Agenda item

Proposal: Loft conversion, dormer windows and external alterations

Location: 46 Casterton Road, Stamford

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions.

Proposal: Loft conversion, dormer windows and external alterations

Location: 46 Casterton Road, Stamford

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions.

 

Noting comments in the public speaking session by:

 

District Ward Councillor                  Harrish Bisnauthsing (statement)

Against                                            Kenneth Mills

Applicant                                         Elisabeth Belisle/Neil Needham

 

Together with:

 

·       SKDC Local Plan 2011-2036, Stamford Neighbourhood Plan 2016-2036, Design Guidelines Supplementary Planning Document and National Planning Policy Framework.

·       Comments received from Stamford Town Council.

·       No comments received Lincolnshire County Council (Highways and SuDS).

·       Comments received from SKDC Conservation Officer.

 

(Councillor Tim Harrison returned to the meeting).

 

During questions to Public Speakers, Members commented on:

 

·       Whether the neighbour would be satisfied if the roof height was reduced.

 

The neighbours main concerns were around the visual impact of the windows on the West frontage that would overlook their front garden.

 

·       Whether the neighbours front garden was their main amenity area.

 

It was confirmed the neighbours main amenity area was their front garden, especially during summer months.

 

During questions to Officers and debate, Members commented on:

 

·       Whether the application was within the Conservation Area.

 

The Planning Officer confirmed that the application was not within the Conservation Area and the closest point of the Stamford Conservation Area was 100 metres away down from Casterton Road.

 

·       Whether a property on Casterton Road had a precedent for approving modernisation permission due to a recent demolition and replacement of a property. 

 

It was noted that High Lodge along Casterton Road had been demolished and replaced. This property was within the Stamford Conservation Area. There were established examples on Casterton Road for these types of developments.

 

·       Clarification was sought around the land behind the proposed development, as it was slightly raised. Properties behind the proposed development were higher up due to the site incline.

 

The Planning Officer noted that the property had steps leading up to the front door and along the back garden. There was a steep slope all the way up to Radcliffe Road, where two-storey dwelling elevated over both plots on Casterton Road.

 

·       Confirmation was requested of the 45 degree angle diagram from the window in terms of overlooking.

 

The window distance to the neighbours front garden was around 10-11 metres. The distance and the angle from the proposed first floor bedroom window had been conditioned to be obscure glazed.

 

·       Whether the angle from the balcony windows complied with the 45 degree rule.

 

The bifold balcony window would comply with the 45 degree rule. It was proposed that these windows were increased in height, meaning there may be a perception of overlooking.

 

The Assistant Director of Planning reminded Members there was a degree of overlooking from the street into the neighbours front garden. The overlooking harm would need to be compared with the existing situation to the proposed.

 

·       Clarification was sought around the windows by the balustrade and whether the windows were full length.

 

The Planning Officer confirmed that the windows by the balustrade were proposed as floor to ceiling. It was clarified the balcony had no floor space was not walkable. The properties cladding would project further from the gable end and the balustrade itself would sit within the cladding. The balustrade would sit 1.1 metres above the floor level in that room, which should address any overlooking concerns.

 

It was clarified that the first floor window would be obscure glazed and one window by the balustrade would be obscure glazed.

 

·       Whether there was overlooking impact on any other neighbours surrounding the property in terms of design.

 

Part of a previous refusal was due to the East elevation of the property having windows overlooking a garden to the East of the property. However, the windows had been removed as part of this new application. 

 

·       Whether the additional height had any impact and whether this would be the tallest domestic property within the local area that may set a precedent for future applications.

 

The Planning Officer highlighted that the property would be the tallest within the immediate vicinity. Due to ground levels, properties on Radcliffe Road would have an increased height. 

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions:

 

Time Limit for Commencement

 

1)    The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

 

Reason: In order that the development is commenced in a timely manner, as set out in Section 91 of the Town and Country Planning Act 1990 (as amended).

 

          Approved Plans

 

2)    The development hereby permitted shall be carried out in accordance with the following list of approved plans:

 

a.    Proposed Floor Plans (Ref: 22/4423/P04/Rev A)

b.    Proposed Elevations (Ref: 22/4423/P05)

 

Unless otherwise required by another condition of this permission.

 

Reason: To define the permission and for the avoidance of doubt.

 

During Building Works

 

Materials Details

 

3)    Before any works on the external elevations for the development hereby permitted is begun, a specification of the materials (including colour of any render, paintwork or colourwash) to be used in the construction of the external surfaces shall have been submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan and the Stamford Neighbourhood Plan.

 

Before the Development is Occupied

 

4)    Before any part of the development hereby permitted is occupied/brought into use, the external elevations shall have been completed in accordance with the approved details.     

         

Reason: To ensure a satisfactory appearance to the development and in accordance with Policy DE1 of the adopted South Kesteven Local Plan, and the Stamford Neighbourhood Plan.

 

5)    Before any part of the development hereby permitted is occupied / brought into use, the 1^st floor window on the western elevation of the dwelling (identified as serving bedroom 1 on the approved plans) shall have been installed with obscure glazing to at least 1.7m above the floor level immediately below the centre of the window, and with no opening part being less than 1.7m above the floor level immediately below the centre of the opening part. The obscure glazing must be obscured to a minimum of Pilkington – Privacy Level 3 or an equivalent product. Once installed, the window units shall thereafter be retained as such at all times.

 

Reason: In the interests of the residential amenity of neighbouring properties.

 

6)    Before any part of the development hereby permitted is occupied / brought into use, the timber balustrade to exterior of the 2^nd floor windows on the western elevation of the dwelling (as shown on the approved plans) shall be installed and shall thereafter be retained for the lifetime of the development.

Reason: In the interests of the residential amenity of neighbouring properties.