House extension and parking access at 2 Low Garth, Kendal

What was proposed

The application sought extensions, a porch, a pitched bay-window roof and a new access providing off-road parking.

“The householder application seeks permission for a single storey rear and side wrap around extension, front porch, new pitched roof over the existing flat roofed bay window, and new vehicular access to create off road parking. The scale and design to the extensions and alterations to the dwelling are acceptable in relation to the site location context. The proposed vehicular access is not considered to adversely impact highway safety.”

“The side extension will project approximately 2.44 m on the SW elevation, and will be set approximately 4.5 m back from the principle elevation (NW). The side extension is angled as such to follow the boundary, reducing in width towards the rear of the property. The proposed rear extension will project approximately 3.9 m on the rear (SE) elevation.”

Officer report

The site

The property is a two-storey semi-detached house with front and rear gardens beside a footpath and grassed public amenity land.

“2 Low Garth is a two storey semi-detached property located in a primarily residential area to the north of Kendal. The property has a garden to the front and rear. It is located at the opening of a junction, separated from the highway by footpath and a small grassed area of public amenity land. The property is finished in render with a tiled roof.”

Officer report

Consultation responses

The town council’s initial access objection was later withdrawn, and the highway authority ultimately raised no objection.

“Kendal Town Council 6.1.1 Initial Response: No Material Objection to the proposed alterations to the building, subject to Biodiversity Net Gain. Material Objection to the proposed new vehicular access which would result in Biodiversity Net Loss by removing the grass and replacing with a non permeable ground covering which results in tarmacking over ground resulting in a potential surface water issues and have a detrimental effect by extending on to a public asset.”

“Highways & Lead Local Flood Authority (LLFA) 6.2.1 Initial Response: Thank you for your consultation on 23 April 2025 regarding the above Planning Application. Westmorland & Furness Council as the Local Highway Authority (LHA) and Lead Local Flood Authority (LLFA) can confirm as follows: It is stated in the drawings that ''The Highway Authority has already granted permission to drop this section of kerbs to allow for a new vehicular access to the property'' however I am…”

Officer report

Residents’ views

The application was advertised to four properties, but no representations were received.

“REPRESENTATIONS 7.1 The application has been advertised by way of a site notice and neighbour notification letters to 4 properties. No representations have been received as a result of this consultation. NATIONAL GUIDANCE & RELEVANT LOCAL PLANNING POLICY”

Officer report

Who spoke

A planning officer presented the application, and a senior officer read a councillor’s statement supporting it.

Committee debate

Members focused on the grass verge, parking benefits, landscaping, biodiversity measures and whether suitable conditions could address the visual impact.

“It was noted that key issue with the application was the removal of the grass verge to create vehicular access. It was felt that the removal of the grass verge would have an adverse impact on the character of the area. Further photographs of grass verges in similar locations were shown and it was noted that both Highways and Street Scene had no objections to the proposals due to the level of visibility and would be happy to provide the permit to create the access.”

“Members debated the application, noting that if the application were refused, there was nothing to stop the applicant using the grass verge as a parking space and that the benefit of providing off street parking could be seen as more preferable to saving the grass verge in this instance.”

Minutes

The decision

The committee approved the application contrary to the officer recommendation and authorised conditions requiring suitable landscaping and mitigation.

“A further motion to approve the application, contrary to the officer’s recommendation, was moved and seconded as on balance it was considered that the reason to go against the officer recommendations were that with appropriate landscaping, the proposal would not have an unacceptable visual impact and would accord with the policies of the development plan. It was noted that the standard conditions would be necessary should members be minded to approve the application.”

“Condition (3) The development hereby permitted shall be constructed entirely of materials details of which are shown on plan No. A1.LN.04.25 Rev. The approved materials shall be retained as such thereafter. Reason: To ensure the development is of a high quality design. Condition (4) No development shall take place until full details of soft landscape works have been submitted to and approved in writing by the Local Planning Authority.”

Minutes