORY 4.1 There is no relevant planning history for the site.”

Officer report

Why approval was advised

Officers considered the design, amenity, parking and drainage impacts acceptable, with conditions keeping the annex ancillary to the main dwelling.

“Proposed annex The proposed annexe is considered to be visually acceptable by virtue of its modest scale, single-storey form and subordinate relationship to the host dwelling. The building would be located to the rear of the site within the private garden, where it would have limited visibility from the public realm and would not form a prominent feature within the surrounding street scene.”

“The proposed detached annex is considered to function as ancillary accommodation to the main dwelling rather than as a separate planning unit. The applicant has confirmed that the building is intended to be used by members of the family and visiting relatives in connection with the occupation of the main dwelling, and is not intended to be occupied independently, separately let or used as a separate residential unit.”

Officer report

What consultees said

The parish council and ward councillor objected, while highways raised no objection and the drainage officer ultimately raised no objection.

“Botley & North Hinksey Parish Council - Have raised the following objections • Impact on the character and appearance of the area • Over-development • Lack of car parking • Concerns the property will be used as a HMO • Impact on the amenities of the neighbouring dwellings • Flooding and drainage concerns • Concerns that the annex does not have a functional relationship with the main dwelling…”

“Councillor Emily Smith- Has raised the following objections • The positioning of the proposed rear annex and the impact on both neighbouring dwellings to the side • Drainage and flooding • Concerns the annex will be used as a separate dwelling or part of a HMO • Concerns that the dwelling will be used as a HMO • Inadequate car parking • Inadequate waste storage facilities…”

Officer report

What residents said

Residents objected over character, over-development, parking, possible HMO use, neighbour impacts, flooding and the annex’s relationship with the dwelling.

“Impact on the character and appearance of the area • Over-development • Lack of car parking • Concerns the property will be used as a HMO • Impact on the amenities of the neighbouring dwellings • Flooding and drainage concerns • Concerns that the annex does not have a functional relationship with the main dwelling…”

“Impact on the character and appearance of the area • Over-development • Lack of car parking • Concerns the property will be used as a HMO • Impact on the amenities of the neighbouring dwellings • Flooding and drainage concerns • Concerns that the annex does not have a functional relationship with the main dwelling…”

Officer report

Who spoke

A parish council representative spoke for the parish council, a resident objected, the applicant supported the proposal and the ward member spoke.

What members considered

Members considered ground testing, drainage, the annex’s proposed use, possible separate occupation and permitted development rights.

“During debate, Members considered the ground testing and drainage requirements, together with the proposed use of the building. They noted the supporting statement, which confirmed that the annex would remain ancillary to the main dwelling and would function in support of the house rather than as a separate unit of accommodation.”

“Members noted that, should the annex be used as a separate dwelling, this would constitute a material change of use and would require a separate planning application. In assessing the proposal, members also gave weight to what could be constructed under permitted development rights and considered the material planning considerations set out within the report…”

Minutes

The committee vote

A motion to approve the application was proposed, seconded and carried on being put to the vote.

“A motion, proposed by Councillor Ron Batstone and seconded by Councillor Robert Maddison, to approve the application was carried on being put to the vote.”

Minutes

The decision

The committee approved the application subject to conditions set out for the development.

“RESOLVED: to approve planning application P24/V2434/HH subject to the conditions set out in the report.”

Minutes

Conditions attached

The conditions cover commencement, approved plans, materials, two parking spaces and keeping the additional accommodation ancillary to the dwelling.

“- Commencement 3 yrs - Full Planning Permission 2 - Approved plans 3 - Access and parking prior to first use 4 - Materials as on plan 5 - Ancillary accommodation…”

“The two off-street parking spaces and associated dropped kerb shown on the approved plan number RLGH.P02H shall be provided and made available for use prior to the first use of the extensions hereby approved. The parking spaces shall thereafter be retained and kept available for the parking of vehicles.”

Officer report