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Committee Date: 28/05/2015 Application Number: 2015/01524/PA

Accepted: 02/03/2015 Application Type: Householder

Target Date: 27/04/2015

Ward: Aston

3 Autumn Grove, Newtown, Birmingham, B19 2DB

Erection of single storey side and rear extension Applicant: Mr I A Syed

3 Autumn Grove, Newtown, Birmingham, B19 2DB Agent: BSP Design

71 Finch Rd, Handsworth, Birmingham, B19 1HP

Recommendation Approve Subject To Conditions 1. Proposal 1.1. Consent is sought for the erection of a single storey side and rear extension. This

would provide a study and kitchen/diner

1.2. The resulting side and rear extension would measure 2.5m in width and 3m in depth from the rear of the main house. The development would be designed with a pitched roof at a total height of 3.4m (2.5m to eaves)

1.3. Link to Documents 2. Site & Surroundings 2.1. The application site comprises a modern semi-detached dwelling house. The

property is designed with a pitched roof and canopy feature to the front. The rear of the site is enclosed by 1.8m high fencing with additional planting along the boundary with No. 5. To the side of the main property the boundary is defined by a 2m high fence. The property is located within a modern development consisting of similar age and design dwelling houses.

2.2. The property is located near to the junction of Autumn Grove and Farm Street. As a result the rears of Nos 304 & 306 Farm Street face the side elevation of the application property. These properties to the side are positioned at a slightly higher level (approx 500mm).

Location Street View

3. Planning History 3.1. 10/11/2014 - 2014/06801/PA - Erection of two storey side and single storey rear

extension – Refused (appeal dismissed 23/1/2015)

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4. Consultation/PP Responses 4.1. Adjoining residents and local ward Councillors have been notified. No responses

received. 5. Policy Context 5.1. The following local policies are applicable:

• Birmingham Unitary Development Plan (Adopted 2005) • Draft Birmingham Development Plan (2013) • Places For Living (Adopted Supplementary Planning Guidance 2001) • The 45 Degree Code (Adopted Supplementary Planning Guidance 1996) • Extending your Home (Adopted Supplementary Planning Document 2007)

5.2. The following national policies are applicable:

• NPPF: National Planning Policy Framework (2012). 6. Planning Considerations 6.1. The principal matters for consideration are the scale and design of the proposed

extension, the impact on the architectural appearance of the property, general street scene and the impact upon neighbouring properties’ amenities.

6.2. This application follows a previously refused scheme (2014/06801/PA) and subsequently dismissed appeal. The previous scheme included a two storey side extension and was refused due to a short fall of the required 12.5m distance separation from the rear of Nos. 304 & 306 Farm Street. A distance of 10m was achieved on site.

6.3. The subsequent appeal was dismissed with inspector making reference to the

overbearing and oppressive impact from the high gable wall of the previously proposed two storey extension. This resubmitted proposal has been redesigned as a single storey side and rear extension only, in order to reduce the impact on neighbouring properties.

7. This proposed resubmitted scheme would still be below the 12.5m distance

separation required in ‘Extending Your Home’ and ‘Places for Living’ Supplementary Planning Guidance for windowed elevations facing flank walls. As proposed, there would be approximately 10m between the existing ground floor windows to the rear of Nos. 304 & 306 Farm Street and the proposed side wall. However, the light and outlook from this window is already restricted by a 2m high fence along the boundary between the properties. Only 500mm of the proposed side elevation would be visible above this fence height. Furthermore the proposal is designed with a pitched roof which slopes away from the boundary, further reducing the impact on the neighbouring properties.

7.1. When taking into account the current relationship to the boundary, the design of the proposal, the level changes between the two properties (approx. 500mm), together with the distance of approximately 10m, I do not consider that the impact on the rear of the neighbouring properties would be sufficiently detrimental to warrant refusal of

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the application on this issue alone. All other distance separation guidelines would be met.

7.2. The scale and design of the resulting development is in keeping with the original

dwelling house and would not compromise the existing character or architectural appearance of the property. As such, the development would comply with the design principles contained within the design guide 'Extending Your Home' Supplementary Planning Document.

7.3. The proposed side and rear extension would comply with your Committees’ 45 Degree Code policy.

7.4. Sufficient amenity space will be retained to the rear of the site in this instance. 8. Conclusion 8.1. The proposed development, has been amended, complies with the principles of the

policies outlined above and would not cause sufficient detriment to warrant refusal of the application.

9. Recommendation 9.1. Approve 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) Case Officer: Philip Whittaker

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Photo(s)

Photo 1: Front elevation

Photo 2: Rear elevation

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Photo 3: Rear elevation and rear of Nos 304 & 306 Farm Street

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Location Plan

This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Survey on 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, 2010

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