Agenda item

Report attached

Appendices 1 - 3 attached

Consideration was given to planning application 22/2114/RET

66 The Stables, Wynyard, Stockton-On-Tees

Planning permission was sought for an application site which related to a semi-detached property located at 66 The Stables. The rear garden area at the property adjoined an area of open space. The submitted application was part retrospective as works had already been carried out. The applicant had partly demolished an existing wall to the rear of the property and incorporated an area of their land beyond by erecting a boundary fence. The land had been levelled out to create a second level of residential garden area and was enclosed by a wooden fence.

The land to the rear was within the applicant’s ownership despite it being designated as open space provision within the Adopted Local Plan. Several objections had been received mainly raising concern over the loss of the open space, setting a precedent and its visual impact.

The main considerations of this application were the impacts on the open space provision, character of the area and residential amenity.

The applicant had submitted a revised plan which showed a reduction of land incorporated (approximately 2.8 metres at its longest part) and proposed to erect a 1.5 metre high wall/fence which would continue from the adjoining neighbours property and would curve at a point to meet the previous wall.

The consultees that had been notified and the comments that had been received were detailed within the main report.

Neighbours were notified and the comments received were detailed within the main report.

The planning policies and material planning considerations that were relevant to the consideration of the application were contained within the main report.

The Planning Officers report concluded that the application be Approved with Conditions for the reasons as detailed within the main report.

Members were given the opportunity to ask questions / make comments. These could be summarised as follows: -

Brief discussion took place around the newly proposed boundary fence and clarity was sought where the original boundary line had been.

The newly proposed plan was an improvement in terms of what was currently there.

A vote took place and the application was approved.

RESOLVED that planning application 22/2114/RET be approved subject to the following conditions and informatives below;

Approved Plans

01 The development hereby approved shall be in accordance with the following approved plans;

Plan Reference Number Date Received

SBC0001 21 October 2022

01C 31 December 2023

Installation of replacement boundary enclosure

02 The hereby approved enclosure as detailed on drawing 01C (31st December 2022) shall be built and completed within 4 months of the date of this decision unless the written consent of the Local Planning Authority to any variation has first been obtained.

Materials

03 The enclosure hereby approved shall be of a similar brick work to that of the existing boundary wall at the property unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of visual amenity.

Reinstatement

04 The excavated land adjacent to the hereby approved enclosure shall be 'made good' following relocation of the boundary. This external area beyond the new boundary must be backfilled, graded into the surrounding landform, topped with topsoil and grass seeded within 4 month from the completion of the new enclosure.

Removal of permitted development rights - outbuildings

05 Notwithstanding the provisions of class E of Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order), the extended residential curtilage area hereby approved (as defined by the hatched line on Plan No 1C, dated 31 December 2022, no erection of any outbuildings shall be erected within the extended curtilage without the written approval of the Local Planning Authority.

INFORMATIVE

Informative: Working Practices

The Local Planning Authority has worked in a positive and proactive manner and sought solutions to problems arising in dealing with the planning application by seeking a revised scheme to overcome issues and by the identification and imposition of appropriate planning conditions.