Agenda item

APPROVED

Proposed single storey front extension with new porch and part side extension and conversion of existing garage to habitable accommodation, single storey rear extension, loft conversion with rear dormer, roof alterations to form crown roof feature and roof lights.

The Planning Officer confirmed to Members that this application previously came before the Plans 3 Sub-Committee meeting on 18^th April 2024. The application was deferred to ask the applicant to consider removing the rear dormer to be replaced with Velux windows. The application was already a modification of a previously refused scheme (refused in June 2023 on the grounds of bulk, size and scale).

The Applicant had confirmed that as the proposal regarding the windows for this revised application would not be a workable solution within his design, can Members determine the application in its current form. In an update, Members noted that seven letters of support for the application had been received from dwellings in Hayes Mead Road.

An oral representation in objection to the application was received from a neighbour. A photo had also been circulated to Members showing the proximity of the Speaker’s garden to the Applicant’s property. Members heard the following:

-  Concerns that the rear dormer window would overlook the neighbour’s property, kitchen, lounge, dining room and garden resulting in a loss of privacy. It was felt that properties should be protected from being overlooked.

-  The Applicant had ignored the request to use Velux windows as a preferred alternative.

-  Worries that the floor void could be filled-in in the future and converted into a habitable room meaning the Applicant would be able to come right up to the window.

-  The Applicant has planted bushes to eventually form a kind of screening but there was concern they could grow and block light which was essential to the Speaker’s health.

-  The neighbours did not object to the whole plan, just the part regarding the windows and being overlooked.

In response to Member’s questions, the Speaker confirmed that they were not directly overlooked by other neighbours in the same way and that the use of frosted glass in the dormer window would be acceptable.

An oral representation in support of the application was then received from the Applicant. Members were informed that:

-  The bungalow required extensive improvements and the current plan was to create an open-plan living space with high ceilings within a design that was in-keeping with the area.

-  No objections to the actual design had been received from the Planning Department.

-  The use of frosted glass for the rear dormer window did not fit in with the design plan.

-  The Applicant had already modified and reduced the plan from the application previously refused in June 2023.

-  There were no plans to fill in the floor space in the future.

-  Bushes had been planted to hopefully form screening between the properties.

In response to Members’ questions the Applicant confirmed that he did not want to use fully obscured glazing as the design concept was to be able to enjoy the outlook from the balcony, and it required clear glazing to view the garden. The Applicant was prepared to accept a slight change to the plans with the use of partially obscured glazing if it would enable the application to be approved.

Ward Councillor and Committee Member, Councillor Alexa Michael, then addressed Members and confirmed that there was no issue with the design and it was felt that the Applicant had made good changes since the previously refused application. Councillor Michael agreed that the properties are close together and it was disappointing that the Applicant had chosen not to change to Velux windows as this remained the outstanding concern. Members were advised that if the application was approved then there should be an added condition regarding the use of full or part-frosted glass for the dormer window.

During discussions Planning Officers confirmed that a condition could be added for the required use of a certain type of glass, and the Applicant would be required to provide full details to satisfy Planning, but it was for Members to discuss whether it should be part or fully frosted glass.

Some Members felt there was a need for the use of fully frosted glass to prevent overlooking into the neighbour’s property. Other considerations should be the viewing and opening angles of the window and it was agreed that it was hard to determine the parts or amounts of the window that should be frosted or clear.

Other Members felt that as the Applicant had previously stated that he would  not be agreeable to using fully obscured glazing, it was important to find a compromise to both protect the neighbours from being overlooked and the Applicant’s design.

A motion to approve the application with an additional condition regarding the use of partially frosted glass in the dormer window was then voted on but not carried.

Members having considered the Report, objections and representations RESOLVED that the APPLICATION BE APPROVED subject to the conditions set out in the report, with an additional condition requiring the dormer window to be fully frosted.