Reference number: R12/1238

Site address: 22 Malvern Avenue, Rugby

Description:Proposed two storey side and rear extension and single storey rear extension to enlarge the existing kitchen and provide a utility room, workshop and further bedroom

Case Officer Name & Number: Alice Cosnett – 01788 533489

Site Description

No.22 Malvern Avenue is a semi-detached brick built dwelling with hanging tile detailing on its principal elevation and a pitched roof porch canopy. It is set back from the main public highway by approximately 7.5m and is located on the corner of Malvern Avenue, occupying a triangular shaped plot. Malvern Avenue largely consists of a mix of two storey semi-detached dwellings and detached bungalows.

Proposal Description

The proposal is for the erection of a two storey side and rear extension with single storey projections also to the rear. The two storey element will have a maximum height of 7.1m and it will have a single pitched roof porch canopy over the small extension to the front of the garage. The single storey elements will have a maximum height of 3.6m and at their most will extend to the rear of the main body of the existing dwelling by 7.3m. The extensions will facilitate the creation of a garage, utility room, workshop and kitchen/dining room at ground floor level and an additional bedroom with ensuite at first floor level. The extensions are proposed to be constructed in bricks and tiles to match those used in the existing dwelling.

Relevant Planning History

None relevant

Third Party Responses

Neighbours – one letter of objection was received which raised the following planning points:

  • Loss of privacy as a result of the first floor extension
  • The proposed development is out of keeping with the area – no such developments thus far
  • Noise generated by the proposed workshop

Relevant Planning Policies and Guidance

Core Strategy

CS1Development StrategyComplies

CS16Sustainable Development Complies

Sustainable Design and Construction SPDComplies

Local Plan Saved Policies

E6BiodiversityComplies

National Policy

National Planning Policy Framework (NPPF)Complies

Assessment of Proposals

In the assessment of this application, the determining factors are theimpact on the character and amenity of the area and amenity of neighbouring properties.

Impact on the qualities, character and amenity of the area

Policy CS16 states that development will only be allowed where proposals are of a scale, density and design that would not cause any material harm to the qualities, character and amenity of the areas in which they are situated. Similarly, the Sustainable Design and Construction Supplementary Planning Document states that the siting, size and design of an extension must not dominate the existing building and should be sympathetic with and appear subservient to the original dwelling.

The proposed two storey extension to the side of the property has been designed so as to be subservient to the original dwelling; being set back from its frontage by 2.9m and set down from its ridge by 1.2m. Having regard to this, it is not considered that the proposed extension will become a dominant feature on either the plot or general streetscene. Whilst the design of the roof is rather convoluted, it is not considered to be out of keeping with the existing dwelling to such a degree to warrant a refusal of planning permission. In addition, it is considered that the use of bricks and tiles to match those used in the construction of the existing dwelling will ensure that the development harmonises with the main dwellinghouse.

The Sustainable Design and Construction SPD also states that to reduce the effect of terracing, it is desirable to maintain a minimum of a 1m gap between the dividing side-boundary at first floor level in order to provide a visual break between properties. Whilst the proposed extension does project up to the side boundary of the application site, it is considered that the development will not cause the terracing effect given that there is a gap of approximately 3m between this side boundary and the side elevation of the neighbouring property, no.24. In addition, as the application dwelling is located on a plot at the corner of Malvern Avenue, no.22 is sited at an acute angle to the neighbour, no.24. The development will therefore not cause the terracing effect and as such, is not contrary to the contents of the Sustainable Design and Construction SPD.

Whilst consent is sought for a relatively large extension, given the generous size of application site, it is not considered that the proposed extension represents overdevelopment of the site. It is therefore considered that the proposed extension will respect the qualities, character and amenity of the area and is appropriate in terms of its siting, size and design. Therefore, the proposed development complies with Policy CS16 of the Core Strategy and the contents of the Sustainable Design and Construction SPD.

Impact upon the amenity of neighbouring properties

Policy CS16 also states that development should ensure that the amenities of existing and future neighbouring occupiers are safeguarded.

No.24 Malvern Avenue is the neighbouring dwelling which is located to the southwest of the application site. The property has three windows on its side elevation but as they are all glazed with obscure glass, it is very unlikely that these windows serve habitable rooms or are the only source of natural light into a habitable room. It is therefore considered that any loss of amenity that arises to them as a result of the extension would not justify a refusal of planning permission.

Given that the development consists of single storey and two storey extensions, the 45 degree line has been taken from both the mid-point of the kitchen window on the rear elevation of no.24 and 1m in from the edge of this neighbouring dwelling. The lines were not breached by either the single storey or two storey elements and as such, it is considered that the development will not cause any loss of amenity to this dwelling or its associated garden area by way of either overbearing or overshadowing.

A ground floor window and glazed door will be inserted into the side (southwest) elevation of the proposed extension. However, given the existing close board fence which lines the boundary of the application site, it is not considered necessary to condition that they are glazed with obscure glass to prevent overlooking to either the dwelling or associated garden area of no.46.

No.20 Malvern Avenue adjoins the application dwelling and has a single storey lean-to extension which branches off its rear elevation. The 45 degree line has therefore been drawn from the mid-point of the window on the rear elevation of this extension to ensure that the proposed single storey development will not result in any loss of amenity to it. In addition, the 45 degree line has been taken from the first floor window on the rear elevation so as to establish whether any impact will be had upon this room as a result of the proposed two storey element. Neither test was contravened by the proposed extensions and as such, the development will not cause any significant loss of light or overbearing impact to either this dwelling or its associated garden area. No first floor windows are proposed to be inserted into the side (northeast) elevation of the proposed extensions. Whilst a glazed door will be inserted into this elevation at ground floor level, the existing close board fence will ensure that it does not result in any significant loss of privacy to this neighbour so as to justify the attachment of a condition to ensure obscure glazing is fitted.

The floor plans show that the proposed extension will facilitate the creation of a workshop. The agent has provided clarification regarding this, stating that the room will be used for personal use; specifically to store the applicant’s tools and garden equipment. It is therefore not considered that this element of the proposal will result in any loss of amenity to neighbouring dwellings by reason of unacceptable noise and disturbance.

In addition, concern was raised by a third party representation at the removal of the trees as this may cause loss of privacy to the dwellings to the rear of the site. The proposed tree to be removed is indicated on plan no.12/48-01 and as it is a small tree located along the side boundary of the site, it is not considered that its removal will result in any additional loss of privacy to this neighbouring property. In addition, as there is a separation distance of approximately 45m to the neighbouring dwellings to the rear of the application site, it is concluded that the proposed extension will not facilitate any significant loss of amenity to them.

It is therefore considered that the development will not result in any significant loss of amenity to neighbouring dwellings and as such the proposed extensions comply with Policy CS16 of the Core Strategy.

Impact on protected species

Saved Local Plan Policy E6 states that the Borough Council will seek to safeguard, maintain and enhance features of ecological importance. The County Ecologist has raised no objection to the application subject to the attachment of the standard bat and nesting bird informatives given that the roof that will be impacted upon by the proposed development appears to be in good condition. It is therefore considered that the proposed development will not have an adverse impact upon features of ecological importance and as such accords with the contents of Saved Policy E6.

Other matters

A third party representation which has been received raised concern at the containers which are located within the rear garden of the application site. These are not the subject of this application and as such, have not been discussed in this report. If the containers do require planning permission, an application will be sought to regularise their erection.

Recommendation:

Approve subject to appropriate conditions

Report prepared by: Alice Cosnett 1.8.2012

Report Sheet