Site: 25 Westwick Drive , Lincoln, LN6 7RJApplication No: 2014/0865/RG3Target Date:Agent: Arcus Consulting LLPApplicant: Mr James RussellDevelopment: Erection of a single storey side extension

Background

The application is made by the City Council under Regulation 3 of the Town and Country Planning Act 1992, for work the City Council proposes to undertaken itself on a dwelling within its ownership at 25 Westwick Drive.

This application is for the erection of a single storey side extension at 25 Westwick Drive, Lincoln. The premises are a two storey semi detached dwelling located on a corner plot with Westwick Drive and Prial Close.

The extension is to facilitate a ground floor bedroom under the aids and adaption’s scheme.

Site history

No relevant site history.

Site Visit

Case Officer site visit undertaken on the 14th January 2015.

Issues

1, Planning Policy2, Residential amenity3, Visual amenity4, Highway Safety

Policies Referred to

1 National Planning Policy Framework2 34 - Design and Amenity Standards3 64 - House Extensions, Domestic Garages and other Developments

within the Curtilage of a Dwelling

Consultations

Consultations were carried out in accordance with the Statement of Community Involvement, adopted June 2006.

Responses

Highways & Planning Lincolnshire County Council No objections

Consideration

1 Planning Policy

The National Planning Policy Framework requires that great importance is attached to the design of the built environment. Good design should contribute positively to making better places for people. It is important to achieve high quality and inclusive design for all development.

Policy 34 of the City of Lincoln Local Plan relates to design and amenity standards and requires that alterations to existing buildings should be in keeping with the scale, massing, height, design, external appearance and facing materials. The development must also complement the architectural style and townscape character of the locality.

Policy 64 – City of Lincoln Local Plan. Where it is required planning permission will be granted for house extensions and other developments within the curtilage of a dwelling provided that the development will neither have an unacceptable impact on the amenity of adjacent properties, through loss of natural light, outlook or privacy, nor upon the visual and other amenities of the wider area, nor involve the loss of street parking.

2 Residential Amenity

To the east of the application site is 23 Westwick Drive, the adjoining two storey semi-detached property. Given the location of the proposed extension to the west of the host property, which dose not project beyond the existing principal or rear elevations, the applicants’ property therefore obscures all views of the proposed side extension. It is therefore considered the residential amenities of the occupants of 23 Westwick Drive would not be harmed.

Directly to the west of the application site, is a pedestrian and vehicle access road serving Prial Close, 27 Westwick Road is the opposite corner property. The extension would be located 7.5m to the boundary with No.27, with a further 5m to the property itself. The boundary between these properties is defined by 1.8m close boarded timber fence. The proposed elevation facing No.27 is blank therefore there would be no opportunity for overlooking. Given the single storey nature of the extension, with the boundary treatment mitigating and separation distance, it is considered that the scale and relationship of the extension between the properties would not result in an overbearing impact or detrimental loss of light, upon the residential amenities of the occupants of 27 Westwick Drive.

To the rear of the application site is 1 Prial Close, a single storey semi detached bungalow. The extension would be located approximately 16m form the boundary with 1 Prial Close, the boundary is defined by a 1.8m close boarded timber fence. The proposed elevation facing No.1 includes a ground floor window and door within serving the bedroom. Taking account the current window relationship, with the boundary treatment mitigating, it is not considered the degree of overlooking would be unduly exacerbated in this case. Taking into consideration the scale of the proposal with the boundary treatment mitigating views of the extension with an appropriate separation distance between, it is not considered the extension would appear prominent nor bearing or result in loss of light. It is therefore considered the residential amenities of the occupants of 1 Prial close would not be unduly affected.

3 Visual Amenity

The design of the extension has taken the form of the host property, which responds to the established character of the host property fenestration and using appropriate materials in construction. It is therefore considered that the proposal would not appear unduly prominent or be harmful to the visual amenity when viewed in the wider context of the street scene.

4- Highway Safety

The Lincolnshire County Council as Highway Authority has assessed the application and has raised no objections to the proposal. Therefore based on this advice it is considered that the proposal would not be detrimental to highway safety or traffic capacity.

Conclusion

The extension is considered to accord with the relevant advice and policies contained in the National Planning Policy Framework and Policies 34 and 64 of the City of Lincoln Local Plan. The application is recommended for approval subject to conditions.

Financial Implications

None.

Legal Implications

None.

Application Negotiated Either at Pre-Application or During Process of Application

No.

Equality Implications

None.

Application Determined Within Target Date

Yes.

Recommendation

Grant conditionally.

Conditions

1) 3 years2) In accordance with approved plans.

Report by: Planning Manager

Site Location Plan

Existing elevations

Proposed Elevations

Floor Plan

Proposed Floor Plan

Site Photo Locations

Site Photos A

B

C

Correspondence Received