Agenda item

The Planning Manager:

a.    described the application property, 8 The Avenue, currently vacant, a large three storey Victorian/Edwardian building located on the west side of The Avenue set back from the road, with 10 The Avenue to the north, Ridgeway Nursing Home 2-6 The Avenue to the south and to the rear of the site the rear yards and aspects of a terrace located on Whitehall Grove

b.    reported that planning permission was sought for the erection of a single storey rear extension, to be occupied as an annex, a detached garage to the rear and 1.2m high railings and gates to the front boundary

c.    advised that planning permission had been granted in 2014 to change the use of the property to an eight bedroom HMO and a self-contained flat, although this permission was not implemented and had now expired; the applicant intended to occupy the property as a family dwelling and was currently undertaking extensive internal and external restoration works, including the removal of a later single storey rear off-shoot which the proposed extension was intended to replace

d.    highlighted that the design of the rear extension had been subject to a number of amendments during the process of the application, initially in response to officer’s concerns regarding the design with further revisions to attempt to address the concerns of neighbours relating to the impact on residential amenity

e.    confirmed that all neighbours had been re-consulted on the revised plans

f.     reported on the location of the property within the West Parade and Brayford Conservation Area

g.    advised that the application had been called in to be determined by Members of the Committee at the request of Councillor Preston

h.    provided details of the policies pertaining to the application, as follows:

·         Policy LP25: The Historic Environment

·         Policy LP26: Design and Amenity

·         National Planning Policy Framework      

i.      outlined the responses made to the consultation exercise

j.      referred to the update sheet which included a further response received from the occupiers of 19 Whitehall Grove and a photograph of the original annex submitted by the applicant in response to the neighbour’s additional comments

k.    advised members of the main issues to be considered as part of the application to assess the proposal with regard to:

·         Visual amenity and character and appearance of the conservation area

·         Residential amenity

l.      concluded that:

·         The scale and design of the proposed extension and garage located to the rear of the property was considered to be acceptable and would complement the architectural style of the existing property.

·         These proposals would accordingly preserve the character and appearance of the conservation area, with works to reinstate traditional features, such as the railings, enhancing this.

·         The proposals would not cause undue harm to the amenities which occupiers of neighbouring properties may reasonably expect to enjoy and the application would therefore be in accordance with the requirements of Central Lincolnshire Local Plan Policies LP25 and LP26 and guidance within the National Planning Policy Framework.

Marianne Langley, Applicant, addressed Planning Committee in support of the proposed development, covering the following main points:

·         The scheme involved restoration of a large period property.

·         This would be a family home with a self-contained annex for an elderly parent.

·         An existing single-storey off-shoot would be removed to create space for this self-contained annex.

·         The current owners had entered into consultations with planning officers during 2017 regarding their ideas for the property prior to putting in an offer for 8 The Avenue.

·         The only other offer received for the premises at the time had been from a housing group, waiting to submit a lower offer if there was no interest in the property.

·         Their family purchased the house in March 2019.

·         The plans for the annex had been subject to amendment to keep it as modest as possible and limit any potential impact on the owners of 19 Whitehall Grove.

·         The annex would be accessed from the main body of the house.

·         Wheelchair friendly access would be retained.

·         Car parking spaces would be available at the rear of the property, together with the addition of a garden and landscaping to create an aesthetically pleasing look.

·         The plans for the scheme were in keeping with the scale of the existing house and environment.

·         Full use would be made of planting/screening to minimise any impact on the residential amenity of neighbouring properties.

·         The garden designer would work on a scheme to minimise any impact/ overlook in respect of the relationship between the annex and the first floor bedroom of the neighbouring property.

·         Large period properties such as this one were only saved when they met the needs of buyers for family use.

Members made comments on the proposed scheme as follows:

·         The proposals would benefit the area.

·         Had the property not been located in a Conservation Area, planning permission would not have been required.

·         It was good to see that the property would be looked after in the manner it deserved.

·         Mitigating measures had been agreed involving the reconfiguration of the rear elevation of the extension and the rear window facing to minimise potential overlook/inconvenience.

RESOLVED that planning permission be granted subject to the following conditions:

• Development to commence within three years
• Development in accordance with approved plans
• Annex not to be occupied, sub-let or sold as an independent residential unit
• Garage for domestic use only