Agenda item

Erection of a roof top extension and new roof terrace to the existing flat roof including associated obscure glazed screening to the rear and metal railings to the front elevation. External redecoration and replacement windows to the front elevation at ground and first floor with double glazed units.

(Planning application number: P2019/1292/FUL)

In the discussion the following points were made:

·         The Planning Officer informed the meeting that page 5 of the report erroneously states the number of objectors to be 5, but should state 6 objections were received from 5 different specific addresses/households. Members were advised that all issues raised by the objectors had been addressed in the report.

·         Members were informed that the site is within the Duncan Terrace/Colebrook Row Conservation Area and it is not a listed building. Members were reminded that the application was refused planning permission on grounds of overlooking, its design, unacceptable sense of enclosure and material loss of outlook to the rear of adjoining properties at the committee meeting on 26 November 2018.

·         The Planning Officer advised members that the proposed roof extension had been setback from the rear parapet by 1m and covers the southern section of the existing roofspace. Additionally it has been designed to vary in scale, with a maximum height of approximately 0.7m when measured 1m from the rear parapet and an overall height of 2m.

·         Objector was concerned that considering the area is densely developed, the proposal would only worsen the situation. Members were reminded of the impact of the scheme on listed buildings and its detrimental impact to the heritage asset, and the essence of the terrace dwelling was to act as a buffer zone to the conservation area.

·         The objector was concerned with the officer’s observation that the light loss is acceptable, reminding members that this affects playrooms and bedrooms of 4 children and the window of an elderly resident whose only source of light will be affected by this new development. Members were informed that residents had a sense of enclosure especially as the development would impact the outlook from 17 windows.

·         With regard to objectors not being notified of the meeting, the Planning Officer acknowledged that the 5-day rule had been adhered to and that relevant documents and information about the proposals had been published on the council website. On the claim that objectors had not been consulted following further revisions to the scheme, the Planning Officer advised that this would only be required if there is significant revisions, reminding the meeting that the proposal before the committee addressed objectors concerns.

·         The agent informed the meeting that following discussions with objectors and planning officers and design officers, the roof extension had been set back from the parapets thereby minimising visual impact as it will be harmful to the setting of the listed terrace to the rear of the site. In addition, members were advised that the wall had been significantly reduced and windows will only exists on one side of the building.

·         In response to the possibility of mitigating some aspects of scheme, the agent reminded the meeting that the proposal had been reduced in comparison to the previous scheme had adequately addressed objectors concerns.

·         The Planning Officer informed the meeting that condition 3 which relates to materials needs to be reworded as the north elevation does not face city road. In addition, the officer advised that condition 5 on page 150 of the report should be corrected to read as condition 4.

·         Members agreed that the rewording of condition 4 be delegated to the Planning Officer and the Chair.

RESOLVED:

That following consideration of the case officer’s report (the assessment and recommendations therein), the presentation to Committee, submitted representations and objections provided verbally at this meeting, planning permission be granted subject to the conditions and amended condition 3 as stated above.

Condition 3 (Materials):

MATERIALS (COMPLIANCE):  The development shall be constructed in accordance with the schedule of materials noted on the approved plans and within the Design and Access Statement.  The development shall be carried out strictly in accordance with the details so approved and shall be maintained as such thereafter into perpetuity.

REASON:  In the interest of securing sustainable development and to ensure that the resulting appearance and construction of the development is of a high standard.

Correct the numbering of C5 to state C4 concerning window glazing details to say the following:

CONDITION 04:  Details of all new windows shall be submitted to and approved in writing by the Local Planning Authority prior to their installation.  The details shall include materials, profile, reveal depth and detailing.  Upvc double glazing units with unsympathetic/inappropriate proportions and will not be considered acceptable.

The development shall be carried out in accordance with the details so approved and shall be maintained as such thereafter into perpetuity.

REASON:  In order to safeguard the special architectural or historic interest of the heritage asset.