Detached outbuilding roof change at 125 Victoria Avenue, Worcester

What was proposed

The application sought to retain a shallow mono-pitched roof instead of the approved flat roof on a partly constructed rear-garden outbuilding.

“Extract of Site Location Plan Aerial view 3. The proposals 3.1 This application, submitted under section 96A of the Town and Country Planning Act 1990 (as amended) (‘the Act), is for a ‘non-material amendment’ to the part constructed shed granted planning permission (reference 24/00648/HP) on 24 October 2024, which is located in the rear garden of the property.”

“Extracts of amended proposed front (southwest) & side elevations 3.4 Permission is therefore sought to retain the mono-pitched roof, as constructed, in lieu of the approved flat roof. The height of the approved flat roof structure is 3.1 metres. The height of the constructed mono-pitched roof is between 3.1 metres (to the front) and 3.0 metres (to the rear), including the base. As annotated on the submitted drawings the roof is proposed to have a mineral green roof finish.”

Officer report

What officers recommended

Officers recommended approval because the amendment was non-material, maintained good design, protected neighbours’ living conditions and provided biodiversity benefits.

“Conclusion and planning balance 8.1 To conclude, as amended the outbuilding is considered to remain in accordance with planning policy requirements, resulting in development that does not have a discernibly different impact on the living conditions of neighbours, remains to be of good design for this type of structure in a rear garden location and would provide a biodiversity net gain.”

“The use of the outbuilding would remain to be for purposes incidental to the use of the dwellinghouse (125 Victoria Avenue) and not as a separate, self-contained dwelling. This is secured by condition 4 of the granted planning permission. This application for a non-material amendment does not vary or delete that restriction.”

Officer report

Public speaking

No one registered to speak about the application.

Committee discussion

Members discussed possible residential use, the meaning of the green roof, and the amendment’s effect on neighbours and existing conditions.

“Reference was made to paragraph 3.4 of the report, and the mention of a mineral green roof and clarification was sought as to whether this was correct. The Deputy Service Manager in response stated that it's the composition of the material beneath the plants as described on the drawings. The Council's Landscape and Biodiversity Officer has assessed the details of the planting and is content that it meets what we would all expect for a green roof not just green in colour.”

“The Service Manager – Development Management confirmed for clarity that the conditions in the original planning permission still stand the conditions referred to in the report are the amended conditions.”

Minutes

The vote

Members agreed the proposal unanimously, with 10 votes for, none against and no abstentions.

“A proposal to approve the application had been made and this was seconded. There being no further points made the Chair requested the voting of each Member of the Committee who were eligible to vote. Following the recording of the votes the proposal was agreed as follows.”

Minutes

The decision

The committee granted the non-material amendment to the existing planning permission.

“RESOLVED: That the Committee grant the Non-Material Amendment to…”

Minutes