Committee Date: 27/06/2013 Application Number: 2013/02043/PA Accepted: 15/05/2013 Application Type: Householder Target Date: 10/07/2013 Ward: Selly Oak 36 Langleys Road, Selly Oak, Birmingham, B29 6HB Erection of a two storey side and rear extension and a single storey front and rear extensions. Applicant: Agent: Recommendation Approve Subject To Conditions Mr Altaf Hussain 218 College Road, Birmingham, B8 3TH Archi-tecture Design Studio Ltd 17 Coleshill Road, Birmingham, B36 8DT 1. Proposal 1.1. Consent is sought for the erection of a two storey side and rear extension and single storey front and rear extensions. 1.2. The two storey side and rear extension would be 3.1m in width and would project 2.9m from the rear of the original property at first floor level and 4.8m at ground floor level. The proposed first floor of the side extension would be set back 0.4m from the original front elevation of the dwelling house. 1.3. To the front, the extension would project 0.6m forward of the front elevation at ground floor and would be in line with the existing forward bay windows. 1.4. The extensions would be constructed in materials to match the original dwelling house, with a hipped roof over the two storey element and a gable roof over the side extension. Internally, an extended kitchen, study and dining room would be provided at ground floor and an additional bedroom and extended bathroom at first floor. In addition, there would be a store provided in the loft space of the proposal. 2. Site & Surroundings 2.1. The application property is a traditional semi detached dwelling house located within a residential area comprising of similar scale properties. The house is currently occupied by students as a Class C4 (Small House in Multiple Occupation). 2.2. The application property has a rendered front elevation and brick side and rear elevations with a gable roof over. There is an original bay feature to the front elevation. To the side there is an existing single storey extension and to the rear there is a conservatory. A loft conversion has been carried out which includes a hip to gable roof alteration and a large rear dormer which is the full width of the application property (permitted development). The rear garden of the application site is enclosed by a 1.8m high close boarded fence. Page 1 of 5
3. Planning History 3.1. There is no planning history. 3.2. 02/01/2013-2012/1884/ENF- Alterations to roof- Case Closed (permitted development). 3.3. 06/06/2013-2013/0717/ENF- Concerns over drainage and damage to neighbouring property - Case Closed. (dormer has been installed under permitted development, concerns raised are not planning matters). 4. Consultation/PP Responses 4.1. Neighbours and local Ward Councillors were notified. Responses were received from the occupiers of 47 and Langleys Road, Oak Tree Lane and Bristol Road Neighbourhood Watch, and the Selly Oak Ward Committee. Objections were raised on the grounds of the appearance of the proposal, the creation of a House In Multiple Occupation (HMO) and the impact on the character of the area. 4.2. Councillor McCarthy has requested that the application be heard at Planning Committee to enable members to assess the scale of the proposal and the impact on the character of the surrounding area. 4.3. Following further notification, for the amended plans: two letters were received, again from No.47 Langleys Road and the Langleys Road, Oak Tree Lane and Bristol Road Neighbourhood Watch. The objections raised previously were reiterated. Further objections were raised on the grounds of the design of the proposal, the scale of the existing dormer (permitted development), terracing, and the impact on parking in the locality. 5. Policy Context 5.1. The following local policies are applicable: Birmingham Unitary Development Plan (Adopted 2005) Draft Birmingham Development Plan. Places For Living (Adopted Supplementary Planning Guidance 2001) The 45 Degree Code (Adopted Supplementary Planning Guidance 1996) Extending your Home (2007) 5.2. The following national policies are applicable: NPPF- National Planning Policy Framework. 6. Planning Considerations 6.1. I consider that the design of the proposal and impact on the street scene and residential amenities and character of the area are the principal matters for consideration. 6.2. The plans have been amended by the agent to clarify the existing layout and elevations of the property. Further to this a single storey living room extension adjacent to the rear boundary with No.38 has been omitted from the proposed plans. Page 2 of 5
6.3. The proposal would comply with your Committee s 45 Degree Code and the numerical guidelines contained within Places for Living and Extending your Home would be met. Permitted development rights should be removed in order to protect the future privacy of the neighbouring occupiers (condition attached). 6.4. I consider that the design of the proposal is acceptable and sufficient garden amenity space would be retained. The proposal would have an acceptable impact on the street scene of Langleys Road and the overall proposal complies with the design guide Extending your Home. 6.5. Notwithstanding the objections raised, I consider that the scale of the proposal is acceptable. Although the gable roof design is not ideal given the predominance of hipped roofs in the road, on balance given the existing gable roof of the property, I do not consider that sufficient detriment would be caused to the character and appearance of the dwelling house in order to sustain a refusal of the application. 6.6. Concerns have been raised over the creation of a House in Multiple Occupation. However, the planning application is made as a Class C3 dwellinghouse extension and should be determined on that basis the applicant has confirmed in writing that the proposal is to sell the extended property as a family home. 7. Conclusion 7.1. This application is recommended for approval as the proposal complies with the objectives of the policies as set out above. 8. Recommendation 8.1. Recommend- Approval subject to the following conditions: 1 Requires that the materials used match the main building 2 Requires the scheme to be in accordance with the listed approved plans 3 Limits the approval to 3 years (Full) 4 Removes PD rights for new windows Reason for Approval 1 Birmingham City Council grants Planning Permission subject to the condition(s) listed below (if appropriate). The reason for granting permission is because the development is in accordance with: Policies 3.8, 3.10, 3.14 and 8.39-8.44 of the Birmingham Unitary Development Plan 2005; Places for Living (2001), which has been adopted as Supplementary Planning Guidance; Extending your home (2007) adopted as a Supplementary Planning Document; and the National Planning Policy Framework. Case Officer: Kerry Challoner Page 3 of 5
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938 928 920 916 68 42 24 82 LANGLEYS ROAD 25 29 31 35 37 41 43 47 55 49 53 59 40 52 64 APPENDIX 897 895 N Christian Life Centre 78 34 156.1m 936 Meeting House Friends' 61 67 73 Buckingham Court 1 to 20 90 This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon behalf of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.birmingham City Council. Licence No.100021326, 2009 65 71 77 SCALE 1:1250 94 36 Langleys Road Selly Oak 2013/02043/PA This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon behalf of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.birmingham City Council. Licence No.100021326, 2009 Statutory Listed Building Locally Listed Buildings Conservation Area Neighbourhood Offices Site Boundary Site Location Development Directorate 1 Lancaster Circus Queensway Birmingham B2 2JE. Date:25/9/2007 SCALE 1:5000 Birmingham City Council