Agenda item

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 and would create a substantial visible impact on the appearance of a semi-detached house. The extension was on an enormous scale.

·        Amenities - number 16 would lose light and the extension would create unbearable significant overlooking; given the nature of the area's topography, the development would exacerbate the situation.

·        The patio of number 16 would lose light due to the positioning of number 14's shed.

·        Drainage - consideration had to be given to the steep landscape of the garden to the rear of the property, as well as a drain that had been installed between 14 and 16 to deal with surface water.

·        The work of laying the foundations for the extension was likely to have an impact - this element had not been addressed by officers.

·        Drainage, overflow, surface water and climate change had led to an increase in the area's water levels - a meeting was needed with YGC to discuss this. Some houses in the street had damp and required water pumps - the situation needed a thorough assessment and a robust drainage system to avoid these difficulties in the long term.

·        Encouraged the Committee to refuse the application.

 

c)         It was proposed and seconded to approve the application in accordance with the recommendation.

 

d)        During the ensuing discussion, the following observations were made by Members:

 

·        The site visit had been beneficial - the area was limited with steep land to the rear.

·        The proposal was an over-development - out of character with the rest of the street.

·        The development was one of a pair of semi-detached houses and there was a need to consider the resident in number 16.

·        A suggestion to impose a condition to move the shed to a less intrusive and conspicuous spot in the garden.

·        The extension responded to the family's needs.

·        The Well-being of Future Generations Act - needed to ensure that the well-being of residents was considered.

·        No observations from Bangor City Council.

 

In response to the suggestion for a condition to move the shed, it was noted that it was not possible to impose a condition as it was not part of the application, but reference was made to the late observations that stated that the applicant intended to move the shed to the highest corner of the garden.

 

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: Welsh Water