APPLICATION NO PA/2012/1475 APPLICANT Mr S Keech

APPLICATION NO
PA/2012/1475
APPLICANT
Mr S Keech
DEVELOPMENT
Planning permission to erect a first floor extension
LOCATION
28 Holme Drive, Burton-upon-Stather
PARISH
BURTON-UPON-STATHER
WARD
Burton Stather and Winterton
CASE OFFICER
Emma Stanley
SUMMARY
RECOMMENDATION
Grant permission subject to conditions
REASONS FOR
REFERENCE TO
COMMITTEE
Third party request to address the committee
POLICIES
National Planning Policy Framework: No specific paragraphs apply.
North Lincolnshire Local Plan: Policy DS1 (General Requirements)
Policy DS5 (Residential Extensions)
North Lincolnshire Core Strategy: Policy CS5 (Delivering Quality Design in North
Lincolnshire)
CONSULTATIONS
Highways: No objections.
PARISH COUNCIL
No objections.
PUBLICITY
Neighbouring properties have been notified. Two letters of objection have been received
expressing concern about overlooking from the new rear window and that the proposal may
be for commercial purposes.
ASSESSMENT
Planning permission is sought to erect a first-floor extension over the existing integral
garage on the western side of the property to form additional accommodation to be used in
connection with the main dwelling. The extension has new windows in both the front and
rear elevation, together with two new rooflights to the rear. The applicant has confirmed that
Planning Committee 13 March 2013
Page 36
the additional space is to be used as a photographic studio, but for personal hobby use
only, not in connection with a business.
The main issue in determining this application is whether the proposal has a
detrimental impact on the residential amenities of surrounding neighbours.
The property is a large detached house set in a modest garden, in a residential area, with
two-storey properties either side, and bungalows to the rear. The extension is to be built in
a style and materials that match that of the existing property, and it is considered that the
design of the extension is appropriate in this location. The proposal has no detrimental
impact on neighbours either side, as it is set well away from the dwelling to the east. The
dwelling to the west has no windows to be directly affected due to loss of light, and the
position of the extension, being in line with the front and rear wall of the dwelling, means
that it does not create any overshadowing and is not overbearing. The bungalows behind
the application site have habitable room windows in the rear elevations, but due to the
separation distances between each property being at least 28 metres, it is not considered
that there will be a significant impact on these neighbours due to overlooking or loss of light.
Two neighbours to the rear have raised concerns about overlooking, and have suggested
that the rear-facing window be obscure glazed. This has been put to the applicant in order
to help to overcome the fears of the neighbours. However, the applicant considers that
there is sufficient space between the extension and the neighbours, and that this is not
necessary. In relation to a business use, the applicant has applied to extend the dwelling as
a householder application, and has confirmed that the use of the new room is for a hobby. If
planning permission is granted, it will be on this basis, and any future use of the property for
business purposes can be addressed if and when such a situation arises.
It is considered, therefore, that the scale and design of the proposal is acceptable, and
does not detract from the character and appearance of the area, or the property itself.
Despite the concerns of the neighbours, it is felt that the extension is a sufficient distance
away to avoid significant harm to amenities due to overlooking. The application is
recommended for approval.
RECOMMENDATION
Grant permission subject to the following conditions:
1.
The development must be begun before the expiration of three years from the date of this
permission.
Reason
To comply with section 91 of the Town and Country Planning Act 1990.
2.
The development hereby permitted shall be carried out in accordance with the following
approved plans: 228.05.
Reason
For the avoidance of doubt and in the interests of proper planning.
3.
The studio shall be used solely for private and domestic purposes and not for any trade or
business use.
Planning Committee 13 March 2013
Page 37
Reason
To prevent an uncontrolled business use becoming established in an area predominantly
residential in character.
Reasons for approval
The council, as local planning authority, has had regard to the relevant policies of the
development plan as set out below and considers that, subject to compliance with the
conditions attached to the permission, the proposed development would be in accordance
with the development plan, would not materially harm the character of the area nor the
living conditions of neighbouring occupiers, and would be acceptable in all other planning
considerations. The council has taken into account all other matters, none of which
outweigh the considerations that have led to its decision. The policies taken into
consideration in the determination of this application are DS1 and DS5 of the North
Lincolnshire Local Plan.
Informative
In determining this application, the council, as local planning authority, has taken account of
the guidance in paragraphs 186 and 187 of the National Planning Policy Framework in
order to seek to secure sustainable development that improves the economic, social and
environmental conditions of the area.
Planning Committee 13 March 2013
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Title: PA/2012/1475
Drawn by: Sue Barden

Date: 20/02/2013
© Crown copyright and database rights 2013
Ordnance Survey 0100023560
Scale: 1:1250
Director of Places
Peter Williams
BSc,DMS,CEng,MEI,MCMI,AMIMechE
PA/2012/1475
BLOCK PLAN
NOT TO SCALE