Agenda item

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

 

Since the writing of the original report, amendments to the submitted drawings were sought to alter the shape of the roof of the proposed single storey flat roof rear extension to become a pitched roof, as per Members decision at the March 2026 planning committee meeting.

 

The requested changes were made to the applicant’s planning agent, however, instead they have sought to address the matters in an alternative manner, by removing the Juliet balcony to the first-floor rear elevation and replacing it with a fixed window.

 

Due to the narrow remit of the decision at March 2026 planning committee meeting, the application was being brought before Members for decision on the revised details.

 

Further consultation with neighbouring residents had taken place, and at the time of writing, 4no objections comments from 3no households had been received. Overall, the further comments made by neighbours were not considered to alter the original recommendation of Approval with Conditions for the application.

 

Overall, whilst the proposed design choice was not what was recommended by Members, the amendments to the plans, along with the recommended conditions, were considered to suitably mitigate the previous concerns raised in relation to the flat roof potentially being used as a balcony and affecting neighbouring occupiers’ amenity.

 

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 acceptability of the proposed plans and planning mechanisms in place, the application was recommended for approval with conditions as detailed within the main report.

 

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

 

- Concerns were raised relating to the proposed height of the property as this had now become a 2-storey property with a wrap around extension and did not fit in with the character of the area.

 

- At a previous planning committee meeting held on 4 March the Planning Committee approved the application with a condition that a low-pitched roof replace the original flat roof, however the new changes meant the roof could potentially be used as a terrace. Had the low-pitched roof been proposed then this would have provided robust mitigation against the roof being used as a terrace as well as overlooking and would have been a permanent safeguard.

 

- The Committee should hold up the previous decision they made in March 2026.

 

The applicant’s agent was in attendance and given the opportunity to make representation. Their comments could be summarised as follows:

 

- The proposed balcony was originally a Juliette balcony and had been replaced by a fixed window which would not provide access to the roof as the glass would be fixed.

 

- The application had been ongoing for 14 months. This was a basic application and all the points needed to be taken into account and the decision based on planning law.

 

- Separation distances had been met

 

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

 

- The existing property had a Velux Rooflight and dormer.

 

- In terms of the property being out of character, there was no definitive types of houses in the area.

 

The proposed fixed window could not be changed and there were satisfactory controls in place to stop the flat roof being used as a terrace.

 

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

 

- Clarity was sought regarding separation distances.

 

- There had been concerns raised at the March meeting regarding the impact of the development regarding building materials being left at the access and concerns relating to how untidy the site was and what the Council could do about it to ensure the construction site was tidy and safe.

 

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

 

- Officers informed the Committee that separation distances were achieved.

 

- In terms of the site being untidy officers explained that the project was too small to condition construction activity.

 

A vote took place and the planning application was approved.

 

RESOLVED That planning application 25/0865/FUL be approved subject to the following conditions and informatives;

 

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

4000- 25 - 101 F                                          7 April 2026

4000- 25 - 102 C                                          16 October 2025

4000- 25 - 100 B                                          1 May 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

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.