Agenda item

PROPOSAL: Erection of a single storey rear extension, first floor extension and dormer windows.

OFFICER RECOMMENDATION: Permit. 

26.32        This application was for the erection of a single storey rear extension, first floor extension and dormer windows.

26.33        The Planning Officer advised that the proposal was to erect a single storey rear and first floor extension including a raise in the ridge height and the addition of dormer windows in the front and back of the dwelling known as Tresco located on Langley Road, Winchcombe.  A Committee determination was required as Winchcombe Town Council had objected to the proposal based on the scale of the extensions and the proposal’s lack of conformity with the requirements of Policy 3.3 of the Winchcombe and Sudeley Neighbourhood Development Plan relating to bungalow development.  Three letters of objection had been received in relation to the application on amenity grounds - one of which related specifically to the revised scheme - and concerns raised included potential overlooking, overbearing impact and loss of light to the adjacent dwelling to the east.  These concerns had been taken into account in determining the application but it was not considered that the proposal would have a significant adverse impact on the amenity of the neighbouring properties.  The Town Council’s concerns had been considered and it was recognised that the proposal would not fulfil the requirements of the bungalow development policy; however, it was Officers’ view that the proposal would be reasonable in the context, considering the scale and location of the development and the orientation of the dwellings in the locale.  In addition, planning permission had been granted on the site for a one and half storey replacement dwelling and detached garage in 2020 and the property benefited from permitted development rights, allowing for extension into the roof space without the need for planning permission – these represented realistic fallback positions.  It was therefore considered that the proposed extensions would be acceptable in the context and would not have an adverse impact on residential amenity, as such, the Officer recommendation was to permit the application.

26.34        The Chair invited the applicant’s agent to address the Committee.  The applicant’s agent explained that planning permission was being sought for extensions to the existing bungalow to provide more appropriate living space.  The application had come to the Committee for determination purely on the basis of the objection from the Town Council that the proposal conflicted with Policy 3.3 of the Winchcombe and Sudeley Neighbourhood Development Plan in relation to the retention of bungalows.  As the Committee report thoroughly explained, planning permission had been granted in 2020 for a replacement dwelling at the site and that scheme was for a new property similar in scale to the one before Members today which resulted in the loss of all ground floor bedrooms.  The Town Council had raised no objection to the replacement dwelling, nor had it objected to the recent application at Giles Piece, also on Langley Road, which proposed enlarging the roof space to relocate all bedrooms to first floor level and had been granted planning permission in April 2021.  Policy 3.3. of the Winchcombe and Sudeley Neighbourhood Development Plan did not appear to be applied rigidly or consistently by the Town Council and, with reference to this and other sites, the applicant’s agent could not see why it had objected to this scheme.  That aside, the current application retained two bedrooms on the ground floor and so enabled the single storey living that Policy 3.3 sought to secure.  The aim of the policy was being met, even though it was not in other applications the Town Council had not opposed.  The Town Council had also raised concerns about perceived overdevelopment of the site; however, the Committee report carefully assessed the proposal, including the streetscene and neighbouring amenity, and found it to be acceptable in all respects.  The proposals showed a good design approach with no adverse effects and the resulting development allowed a local family to stay in their home for the long term, in a way which complied with the Winchcombe and Sudeley Neighbourhood Development Plan.  The applicant’s agent fully endorsed the Officers’ thorough analysis of the application and asked that Members grant planning permission in line with the recommendation.

26.35        The Chair indicated that the Officer recommendation was to permit the application and he sought a motion from the floor.  It was proposed and seconded that the application be deferred for a Planning Committee Site Visit to assess the proposal in the context of the streetscene and neighbouring properties. Upon being put to the vote, it was

RESOLVED          That the application be DEFERRED for a Planning Committee Site Visit in order to assess the proposal in the context of the streetscene and neighbouring properties.