Issue - meetings

Two storey rear extension

LOCAL MEMBER: Councillor Elin Walker Jones

Link to relevant background documents

DECISION: To delegate powers to the Senior Planning Manager to approve the application subject to conditions

1. Commencement within five years.

2. In accordance with the plans

3. Materials to be in-keeping

4. Biodiversity Enhancements 

5. Ensure no surface water runs onto the highway.

Note: Wales Water

Two-storey extension at the rear of the property

Attention was drawn to the late observations form.

Some Members had visited the site on 30 January 2025.

a)           The Planning Manager highlighted that this application was for the demolition of an existing multi-purpose room to the rear of the property and construction of a two-storey flat roof extension. ⁠ The application was deferred at the Planning Committee in January 2025 in order to undertake a site visit. It was explained that the property was a semi-detached property in a residential area in the city of Bangor, with the application submitted to the Planning Committee at the request of the local member.

Reference was made to the objections received. In terms of design and appearance, it was considered that this type of extension was not unexpected in residential areas, and therefore it would not have an unacceptable visual impact. In response to the comments that raised concerns about loss of light, it was noted that a detailed assessment of the impacts had concluded that the impact of the extension would not be harmful in terms of loss of light or an oppressive impact (despite it being a two-storey extension, it was only 0.5m longer than the existing rear extension).

It was highlighted that the Members during the site visit had suggested using light coloured render on the extension walls and that this suggestion was acceptable. It was also noted that the applicant had stated it was intended to move the existing garden shed to the highest corner of the garden on the left to allow more light into the rear of number 16. ⁠

Reference was made to the objections received regarding the wider flooding problems on the street in general, as well as the development's impact on the area's drains. It was noted that the observations received from Welsh Water had asked for a condition to prevent additional flows of surface water into the sewerage system. The Council's Drainage Unit did not object to the proposal. Despite acknowledging the concern, there was no robust evidence that the extension would affect or exacerbate the current situation. Subject to the nature of the drains, private or as a part of the public drainage system, it was reiterated that there would be protection either through the building control system or Welsh Water rules, therefore it was not considered that drainage matters were a planning reason to object to the proposal.

Having considered all relevant planning matters, the local and national policies and guidance, the proposal was considered to be acceptable. The Officers recommended to approve the application with conditions.

b)           Taking advantage of the right to speak, the Local Member made the following comments:

·        That she objected to the application.

·        That Hafod Planning, on behalf of the occupant of number 16, had highlighted the arguments for refusing the application

·        There were three contentious reasons for refusing - drainage, amenities and impact on character.

·        Character - the house would look very different to all the other houses  ...  view the full minutes text for item 6