Agenda item

Removal of existing dormer window, with revised proposals.

Public Participation

There was no public participation.

Planning Officer, Steven Vellance, introduced the report which recommended that the application for the removal of an existing dormer window and its replacement with a smaller dormer roof structure, be approved.

Key details were stated to include the principle of development, consideration of the revised details and impact upon neighbour amenity. 

It was highlighted that the existing dormer had been constructed without permission, and the host property did not benefit from permitted development rights – by virtue of a planning condition being imposed when the house was approved in 2006.

The committee was informed that planning permission for the large dormer structure was subject to a retrospective application seeking its retention in 2023, but that was refused by officers under delegated powers due to concerns about overlooking of neighbouring properties.

The revised proposal, requiring committee determination, would result in the removal of the unauthorised roof dormer which would be replaced by a smaller, windowless, dormer that would allow sufficient headroom and storage space on the first floor. Fenestration to bedrooms formed within the existing roof space would be provided by roof lights, which by virtue of their positioning and size, would not result in harmful overlooking of neighbouring properties.

The officer reported that the revised proposals had not received any objections from neighbours, or Hilperton Parish Council. The plans would regularise matters on the site and bring about a form of development that would be compliant with the Wiltshire Core Strategy.

Members of the committee then had the opportunity to ask technical questions of officers. Details were sought on whether there would be any grounds to refuse permission under Core Policy 57 of the Wiltshire Core Strategy (Ensuring High Quality Design and Place Shaping). Officers advised that the proposal would deliver betterment for both the host property and neighbours and there were no reasonable grounds to refuse permission when tested against Core Policy 57.

It was also confirmed that planning conditions would remove permitted development rights for the property so that any future dormer windows or further roof alterations would require the express permission from the Council.

No members of the public spoke on the application.

The unitary division member, Cllr Ernie Clark, then spoke on the application. He noted that the applicant had acted in good faith but had incorrectly believed that the works on the existing dormer had been allowed under permitted development. He explained that he had called in the application as he felt it would be more appropriate for the decision to be made by the committee than officers, given the planning history and that permitted development had been removed in 2006.

To start the debate, Cllr Jonathon Seed, seconded by Cllr Trevor Carbin, proposed that the application be granted in line with officer recommendation. It was then:

Resolved

That planning permission for the removal of the existing dormer structure and replacement with a smaller, windowless, dormer, be GRANTED.

Conditions

1. Within 6 months of the date of granting planning permission, the existing unauthorised dormer formed on the north roof elevation, and as shown on plan drawing: A17 24.04 S13, shall be removed and shall be replaced with the smaller addition shown on the approved proposed plans set out within condition no. 2.

In the event that the works to install the replacement dormer do not commence within 3 years of the date of the aforesaid removal works taking place, the roof shall be returned to its original pre-July 2023 condition comprising a plain tiled roof with no dormer.

REASON: To define the terms of this permission and in the interests of neighbouring amenity.

2. The development hereby permitted shall be carried out in accordance with the following approved plans:

A17 24.04 S10  Location Plan,

A17 24.04 S11  Existing Block plan,

A17 24.04 S12  Existing floor plans,

A17 24.04 S13  Existing elevations, received on 29.10.2024.

A17 24.04 P30RevA  Proposed Block Plan,

A17 24.04 P31RevA  Proposed Floor Plans

A17 24.04 P32RevA  Proposed Elevations,

A17 24.04 P32  Proposed Sections, received on 14.10.2024.

REASON: For the avoidance of doubt and in the interests of proper planning.

3. The materials to be used for the construction of the replacement dormer hereby approved shall match the material details as set out in accompanying plan reference A17 24.04 P32 Rev A received 14 October 2024.

REASON: In the interests of visual amenity and the character and appearance of the area.

4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.3) (England) Order 2020 (or any Order revoking or re-enacting or amending that Order with or without modification), no windows or other forms of opening other than those shown on the approved plans, shall be inserted in the north and south facing roof elevations, and also within the east and west side wall elevations, above ground floor ceiling level.

REASON: In the interests of residential amenity and privacy

5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended by the Town and Country Planning (General Permitted Development) (Amendment) (No.3) (England) Order 2020 (or any Order revoking or re-enacting or amending that Order with or without modification), no development falling within Schedule 2 Part 1 Classe/s AA (Enlargement of a dwellinghouse by construction of additional storeys)  and B (Additions etc. to the roof of a dwellinghouse)  shall be carried out without first obtaining express planning permission from the Local Planning Authority.

REASON: In the interests of residential amenity and privacy.

6. The proposed bathroom rooflights in the south facing roof plane shall be glazed with obscure glass (to an obscurity level of no less than level 4) prior to the development hereby permitted being brought into use and thereafter, the obscure glazing shall be permanently maintained for the lifetime of the development.

REASON:  In the interests of residential amenity and privacy.