Planning Board

Report Subject 42 Brierley Road

Proposal Alterations and extensions to dwelling including formation of new 1st floor level, Juliet balcony and rooflights

Application Number 7-2013-25410

Applicant Mr C Craig

Agent Mr S Denley

Application Valid 28th November 2013

Status Public

Ward RN

Service Director Planning Transport and Regulation

Meeting date 20 January 2014

Report author Emma Patchell, Planning Officer 01202 451323

planning@bournemouth.gov.uk

Recommendation GRANT subject to conditions

Reason for Planning

Board Decision

At the request of Ward Councillor Levell

Previous Relevant Planning Applications and Appeals

1. None

Summary of Proposal

2. This application seeks consent for alterations and an extension to the

rear of the existing bungalow. The addition would continue the ridge of the dwelling with a gable end to the rear. This would allow for

further accommodation to be achieved within the roof space. A side dormer window, Juliet balcony and rooflights are also proposed.

Relevant Policies

3. Applications for planning permission must be considered having regard

to the provisions of the Development Plan and any other relevant

5c

material considerations. The National Planning Policy Framework (NPPF) is a material consideration in planning decisions. The

Bournemouth Local Plan is the name of Bournemouth Borough Council’s Core Strategy (CS). It has superseded the Bournemouth

District Wide Local Plan (DWLP) as the overarching policy framework for the Borough although various policies in the DWLP have been

retained. It covers the period 2006 to 2026.

The following Policies are considered relevant:

Bournemouth Local Plan: Core Strategy (October 2012)

Policy CS41 – Quality Design

NPPF

The National Planning Policy Framework (NPPF) sets out the

government strategy to achieve sustainable development. The framework is generally relevant to the current application and issues

relating to the economy, ensuring the vitality of town centres, sustainable transport, high quality communications, housing,

flooding/climate change, good design, promoting healthy communities,

protecting green belt land, climate change/flooding and conserving the natural and historic environment will be dealt with in the report.

Other

Residential Extensions: A Design Guide for householders 2008 - PGN

Issues

4. The issues to consider in my opinion are whether the proposal

complies with the relevant policies set out above and other material planning considerations which are set out below.

5. The site: The application site is located within Brierley Road which is

characterised by detached bungalows of a similar scale and form.

Alterations to some properties have occurred through minor roof extensions, dormer windows and roof lights but the modest character

of most properties has been retained which forms a settled and consistent pattern to the street scene.

6. The development: The application is made in full and seeks consent

for alterations and a rear extension to the existing bungalow as well as a dormer window, roof lights and a Juliette balcony. From visiting the

property and surrounding area it is noted that the development has commenced on site. The proposal entails extending the existing

bungalow to the rear by continuing the ridge length by 7.5m to a gable end. This would result in a 12.8m long ridge. Part of the character of

the area is the simple roof forms and short ridges. Views of such an

extension would therefore be very apparent to the wider character of the area and out of keeping to the established pattern of development.

7. Through negotiations with the applicant the submitted plans have been

amended so that the roof of the rear extension is now fully hipped, reducing the length of the ridge by 3.5m so that the resulting ridge

line would now be 9.2m long. This reduction would minimise the

impact to the character of the area and create an extension that is more in keeping to the existing dwelling. Such an extension would

also comply with Part 1, Class A of The Town and Country Planning (General Permitted Development) Order 2008 so could be built without

the need for planning permission.

8. The proposed dormer would be positioned to the west side of the roof slope. It is designed with a flat roof and set back approximately 3.4

from the front of the dwelling. The Council has adopted the document Residential Extensions: A Design Guide for Householders (2008) and

this advises that flat roof dormers should be avoided. It also states that dormers should be set up from the eaves and down from the ridge

of the existing dwelling. While the proposed dormer is flat roofed it would be positioned back from the front of the dwelling and is set up

from the eaves and down from the ridge height, reducing its overall

impact to the character of the area. In this case the flat roof design is considered acceptable and its size and position would not present any

adverse impact to the character of the area.

9. Originally 5 rooflights were proposed to the resulting roof slope but this has now been reduced to 3. Two would be to the north elevation

and one to the rear, replacing a previously proposed Juliette balcony. The rooflights are flush with the roof slope and so would not be overly

perceptible to the character of the area or result in any harmful impact to the street scene.

10. As the extension has been built without consent, a condition is

recommended to ensure that the development is altered on site to accord with the revised plans.

11. Impact on local residents: The application site has three immediate neighbours; one each side and one to the rear at Brierley Close. All

others neighbours are considered a sufficient distance away from the site to not be adversely affected. The impact to the three immediate

neighbours shall be assessed as follows.

40 Brierley Road:

12. This neighbour is located to the north of the application site and is also detached bungalow. The revised plans have reduced the depth of the

extension to the rear and this helps to minimise any overbearing impact and loss of light to this neighbour. In addition the removal of a

roof light to this side also limits any overlooking issues. The two

rooflights proposed would be positioned so as to avoid any adverse loss of privacy.

44 Brierley Road:

13. This neighbour is located to the south of the application site. The

proposed extension has been reduced in depth and as such it would

not result in any detrimental effect to this neighbours light or outlook. The proposed dormer would face towards number 44 overlooking its

roof. As the windows are to serve bathrooms and due to their position within the roof, no detrimental amount of overlooking would occur to

this neighbour.

1b Brierley Close:

14. This neighbour is located to the rear of the application site. A distance of over 21m would be present between buildings and this is considered

sufficient so as to avoid any adverse loss of privacy, light or outlook to this neighbour.

15. Traffic/Car Parking: Your transport officer has assessed the

proposal and has raised no highway objections regarding the

development.

Representations

16. 1 letter of objection has been received from the resident at no. 40 Brierley Road, raising the following material planning issues:

Loss of light/outlook/Overbearing

This issue has been addressed above where it is considered that due to

the reduced depth of the roof of the rear extension that it would not adversely affect the light or outlook of immediate neighbours.

Furthermore its depth would also not result in any adverse overbearing impact issues.

Loss of privacy

This concern has been raised due to the proposal originally entailing a Juliet balcony to the rear elevation of the gable end. This has now

been removed from the proposal and a small roof light is proposed so therefore no detrimental amount of overlooking would occur to

immediate neighbours.

17. Councillor Levell has requested that the application is decided by Planning Board due to concerns regarding loss of light, overbearing

and bulk which would be contrary to policy CS41.

Conclusion

18. In accordance with paragraphs 186 and 187 of the NPPF the Council

takes a positive and proactive approach to development proposals focused on solutions. The Council work with applicants/agents in a

positive and proactive manner by:

• offering a pre-application advice service; • as appropriate updating applications/agents of any issues that

may arise in the processing of their application and where possible suggesting solutions.

19. In this instance, the applicant/agent was updated of any issues and

was provided the opportunity to submit amendments to the scheme to address the issues. As a result, amended plans were submitted which

were found to be acceptable.

20. Having considered the appropriate development plan policy and other material considerations, including the NPPF, it is considered that

subject to compliance with the conditions attached to this permission, the development would be in accordance with the Development Plan,

would not materially harm the character or appearance of the

conservation area or the amenities of neighbouring and proposed occupiers and would be acceptable in terms of traffic safety and

convenience. The Development Plan Policies considered in reaching this decision are set out above.

Recommendation

21. GRANT with the following conditions

Conditions

1. Development to be carried out in accordance with plans as

listed

The development hereby permitted shall be carried out in accordance

with the following approved plans: A1/11 Rev 2

Reason: For the avoidance of doubt and in the interests of proper planning.

2. Materials as Specified

The materials to be used on the external surfaces of the proposed development shall be as specified on the application form/plan unless

otherwise agreed in writing by the Local Planning Authority.

Reason: To safeguard the visual amenities of the locality and in

accordance with Policy CS41 of the Bournemouth Local Plan: Core Strategy (October 2012).

3. Development accordance with drawing number A1/11

REV 2.

Within 3 months from the date of the decision, unless otherwise agreed in writing with the Local Planning Authority, the development

shall be implemented on site in accordance with drawing number

A1/11 REV 2.

Reason: To safeguard the visual amenities of the locality and in accordance with Policy CS41 of the Bournemouth Local Plan: Core

Strategy (October 2012).

INFORMATIVE NOTE: The applicant is advised that there should be no

storage of any equipment, machinery or materials on the footway/highway this includes verges and/or shrub borders or beneath

the crown spread of Council owned trees.