AGENDA ITEM NO. 4 REPORT TO: Planning Committee REPORT NO. HCWD/20/14 DATE: 7 July 2014 REPORTING OFFICER: Head of Community Wellbeing & Development CONTACT OFFICER: David Williams (Ext 8775) SUBJECT: Development Control Applications WARD: N/A PURPOSE OF THE REPORT To determine the listed planning applications. INFORMATION Detailed reports on each application together with the recommendations are attached. RECOMMENDATION See attached reports. BACKGROUND PAPERS None. Page No 1 REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT – 7 July 2014 Community Code No Applicant Recommendation Page No SES P/ 2014/0112 MR A GREENHALGH GRANT 2 - 7 WRO P/ 2014/0113 MR L NEVES GRANT 8 - 12 WRO P/ 2014/0207 LIDL UK GMBH GRANT 13 - 19 BRO P/ 2014/0251 SHIELD GRANT 20 - 24 DEVELOPMENTS ESC P/ 2014/0263 WREXHAM COUNTY GRANT 25 - 39 BOROUGH COUNCIL MR S BAYLEY HAN P/ 2014/0293 MR J FENLON GRANT 40 - 44 ROS P/ 2014/0313 MR A FRANCIS GRANT 45 - 48 GRE P/ 2014/0352 GRESFORD GRANT 49 - 52 COMMUNITY COUNCIL GRE P/ 2014/0353 MR IAN HOLMES GRANT 53 - 56 WRC P/ 2014/0362 MR AVTAR BUNGAR GRANT 57 - 60 WRA P/ 2014/0394 CTIL GRANT 61 - 64 WRC P/ 2014/0395 CTIL GRANT 65 - 68 Total Number of Applications Included in Report: 12 All plans included in this report are re-produced from Ordnance Survey Mapping with the permission of the Controller of Her Majesty’s Stationery Office. Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. WCBC Licence No. LA0902IL All plans are intended to be illustrative only and should be used only to identify the location of the proposal and the surrounding features. The scale of the plans will vary. Full details may be viewed on the case files. Page No 2 REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT – 7 July 2014 APPLICATION NO: LOCATION: DATE RECEIVED: P/2014 /0112 2 BRIAR CLOSE CROSS LANES 27/02/2014 WREXHAM LL13 0QB COMMUNITY: CASE OFFICER: Sesswick DESCRIPTION: SEH CHANGE OF USE OF EXISTING GARAGE TO GRANNY ANNEX AND WARD: RAISING OF GARAGE ROOF TO AGENT NAME: Marchwiel INCORPORATE AN ENSUITE MR B SMITH BEDROOM IN THE ROOF SPACE APPLICANT(S) NAME: MR A GREENHALGH ______________________________________________________________ THE SITE Proposed Roof Extension PROPOSAL As above. Amended plans received to alter the elevations and floor layout. Page No 3 REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT – 7 July 2014 HISTORY P/2012/0473 SELF CONTAINED GRANNY APP DISS 01/03/13 ANNEX P/2013/0276 SELF CONTAINED GRANNY APP DISS 10/12/13 ANNEX DEVELOPMENT PLAN The site is within a defined settlement limit. Technical Advice Note (TAN) No. 12 ‘Design’ and UDP Policies PS2, GDP1 and T8 apply. Local Planning Guidance Notes Nos.16 – Parking Standards 20 – House Extensions and 21 – Space around Dwellings are also relevant. CONSULTATIONS Community Council: Supports this application with some reservations as to the remaining off-road parking at the site, particularly as a caravan is often parked there. Re-consulted 03.06.2014 Local Member: Re-notified 03.06.2014 Site Notice: Expired 23.03.2014 Neighbours: 1 online comment received: • A ‘granny annex’ should be ancillary to the host property. However, this application is for a substantial two storey addition capable of independent living. The development is excessively large and unnecessary for a ‘granny annex’. The development is capable of being occupied as an independent dwelling which is unacceptable. Re-notified 03.06.2014 SPECIAL CONSIDERATIONS Background: An application was originally made in 2012 (P/2012/0473) for conversion of the existing double garage with a first floor extension above to create a two bedroom annex accommodation over two floors. Permission was refused and a subsequent appeal against this decision was dismissed. A second application was subsequently made (P/2013/0276) again for the conversion of the double garage with a first floor extension above, but to create a one bedroom annex over two floors. Permission was again refused due to the inappropriate scale and design of the building. A further Appeal was made, which was also dismissed. This application now submitted is again for the proposed conversion of the double garage, but it is now proposed only to raise the roof height by just over Page No 4 REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT – 7 July 2014 1 metre to incorporate one en-suite bedroom in the enlarged roof space. No other changes are proposed to the external layout of the site. The main issues to consider relate to the impact of the development upon the visual and residential amenities of the area, and upon off-road parking facilities. Design: It is important that the development reflects the existing dwelling and retains its character, proportions, scale and design. Existing details such as window shape etc. should be reflected in the detailing of any addition to the original building. The design of the scheme has been significantly altered since the previous submissions, and the current application, and the reduced scale and improved proportions of the development. The proposal is now in keeping with the character and appearance of the existing building. Overall massing of the extension has been reduced and it appears subservient to the dwelling. The design has been simplified and the number of openings reduced, and the size of the openings have better reflect those on the existing dwelling, and glazing to brick ratio has been improved and is now reflective of the existing building. One of the main concerns with the design of the previous extensions (as refused) is that the scheme gave the visual impression of a semi-detached unit, which due to its proportions looked substandard to the main dwelling. The submitted design changes as referred to above, together with the removal of the doorway from the front elevation, have removed those concerns and the proposed development accords with the character of the site. Concerns have been raised that the extension is capable of being used as an independent dwelling and that amenity issues could arise from the occupation of the accommodation. The extension will be accessible from the main dwelling by doorway through the existing kitchen into the utility area of the proposed annex. The annex has just a sitting room with en-suite bedroom above, no kitchen or dining rooms are proposed. In terms of size and layout, the annex has been designed to allow an element of independent living for the occupant, but not to the extent that would create a unit suitable for future use as an independent dwelling. In the unlikely event that the extension were to be used as a completely independent residential unit, an application for change of use would be required at which stage any impact upon residential and visual amenities would be properly considered as part of the planning process. Any concerns with the impact of the development upon local residential amenity in terms of overlooking have been addressed by the reduction in the number of window to the rear elevation and by the reduction in height of the extension. The development would not lead to a significant loss of privacy or light to surrounding properties. The previously proposed removal of a substantial section of wall and area of semi-mature trees, which provide a seamless link between properties, has Page No 5 REPORT OF THE HEAD OF COMMUNITY WELLBEING AND DEVELOPMENT – 7 July 2014 now been deleted from the scheme, and the development as proposed would no longer be to the detriment of the quality of the street scène. Parking: Although the proposal results in the loss of garaging facilities for motor vehicles, the site is large enough to park three vehicles off the road which accords with the parking standards recommended in LPGN 16 (4no. bedroom dewing = 3 parking spaces). The proposed extension increases the number of bedrooms to 5no. for which an additional parking space is required by these standards. However, these are maximum standards and I think it unlikely that the development would lead to problems with indiscriminate parking on the highway which would cause obstruction to a large number of users. I do not consider there to be a significant impact upon highway safety resulting from the shortfall in standards of one off-road parking space. In view of the concerns raised in relation to the parking of a caravan, an appropriate condition will be attached. Conclusion: The development accords with Policies GDP1, PS2 and T8 of the Wrexham Unitary Development Plan, Welsh Government Technical Advice Note 12 'Design' and Local Planning Guidance Note Nos. 16 ‘Parking Standards’, 20 - 'House Extensions' and 21 ‘Space around Dwellings’. The proposal by virtue of its scale and design respects the integrity and proportions of the existing dwelling and would make a positive contribution to the appearance of the nearby locality. RECOMMENDATION: That permission be GRANTED CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. No facing or roofing materials shall be used other than those detailed on the application form and within the approved application documentation. 3. The development shall only be carried out in strict accordance with the amended plans. 4. The existing vehicular parking area fronting the site shall be permanently retained and kept free of any obstruction and shall be made available solely for the parking of motor vehicles at all times. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area.