| Conditions / Reason for Refusal: |
The application is for the erection of a single storey rear extension at 52 Sivilla Road, Kilnhurst, which is a semi-detached property.
The proposed extension is to project 4m from the rear elevation and will measure 4m across the width of the property. The extension will have a flat roof with a glazed roof lantern and being 3m high and provide an orangery.
The host property is a red bricked property, the extension will be constructed in matching materials.
Policy CS28 Sustainable Design states that: “Proposals for development should respect and enhance the distinctive features of Rotherham. They should develop a strong sense of place with a high quality of public realm and well-designed buildings within a clear framework of routes and spaces. Development proposals should be responsive to their context and be visually attractive as a result of good architecture and appropriate landscaping.
Policy SP55 ’Design Principles’ states “All forms of development are required to be of high quality, incorporate inclusive design principles, create decent living and working environment, and positively contribute to the local character and distinctiveness of an area and the way it functions.” The supporting text to the Policy at paragraph 4.330 states: “Supplementary Planning Documents (SPDs) will be prepared for householder development (Extensions).”
The Council’s SPD Householder Design Guidance, June 2020, states “single storey rear extensions are generally an acceptable feature on domestic properties. Single storey rear extensions, on or close to a boundary, should project no more than 4m from a neighbour property’s existing rear elevation.”
The proposed development would allow for a functional sized garden to be retained; would not reduce parking provision within the site; and would not result in harm to residential amenity or the character of the area. The single storey nature of the proposed rear extension and limited projection would ensure that the extension would not appear significantly overbearing when viewed from neighbouring sites.
Openings are proposed to the north west and south west elevations and within the new roof of the extension. Due to the siting and design of the extensions and the adjacent dwellings, there would be no harmful overlooking created. Distance will be maintained from the neighbouring dwelling as such the proposed openings would not significantly reduce the privacy of the occupants or the neighbouring dwelling.
By virtue of its scale, design and location in relation to neighbouring properties, the proposed single storey rear extension would not raise any significant issues of overshadowing or loss of daylight to the occupiers of any neighbouring dwellings or the occupiers of the host dwelling.
The proposal would introduce a flat roof which would be simple in design. External materials have been selected to match, respecting the character of the dwelling and surrounding area. A condition to secure the proposed materials to maintain good design standards in the area is recommended.
The applications is therefore considered appropriate as it will not cause harm to the amenities of the occupiers of the neighbouring properties and so its recommended for approval.
Conditions
01
The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.
Reason
In order to comply with the requirements of the Town and Country Planning Act 1990.
02
The permission hereby granted shall relate to the area shown outlined in red on the approved location plan and the development shall only take place in accordance with the submitted details and specifications and as shown on the approved plans
Reason
To define the permission and for the avoidance of doubt.
03
The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the existing building.
Reason
In order to ensure a satisfactory appearance in the interests of visual amenity.
Positive and Proactive Statement
Whilst the applicant did not enter into any pre application discussions with the Local Planning Authority, the proposals were in accordance with the principles of the National Planning Policy Framework and did not require any alterations or modification
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