The Committee received a report that followed up from the scrutiny challenge session on Planning in Conservation Areas: the Implications of Conservation Areas on the Extension of Family Homes.  The report it was noted outlined the progress against the original recommendations.  The main points of the discussion may be summarised as follows.

The Board heard that:

·         The changes will be implemented on an area by area basis;

·         That whilst the initial focus will be on 8 of the 58 conservation areas this is part of an ongoing review and applications within the borough will be considered in the light of current guidance.

As a result of discussions on this report the Board noted the report.

DECISION

1. To agree the action plan in response to the review recommendations.

Action by:

COPRPORATE DIRECTOR, DEVELOPMENT AND RENEWAL (A. DALVI)

(Head of Planning and Building Control (O. Whalley)

Councillor Joshua Peck, Chair of the Overview and Scrutiny Committee, introduced the report on the scrutiny challenge session considering issues in relation to the implications of conservation areas for extension of family homes. He reported that this had been taken up due to the high number of resident who had raised it as a concern.

He stated that officers and Members were concerned about the impact the existing rules were having and he thanked officers, Members of the Overview and Scrutiny Committee and Councillor Rabina Khan, Cabinet Member for Housing and Development for their work to support the challenge session. He stated that this was a very good example of cross-party working.

The Mayor thanked Councillors Joshua Peck and Rabina Khan and all those involved in preparing the report. He stated that he shared the concerns and that he accepted the action plan set out.

RESOLVED

1. To agree the action plan in response to the review recommendations.

The Committee received a report that outlined the recommendations of the Planning in conservation areas scrutiny challenge session for consideration by the Overview and Scrutiny Committee.  The objectives of the challenge session were to answer the following questions:

1. What changes to planning policy or practice are possible, which still protect the character of conservation areas; and
2. What improvements could be made in the planning application process in relation to extensions in conservation areas.

As a result of consideration of this report the Committee welcomed this report and RESOLVED to endorse the following recommendations:

RECOMMENDATION 1:

The Council should recognise the detrimental impact that some planning restrictions are having on residents and the social capital of an area and redress the balance in favour of planning applicants, whilst still seeking to protect and enhance the Borough’s heritage.

RECOMMENDATION 2:

Amend DM27 to:

• be more permissive towards extensions, particularly mansard roofs within Conservation Areas;
• be more specific about what may and may not be appropriate within individual Conservation Areas (rather than having a blanket policy); and
• rely more strongly on the individual Conservation Area Assessments for decision-making on extensions

RECOMMENDATION 3:

Individually refresh the Conservation Area Character Appraisal and Management Documents for the eight Conservation Areas with family dwelling houses where householders submit the most planning applications:

• Appraise properties within each Conservation Area and categorise them according to their suitability for extensions;
• Identify criteria where it would be possible to build additional roof storeys and back extensions and possible restrictions;
• Include detailed technical notes for repairs and restoration work and for extensions, back up by photo visuals to avoid ambiguity.

RECOMMENDATION 4:

Write a policy for underground extensions and basements as part of the Local Plan refresh.

RECOMMENDATION 5:

Consult with residents in Conservation Areas on the use of Article 4 Directions to further restrict development as part of the Local Plan refresh.

RECOMMENDATION 6:

In line with any new approach to permitting roof extensions, create new Supplementary Planning Guidance for mansard roof extensions in Conservation Areas (and following this other issues) in order to help people plan, and understand the decision making process and the reasons why some changes be acceptable or not. The guidance should:

• Be clearly illustrated with examples of best practice to allow it to be readily and easily understood by non-professionals;
• Be prescriptive and consistent where materials for extensions and renovations are not appropriate.
• Set out permitted standard designs for additional roof storeys and rear extensions where planning is approved.
• Incorporate the principles of this guidance when refreshing the Conservation Area Character Appraisal and Management Guidance.

Finally, it was noted that the Working Group’s report will be submitted to Cabinet for a response to the recommendations.

Action by:

Owen Whalley (Service Head Planning and Building Control, Development & Renewal)