Decision details

Description:

This application sought approval for the erection of a part single storey, part two storey rear extension. It also involved the installation of a pitch roof to the side of the property and the creation of a covered seating area.

Additional Information:

The Planning Development Manager informed the Committee that:

3 late letters of representation had been received from the neighbouring property of 25 St Hilda’s Avenue. Issues raised which were not included in the officer’s report:-

a)    New sunlight assessment is flawed and falsely assumes north-west facing gardens when they are actually west/west-north-west facing. (Officer note: this assessment has not been referred to by officers as referred to in para 7.12)

b)    New sun path assessment shows conservatory overshadowed on 21^st March at 3PM

c)    No 25 is situated to the north & received direct sunlight between 12:30 -1PM from the end of January

(Officer note: in response to b and c, the light issue is assessed in the officer’s report.  In addition, a sun path assessment plan has been received from the applicant showing the impact on the sunlight on the neighbouring property. It shows the proposed extension does not cause a significant loss of light.  This assessment together with a 3D drawing of the 45? vertical assessment were set to the objector at no. 25)

d)    States conservatories should not be treated the same as other extensions and they do not appear on the list of habitable rooms in the SPD (Officer note: this is addressed in the officer’s report under para 7.6 on page 63).

Public Speaking:

In accordance with the Council’s procedure for speaking at meetings, Ian Brimage spoke against the proposed development raising the following key points:

• The 45° vertical arc should be taken from the rear of the original property, not the rear of the conservatory which has been added.
• Loss of light
• The conservatory at No. 25 did not require planning permission

In accordance with the Council’s procedure for speaking at meetings, Councillor Nick Gething spoke as Ward Councillor against the proposed development raising the following key points:

• Many issues of concern were raised by Nick Gething at the 10 January 2018 Planning Committee meeting
• Loss of light
• Will have a disproportionate impact on the neighbour

Debate:

During the debate the following key issues were raised:

• The conservatory is not a habitable room
• Paragraph 7.6 of the officer’s report adequately describes how the proposal has been assessed.

Decision:

The Application was approved as per the recommendation in the Officer’s report.