Extension to dwelling

Why Was This Approved?

• ✓Replacement of an out-of-keeping flat-roofed extension with a traditionally designed two-storey extension
• ✓Combined floor area of new and recently completed extensions exceeded the Housing Policy 15 50% limit, treated as an exceptional case
• ✓New extension set back 4.5 metres from the main front elevation to remain subordinate to the dwelling
• ✓Design, scale, fenestration, and materials in keeping with the traditional character of the property
• ✓Site within an Area of High Landscape Value — visual impact on the landscape and dwelling assessed as acceptable
• ✓Decision made by Planning Committee following referral by the Senior Planning Officer
• ✓percentage increase of the proposal

The proposal sought to replace an existing single-storey flat-roofed extension on the northeast elevation of Allandale — a traditional two-storey dwelling in the countryside — with a two-storey side/rear extension measuring 6.9 metres wide, 9.2 metres deep, and 8 metres to the ridge, set back 4.5 metres from the main front elevation and finished to match the existing property. The site lies within an Area of High Landscape Value and is subject to Housing Policy 15, which normally limits extensions to traditionally styled countryside properties to no more than 50% of the original floor area. The key planning issues were the visual impact on the dwelling and surrounding area, and whether the combined floor area of this extension and a recently completed side extension exceeded the policy threshold. The officer concluded that when both extensions are measured against the original dwelling, the combined increase exceeded the 50% limit by approximately 26 percentage points, but that an exception was justified because the proposal would replace a flat-roofed extension that was wholly out of keeping with the traditional property, and the new extension's scale, design, fenestration, and setback were all in keeping with the character of the original dwelling and complied with Planning Circular 3/91.

The Planning Committee approved the application as an exception to Housing Policy 15. Although the combined floor area of the proposed and recently completed extensions exceeded the normal 50% limit, the significant visual improvement from removing the inappropriate flat-roofed extension, together with the new extension's traditional design, appropriate scale, and 4.5-metre setback from the front elevation, justified granting permission.

Policies Assessed (1)

Conditions (3)

1. 1

   Condition 1

   The development hereby permitted shall commence before the expiration of four years from the date of this notice.

2. 2

   Condition 2

   This approval relates to the extension to the dwelling as proposed in the submitted documents and drawings 01, 02, 03, 04, 05, 06, 07, 08 A and 09 received on 8th June 2010 and 24th June 2010.

3. 3

   Condition 3

   The external finishes of the extension must match those of the existing building in all respects.

Planning History (4)

Documents (17)