REDCAR AND CLEVELAND BOROUGH COUNCIL
PLANNING COMMITTEE (DEVELOPMENT MANAGEMENT)
COMMITTEE DATE:
24/06/10
LIST:
D
APPLICATION NUMBER: R/2010/0313/FF
Application For: GROUND AND FIRST FLOOR EXTENSION AT REAR; FIRST FLOOR
At:
EXTENSION AT SIDE; SINGLE STOREY EXTENSION AT REAR AND
FRONT PORCH
7 COAST ROAD REDCAR
PROPOSAL:
Permission is sought for a ground and first floor rear extension, first floor side extension,
single storey extension at the rear and front porch at 7 Coast Road, Redcar. The site
faces onto Redcar sea front with residential dwellings to either side and to the rear. The
residential properties in the vicinity are mainly two storey semi-detached dwellings a
number of which appear to have had various alterations at the rear.
DEVELOPMENT PLAN:
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that
applications for planning permission be determined in accordance with the development
plan unless material considerations indicate otherwise.
Redcar and Cleveland Local Development Framework 2007:
CS2: Locational Strategy
CS5: Spatial Strategy for Redcar Area
CS20: Promoting Good Design
DP1: Development Limits
DP2: Site Selection
DP3: Sustainable Design
OTHER POLICY DOCUMENTS:
Planning Policy Statement 1 (PPS1) Delivering Sustainable Development.
Residential Extensions and Alterations SPD (April 2010)
RELEVANT HISTORY:
There is no relevant history relating to this site.
OTHER CONSIDERATIONS:
The application has been advertised by means of 4 no. neighbour notification letters
have being sent to neighbours in the vicinity of the site.
As a result 2 no. objection letter has been received from (8 Coast Road and 7 Oak
Road, Redcar). The objection letters received make the following comments:
MATERIAL CONSIDERATIONS






The proposed first floor looks directly into the living room and bedroom of 7
Oak Road
The proposal represents an overdevelopment of the property and is out of
keeping with the street scene
The two storey side extension is too close to the boundary of the property
The first floor extension appears to have guttering overhanging our property
The window at the front of the first floor extension will overlook the bedroom
and living room of our property
The proposed front porch appears to be in front of the building line of the
surrounding properties
OTHER COMMENTS

The extension will block our view towards the sea which will reduce the value of
our property
WARD COUNCILLOR:
Councillor Stanway has requested that the application be considered by Planning
Committee
REASONED ARGUMENT:
Permission is sought for a ground and first floor rear extension, first floor side extension,
sun room at the rear and front porch at 7 Coast Road, Redcar. The site faces onto
Redcar sea front with residential dwellings to either side and to the rear. The residential
properties in the vicinity are mainly two storey semi-detached dwellings a number of
which appear to have had various alterations at the rear.
The proposed first floor rear and side extensions are proposed towards the rear of the
existing dwelling. The first floor side extension is proposed above the existing attached
garage and is to incorporate a bedroom and ensuite. Windows are proposed on the
front and rear elevations, however, the window on the front is to serve the ensuite and
will therefore be obscure glazed and therefore will not result in a loss of privacy for the
neighbouring dwelling (8 Coast Road). The windows on the rear of the extension are to
serve the bedroom. Concerns have been raised by the property to the rear (7 Oak
Road) with regard to the windows looking directly into their dwelling, however, there is
considered to be sufficient separation of 26 metres between the extension and the
property to the rear and therefore complies with the guidance set out within the
residential extensions and alterations SPD. The rear extension seeks to replace part of
the existing two storey rear extension and is to incorporate an office. It is considered
that this window could result in overlooking and a loss of privacy for the neighbouring
dwelling (8 Coast Road) and therefore should permission be granted a condition is
recommended that the window be obscure glazed. The proposed first floor extensions
do not include any further side facing habitable rooms that may impact upon
neighbour’s residential amenity. Concerns have been raised as to the fact that part of
the guttering on the side extension appeared to overhang onto the neighbour’s property.
It was accepted that this was the case. While this would have been a civil issue
amendments have been sought to reduce the overhang therefore curtailing the
proposed development to within the applicants property/boundary.
The proposed single storey extension at the rear is to incorporate the kitchen, utility
room and sunroom. The extension is to replace the ground floor of the existing two
storey extension and will extend beyond the rear wall by 3.5 metres. Given the existing
two storey rear extension the proposal is not considered to have a significant impact
upon the residential amenity of the adjoining neighbour (6Coast Road). The existing
ground floor includes side facing windows as proposed in the scheme and therefore the
proposal is not considered to have a greater impact on the residential amenity of the
neighbouring property than that which currently exists.
The proposed porch on the front elevation is of a modest scale which is not considered
to have an adverse impact upon the visual appearance of the dwelling or the wider
street scene. The porch is proposed to project 1.2 metres beyond the front bay window
of the existing dwelling. The porch is to be constructed from glass which is considered
to be acceptable.
A number of concerns have been raised by the neighbouring property all of which have
been taken into consideration. While the extension is of a relatively large scale it is not
considered to represent overdevelopment of the site due to most of the proposed
extension being sited on the existing footprint of the dwelling while a sizeable garden
will still exist to provide outdoor amenity space for the dwellings occupiers. Also while
the first floor extension will be closer to the neighbour it is not considered to over
dominate this property. The neighbour at 8 Coast Road has along their side elevation,
part of which appears to be an extension, two secondary kitchen/dining area windows,
an obscure glazed side door and an obscure glazed cloak room window. Taking these
into consideration the proposal is not considered to have a dominating effect on primary
habitable room windows.
The proposed extension is not considered to have an adverse impact upon highway
safety. The dwelling will still be accessed via the existing entrance and will provide 3
no. parking spaces within curtilage which is considered satisfactory to serve the
dwelling.
RECOMMENDATION:
Taking into account the contents of the report the recommendation is to GRANT
planning permission subject to the following conditions;
(1) The development shall not be begun later than the expiration of THREE YEARS
from the date of this permission.
REASON: Required to be imposed pursuant to Section 91 of the Town and Country
Planning Act 1990
(2) The development hereby permitted shall be carried out in accordance with the
following approved plans:
Block Plan as received by the Local Planning Authority on 29th April 2010
Drawing Nr 1 as received by the Local Planning Authority on 29th April 2010
Drawing Nr 2 as received by the Local Planning Authority on 29th April 2010
Drawing Nr 3 Rev B as received by the Local Planning Authority on 26 th May 2010
Drawing Nr 4 Rev C as received by the Local Planning Authority on 11th June 2010
REASON: For the avoidance of doubt.
(3) Prior to occupation of the extension hereby approved the proposed window
serving the office in the south east elevation shall be obscure glazed and thereafter
retained as such at all times.
REASON: To prevent overlooking of neighbouring properties
(4) The external elevations of the extension(s) hereby approved shall be built in
materials to match in type, style and colour the external elevations of the existing
dwelling/building.
REASON: To ensure a satisfactory form of development