Planning Committee
AREA
West Area
PARISH
Sprowston
5
APPLICATION NO:
20051253
TG REF:
625167/312012
LOCATION OF SITE
9 Rangoon Close, Sprowston, NR7 8DF
DESCRIPTION OF
DEVELOPMENT
Rear conservatory extension
APPLICANT
Mr & Mrs J Smith, 9 Rangoon Close, Sprowston, NR7 8DF
AGENT
Mr P Savory, Little Acre, No 5 Frogge Lane, Great Houtbois,
NR12 7JT
Date Received: 23 August 2005
8 Week Expiry Date: 18 October 2005
1
THE PROPOSAL
1.1
The proposal seeks full planning approval for the erection of a conservatory to
the rear of the existing dwelling house.
1.2
The proposed conservatory will be 3metres in width, 3.3metres in length and
2.84metres in height and will be positioned on the northern side of the rear of
the property.
2
CONSULTATIONS
2.1
Sprowston Parish Council
No comments received.
3
PUBLICITY
3.1
Site Notice
Expired 21 September 2005.
3.2
Neighbour Notification
8 and 10 Rangoon Close, Sprowston
4, 6 and 8 Parana Close, Sprowston
5 October 2005
Planning Committee
Expired 18 September 2005.
4
REPRESENTATIONS
4.1
No representation received.
5
RELEVANT POLICY GUIDANCE
5.1
Policy GS1 of the Broadland District Local Plan
New development will normally be accommodated within development
boundaries. Outside these boundaries, development proposals will not be
permitted unless they comply with a specific allocation and/or policy of the Local
Plan.
5.2
Policy GS3
Sets out general considerations to be taken into account in all new development
proposals, including access, residential amenity, the character and appearance
of the surrounding area, nature conservation, agricultural land, building
conservation and utilities and services.
5.3
Policy ENV2
For all development proposals a high standard of layout and design will be
required with regard given to the scale, form, height, mass, density, layout,
energy efficiency, landscape, access and the use of appropriate materials. This
will include consideration of the appearance and treatment of spaces between
and around buildings and the wider setting of the development taking into
account the existing character of the surroundings.
5.4
Policy HOU13
Within development boundaries, extensions to existing dwellings may be
permitted where the privacy and amenity of neighbours are adequately
safeguarded. Outside development boundaries, the size of the extension which,
together with any previous extensions should be subordinate to the original
dwelling in terms of visual effect and floor space.
5.5
Policy (RD) GS4 of the Broadland District Local Plan Replacement Version
Sets out general considerations relating to new development including access,
highway safety, residential amenity, character and appearance of the
surrounding area, nature conservation, agricultural land, historic environment,
drainage and air quality.
5 October 2005
Planning Committee
5.6
Policy (RD) ENV2
For all development proposals a high standard of layout and design will be
required with regard given to the scale, form, height, mass, density, layout,
energy efficiency, landscape, access and the use of appropriate materials. This
will include the consideration of the appearance and treatment of spaces
between and around buildings and the wider setting of the development taking
into account the existing character of the surroundings.
5.5
The Broadland District Design Guide, which was adopted as Supplementary
Planning Guidance in 1997 following public consultation, sets out good
principles of design and contains a section relating to extensions to existing
dwellings.
6
LOCATION AND DESCRIPTION OF SITE
6.1
The site comprises of the curtilage of 9 Rangoon Close, a small cul-de-sac
development of 10 modest bungalows on the eastern side Wroxham Road in
the parish of Sprowston.
6.2
9 Rangoon Close is a modest detached bungalow which has been previously
extended to the side and rear to provide a new bedroom, extended kitchen and
garage.
6.3
The neighbours to the north and south of the site are also modest detached
bungalows of a similar style to the applicant’s property.
7
PLANNING HISTORY
7.1
910721 - single storey rear & side extension – full refusal – 8 July 1991
7.2
920007 – single storey side/rear extension – full approval – 11 February 1992.
8
APPRAISAL
8.1
The main issues to be taken into account in the determination of the application
are the impact upon the residential amenity and privacy of the neighbouring
dwellings and the effect upon the character and appearance of the building and
the surrounding area as a whole.
8.2
Policy GS3 of the Broadland District Local Plan states that development will not
be allowed where there are unacceptable effects in terms of residential amenity
and this is expanded in HOU13 which states that development will only be
permitted where the privacy and amenities of the neighbours is adequately
safeguarded. The proposed conservatory will be well screened from the
immediate neighbours by the existing boundary fences and semi-mature
5 October 2005
Planning Committee
planting that forms the rear garden of the site and consequently it is considered
that the conservatory will have negligible on the residential amenity or privacy of
the neighbouring dwellings.
8.3
Policy ENV2 requires all development to achieve a high standard of layout and
design. The proposed conservatory relates suitably to the existing dwelling
house and has no significant detrimental impact upon its character and
appearance or that of the surrounding area.
8.4
The application is reported to Committee as the resident of the adjacent
property is one of the local Ward Members.
RECOMMENDATION:
APPROVE; subject to the following condition.
The development hereby permitted shall be begun before the expiration of five years
from the date of this decision.
Reason:
In accordance with Section 92 of the Town & Country Planning Act 1990.
Informative
If the development involves any works of a building or engineering nature, please note
that before any such works are commenced it is the applicant’s responsibility to ensure
that, in addition to planning permission, any necessary consent under Building
Regulations is also obtained. Advice on this point can be obtained from the Building
Control Section of the Planning and Community Services Directorate.
Reasons for decision:
This application has been considered against the development plan for the area, this
being the Norfolk Structure Plan and Broadland District Local Plan. The policies
particularly relevant to the determination of this application are GS3, ENV2 and
HOU13 of the Broadland District Local Plan. Some weight has also been attributed to
(RD) GS4 and (RD) ENV2 of the Broadland District Plan Replacement Version.
The site lies within the development boundary for Sprowston as defined by the
Broadland District Local Plan. The proposed conservatory will not, by virtue of its
scale, form and location, have any significant detrimental impact upon the residential
amenity of the neighbouring dwellings or upon the character and appearance of the
dwelling house or the surrounding area as a whole.
The proposed development is therefore in accordance with the policies of the local
development plan and represents an acceptable form of development.
5 October 2005