Agenda item

Consideration was given to 25/0865/FUL 2 The Willows, Stockton-on-Tees, TS19 8BD

 

The application site related to a detached residential dormer bungalow located within the limits to development and within Stockton-on-Tees.

 

Planning permission was sought to increase the roof height of an existing dormer bungalow to 1.5 storey, erection of a single storey wrap around extension to the side/rear, erection of single storey extension to the front, single storey extension to the side and 1.8m high boundary treatment.

 

A total of 7no objection comments had been received from 3no households.

 

No objections have been raised by statutory consultees.

 

The application site related to a detached residential dwelling located within the limits to development.

 

The design and scale of the extensions were assessed against Local Plan policies and the NPPF, concluding that the revised scheme was proportionate to the plot size and would be largely coherent with surrounding development.

 

Amenity concerns such as overlooking, privacy, and overbearing effects were mitigated through design changes, obscure glazing, and boundary treatments, while tree protection measures were to be secured by condition. Parking provision met adopted standards, and no significant highway safety issues were identified.

 

Overall, the development was considered acceptable in terms of character, amenity and highway safety considerations.

 

In accordance with the Council’s scheme of delegation, the application was to be determined by Planning Committee as the application involved development on land which an interest was held by a Council Member (or their spouse/partner) or by any member of the Council staff (or their spouse/partner) and an objection representation had been received to the planning application.

 

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 in view of the assessment contained with the report, it was considered that the proposed development would not result in any significant conflict with the policies contained within the Stockon on Tees Local Plan or the relevant chapters of the NPPF and there were no technical reasons why the proposed scheme would be deemed unacceptable.

 

In planning terms, the proposed development was considered acceptable in all other regards and was therefore recommended for approval subject to those planning conditions set out in the officers report.

 

Objectors attended the meeting and were given the opportunity to make representation. Their comments could be summarised as follows:

 

- The increase of the building which had been proposed was significant and did not appear to be 1.5 storeys as reported but looked like 2 storeys at 6.8 metres.

 

- The upper floors overlooked neighbouring properties and would be able to look into neighbours children’s bedrooms.

 

- Suggestions were made that the proposed roof be changed from a flat roof to a low pitched roof to minimise overlooking and using the balcony as a leisure space.

 

- Concerns were raised relating to construction activity on the proposed site

 

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

 

- In terms of overlooking standards had been met.

 

- Officers acknowledged and sympathised regards the construction activity on site however a development of this size did not require a Construction Management Plan.

 

- The term for the height of the building at 1.5 storeys was because there was a room in the roof, however there was no overlooking. In terms of concerns regards the balcony this was acceptable and if there were any breaches then enforcement could be triggered

 

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

 

- It was vital that assurances were given that planning protocol was followed

 

- It was suggested that a low-pitched roof be agreed replacing the proposed flat roof to make sure the balcony was not used as a leisure space.

 

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

 

- In terms of changing the roof, the item would need to be deferred to enable questions to be asked of the architect.

 

A motion was proposed and seconded that the flat roof be increased to a sloping roof to protect residents from being overlooked from the balcony and that this be delegated to the Planning Services Manager to approve if agreed by the applicant, otherwise the application be refused on overlooking / privacy grounds.

 

The motion was carried.

 

A vote took place and the application was approved as follows:

 

RESOLVED that the determination of planning application 25/0865/FUL 2 The Willows, Stockton-on-Tees, TS19 8BD  be delegated to the Planning Services Manager to approve subject to the applicant agreeing to change the flat roof of the single storey rear extension to a pitched or hipped roof to prevent use of the flat roof as a balcony and subject to the following conditions, failing which the application be refused due to the impact on neighbours’ privacy and amenity 

 

Application to increase roof height of existing dormer bungalow to 1.5 storey, erection of single storey wrap around extension to the side/rear, erection of single storey extension to the front, single storey extension to the side and 1.8m high boundary treatment.

 

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 (subject to change if amended plans submitted to change the roof details of the single storey rear extension ) 

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

 

Plan Reference Number                                         Date Received

4000- 25 - 100 REV B                                             1 May 2025

4000- 25 - 102 C                                                      16 October 2025

 

03 External Finishing Materials

The external finishing materials proposed shall be in accordance with the details contained within the submitted application form and thereafter retained for the lifetime of the development.

 

04 Tree Protection Plan

The scheme for the protection of trees on site shall be carried out in accordance with the details on approved plan 4000- 25 - 102 C submitted on 16 October 2025.

 

05 Boundary Treatment

The approved boundary treatment plan shall be in accordance with the submitted plan 4000-25 - 102 C received on 16 October 2025 and shall be retained thereafter for the lifetime of the development.

 

06 Obscure Glazing

Notwithstanding the submitted drawings, the window on the south-western facing principal elevation at first floor serving an en-suite of the development hereby approved, shall be fitted with obscure glazing to at least obscuration factor 4. This window shall be maintained as such and be retained for the lifetime of the development.

 

07 Balcony/Raised terrace (subject to change if amendments made to the roof detail of the single storey rear extension))

The roof of the approved single storey flat roof extension hereby permitted shall not be used as a balcony, roof garden, terrace or other external amenity space at any time. No balustrade, railing, access door other means of access to the roof shall be installed without the prior written approval of the Local Planning Authority.

 

Informative Reason for Planning Approval

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.

 

Informative: Bats and nesting birds

Bats and nesting birds are protected under the Wildlife and Countryside Act (1981) and the Conservation of Habitats and Species Regulations 2017. It is an offence to deliberately capture, injure, disturb or kill bats or damage or destroy a roost or habitat. Therefore close inspection of buildings should be undertaken for bats and their roosts, and nests prior to the commencement of any works. This should include any crevices, holes or cracks. If bird nests are evident works should be avoided during the bird nesting season (March-September). If bats are found, work should cease immediately, and contact be made with the National Bat Helpline on 0345 1300 228 or email the BCT on [email protected] to discuss the best way forward.