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Agenda Document for Planning Committee, 31/07/2017

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Item 4 REPORT TO: Planning Committee REPORT NO. HEP/47/17 st DATE: 31 July 2017 REPORTING OFFICER: Head of Environment and Planning 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 9 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING - 31st JULY 2017 Community Code No Applicant Recommendation Pages GRE P/2016 /0881 MR & MRS B ROBERTS GRANT 11 - 18 GLY P/2016 /0994 MR A LECK GRANT 19 – 24 RUA P/2016 /1164 MR BLAKE GRANT 25 – 31 CHI P/2016 /1165 MR RICHARD LOMAS GRANT 32 – 50 GRE P/2017 /0153 JBH PROPERTY GRANT 51 – 54 CONSULTING LTD - MR PAUL MCEVOY MAE P/2017 /0270 MESSERS P & J GOULDING GRANT 55 – 65 BRO P/2017 /0300 MR KEN MILLS GRANT 66 – 74 WRC P/2017 /0415 MR COPELAND GRANT 75 – 89 CHI P/2017 /0416 KRONOSPAN LTD GRANT 90 – 100 MR KEITH BAKER BRO P/2017 /0445 MR & MRS BEGLIN REFUSE 101 – 104 WRA P/2017 /0448 MR & MRS TOM STANFORD GRANT 105 – 109 WRA P/2017 /0463 WREXHAM AFC LTD GRANT 110 – 114 MR SPENCER HARRIS OVE P/2017 /0495 MR CHRISTOPHER RAE REFUSE 115 – 120 WRO P/2017 /0497 MR & MRS PETER WILLIAMS GRANT 121 – 125 CEF P/2017 /0542 MR RAYMOND SMITH GRANT 126 – 130 CEF P/2017 /0543 MR RAYMOND SMITH GRANT 131 – 135 Total Number of Applications Included in Report – 16 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 10 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING - 31st JULY 2017 APPLICATION NO: LOCATION: DATE RECEIVED: P/2016 /0881 BEECHMOUNT MARFORD HILL 20/09/2016 MARFORD WREXHAM LL12 8SW COMMUNITY: CASE OFFICER: Gresford DESCRIPTION: PF DEMOLITION OF EXISTING SINGLE- STOREY OUTRIGGER AND WARD: REPLACEMENT WITH NEW AGENT NAME: Marford & Hoseley EXTENSION TO INCLUDE LEAN-TO PORTMAN TO ADJOINING TWO-STOREY SURVEYORS LTD OUTRIGGER, REPLACEMENT OF 7 MR ROB LEE NO. WINDOWS TO EXISTING DWELLING AND INTERNAL ALTERATIONS INCLUDING FORMATION OF STAIRWELL TO CELLAR APPLICANT(S) NAME: MR & MRS B ROBERTS ______________________________________________________________ THE SITE Site Page 11 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING - 31st JULY 2017 PROPOSAL Planning permission is sought for extension to the existing dwelling consisting of a single storey element to the rear (south east) and a two storey extension to the side (north east) to include dormer windows. The proposals will provide for increased ground floor communal space and an enlarged bedroom at first floor. HISTORY P/2016/0880 Demolition of existing single-storey outrigger and replacement with new extension to include lean-to to adjoining two-storey outrigger, replacement of 7 no. windows to existing dwelling and internal alterations including formation of stairwell to cellar. Pending consideration. PLANNING POLICY The site is located inside a settlement limit as defined by the Wrexham Unitary Development Plan. The site is also designated in the UDP as Conservation Area. Policies PS2, GDP1, EC7, and T8 are relevant. Guidance is also contained in Local Planning Guidance Note 16 – Parking Standards, 20 – House Extensions The Marford Conservation Area Assessment and Management and Plan. CONSULTATIONS Community Council: No observations Local Member: Notified 23.09.2016 Site notice: Expired 24.10.2016 Press notice: Expired 22.10.2016 Neighbouring occupiers: 5 neighbouring occupiers notified. One representation received raising the following points: • Object to the side facing windows serving bedroom 4 which will directly overlook the neighbouring property towards its ground floor kitchen and main bedroom; • Obscure glazing should be installed to prevent detriment as addressed above. SPECIAL CONSIDERATIONS: Design: The design of the proposed alterations is considered to be consistent with the overall character of the existing building and the uniformity in style of surrounding properties. Page 12 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING - 31st JULY 2017 The most significant alterations relate to a later rear addition at single storey level. This is a later addition and is of less historic value than the main two storey elements. The proposed design offers a symmetrical appearance which better follows the original symmetrical intentions of the main house than the current arrangement on site. To the side of the two storey outrigger it is proposed to extend two storeys with a cat-slide type roof to provide improved first floor accommodation. The extension has been carefully designed so as to sit behind the main building line and to respect the existing roof form and detailing. The incorporation of two gabled dormers is supported and is a feature present on other “Marford” buildings within the Conservation Area. These proposed works are also subject to an application for listed building consent which is being considered separately. Detailed matters relating to the intervention with the fabric of the building and the building methodology are considered through this listed building consent application. I am satisfied that the nature of the works proposed will not have a detriment impact upon the setting of the listed building and will seek to preserve the character of Marford Conservation Area. For the benefit of Members a series of images are shown below detailing the prominent elevations of the proposed scheme. Proposed North East elevation (facing Jasmine Cottage) Page 13 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING - 31st JULY 2017 Proposed South East elevation Amenity: The dwelling is located adjacent to Jasmine Cottage to its south western boundary. Jasmine Cottage is set at a lower level than the application site with a separation distance between the two properties of 19.5 metres. The upper floor windows of Jasmine Cottage are roughly the same floor height as the ground floor of the application site. An image follows which shows the relationship of the footprint of the existing dwelling with that of the neighbouring dwelling. Page 14 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING - 31st JULY 2017 View towards Jasmine Cottage Guidance contained in LPG20 seeks a separation distance of 22 metres where habitable room windows face, with an additional two metres required for every one metre difference in land level. At ground floor level I am satisfied that overlooking from the large dining windows is unlikely to occur due to existing boundary vegetation. At first floor level a proposed secondary small dormer window is proposed to bedroom 4. Although below the maximum separation standard in LPG20, it is unlikely to result in a significant amount of overlooking. Any overlooking that may occur is likely to be limited to glimpses given the significant detailing to the neighbouring and proposed window framing. I do not consider any detriment to be significant enough to warrant refusal of planning permission. Conclusion: The proposed development is considered to be satisfactory in terms of its impact upon the setting of the listed building, the character of the Conservation Area and the amenity of the neighbouring occupiers. I therefore recommend accordingly. RECOMMENDATION: That permission be GRANTED Page 15 REPORT OF THE HEAD OF ENVIRONMENT AND PLANNING - 31st JULY 2017 CONDITION(S) 1. The development hereby permitted shall be commenced before the expiry of five years from the date of this permission. 2. The development shall only be carried out in strict accordance with the details shown on the approved drawing(s) numbered A_193_13 Rev A, A_193_14 and A_193_15 Rev A and contained within the application documentation. 3. No part of the development shall commence until samples of all external facing and roofing materials have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in strict accordance with such details as are approved. 4. No works shall commence until drawings to scale 1:5 and 1:20 fully detailing all new and replacement windows and doors have been submitted to and approved in writing by the Local Planning Authority. Windows shall be flush fitting and have side hung casements and the details shall fully describe the proposed materials, decorative / protective finishes and glazing type and include cross sections for glazing bars, sills, heads etc. The works shall only be carried out in strict accordance with such details as are approved. REASON(S) 1. To comply with Section 91(3) of the Town and Country Planning Act, 1990. 2. To define the scope of the planning permission. 3. To ensure a satisfactory standard of appearance of the development in the interests of the visual amenities of the area. 4. To ensure that the works reflect the character of the building and the wider conservation area. NOTE(S) TO APPLICANT You should ensure that any difference between the plans approved under the Town and Country Planning Acts and under the Building Regulations is resolved prior to commencement of development, by formal submission of amended plans. You are advised that building work which involves work on an existing wall shared with another property, building on the boundary with a neighbouring property or excavating near a neighbouring building may require the separate consent of the neighbour under the provisions of the Party Wall Act. If you require further information or advice please contact the Building Control Section on 01978 292050.
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