Site address: 35 Ash Grove, Oxford, Oxfordshire, OX3 9JN

Proposal: Demolition of existing garage and rear extension. Removal of timber to front elevation and chimneys. Erection of a part single, part two storey side and rear extension. Alterations to roof to form hip to gable and insertion of rooflights in association with a loft conversion. Insertion of window to side elevation. Installation of flue, pipework and air conditioning unit. Alterations to landscaping and installation of nesting boxes and dropped kerb (Retrospective).  (Additional noise impact assessment).

Reason at Committee: Application was called in by Councillors Smowton, Sandelson, Gant, Miles, Fouweather, Smith and Munkonge for reasons of design and impact upon neighbouring amenity.

RECOMMENDATION

Oxford City Planning Committee is recommended to:

1.    Approve the application for the reasons given in the report and subject to the required planning conditions set out in section 12 of this report and grant planning permission.

2.    Agree to delegate authority to the Director of Planning and Regulation to:

•       finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions as the Director of Planning and Regulation considers reasonably necessary.

Site address: 35 Ash Grove, Oxford, Oxfordshire, OX3 9JN

Proposal: Demolition of existing garage and rear extension. Removal of timber to front elevation and chimneys. Erection of a part single, part two storey side and rear extension. Alterations to roof to form hip to gable and insertion of rooflights in association with a loft conversion. Insertion of window to side elevation. Installation of flue, pipework and air conditioning unit. Alterations to landscaping and installation of nesting boxes and dropped kerb (Retrospective). (Additional noise impact assessment).

The Oxford City Planning Committee resolved to:

1.    Approve the application for the reasons given in the report and subject to the required planning conditions set out in section 12 of this report and grant planning permission.

2.    Agree to delegate authority to the Director of Planning and Regulation to:

•       finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions as the Director of Planning and Regulation considers reasonably necessary.

Councillor Henwood rejoined the meeting.

Councillor Fouweather and Railton left the meeting.

The Committee considered an application for the demolition of existing garage and rear extension. Removal of timber to front elevation and chimneys. Erection of a part single, part two storey side and rear extension. Alterations to roof to form hip to gable and insertion of rooflights in association with a loft conversion. Insertion of window to side elevation. Installation of flue, pipework and air conditioning unit. Alterations to landscaping and installation of nesting boxes and dropped kerb (Retrospective).  (Additional noise impact assessment).

The Planning Officer gave a presentation outlining the details of the location and the development. This included existing elevations and plans:

•       The Planning Officer provided a verbal update noting that paragraph 2.3 of the published report should be disregarded, as it had been included in error from a previous draft and was no longer relevant. References to the development being contrary to Policies M3 and RE8 of the Oxford Local Plan 2036 in relation to parking and noise were removed. The report’s conclusions on neighbouring amenity and transport remained unchanged.

•       The application sought retrospective planning permission for extensions and alterations to a single dwelling house at 35 Ash Grove. The proposal included the demolition of the existing garage and rear extension, the erection of a part single, part two storey side and rear extension, as well as roof alterations to form a hip to gable with rooflights for a loft conversion, the installation of a window, flue pipe, nesting boxes, a dropped kerb, an air conditioning unit and associated landscaping works.

•       The development was considered acceptable in terms of design and would not harm the character or appearance of the dwelling or on the street scene of Ash Grove. It was also found to have no unacceptable impact on neighbouring amenity, parking, highway safety, drainage, trees, sustainability or ecology. The developmentwas therefore considered to comply with the relevant policies of the Oxford Local Plan 2036 and the NPPF.

Matthew Mainstone spoke against the application.

Councillor Smowton and Eric Huy Nguyen spoke in favour of the application.

The Committee asked questions about the details of the application which were responded to by officers and, through the Chair, the applicant. The Committee’s discussions included, but were not limited to:

•       Concerns were raised regarding the differences between the current and previous application. The Planning Officer clarified that the application had been assessed on its own merits and concluded that the extensions remained proportionate and subservient to the original dwelling, with sufficient visual separation and an acceptable level of subservience despite the reduced set down of the rear extension.

•       Questions were raised around the drainage condition and how compliance would be secured given that the development had already been built. The Development Management Service Manager explained that the condition was a standard requirement for householder developments and would be enforced through planning enforcement. It was also confirmed that delegated authority could be used to amend the wording of the condition to require confirmation that sustainable drainage measures had been implemented.

•       Concerns were raised regarding the assessment of loss of light to a neighbouring window. The Planning Officer confirmed that, although the proposal contravened the 45-degree guideline, the assessment also considered other material planning considerations and concluded that impact did not justify refusal.

•       Concerns were raised regarding the impact on neighbouring amenity, including noise from the air conditioning unit, kitchen extract, overlooking and privacy. The Development Management Service Manager confirmed that these matters had been fully assessed and were considered acceptable as set out in the report.

•       Questions were raised around the replacement tree and how compliance could be monitored. The Development Management Service Manager confirmed that a planning condition required details of the replacement tree to be submitted and implemented within a specified timeframe, enabling the local planning authority to monitor and enforce compliance. It was also confirmed that delegated authority could be used to amend the wording of the condition to require confirmation photographic evidence that the replacement tree had been planted.

•       Questions were raised around whether a Tree Preservation order could be applied to the replacement tree. The Development Management Team Leader (East) noted that this would not normally be appropriate for a tree within a private garden. .

On being proposed, seconded, and put to the vote, the Committee agreed with the officer’s recommendation to approve the application for the reasons set out in the report.

The Oxford City Planning Committee resolved to:

1.    Approve the application for the reasons given in the report and subject to the required planning conditions set out in section 12 of this report and grant planning permission.

2.    Agree to delegate authority to the Director of Planning and Regulation to:

•       finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions as the Director of Planning and Regulation considers reasonably necessary.