Erection of a two storey side and two and single storey rear extension.

Transcription

1 Committee Date: 26/06/2014 Application Number: 2014/02310/PA Accepted: 11/04/2014 Application Type: Householder Target Date: 06/06/2014 Ward: Selly Oak 89 Langleys Road, Selly Oak, Birmingham, B29 6HR Erection of a two storey side and two and single storey rear extension. Applicant: Agent: Recommendation Approve Subject To Conditions Mr W Khan 89 Langleys Road, Selly Oak, Birmingham, B29 6HR Arcon Architects 250 Walsall Road, Birmingham, B42 1UB 1. Proposal 1.1. Consent is sought for the erection of a two storey side and a two and single storey rear extension The two storey side extension would be 3.8m in width and would project 3.4m from the rear of the original property at first floor level and 4.8m at ground floor level. The proposed width of the first floor section of the rear extension would be 6m. The proposed first floor of the side extension would be set back 0.2m from the original front elevation of the dwelling house The elevations would be constructed in materials to match the original dwelling house. The existing property s roof has already been re-tiled in pantiles, which do not match the original small clay tiles, which are still in situ on the other half of the semi. However, these were outside planning control. The new roofs would be hipped over the two storey rear element, and half hipped over the side extension. Internally, an extended kitchen/ dining room, utility and study would be provided at ground floor and two additional bedrooms and a bathroom at first floor. Existing plans and elevations Proposed plans and elevations 2. Site & Surroundings 2.1. The application property is a traditional semi detached dwelling house located within a residential area comprising of similar scale properties The application property has a partially rendered front elevation and brick ground floor, side and rear elevations with a gable roof over. There is an original bay feature to the front elevation. A loft conversion has been carried out which includes a hip to gable, side roof extension, and a large rear dormer which is the full width of the application property (both permitted development). To the rear, a 6m single Page 1 of 6

2 storey extension has also been constructed under permitted development allowances. The rear garden of the application site is enclosed by a 1.8m high close boarded fence. Works have started on site to construct an outbuilding along the rear boundary of the application site. Location map Street View 3. Planning History /05/ /02152/PA- Erection of 6 metre deep single storey rear extension. Maximum height 3.7 metres, eaves height 2.7 metres- Accepted as not requiring prior approval from the Council /06/ /02309/PA- Erection of a detached outbuilding to rear- Approved subject to conditions /05/ /0360/ENF- Commencement of works prior to planning approval- Case Closed (roof alterations including dormer have been installed under permitted development, concerns raised are not planning matters) /05/ /0402/ENF- Erection of detached structure at bottom of rear garden- Under investigation. 4. Consultation/PP Responses 4.1. Neighbours and local Ward Councillors were notified. Eight responses were received from occupiers in Langleys Road and Oak Tree Lane including the Langleys Road Neighbourhood Watch. Objections were raised on the grounds of: the appearance of the proposal; loss of light and outlook; the impact on the street scene and the character of the area; the associated impact of the creation of a House In Multiple Occupation (HMO); the rear outbuilding. 5. Policy Context 5.1. The following local policies are applicable: Birmingham Unitary Development Plan (Adopted 2005) Draft Birmingham Development Plan. Places For Living (Adopted Supplementary Planning Guidance 2001) The 45 Degree Code (Adopted Supplementary Planning Guidance) Extending your Home (2007) Tree Preservation Order The following national policies are applicable: NPPF- National Planning Policy Framework. 6. Planning Considerations 6.1. I consider that the design of the proposal and impact on the street scene and residential amenities and character of the area are the principal matters for consideration. Page 2 of 6

3 6.2. Works have started on site to build a rear detached outbuilding. This structure is being investigated by Enforcement. The outbuilding is being treated as a separate issue, as an application to retain the structure subject to remedial works has recently been approved The plans have been amended by the agent to clarify the existing layout and elevations of the property. Further to this the proposed single storey extension adjacent to the rear boundary with No.85 has been reduced in depth by 1m The proposal would comply with your Committee s 45 Degree Code and the numerical guidelines contained within Places for Living and Extending your Home would be met. Permitted development rights should be removed in order to protect the future privacy of the neighbouring occupiers (condition attached) I consider that the design of the proposal is acceptable and sufficient garden amenity space would be retained. The proposal would have an acceptable impact on the street scene of Langleys Road and the overall proposal complies with the design guide Extending your Home Notwithstanding the objections raised, I consider that the scale of the proposal is acceptable. I do not consider that sufficient detriment would be caused to the character and appearance of the dwelling house or street scene in order to sustain a refusal of the application. While there are more gaps between properties at first floor level on the opposite (west) side of Langleys Road, this part of the east side is characterised by houses already built up to, or close to, the side boundary at first floor. The proposal would fit-in with the existing pattern Although there is a Tree Preservation Order covering a wide area along the rear boundaries of Langleys Road properties, the nearest tree in that Order is not on or adjoining the application site Concerns have been raised over the creation of a House in Multiple Occupation. However, the planning application is made as a Class C3 dwelling house extension and should be determined on that basis the applicant has confirmed in writing that the proposal is to sell the extended property as a family home. 7. Conclusion 7.1. This application is recommended for approval as the proposal complies with the objectives of the policies as set out above. 8. Recommendation 8.1. Recommend- Approval subject to the following conditions: 1 Requires that the materials used match the main building 2 Requires the scheme to be in accordance with the listed approved plans 3 Removes PD rights for new windows 4 Limits the approval to 3 years (Full) Page 3 of 6

4 Case Officer: Kerry Challoner Page 4 of 6

5 Photo(s) Photograph 1. Front Elevation. Photograph 2. Rear elevation. Page 5 of 6

6 Location Plan This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Birmingham City Council. Licence No , 2010 Page 6 of 6