Agenda item

Consideration was given to planning application 24/0578/FUL 15 Swinburne Road, Eaglescliffe, Stockton-on-Tees.

The application was an end of terrace, two storey property on Swinburne Road located within Eaglescliffe conservation area.

The application had been revised and now sought planning permission for a small dormer extension to the rear and a skylight to the front.

6 objection comments were made to the original application which included 2no dormers, one to the front and one to the rear of the host dwelling. The majority of objection comments were regarding the impact on the Conservation Area, the impact on the character of the area, the precedent it may set for future developments and overlooking impacts.

The Historic Buildings Officer also made an objection to the original application with regards to the impact on the conservation area and the impact on the character of the street scene.

As above the scheme had been amended to address the concerns raised. There were no objections made to the revised scheme.

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 Skylights were present elsewhere in the street scene at no.’s  1, 2, 12, 12A and 16 Swinburne Road. The proposed dormer would be located on the roofscape it would be screened by the roof and therefore would not be visible in the street scene. Consequently, it was not considered that the proposals would be significantly out of character within the street scene or conservation area.

Separation distances complied with the council’s guidance and ensured satisfactory amenity for neighbouring occupiers. Additionally parking provision would meet with the council’s required standards.  

It was recommended that the application be approved with conditions for the reasons specified above.

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

- Clarity was sort regarding the positioning of the Velux window on the proposed application site due to the property being in a conservation area.

- There appeared to be conflicting information within the officers’ report where the Historic Buildings Officer had stated that the flat roof and grey cladding were not in keeping with surrounding properties and recommended a rear dormer be resubmitted, and then paragraph 21 of the report, ‘Impact on Heritage’ stated that the dormer to the rear of the property would not be highly visible on the street scene and therefore did not have an adverse impact on the overall character of the conservation area.

Officers were given the opportunity to respond to comments/issues raised. Their responses could be summarised as follows: -

- The Planning Services Manager explained to the committee that typically Velux windows in a conservation area would be avoided however as there were already 4 or 5 properties which were identical it made it difficult to resist.

- In terms of the grey cladding it was felt although it was a modern intervention it was not harmful enough to warrant a refusal.

A vote took place and the application was approved.

RESOLVED that planning application 24/0578/FUL be approved subject to the following conditions and informatives below;

01 Time Limit

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

02 Approved Plans

 The development hereby approved shall be in accordance with the following approved plan(s);

Plan Reference Number     Date Received

SBC00002                            7 August 2024

(00)04 A.                                22 July 2024

(-9)03 A                                  22 July 2024

(-9)04 A                                  22 July 2024

(00)03 A                                 22 July 2024

(05)02 A.                                22 July 2024

(21)03 A                                 22 July 2024

(21)04 A.                                22 July 2024

03 Materials

The proposed external finishing materials shall be in accordance with the external finishing materials described within the submitted application form.

INFORMATIVE OF REASON FOR PLANNING APPROVAL

Informative: Working Practices

The Local Planning Authority found the submitted details satisfactory subject to the imposition of appropriate planning conditions and has worked in a positive and proactive manner in dealing with the planning application.