Agenda item
43 Capstan Square (PA/17/02793)
Proposal:
Proposed 3 storey side extension with minor alterations.
Recommendation:
That the Committee resolve to GRANT planning permission subject to the conditions in the Committee report
.
Minutes:
Nasser Farooq (Planning Services) introduced the report for a 3 storey extension with minor alterations.
Julian Buckle (Planning Services) presented the application explaining the location of the property at the end of the terrace, the nature of the surrounding area and the most recent planning history. It was noted that in November 2016, plans for a four storey, four bedroom dwelling in the land adjacent to 43 Capstan Square and external alterations to 43 Capstan Square extension was approved. It was also reported that in 2017, a proposed four storey side extension to the property was withdrawn due to concerns about the scale of the proposal in relation to the existing building.
The Committee were advised of the key features of the application including the proposed floor plans and the outcome of the consultation. In response to which, one petition (with 21 signatures) and a representation in objection was received. The concerns raised were addressed in the report and related to the creation of a Home in Multiple Occupancy (HMO), increased rubbish from the proposal and car parking stress.
There were no land use issues as the property would remain a single use residential property. Any further changes to create a HMO would require a separate planning permission. A self-contained unit was not the proposal being presented.
The proposed design of the extension was considered to be acceptable in terms of scale, mass, and form. The extension would be subservient to the original dwelling and integrate well with the host dwelling and its surroundings. The proposal would not adversely impact on the amenity of any adjoining occupiers or that of the public realm and was therefore acceptable in amenity terms.
In view of this, Officers considered that the application should be granted planning permission.
The Committee asked questions about the height of the extension compared to the previously withdrawn 2017 application. In response Officers explained in further detail their concerns with that proposal. Officers considered that the change in height would ensure that the extension would be subservient to the original dwelling.
Regarding the use of the property as a HMO, it was noted that the Council could take enforcement action if there was a breach of the planning permission. The proposal would create a five bedroom single use property and the issue around the use of a HMO could be considered as speculative.
The Committee asked questions about increased car parking stress from the proposal. It was questioned whether the proposal would add to the existing problems and whether steps could be taken to mitigate this.
It was reported that the impact on the highway should be minimal given the property had a garage and a driveway. There was no evidence to suggest that there would be an increase in parking from the proposal. It was also noted that any additional condition would need to meet the necessary planning tests in policy. In view of this advice, Councillor Marc Francis moved and Councillor Chris Chapman seconded an additional condition that the garage space only be used for the storage of vehicles and no other purposes. On a unanimous vote, this additional condition was agreed.
On a unanimous vote the Committee RESOLVED:
1. That the planning permission be GRANTED at 43 Capstan Square for a 3 storey side extension with minor alterations (PA/17/02793)
2. That the Corporate Director of Place is given delegated authority to impose the conditions set out in the Committee report (or add or remove conditions acting within normal delegated authority) in relation to planning permission and the following additional condition:
3. That the garage space only be used for the storage of vehicles and no other purposes
Supporting documents: