Garage conversion and front link at 4 Hoskyns Avenue, Worcester

What was proposed

The application sought permission to convert the existing garage and build a single-storey front extension linking it to the house.

“The proposal seeks planning permission for the conversion of the existing garage, with associated changes to the external appearance and the erection of a single-storey front extension linking the garage to the host dwelling to provide a downstairs WC and lobby. The submitted drawings also show a single-storey rear extension and a rear dormer window to the roof slope.”

“Unlike the rear extension and dormer, the garage conversion does require express planning permission, as permitted development rights for garage conversion were removed under the original planning approval for the estate. As such, the garage conversion and the single-storey front extension together form the development under consideration in this application.”

Officer report

The site and surroundings

The property is a detached two-storey home with an attached double garage on a sloping residential estate with off-street parking.

“The application site is located on Hoskyns Avenue, within a modern residential estate to the east of Worcester city centre. The site comprises a detached, two-storey red brick dwelling with a pitched tiled roof and an attached double garage set to the front/side of the property. The house is set back from the main road with a modest driveway providing off-street parking.”

“The property is situated on a sloped section of the street, with a gradient falling from west to east. The immediate surrounding area is residential in character, consisting predominantly of similarly styled detached and semi-detached dwellings of a consistent scale, design, and age. Properties generally benefit from front and rear gardens and…”

Officer report

Earlier application

A previous application for a larger scheme, including a garage conversion, extensions and dormer, was refused in May 2025.

“The site has been the subject of the following planning applications: 25/00091/HP Conversion of garage, single storey rear extension, double storey front extension and dormer. REFUSED May 7 2025”

Officer report

What officers recommended

Officers recommended approval because the modest extension and garage conversion matched the house, protected neighbours and retained adequate parking.

“The garage conversion and front link extension would together create a more cohesive frontage by visually integrating the garage with the dwelling. The extension would be modest in scale, single storey in height, and set beneath a lean-to roof that ties in neatly with the existing eaves line.”

“The garage conversion requires planning permission because permitted development rights for garage conversion were removed as part of the original planning approval for the estate.”

Officer report

Who spoke

The applicant spoke in support, explaining that the garage would be an office because he worked from home and would not become a bedroom.

Members’ discussion

Members discussed parking, the garage’s possible use, permitted development elements, the previous refusal and whether refusal could be justified.

“Members continued to debate the issue of parking and the potential end use of the garage conversion. In response the Head of Planning and Economic Development highlighted the advice of the Local Highway Authority as set out in the report and that advice is that what is currently proposed with the three parking spaces as per the drawing and the slide shown on the powerpoint presentation is acceptable in their professional view.”

“Members referred to paragraph 8.2 of the report and asked why garage conversions were removed as part of permitted development rights when original approval was given for the estate. The Planning Officer indicated restricted parking and because there were double yellow lines within the area, the garage could not be converted into a habitable space which would result in displacement parking on the highway.”

Minutes

The vote

Members voted 9 in favour, 1 against and 1 abstention on the proposal to approve the application.

“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 recommended.”

Minutes

The decision

The Committee granted planning permission subject to the conditions set out in the officer report.

“RESOLVED: That the Committee grant planning permission, subject to the conditions set out in section 9 of the report.”

Minutes