Rear extension and loft rooms at Magnolia, Harvington, Evesham

What was proposed

The application sought to vary an earlier permission for a rear extension, replacement roof with dormer rooms, a porch and external insulation.

“W/25/02430/HP Site Address Magnolia, Station Road, Harvington, Evesham, WR11 8NJ Description of Development Rear extension replacing single brick garage. Removal of existing roof (flat and pitch) to completely replace above new expanded structure with insulated, dormer loft rooms. Addition of small porch to front elevation. External insulation and render. (Variation of condition 2 of W/25/00099/HP - amendment to dimensions of extension).”

Officer report

The site

The site is a detached bungalow set back from Station Road, near the conservation area and a playing field.

“This application relates to a detached bungalow within the village of Harvington. The original property was finished in brick and small plain tiles, and characterised by its large, hipped roof, bay windows and tall chimney. The dwelling included a flat roof extension to the rear that linked to a garage. The property has now been subject to works following the approval of application W/25/00099/HP.”

“Station road includes a mix of two storey and single storey properties which are generally set back within long plots, finished in a mix of brick, render and clay tiles. There is a range of age and styles of properties. The application dwelling is set back from the highway between two storey properties, meaning it does not have a significant presence in the street scene.”

Officer report

Earlier permissions and enforcement

Earlier permissions approved the extension, porch and dormers, but enforcement found differences between the approved plans and construction, prompting this application.

“Application W/25/00099/HP approved a pitched roof rear extension in place of the previous flat roof structure and garage, along with rear facing dormers and a new front porch. The approved materials were white render to the elevations and roof tiles to match the existing. The scheme also included the removal of a chimney.”

“Increasing the depth of the extension to the rear of dwelling by 1.085 metres from that of the approved extension. • The reduction in width of the rear extension by approximately 0.5 .metres (as also approved under application ref: W/25/01396/NMA) • Amended position of the porch door from the front elevation to the east elevation. • Change of roofing materials from small plain tiles to slate. • Change to size of window to the front facing elevation of the extension.”

Officer report

Officers recommended approval

Officers recommended approval because the changes were considered acceptable in context and would not cause further harm to design, amenity, highways, ecology or drainage.

“Following the amendments within this application and noting the hardstanding patio to the rear of the property, the extended dwelling would result in no additional hardstanding area at the property as such the property would experience no increase in surface water run-off. An updated Water Management Statement has been provided which proposes water butts to be connected to downpipes with overflow for a soakaway.”

“The proposed variation of condition to incorporate the design changes as discussed above are considered to be appropriate to their context in relation to the previously approved application on site, as well as the appearance and character of other buildings in the surrounding area.”

Officer report

Consultation responses

The parish council opposed the application, highways raised no objection, and drainage advice supported a soakaway subject to a condition.

“Parish Council believe the application should be rejected as the work represents a significant materials change from the original application.”

“This planning application W/25/02430/HP, Magnolia Station Road Harvington Evesham WR11 8NJ meets the criteria under Worcestershire County Council's Highways Standing Advice (October 2023). Please refer to the WCC Highways Standing Advice document.”

Officer report

Residents’ objections

Eleven objections raised concerns about roof tiles, chimney removal, light, privacy, trees, bats and the accuracy of the drawings.

“Visual impact and unsympathetic design - The roof tiles appear out of character with the dwelling and the street scene and would fail to harmonise with the traditional local character. The proposed removal of the chimney would remove a key architectural feature in a street scene in which every dwelling consists of a chimney as such to removal visual balance within the street scene.”

“Overlooking and loss of privacy – The velux rooflights would provide overlooking into grey coats and the Beverley properties. Following the increase in length of the extension the rear dormer windows provide overlooking into the Grey coats; Beverley and the Larches, resulting in privacy concerns. The velux windows do not meet the minimum 1.7 metres height above the floor, therefore must be fixed; non – opening and obscure glazed in the case of any approval.”

Officer report

Who spoke

A parish council representative and an objector spoke against approval.

Members’ debate

Members discussed enforcement, roof tiles, local design, privacy conditions and whether a site visit was needed.

“The Planning Committee members asked a number of questions of the speakers to clarify matters relating to the size of the site, the roof tiles, obscure glazing on the Velux windows, the opening of these and whether there was a need for a site visit.”

“The Local Member, Councillor C Reeves, first replied regarding the request for a site visit. He felt the aerial images provided along with the street view and other images were sufficient to demonstrate the roof tiles and had not requested one. He did not support the application as the applicant despite enforcement and planning interactions had continued the works on the property and gambled with a retrospective application.”

Minutes

The committee’s decision

The committee delegated approval with the officer conditions and additional conditions requiring locally appropriate roof tiles and obscured, bottom-hung Velux rooflights.

“To delegate authority to the Director of Planning and Infrastructure to grant planning permission subject to the planning conditions listed within the officers committee report and an additional condition in respect of the roof tiles in consultation with the local ward member and an additional condition in respect of the windows overlooking neighbours and obscuring windows in consultation with the local ward member allowing for any subsequent amendments to the planning…”

“Notwithstanding the details shown on the submitted plans, the velux roof lights within the east and west facing roof slope hereby approved shall be fitted with Pilkington Level 4 obscured glazing or equivalent and shall be bottom hung and be permanently retained in that condition thereafter.”

Minutes