Reference number:
R16/0012
Site address:
47 Overslade Lane, Rugby, CV22 6DY
Description :
Erection of a two storey front & side extension, single storey rear extension and first floor front bay window
Case Officer Name & Number:
Paul Varnish 01788 533771
Relevant decisions
8209 52/10/10 – Detached House – 29/10/52
8293 53/1/4 – Brick Garage – 28/01/53
8687 54/2/4 – Detached House – 24/02/54
Technical Consultations
WCC Ecology – No objection subject to informatives – 18/01/2016.
Third Party Consultations
Neighbours – No responses.
Other relevant information
The application site is a two storey detached property that lies within Overslade and the Rugby Urban Area. The dwelling has had no previous extensions, which required planning permission, but has had planning permission for a detached garage. The side boundary to the front of the neighbour 45 Overslade Lane, a bungalow, consists of a circa 1 metre tall hedge with small trees and bushes. To the rear of the property is a circa 1.6 metre high hedge with larger conifer trees further down the garden. Towards the other neighbour 49 Overslade Lane, on the boundary at the front of the property is a circa 1 metre tall set of railings. At the rear of 49 is a circa 1.6 metre tall close boarded fence, with the neighbour’s single storey mono pitched roof extension positioned directly behind. Further down the garden is the applicant’s brick built garage and beyond that, on the boundary, bushes, shrubs and trees. To the front of the property is an area of hard surfacing with a raised garden bed towards one side, and beyond that the highway. The Property has a large rear garden with the rear boundary consisting of trees, bushes and shrubs.
Summary of the proposal
The proposal consists of a planning permission for the erection of a two storey front & side extension, single storey rear extension and first floor front bay window. To the front of the property the proposal will include a first floor bay window will be positioned above the existing ground floor bay window and new front entrance porch with steps, oak supporting posts and a canopy above. The two storey side extension will infill the area between the projecting front gable end and the side facing gable end towards the rear. The extension will measure 3.1 metres in width, by 4.55 metres in length and will incorporate a gable end. The extension will be used as a hall and a bedroom.
Towards the rear of the property will be a two storey and a single storey extension. The single storey extension, on the South/West side, measures 4 metres in length, by 2.8 metres in width and will incorporate a mono pitched roof. The ground floor will be used as a dining area. The two storey extension is adjoining the single storey and at ground floor level, will project out 2.95 metres in length, by 4.4 metres in width. With the first floor projecting out 2.95 metres in length by 4.4 metres in width and will incorporate a gable end. The ground floor will incorporate patio doors and will be used as a seating area, with the first floor being used as a bedroom.
Planning Policy Guidance
Core Strategy
CS16 Sustainable Design Complies
Saved Local Plan Policies
E6 Biodiversity Complies
T5 Parking Standards Complies
Guidance
National Planning Policy Framework
Determining Considerations
Policy CS16 states that all development will demonstrate high quality, inclusive and sustainable design and will only be allowed where proposals are of a scale, density and design that would not cause any material harm to the qualities, character and amenity in which they are situated. Furthermore, development will ensure that the amenities of existing and future neighbouring occupiers are safeguarded.
The main issues concerning this application are the impacts of the proposal upon the visual and residential amenities of the area.
Protecting Amenity
In terms of the impact on the neighbouring property, Number 45 Overslade Lane, the two storey side extension will not be visible as it is located on the side elevation furthest away behind the main dwelling.
The two storey rear extension is positioned to the South/West of number 45 and is therefore located behind the path of the sun’s orientation. As the neighbouring property has a side facing window and rear patio doors, which would be considered the main light source for the lounge and the proposed two storey extension projects out further than the rear extension of the bungalow, the 45 degree rule has been applied. The 45 degree guideline is taken one metre in from the rear elevation nearest to the proposal, but was found not to be in breach. However, due to the scale and mass of the extension and the proposal incorporating a Juliet balcony, concerns were raised regarding the impact on the size and direct views into the rear garden. A revised scheme was requested for the removal of the Juliet Balcony, which as a result it was considered that there would be minimal impact in terms of overlooking and loss of privacy and in terms of loss of sunlight and daylight.
In terms of the impact on the neighbouring property, Number 49 Overslade Lane, the proposed two storey side elevation nearest to the boundary will incorporate obscure glazing and will be circa 2 metres from the boundary. Number 49 is located to the West; however, due to the location of the extension being positioned behind the main dwelling, much of the sunlight will already be blocked. To the rear of the property is a single storey extension, which incorporates patio doors, however due to the screening of the boundary fence, number 49’s single storey extension and the garage, it is considered that there will be only indirect views into the neighbouring property. Taking the above into account, it is considered that the impact will be minimal in terms of loss of sunlight and daylight and in terms of loss of privacy and overlooking.
As the bay window only has views over the front gardens of 45 and 49 Overslade Lane, an area which can be viewed from the public highway, it is considered that there would be minimal impact in terms of overlooking or loss of privacy.
In terms of the impact on the properties to the rear in Hillary Road, the main dwelling is circa 45 metres away from the boundary and circa 65 metres from the nearest property.
Design and Appearance
The cumulative proposals will change the character and appearance of the property, which currently is well proportioned and aesthetically pleasing. Although the changes will see the property enlarged and changed quite considerably, the plot is large, with a sizeable front garden and the other properties within the street are also of a large scale and all different in style and appearance.
The property will incorporate a rendered finish, a first floor bay window, grey UPVC windows and an oak beam and tiled canopy, the two storey rear extension will include bi-fold doors to the ground floor, roof windows to the single storey extension and within the amended scheme an addition smaller gable end to the front of the property, rather than to the side elevation, which will add to the character and appearance of the building.
The frontage and side elevation will be visible from the highway, but they are not considered to be prominent or obtrusive features, additionally, there is separation of circa 2 metres between the proposed side extension and number 49 Overslade Lane properties side extension, which will prevent a terrace effect and will create a visual break. It is therefore considered that there will be limited impact on the visual amenity of the streetscene.
The proposal therefore accords with policy CS16 of the Rugby Borough Core Strategy 2011and the SDP - Residential Design Guide.
Ecological Considerations
WCC Ecology has no objection subject to informatives and therefore it is considered the proposal will not have an adverse impact on protected species in accordance with saved policy E6.
Highway safety and car parking
A parking plan has been provided with indicates that there is provision for the parking of 3 cars. As the property has four bedrooms, the T5 policy advises that 3 parking spaces should be provided, therefore it is considered to accord with the guidance set out in the T5 Parking standards policy.
Report prepared by: Paul Varnish
Report Sheet