Agenda item

Proposed second storey extension to create rooms in roof space and two storey extension to front (revised scheme of 21/00774/FLH) (Amended Plans)at 20 Bents Crescent, Dronfield.

(Planning Manager – Development Management)

The report to Committee explained that an Application had been submitted for a second storey extension to create rooms in a roof space and a two storey extension to the front of a property on Bents Crescent, Dronfield. The Application had been referred to Committee by local Ward Member, Councillor M Foster, who had raised concerns about it.

Planning Committee was recommended to approve the Application, subject to conditions. The report to Committee explained the reasons for this.

Officers contended that the proposed development would be in keeping with the style, proportion and materials of the surrounding street scene.  It would not have an adverse impact on the privacy and amenity of neighbouring residents. Officers had concluded that it would be an acceptable development, which would accord with the relevant national and local planning policies. They recommended that the Application should be approved, subject to conditions.

Before the Committee discussed the Application it heard from M Carr and K Rogers, who objected to the Application. They also heard from the Applicant, S Kay.

Committee considered the Application. It took into account the Principle of Development and the location of the property within the defined Settlement Development Limit (SDL) for Dronfield. It considered the relevant planning policies and in particular: Local Plan Policy LC5, (requiring domestic extensions to be in keeping with the existing property and street scene and not  cause significant loss of amenity and privacy for neighbouring residents) and Dronfield Local Plan Policy D3 (requiring developments to respect the character and historic context of existing developments).

Members discussed the Application. They reflected on the surrounding street scene and assessed whether the proposed extension would complement this. They discussed the impact the proposed development on the neighbouring properties and whether this could be mitigated through appropriate conditions.

At the conclusion of the discussion Councillor M Foster and H Liggett moved and seconded a Motion to refuse the Application, contrary to officer recommendations on the grounds that it would not be line with the Dronfield Neighbourhood Plan Policy D3 (Loss of amenity and especially light to neighbouring properties) and Local Plan Policy LC5, (compatibility with the street scene).

The Motion was put to the vote and was defeated.

Councillor D Ruff and A Powell then moved and seconded a Motion to approve the Application subject to conditions, in line with officer recommendations. The Motion was put to the vote and was agreed.

RESOLVED

(1)  That Application NED/21/1169/FLH be conditionally approved, in line with officer recommendations.

(2)  That the final wording of the conditions be delegated to the Planning Manager (Development Management).

Conditions

1)    The development hereby permitted shall be started within 3 years from the date of this permission.

[Reason: To comply with the provision of Section 91 (as amended) of the Town and Country Planning Act 1990.]

2)    The development hereby approved shall be carried out in accordance with the details shown on the following drawings:

·         Amended First Floor Plan (date scanned 28^th October 2022)

·         Amended Front Elevation Plan (date scanned 28^th October 2022)

·         Amended Rear Elevation Plan (date scanned 28^th October 2022)

·         Amended Existing and Proposed Ground Floor Plan (date scanned 26^th October 2022)

·         Amended Side Elevation A (east) Plan (date scanned 26^th October 2022)

·         Amended Side Elevation B (west) Plan (date scanned 26^th October 2022)

·         Location and Block Plan (date scanned 19^th October 2022)

unless otherwise subsequently agreed through a formal submission under the Non Material Amendment procedures and unless otherwise required by any condition contained in this decision notice.

[Reason: For clarity and the avoidance of doubt.]

3)    The proposed materials shall match those of the existing building as closely as possible.

[Reason: In the interests of the appearance of the area and in accordance with policies SS7 and LC5 of the North East Derbyshire Local Plan and policy D3 of the Dronfield Neighbourhood Plan.]

4)    The bat and bird mitigation measures illustrated on the approved plans shall be incorporated in full prior to the first use of the first floor extension and retained as approved thereafter. 

[Reason: In the interest of providing ecological mitigation measures, in accordance with policy SDC4 of the North East Derbyshire Local Plan and ENV4 of the Dronfield Neighbourhood Plan.]

5)    The flat roof above the exiting kitchen to the rear of the property shall not be used as a raised platform or balcony.

[Reason: For clarity and the avoidance of doubt.]

6)    Prior to the first use of the first floor extension hereby approved, the windows serving a bedroom, landing and bathroom in the first floor east and west elevations of the dwelling shall be fitted with obscure glazing. The obscure glazing shall be of an obscurity equivalent to at least Level 4 of the Pilkington obscure glazing range. The windows shall be of a non-opening design or alternatively any opening parts must be more than 1.7m above the floor level of the room in which the window is installed. The windows shall then be retained as such thereafter at all times.

[Reason: To protect the privacy and amenity of neighbouring residents at numbers 18 and 22 Bents Crescent, Dronfield.]