Agenda item - BH2018/03247-40 Graham Avenue, Brighton - Householder Planning Consent

Erection of single storey rear extension incorporating lantern roof light and bi-folding doors. Replacement of existing fence to rear garden with new 2 metre fence.

RECOMMENDATION – GRANT

Ward Affected: Patcham

              Erection of single storey rear extension incorporating lantern roof light and bi-folding doors. Replacement of existing fence to rear garden with new 2 metre fence.

              Officer Presentation

(1)          The Principal Planning Officer, Jonathan Puplett,introduced the report and gave a presentation by reference to site plans, drawings, and photographs  detailing the scheme. The application under consideration related to a 1930's-built two-storey semi-detached dwelling house, situated to the eastern side of Graham Avenue. Whilst the principle elevation faces west, this application related to the rear of the property to which there are public views from the south and east on Old Farm Road. The application site was not within a conservation area, and was not subject to an Article 4 Direction. Permission was sought to erect a new timber fence and gate to the rear boundary of the site and to erect a single storey extension.

(2)       It was noted that the main considerations in determining this application related to the impact upon the character and appearance of the property and surrounding area and the impact on neighbouring amenity. The host property was finished with white-painted render as existing, and featured a single-storey lean-to to the rear which extended from a two-storey projecting wing, and this original form was mirrored by the adjoined No.38 Graham Avenue. White UPVC windows and doors prevail to the rear, and a small patio space led up to a raised garden which extended to the depth of the plot, enclosed by a vertical timber-boarded fence to the southern boundary facing Old Farm Road. A dual-pitched roofed garage sat adjacent to the existing lean-to, with a small greenhouse and outbuilding situated further east within the garden plot. It was considered that the proposed replacement timber fence and gate to the rear of the application site would be in keeping with the existing timber fence to the adjacent boundary of No.38 Graham Avenue. The proposed rear extension would have a depth of 4m, a height of 3.4m to parapet, and would feature a flat roof, two lantern rooflights, dark grey aluminium doors and windows, and be finished in white-painted render. The scale, form, and detailing of the proposed extension was considered to be in general keeping with the character and appearance of the host building and wider area, and would not result in notable harm to visual amenity. The only identified impact would be to the users of the small, relatively recessed patio space serving No.38 Graham Avenue, relative to which the proposed extension would be sited to the north. On balance, it was considered that the increased sense of enclosure identified for users of the neighbouring patio space did not amount to significant harm. It was however recommended that a condition be added to any planning permission granted in order to ensure that no windows or doors were installed to the southern elevation without planning consent so as to safeguard privacy for the occupants of 38 Graham Avenue; approval was therefore recommended.

              Questions of Officers

(3)          Councillor Hyde asked whether the dormer shown on the plans which had been displayed had been installed as a permitted development but it was explained that related to the neighbouring dwelling and did not form part of the application site.

              Debate and Decision Making Process

(4)          Councillor Miller stated that he considered the proposed form of development to be acceptable and was pleased to note that it had been possible to process and determine it by the target date.

(5)          Members then moved directly to the vote. A vote was taken and the 11 Members who were present voted unanimously that planning permission be granted.

89.7       RESOLVED – That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in the report and resolves to grant planning permission subject to the Conditions and Informatives also set out in the report.