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Agenda item
62 Linton Road
Minutes:
Proposal:
Two storey rear extension including extension of balcony.
Application No:
HS/FA/15/00357
Existing Use:
Residential
Hastings Local Plan 2004
DG1, DG3, L6
Conservation Area:
No
National Planning Policy Framework
No Conflict
Hastings Planning Strategy
SC1 and EN1
Development Management Plan
Proposed Submission Version:
DM1, DM3, HN1 and HN4
Public Consultation:
4 letters of objection received
The Development Manager reported on an application for a two storey rear extension including balcony at 62 Linton Road, Hastings.
62 Linton Road is a substantial semi-detached building with a large rear steeply sloping garden.
The terraced properties 1-6 Braybrooke Terrace lie along the side boundary of the property (south) and due to the topography of the area are set at a lower level. To the north lies 61 Linton Road, the other half of the semi-detached pair. The rear garden adjoins a property to the rear and Linton Gardens.
Although initially submitted as a householder application, this application has been amended into a full application as the lower ground floor and ground floor comprise a maisonette occupied by the owner and the upper storey’s are rented out as bedsits (HMO).
The application seeks permission for various internal changes and extensions at lower ground floor level and ground floor level. Given the split level nature of the building, these extensions being to the rear of the building constitute in effect extensions to the ground and first floor.
At ground floor level it is proposed to insert two small windows into the existing side elevation and re-locate the en-suite bathroom to the end of the wing. A bedroom and dining room extension projects outward by 2.5m, with another 1 metre added to the depth by a balcony, the full width of the extension is 8.5m and joins onto the existing balcony on the other side of the building (north). To the south, the rear extension is set at a distance from the existing side elevation facing the adjoining property, 2 Braybrooke Terrace, by 5.2 metres.
At lower ground floor level it is mainly proposed to infill the space below the existing balcony and the proposed extensions as well as an additional bedroom extension which replaces an existing shed, at a distance of 2 metres from the existing side elevation.
Narrow bathroom windows are proposed in the end elevation at both levels.
Initially, the plan showed the balcony extending to the side elevation but subsequent to negotiations this has been reduced in width to extend no further than the proposed extension at a distance of 5.2 metres from the existing side elevation.
The main issues were the impacts on residential amenity and visual amenity.
The Development Manager recommended the application be approved subject to conditions.
The Human Rights considerations have been taken into account fully in balancing the planning issues.
Councillor Rogers proposed a motion to approve the application as set out in the resolution below. This was seconded by Councillor Dowling.
RESOLVED– (unanimously) that planning permission be granted subject to the following conditions:-
1.
The development hereby permitted shall be begun before the expiration of three years from the date of this permission;
2.
The development hereby permitted shall be carried out in accordance with the following approved plans:
1300-1A, 13100-2
3.
The side facing windows in the two en-suite bathrooms (south facing) shall be obscured and of a non-opening type; and
4.
The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.
Reasons:
1.
This condition is imposed in accordance with the provisions of Section 91 of the Town and Country Planning Act 1990;
2.
For the avoidance of doubt and in the interests of proper planning;
3.
In the interests of the amenity of the neighbouring residential occupiers. (Hastings Local Plan 2004 Policy DG1); and
4.
In the interests of the visual amenity of the area. (Hastings Local Plan 2004 Policy DG1)
Notes to the Applicant
1.
Failure to comply with any condition imposed on this permission may result in enforcement action without further warning; and.
2.
Statement of positive engagement: In dealing with this application Hastings Borough Council has actively sought to work with the applicant in a positive and proactive manner, in accordance with paragraphs 186 and 187 of the National Planning Policy Framework.
Supporting documents:
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