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Committee Date: 19/12/2013 Application Number: 2013/08066/PA

Accepted: 28/10/2013 Application Type: Householder

Target Date: 23/12/2013

Ward: Springfield

41 Mackenzie Road, Sparkhill, Birmingham, B11 4EP

Erection of two storey side and two storey rear extension; single storey front, side and rear extensions, and erection of detached outbuilding to rear Applicant: Mr M Muhammed

41 Mackenzie Road, Sparkhill, Birmingham, B11 4EP Agent: Arcon Architects

71 Wensleydale Road, Birmingham, B42 1PS

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

extension; single storey front, side and rear extensions, and erection of a detached outbuilding to the rear.

1.2. The proposed extension to the dwelling comprises of an extended lounge, dining

room, garage and utility extension at ground floor, and extended bedrooms and an en-suite at first floor level. The proposed rear extension would have a maximum depth of 6m at ground floor, and 4.1m at first floor level. The first floor side extension is 1.3m in width and projects the depth of the original property. The single storey front extension accommodates an extended garage and porch to the front.

1.3. The detached outbuilding would be situated at the far end of the garden, approx.

36m from the rear of the proposed extension to the main house. The building would be sited a minimum of 2m from the rear boundary, 2m to the boundary with No.39 and 1.5m from the boundary with No.43. The dimensions of the structure have been amended to be 15m in width, 6m in length with a pitched roof to a maximum height of 5m. The structure is proposed to be used as a store and play room.

Proposed Site and Location Plan Proposed Elevations Proposed Floor Plans Proposed Outbuilding 2. Site & Surroundings

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2.1. The application site comprises a large traditional styled detached property located

within a residential street of similar styled character properties. The property occupies a large plot with a large rear garden area that is enslosed by 2.5m high boarding along the boundary with No.39, 2.2m high fencing with No.43, and a 1.8m high fence to the rear.

2.2. Works have commenced on a 10.3m deep single storey side/rear extension which

forms the subject of a current enforcement case (2013/0076/ENF). This extension has not been completed and all works have ceased pending the determination of this application.

2.3. The neighbouring dwellings Nos.39 and 43 are similar style character properties that

have been extended with large rear extensions. Site Location Street View 3. Planning History 3.1. 14/10/2013 (2013/06145/PA) – Application withdrawn for the erection of two storey

side extension, two storey rear and single storey rear extension and single storey forward extension and erection of detached outbuilding to rear.

3.1. 2013/0076/ENF – Complaint received regarding the erection of single storey rear

extension. Enforcement action is being held in abeyance pending the determination of this application.

4. Consultation/PP Responses 4.1. Adjoining residents, and local ward Councillors have been notified and three letters

of objection have been received from the occupiers of No.43 Mackenzie Road, The Moseley Society and Councillor Jerry Evans. Objections have been raised on the grounds of:

• The intensive use of the site, • Overdevelopment, • Scale, • Loss of light, • Loss of character, • Backland development in rear garden, • Loss of access for maintenance purposes.

4.2. Councillor Peter Griffiths has requested the application be reported to the Planning

Committee. 4.3. A letter of support has been received from the occupier of No.39 Mackenzie Road. 5. Policy Context 5.1. The following local policies are applicable:

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• Birmingham UDP 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- Delivering Sustainable Development (2012)

6. Planning Considerations 6.1. The application has been assessed against the objectives of the policies as set out

above. The principal matters for consideration are the scale and design of the extension, the impact on the architectural appearance of the property, the general street scene, and the impact upon neighbouring properties’ amenities.

6.2. This application follows a recently withdrawn application (2013/06145/PA) for a

significantly larger extension to the dwelling and detached outbuilding. This revised scheme proposes a 3.5m and 1.8m reduction in the depth of the ground and first floor rear extensions to the dwelling, and proposes a 5m x 2.2m reduction in the size of the outbuilding.

6.3. I consider that the design and scale of the extension to the property is acceptable.

The proposal would not compromise the existing character or architectural features of the property, or have a detrimental impact on the general street scene. The proposal would be in accordance with the general principles contained within 'Extending Your Home' (Supplementary Planning Document).

6.4. Objections have been raised regarding loss of light, however, the proposed

development would comply with your Committee’s 45 Degree Code. 6.5. The proposed extension would meet your Committee’s distance separation

guidelines as outlined within ‘Places for Living’ (Supplementary Planning Guidance) and ‘Extending Your Home’. Notwithstanding this, a condition has been attached to withdraw permitted development rights for the installation of any additional windows. This is to protect the future privacy of the neighbouring occupiers.

6.6. I consider that the scale, mass and design of the proposed outbuilding is acceptable.

It would not form an excessive addition within the curtilage of the application site. The design of the structure is such that it complies with the design principles contained within 'Extending Your Home', and would have limited impact on the visual amenity of the property and the character and appearance of the general street scene.

6.7. The proposed outbuilding would be used for general storage and a play room. A

condition has been attached to ensure that the use of the outbuilding is maintained for purposes incidental to the residential enjoyment of the main dwellinghouse in order to protect the amenities of neighbouring occupiers.

6.8. Objections have been raised regarding the loss of access to the side of No.43 for

maintenance purposes. However, this is a non-material planning consideration and cannot be taken into account when determining this application.

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6.9. Notwithstanding the objections received from neighbouring occupiers and Councillors, I consider that the development complies with the objectives of the policies contained above.

7. Conclusion 7.1. The development complies with policy, and is of an acceptable design. There are

therefore no sustainable reasons to warrant a refusal of the application. 8. Recommendation 8.1. Approve subject to the following conditions. 1 Requires the scheme to be in accordance with the listed approved plans

2 Requires that the materials used match the main building

3 Removes PD rights for new windows

4 Requires that the detached outbuilding is incidental to the main use

5 Limits the approval to 3 years (Full) Case Officer: Catherine Golightly

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Photo(s)

Figure 1: 39-43 Mackenzie Road Front

Figure 2: 41 Mackenzie Road Rear

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Figure 3: 43 Mackenzie Road Rear

Figure 4: 41 Mackenzie Road Rear Boundary

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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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MACKENZIE ROAD