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Case No. 19/00859/FUL Item No. 04

Location: 23 Albany Road, Harrogate, HG1 4NS

Proposal: Loft conversion to form habitable accommodation, including formation of

dormers.

Applicant: Mr A Spencer

Access to the case file on Public Access can be found here:- view file

Reason for report: This application is to be presented to the Planning Committee because

the applicant shares ownership of the application property with an employee within the

Place Shaping and Economic Development Service.

SUMMARY

Planning permission is sought for conversion of existing loft to include dormer

extensions to the front and rear elevations at 23 Albany Road, Harrogate.

The proposed development would have an acceptable impact on the character and

appearance of the host dwelling and street scene and on neighbouring amenity. The

design would have a neutral impact on the host dwelling and surrounding area.

Accordingly, the proposal accords with guidance in the National Planning Policy

Framework and the policies of the Development Plan.

RECOMMENDATION: Approve subject to conditions

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1.0 SITE DESCRIPTION

1.1 The application site comprises number 23 Albany Road, a mid-terrace two storey

dwelling, located within a predominantly residential area of Harrogate.

1.2 The dwelling is constructed in brick with a slate roof and uPVC windows. There is

an access road located to the rear of the terrace. A combination of brick walls and

fences form the front and rear boundaries.

1.3 Albany Road comprises mainly of other two storey terrace properties and there are

several properties in the immediate vicinity with front and rear dormers.

2.0 PROPOSAL

2.1 Full planning permission is sought for the conversion of the loft to include erection

of dormer extensions to the front and rear elevations of the application property.

3.0 APPLICANT'S SUPPORTING INFORMATION

Location Plan

Site Plan

Proposed Drawings

4.0 RELEVANT HISTORY

4.1 There is no relevant site history for the application property, however, it was noted

by the case officer that a number of properties in Albany Road, including numbers

26, 29, 33 and 43, have had dormer extensions approved previously under

applicants 16/03745/FUL, 17/01643/FUL, 17/00290/FUL and 81/01152/FUL

respectively.

5.0 NATIONAL & LOCAL POLICY

5.1 National Planning Policy

National Planning Policy Framework

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5.2 Core Strategy

Policy EQ2 The natural and built environment and green belt

Policy SG4 Settlement Growth: Design and Impact

5.3 Harrogate District Local Plan (2001, As Altered 2004)

Policy H15 Extensions to Dwellings

Policy HD20 Design of New Development and Redevelopment

5.4 Supplementary Planning Documents

House Extensions and Garages Design Guide

5.5 Other material policy considerations:

5.6 Planning Practice Guidance

6.0 CONSULTATIONS

6.1 No consultations were required due to the location of the application site within

Harrogate Town.

7.0 OTHER REPRESENTATIONS

7.1 None received at the time of writing.

8.0 ASSESSMENT

8.1 The main issues in the consideration of this application are as follow: -

Character and Appearance

Residential Amenity

8.2 Sustainability

8.3 Sustainability is the golden thread running through the National Planning Policy

Framework, and proposals for sustainable development should be approved

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without delay. There are three strands to sustainability, social, economic and

environmental.

8.4 ENVIRONMENTAL SUSTAINABILITY

8.5 Character and Appearance

8.6 Policy SG4 of the Core Strategy relates to design and impact and establishes broad

criteria against which all development proposals will be assessed. It advises that

the scale, density, layout and design of development should be well integrated

with, and complementary to, neighbouring dwellings and the spatial qualities of the

local area and be appropriate to the form and character of the settlement.

8.7 Saved Policy H15 of the Local Plan suggests that extensions to dwellings will be

permitted providing there is no detriment to the character or appearance of the

dwelling or surrounding area.

8.8 Saved Policy HD20 of the Local Plan advises that new buildings should make a

positive contribution to the spatial quality of the area and their siting and density

should respect the area's character and layout.

8.9 The proposed dormers will be sited on both the front and rear elevations of the

application property. The proposed dormers would have a flat roof and would be

set down from the original ridge, back from the original front and rear walls and in

from the side walls.

8.10 A site visit was conducted by the case officer and it was noted that a number of

front and rear facing flat roof dormers, of varying sizes and styles, have been

installed previously on properties in this vicinity.

8.11 The property is constructed of brick with a slate roof and the dormers will be clad in

slate to the sides, to match the existing roof, and will include a GRP flat roof with

uPVC windows.

8.12 As such, the design and location of the proposed dormers would not have a

detrimental impact on the character and appearance of the host dwelling or street

scene and surrounding area.

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8.13 Amenity - impact on existing and proposed residents

8.14 Impact on neighbouring properties is an important consideration in any

development proposal and Policy SG4 of the Core Strategy advises that visual,

residential and general amenity should be protected and where possible

enhanced.

8.15 Saved Policy H15 of the Local Plan suggests that extensions to dwellings will be

permitted providing there is no adverse effect on neighbouring residential amenity

or property.

8.16 Saved Policy HD20 of the Local Plan suggests that new development should

respect the privacy and amenity of nearby residents and occupiers of adjacent

buildings.

8.17 Given the size and layout of the plots in this terrace and existing dormers, there is

considered to be an existing degree of mutual overlooking between properties and

therefore it is not considered that the proposed dormers will be significantly more

harmful to neighbouring amenity.

8.18 As such, the proposal would not adversely impact on the levels of privacy and

amenity currently afforded the occupants of neighbouring properties.

8.19 ECONOMIC SUSTAINABILITY

8.20 With regard to the economic role of sustainable development, the proposed

development will help maintain jobs and economic benefits to the construction

industry supply chain.

9.0 OTHER MATTERS

9.1 There are no other considerations on social or economic sustainability grounds due

to the nature of the application and proposed development.

10.0 PLANNING BALANCE & CONCLUSION

10.1 Given the context of the other dormers within the area the proposed development

would have an acceptable impact on its character and the residential amenities of

neighbouring occupants.

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10.2 Accordingly, the proposal accords with guidance in the National Planning Policy

Framework and the policies of the Development Plan. There are no other material

considerations, in these circumstances, that warrant setting aside these

requirements.

11.0 RECOMMENDATION

That the application be APPROVED subject to the following conditions:

1 The development hereby permitted shall be begun on or before .

2 The development hereby permitted must not be carried out otherwise than in

strict accordance with the submitted details, as modified by the conditions of

this consent, and the following plans and drawings:

• Location Plan, Reference: #00396969-622BB2, received 26 February 2019.

• Proposed Plans, Dwg no. 03 (revision A), received 26 February 2019.

• Proposed Elevations, Dwg no. 04 (revision A), received 26 February 2019.

3 Except where explicitly stated otherwise within the application form the external

materials of the development hereby approved shall match those of the

existing dwelling.

Reasons for Conditions:-

1 To ensure compliance with Sections 91-94 of the Town and Country Planning

Act 1990.

2 For the avoidance of doubt and to ensure compliance with the approved

drawings.

3 To protect the character and appearance of the host dwelling and

surrounding area in the interests of visual amenity.

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In the event of any changes being needed to the wording of the Committee’s decision

(such as to delete, vary or add conditions / informatives / planning obligations or

reasons for approval / refusal) prior to the decision being issued, the Chief Planner

has delegated authority to do so in consultation with the Chairman of the Planning

Committee provided that the changes do not exceed the substantive nature of the

Committee’s decision.

Case Officer: Michelle Stephenson Expiry Date: 26 April 2019