Agenda item

To consider a report of the Chief Planning Officer on an application for raised roof height of main dwelling; two storey extension to front; two storey extension to side/rear; single storey extension to side; dormer windows to rear roof plane and create living space in roof

(report attached)

  Plans, photographs and drawings were displayed at the meeting

  Officers presented the report which sought approval to alterations and extensions to an existing residential dwelling at 7 Bracken Park, Scarcroft LS14

  The main issues for consideration by Panel were outlined as being the design and character and the impact on the street scene.  Members were informed that the proposal has been revised in consultation with Ward Members

  In respect of the side extension, Officers were of the view this was acceptable; it was subservient to the main dwelling and was in keeping with the height of the neighbouring dwellings.  In terms of impact of the proposals on the living conditions of neighbours, it was felt there were sufficient separation distances and that on balance, the proposals were not considered to be significantly harmful to the living conditions of the residents of no.9 Bracken Park

  The Panel heard representations from an objector – the resident at 9 Bracken Park - who outlined his concerns about the proposals to the Panel, which included:

·  concerns about overshadowing and loss of light

·  that the proposals were overbearing, particularly the size of the rear extension

·  the need for planning policy to be applied fairly

The Panel then heard representations from the applicant’s agent who

provided information which included:

·  the extensive discussions which had taken place with Officers on the scheme

·  that efforts had been made to address the objection from the resident of 9 Bracken Park

·  that revisions had been made to the proposals to reduce its scale which was now considered to be appropriate and in keeping with the character of Bracken Park

The Panel discussed the application, with the main issues being raised

relating to:

·  overshadowing and whether sun path diagrams had been submitted in order to address the concerns which had been raised

·  the lack of a site visit and that this would have proved useful in helping understand the issues under consideration

·  the design of the side extension and that the deletion of this element could improve the overall appearance of the scheme

·  issues of height, particularly when taking into account the sloping nature of the site

·  the extent of the glazing to the rear.  The Panel’s Lead Officer advised that decision makers needed to approach the issue of design with care as planning policy advised that local authorities should not be prescriptive and should not attempt to impose architectural styles or tastes.  In this case, there would be limited views of the glazing due to it being at the rear.  This was disputed as due to the land level differences, the rear of the dwelling would be capable of being seen from Syke Lane and when internally lit, the dwelling would be highly visible

·  that the applicant had done all required by Officers to revise the proposals to submit a scheme which was capable of being supported

·  the protocol for requesting a site visit

The Panel considered how to proceed

RESOLVED -  That determination of the application be deferred for

one cycle to enable a Members site visit to be arranged to consider the issue of overshadowing and that the Chief Planning Officer be asked to submit a further report which included sun path diagrams to assess the impact of the proposals on the amenity of the neighbouring resident