8.4 C
Brightlingsea
Mar 28 2024
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39 Lower Park Road

Application:

Proposed demolition of existing conservatory and rebuild new single storey rear extension the same size. Proposed infill single storey side extension to form new utility room and proposed first floor addition above existing garage to form new bedroom.

Decision: Split decision

Date:

Notes:

01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason – To comply with the requirements of Section 91 of the Town and Country Planning Act 1990, as amended by the Planning and Compulsory Purchase Act 2004.
02 The proposed ground floor rear extension and ground floor side infill extension hereby
permitted shall be carried out in accordance with the following approved plan; ED 02 C
Reason – For the avoidance of doubt and in the interests of proper planning.
03 The First Floor Side Extension is hereby refused.
One of the core planning principles of The National Planning Policy Framework (NPPF) as stated at paragraph 130 is to always seek to secure high quality design. Policies, SP7 and SPL 3 of the Tendring District Local Plan 2013-2033 aim to ensure that all new development makes a positive contribution to the quality of the local environment, relates well to is site and surroundings particularly in relation to its form and design and does not have a materially damaging impact on the amenities of occupiers of nearby properties.
SPL3a states all new developments should make a positive contribution to the quality of the local environment and protect or enhance local character. The following criteria must be met:

a. new structures are well designed and maintain or enhance local character and distinctiveness;
b. the development relates well to its site and surroundings particularly in relation to its siting, height, scale, massing, form, design and materials; d. the design and layout of the
development maintains or enhances important existing site features of landscape or amenity value; and e. boundary treatments and hard and soft landscaping are designed as an integral part of the development reflecting the function and character of the development and its surroundings.
The NPPF, Paragraph 17, states that planning should always seek to secure a good standard of amenity for all existing and future occupants of land and buildings. In addition, Policy SPL 3 of the Tendring District Local Plan 2013-2033 states that all new development must meet practical requirements, it must be designed and orientated to ensure adequate daylight, outlook and privacy for future and existing residents. The development will not have a materially damaging impact on the privacy, daylight or other amenities of occupiers of nearby properties.
The first floor side extension is considered to be of an awkward design and appearance, whilst this ‘step-in- effect is necessary to allow access to the extension from the existing staircase, it is considered to cause an awkward feature that harms the visual amenities of the area.
Likewise, although the front elevation has been set back by 1 metre from the front of the
existing dwelling in an attempt to reduce overall prominence within the streetscene. The
application site is located on a corner plot and the gap between the existing dwelling and the neighbouring dwelling to the south is currently visible to the streetscene. The proposed
extension will lessen this gap and will appear overly prominent within the streetscene due to its location. This will further exaggerate the awkward design. Furthermore, towards the rear elevation the dwelling will only measure 0.3 metres from the shared neighbouring boundary line south of the site, the extension will therefore result in the dwelling appearing overly cramped within its plot.
The proposed first floor side extension is therefore considered to be of an unacceptable design and appearance, will appear overly dominant and incongruous with the streetscene, and cause significant harmful effects to the visual amenities of the area. The first floor side extension is therefore deemed contrary to the above mentioned policies and cannot be recommended for approval.
The first floor side extension will however result in less to no opportunities for the neighbouring dwelling south of the site to extend at first floor level to the side in a similar manner. The proposal is to be constructed 0.3 metres to the shared neighbouring boundary line in areas.
Not only will this cause an overly cramped appearance has harm to neighbouring outlooks,
the neighbouring dwelling to the south is left with little space or opportunity to extend without worsening the overly cramped effect. It is for this reason that the proposal is therefore considered to have a significant harmful effect to this neighbouring dwelling and is contrary to the above mentioned policies.
For the reasons set out above the proposed first floor side extension is considered to be of an unacceptable design and appearance that would appear incongruous with the area.
Furthermore it is believed to have a significant harmful effect on the neighbouring dwelling
south of the site. The first floor side extension is therefore considered contrary to the above
mentioned local and national policies.

https://idox.tendringdc.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=RBF158QB0OT00

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