(b) Planning Decision Notice, Report of Handling and Reference Documents (Pages 361-384)
Perth and Kinross Council · 23 October 2023
Back to Local Review Body — 23 October 2023 and its agenda
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4(v)(b) LRB-2023-33 LRB-2023-33 - 23/00437/FLL – Extension to dwellinghouse, 17 Tulliebelton Road, Bankfoot, PH1 4BS PLANNING DECISION NOTICE REPORT OF HANDLING REFERENCE DOCUMENTS
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REPORT OF HANDLING DELEGATED REPORT Ref No 23/00437/FLL Ward No P5- Strathtay Due Determination Date 25th June 2023 Draft Report Date 31st May 2023 Report Issued by KS Date 31st May 2023 PROPOSAL: Extension to dwellinghouse LOCATION: 17 Tulliebelton Road Bankfoot Perth PH1 4BS SUMMARY: This report recommends refusal of the application as the development is considered to be contrary to the relevant provisions of the Development Plan and there are no material considerations apparent which justify setting aside the Development Plan. BACKGROUND AND DESCRIPTION OF PROPOSAL 17 Tulliebelton Road is a semi-detached bungalow which is located on a residential street in Bankfoot village. This application seeks detailed planning permission for the erection of an extension onto the side (north) elevation, which would project to the rear of the property. SITE HISTORY None PRE-APPLICATION CONSULTATION Pre application Reference: Not Requested. DEVELOPMENT PLAN The Development Plan for the area comprises National Planning Framework 4 (NPF4) and the Perth and Kinross Local Development Plan 2 (2019) (LDP2). National Planning Framework 4 The National Planning Framework 4 (NPF4) is the Scottish Government’s long-term spatial strategy with a comprehensive set of national planning policies. This strategy sets out how to improve people’s lives by making sustainable, liveable and productive spaces. NPF4 was adopted on 13 February 2023. NPF4 has an increased status over previous NPFs and comprises part of the statutory development plan. The Council’s assessment of this application has considered the following policies of NPF4: Policy 14: Design, quality and place Policy 16: Quality homes
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Perth and Kinross Local Development Plan 2 – Adopted November 2019 The Local Development Plan 2 (LDP2) is the most recent statement of Council policy and is augmented by Supplementary Guidance. The principal policies are: Policy 1A: Placemaking Policy 1B: Placemaking Policy 17: Residential Areas Statutory Supplementary Guidance · Supplementary Guidance - Placemaking (adopted in 2020) NATIONAL GUIDANCE The Scottish Government expresses its planning policies through The National Planning Framework, Planning Advice Notes, Creating Places, Designing Streets, National Roads Development Guide and a series of Circulars. Planning Advice Notes The following Scottish Government Planning Advice Notes (PANs) and Guidance Documents are of relevance to the proposal: · PAN 40 Development Management Creating Places 2013 Creating Places is the Scottish Government’s policy statement on architecture and place. It sets out the comprehensive value good design can deliver. It notes that successful places can unlock opportunities, build vibrant communities and contribute to a flourishing economy and set out actions that can achieve positive changes in our places. Designing Streets 2010 Designing Streets is the policy statement in Scotland for street design and changes the emphasis of guidance on street design towards place-making and away from a system focused upon the dominance of motor vehicles. It was created to support the Scottish Government’s place-making agenda, alongside Creating Places. CONSULTATION RESPONSES None Required. REPRESENTATIONS No letters of representation have been received in relation to this proposal.
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ADDITIONAL STATEMENTS Screening Opinion EIA Not Required Environmental Impact Assessment (EIA): Environmental Report Not Applicable Appropriate Assessment Habitats Regulations – AA Not Required Design Statement or Design and Access Statement Not Required Report on Impact or Potential Impact eg Flood Risk Assessment Not Required APPRAISAL Sections 25 and 37 (2) of the Town and Country Planning (Scotland) Act 1997 require that planning decisions be made in accordance with the development plan unless material considerations indicate otherwise. The Development Plan comprises NPF4 and the Perth and Kinross Local Development Plan 2019. The relevant policy considerations are outlined in the policy section above and are considered in more detail below. In terms of other material considerations, involving considerations of the Council’s other approved policies and supplementary guidance, these are discussed below only where relevant. The determining issues in this case are whether; the proposal complies with development plan policy; or if there are any other material considerations which justify a departure from policy. Policy Appraisal Alterations and extensions to an existing domestic dwellinghouse are generally considered to be acceptable in principle. Nevertheless, consideration must be given to the scale, form, massing, design, position, proportions and external appearance of the proposed development, within the context of the application site, and whether it would have an adverse impact upon visual or residential amenity. Design and Layout 17 Tulliebelton Road is a semi-detached bungalow which is located on a residential street in Bankfoot village. The two-bedroomed hipped roof bungalow is of modest proportions. A detached flat-roofed garage is positioned in the northwest corner of the rear garden. This application seeks detailed planning permission for the erection of an extension onto the side (north) elevation, which would project to the rear of the property. The hipped roof extension would contain two further bedrooms, storage and an open- plan family room, dining room and kitchen which would open out onto terrace which would be covered by an open-sided canopy.
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Visual Amenity The proposed extension would be set 15cm back from the principal (east) elevation and would project 18.65 metres back, all the way to the rear boundary. As the bungalow is 7.7 metres in depth, the 18.65 metre extension is excessive, imposing and disproportionate. The existing bungalow has a footprint of 73.7sqm, whereas the proposed extended structure measures 172.25sqm (or 149.75sqm excluding the canopy). The proposed footprint increase is therefore also excessive and disproportionate. Approval would therefore be contrary to the Perth & Kinross Placemaking Guide 2020, which states that development proposals should be subordinate to the host building in all respects. Furthermore, approval would be contrary to Policies 14(a)+(b) and 16(g) of National Planning Framework 4 and Policies 1A, 1B(c) and 17(c) of Perth and Kinross Local Development Plan 2 2019, which seek to ensure that development contributes positively to the quality of the surrounding built environment in terms of massing, proportions and appearance, in order to respect the character and amenity of the place. Refusal would also be in line with Policy 14 (c) of National Planning Framework 4. Residential Amenity The rear garden is separated from the garden of the adjoining semi-detached house by a wall which has an undulating panelled fence/trellis on top. However, the windows in the west elevation of the proposed extension would serve primary living spaces and they would be within 8.4 metres of the boundary. Given the excessive proportions noted above, the use of the rooms, their proximity and orientation toward the rear garden of the adjoining semi-detached property, the development would have an imposing impact upon surrounding residential amenity. The proposals, by combination of their excessive projection, footprint increase and relationship with the adjoining property, would overdevelop the existing bungalow and result in an overwhelming and imposing appearance and an adverse impact upon surrounding residential amenity. Approval would therefore be contrary to Policy 16(g) of National Planning Framework 4 and Policies 1A, 1B(c) and 17(c) of Perth and Kinross Local Development Plan 2 2019, which seek to ensure that development contributes positively to the quality of the surrounding built environment in terms of design, proportions and appearance, in order to protect and where possible improve existing residential amenity. Roads and Access There are no road or access implications associated with this proposed development. Drainage and Flooding There are no significant drainage or flooding implications associated with this proposed development.
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Developer Contributions The Developer Contributions Guidance is not applicable to this application and therefore no contributions are required in this instance. Economic Impact The economic impact of the proposal is likely to be minimal and limited to the construction phase of the development. PLANNING OBLIGATIONS AND LEGAL AGREEMENTS None required. DIRECTION BY SCOTTISH MINISTERS None applicable to this proposal. CONCLUSION AND REASONS FOR DECISION To conclude, the application must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this respect, the proposal is considered to be contrary to the Development Plan. Account has been taken of the relevant material considerations and none has been found that would justify overriding the Development Plan. Accordingly, the proposal is refused on the grounds identified below. Reasons for Refusal 1 The proposals, by combination of their excessive footprint increase, disproportionate projection and excessively long blank north elevation, would overdevelop the existing bungalow and result in an adverse impact upon the character and visual amenity of the area. Refusal would therefore be in line with Policy 14(c) of National Planning Framework 4. Furthermore, approval would be contrary to Policies 14(a)+(b) and 16(g) of National Planning Framework 4, Policies 1A, 1B(c) and 17(c) of Perth and Kinross Local Development Plan 2 2019 and Perth & Kinross Council's Placemaking Guide 2020, which seek to ensure that development contributes positively to the quality of the surrounding built environment in terms of massing, proportions and appearance, in order to respect the character and amenity of the place. 2 The proposals, by combination of their excessive projection, footprint increase and relationship with the adjoining property, would overdevelop the existing bungalow and result in an overwhelming and imposing appearance and an adverse impact upon surrounding residential amenity. Approval would therefore be contrary to Policy 16(g) of National Planning Framework 4 and Policies 1A, 1B(c) and 17(c) of Perth and Kinross Local Development Plan 2 2019, which seek to ensure that development contributes positively to the quality of the surrounding built environment in terms of
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design, proportions and appearance, in order to protect and where possible improve existing residential amenity. Justification The proposal is not in accordance with the Development Plan and there are no material reasons which justify departing from the Development Plan. Informative Notes Not Applicable. Procedural Notes Not Applicable. PLANS AND DOCUMENTS RELATING TO THIS DECISION 01 02 03 04 05 06 07
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