Agenda item

To consider the report of the Head of Planning and Building Control.

(Report circulated)

The Development Manager presented the planning application for a ground floor extension on the east elevation and increase in roof height to provide additional living accommodation at 12 Little Johns Cross Hill, Exeter.

Members were informed that a previous application on this side for a extension and increase in roof height had been refused for the reason of poor design. This application sought to address that reason for refusal.

This application sought to bring the building forward to be nearly in line with front building line of the garage. This would provide additional accommodation at ground floor level in the form of an extended living room. In addition, at ground floor level, the garage would be converted to provide a utility area. This would see the removal of the garage door and the insertion of a double paned casement window. The main part of the proposal was to create a first floor level of accommodation and in order to achieve sufficient head height the roof would be lifted by approximately 1.4 metres.

The additional height would be achieved by the insertion of a number of additional brick courses around the property. The proposal would have a gable end in render finish.

Members were circulated with an update sheet giving details of two letters of objection received in connection with the revised plans.

The recommendation was to approve the application with the conditions as set out in the report.

Mrs Jacobs spoke against the application. She raised the following points:-

• was also representing the residents of 11 and 13 Little Johns Cross Hill
• this proposal was over development of the existing bungalow
• it was a narrow site in a conservation area
• would affect the light to the bedroom of 11 Little Johns Cross Hill; once taken away this could not be put back
• the council’s householder guide stated that development should not take away natural light; this proposal did
• the roof shape had been changed from hip to gable this was also contrary to the council’s householder guide
• did not object to some alterations but it should not be converted to a house
• asked Committee to reject the application.

In answer to a Member’s question, Mrs Jacobs clarified that she lived at 14 Little Johns Cross Hill.

Ms Lenton (applicant) spoke in support of the application. She raised the following points:-

• had been working with planning officer to address design issues
• the proposal was designed to met the needs of a family
• believed that the proposal meet all the requirements of the planning authority.

In answer to a Member’s question, Ms Lenton clarified that she did not believe that the proposal would have a negative impact on the light to the second bedroom at no.11.

Members were of the opinion that the amended design addressed the reasons for the previous refusal.

RESOLVED that the planning application for a ground floor extension on east elevation and increase in roof height to provide additional living accommodation be approved subject to the following conditions:

1)         C05- Time Limit - Commencement

2)         The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details received by the Local Planning Authority on 12 July 2010 together with the site location plan and drawings numbered and two drawings numbered 09013L02.01 Revision A and 09013L04.01 Revision A, as modified by other conditions of this consent.

Reason: In order to ensure compliance with the approved drawings.

3)         C17- Submission of Materials

4)         The rooflights to serve the hereby approved roof extension shall be obscure glazed, details of which shall be submitted to and approved in writing by the Local Planning Authority and retained there after in accordance with these approved details.

Reason: To protect the amenity levels of neighbouring residents in terms of privacy.

5)         The timber casements shall receive a painted finished within one month of installation unless otherwise agreed and approved in writing by the Local Planning Authority.

Reason: To protect the character and appearance of the Conservation Area.

6)         Prior to the commencement of the Development hereby approved, full details of all joinery shall be submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with these approved plans.

Reason: To protect the character and appearance of the Conservation Area.

7)         Construction/demolition work shall not take place outside the following times of 8am to 6pm (Mondays to Fridays); 8am to 1pm (Saturdays); nor at any time on Sundays, Bank or Public Holidays.

Reason: To protect the amenity of neighbouring residents.

8)         Notwithstanding the provisions of the Town and Country Planning General Development Order 1995 or any Order revoking and re-enacting that Order, no alterations shall be made to the front elevation of the dwelling shall be made without the formal consent of the Local Planning Authority.

Reason: In order to protect the visual amenity of the surrounding area.

(Report circulated)