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Renfrewshire Council · 19 November 2024
Back to Local Review Body. — 19 November 2024 and its agenda
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PLANNING AUTHORITY SUBMISSION
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Page 1 of 6 Renfrewshire House Cotton Street Paisley PA1 1JD Tel: 0300 3000 144 Email: dc@renfrewshire.gov.uk Applications cannot be validated until all the necessary documentation has been submitted and the required fee has been paid. Thank you for completing this application form: ONLINE REFERENCE 100653908-001 The online reference is the unique reference for your online form only. The Planning Authority will allocate an Application Number when your form is validated. Please quote this reference if you need to contact the planning Authority about this application. Description of Proposal Please describe accurately the work proposed: * (Max 500 characters) Has the work already been started and/ or completed? * No Yes - Started Yes – Completed Applicant or Agent Details Are you an applicant or an agent? * (An agent is an architect, consultant or someone else acting on behalf of the applicant in connection with this application) Applicant Agent 2 storey rear extension forming extended kitchen and bedroom areas. Upper garage extension to create flexible study/play room space.
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Page 2 of 6 Agent Details Please enter Agent details Company/Organisation: Ref. Number: You must enter a Building Name or Number, or both: * First Name: * Building Name: Last Name: * Building Number: Address 1 Telephone Number: * (Street): * Extension Number: Address 2: Mobile Number: Town/City: * Fax Number: Country: * Postcode: * Email Address: * Is the applicant an individual or an organisation/corporate entity? * Individual Organisation/Corporate entity Applicant Details Please enter Applicant details Title: You must enter a Building Name or Number, or both: * Other Title: Building Name: First Name: * Building Number: Address 1 Last Name: * (Street): * Company/Organisation Address 2: Telephone Number: * Town/City: * Extension Number: Country: * Mobile Number: Postcode: * Fax Number: Email Address: * Hjem Architects Mrs Emma Karen Campbell Girvan Nethermains Rd Millbank Circle 23 3 G62 6NL PA75NF United Kingdom Scotland Milngavie Bishopton
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Page 3 of 6 Site Address Details Planning Authority: Full postal address of the site (including postcode where available): Address 1: Address 2: Address 3: Address 4: Address 5: Town/City/Settlement: Post Code: Please identify/describe the location of the site or sites Northing Easting Pre-Application Discussion Have you discussed your proposal with the planning authority? * Yes No Trees Are there any trees on or adjacent to the application site? * Yes No If yes, please mark on your drawings any trees, known protected trees and their canopy spread close to the proposal site and indicate if any are to be cut back or felled. Access and Parking Are you proposing a new or altered vehicle access to or from a public road? * Yes No If yes, please describe and show on your drawings the position of any existing, altered or new access points, highlighting the changes you proposed to make. You should also show existing footpaths and note if there will be any impact on these. Planning Service Employee/Elected Member Interest Is the applicant, or the applicant’s spouse/partner, either a member of staff within the planning service or an Yes No elected member of the planning authority? * 3 MILLBANK CIRCLE Renfrewshire Council BISHOPTON PA7 5NF 671219 242840
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Page 4 of 6 Certificates and Notices CERTIFICATE AND NOTICE UNDER REGULATION 15 – TOWN AND COUNTRY PLANNING (DEVELOPMENT MANAGEMENT PROCEDURE) (SCOTLAND) REGULATION 2013 One Certificate must be completed and submitted along with the application form. This is most usually Certificate A, Form 1, Certificate B, Certificate C or Certificate E. Are you/the applicant the sole owner of ALL the land? * Yes No Is any of the land part of an agricultural holding? * Yes No Certificate Required The following Land Ownership Certificate is required to complete this section of the proposal: Certificate A Land Ownership Certificate Certificate and Notice under Regulation 15 of the Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 Certificate A I hereby certify that – (1) - No person other than myself/the applicant was an owner (Any person who, in respect of any part of the land, is the owner or is the lessee under a lease thereof of which not less than 7 years remain unexpired.) of any part of the land to which the application relates at the beginning of the period of 21 days ending with the date of the accompanying application. (2) - None of the land to which the application relates constitutes or forms part of an agricultural holding Signed: Emma Campbell On behalf of: Mrs Karen Girvan Date: 04/12/2023 Please tick here to certify this Certificate. *
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Page 5 of 6 Checklist – Application for Householder Application Please take a few moments to complete the following checklist in order to ensure that you have provided all the necessary information in support of your application. Failure to submit sufficient information with your application may result in your application being deemed invalid. The planning authority will not start processing your application until it is valid. a) Have you provided a written description of the development to which it relates?. * Yes No b) Have you provided the postal address of the land to which the development relates, or if the land in question Yes No has no postal address, a description of the location of the land? * c) Have you provided the name and address of the applicant and, where an agent is acting on behalf of the Yes No applicant, the name and address of that agent.? * d) Have you provided a location plan sufficient to identify the land to which it relates showing the situation of the Yes No land in relation to the locality and in particular in relation to neighbouring land? *. This should have a north point and be drawn to an identified scale. e) Have you provided a certificate of ownership? * Yes No f) Have you provided the fee payable under the Fees Regulations? * Yes No g) Have you provided any other plans as necessary? * Yes No Continued on the next page A copy of the other plans and drawings or information necessary to describe the proposals (two must be selected). * You can attach these electronic documents later in the process. Existing and Proposed elevations. Existing and proposed floor plans. Cross sections. Site layout plan/Block plans (including access). Roof plan. Photographs and/or photomontages. Additional Surveys – for example a tree survey or habitat survey may be needed. In some instances you Yes No may need to submit a survey about the structural condition of the existing house or outbuilding. A Supporting Statement – you may wish to provide additional background information or justification for your Yes No Proposal. This can be helpful and you should provide this in a single statement. This can be combined with a Design Statement if required. * You must submit a fee with your application. Your application will not be able to be validated until the appropriate fee has been Received by the planning authority. Declare – For Householder Application I, the applicant/agent certify that this is an application for planning permission as described in this form and the accompanying Plans/drawings and additional information. Declaration Name: Mrs Emma Campbell Declaration Date: 04/12/2023
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Page 6 of 6 Payment Details Online payment: 106645 Payment date: 06/12/2023 09:00:08 Created: 06/12/2023 09:00
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Appendix 1 RENFREWSHIRE COUNCIL Application No: 23/0713/PP CHIEF EXECUTIVE’S SERVICE RECOMMENDATION OF PLANNING APPLICATION Regd:15 December 2023 Applicant Agent Mrs Karen Girvan 3 Millbank Circle Bishopton PA7 5NF Emma Campbell Hjem Architects 23 Nethermains Rd Milngavie G62 6NL Nature of Proposals Erection of two storey extension to rear of dwellinghouse and first floor extension to detached garage Site 3 Millbank Circle, Bishopton, PA7 5NF Description This application seeks planning permission for the erection of a two storey extension to the rear of a detached dwellinghouse on Millbank Circle, Bishopton. The applicant also proposes to erect a first floor extension to a detached single storey garage. The property, which is located within an established residential area, fronts a road to the east, is bound by an area of greenspace to the north and borders residential properties to the south and west. The rear curtilage of the property is screened by fencing. The two storey property has a cross gable roof with grey roof tiles, is finished in facing brick and render and has UPVC windows and doors. The two storey extension would project from the rear of the property by approximately 3.3 metres and would measure 7 metres in width. The extension would have a dual pitched roof that would measure 4.9 metres in height to the eaves and 7.2 metres to the ridge. The first floor garage extension would be built on top of a single storey section of the original garage that measures approximately 5.7 metres in width and 5.7 metres in depth. The new structure would have a dual pitched roof and, in total, would measure approximately 3.9 metres in height to the eaves and 6.6 metres to the ridge. The development would be finished with materials that are in keeping with the existing dwelling. The applicant also proposes to form a window and door opening on the northern side elevation of the detached garage at ground floor level. These openings are considered to constitute permitted development and, as such, are not assessed in this report. History No previous applications. Policy and Material Considerations Legislation requires planning decisions to be made in accordance with the Development Plan
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unless material considerations indicate otherwise. In this instance, the proposal must be assessed against the following: Development Plan National Planning Framework 4 Policy 16 - Quality Homes Policy P1 - Renfrewshire's Places Supplementary Guidance Delivering the Places Strategy Material Considerations Renfrewshire’s Householder Development Guidance – Planning Advice Note 2016 Publicity The Council has undertaken neighbour notification in accordance with the requirements of legislation. Objections/Representation One representation has been received in relation to the application. The issues raised all relate to the first floor extension to the garage and can be summarised as follows: • Overshadowing • The resulting structure would too big for the plot • Access to build the extension would need to be taken from a neighbouring property • Concerns over how the space would be used in the future Consultations Communities & Housing Services (Environmental Protection Team) – no objection. Summary of Main Issues of: Environmental Statement – n/a Appropriate Assessment – n/a Design Statement – n/a Access Statement – n/a Other Assessments – n/a Planning Obligation Summary – n/a Scottish Ministers Direction – n/a Assessment Policy P1 of the Local Development Plan supports the continuance of built form, where the development would be compatible with and complementary to surrounding uses. The relevant Supplementary Guidance states that alterations and extensions to residential properties should: • be of an appropriate scale, size and massing that does not constitute overdevelopment • reflect the design and materials of the existing house and the character of the area • not significantly reduce the amenity of the neighbouring residents or the surrounding area Similarly, Policy 16 of NPF4 provides support for householder development where it does not have a detrimental impact on the character or environmental quality of the home and the surrounding area in terms of size, design and materials.
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To determine whether the development complies with the above it is necessary to assess the proposal against the criteria set out in the Council’s Householder Guidance: Design and Materials In keeping with the existing dwelling, the two storey extension would have a dual pitched roof with grey roof tiles, would be finished in white render and red facing brick and would incorporate a four windows and a set of patio doors. Similarly, the first floor extension to the garage would have a dual pitched roof with grey roof tiles, would be finished in white render and would incorporate a window. There are, therefore, no concerns in relation to design and materials. Scale and Positioning The ridge of the two storey rear extension would be set down from the ridge of the existing roof and the extension would be subordinate to the existing dwelling. The two storey extension would be set back from the nearest boundary shared with a residential property by approximately 8 metres, would not restrict access to the rear of the property and would leave adequate usable garden ground. This extension would not be visible from the street. The scale and positioning of the two storey rear extension is therefore acceptable. The first floor extension to the detached garage would not restrict access to the rear of the property and would not increase the footprint of the structure. The relevant Supplementary Guidance for the alteration of an existing property states that extensions to residential properties should be of an appropriate scale, size and massing. In this instance, the addition of a first floor would result in the garage measuring approximately 6.6 metres in height to the ridge. Given the applicant’s property measures only 7.5 metres in height to the ridge and the neighbouring property to the south measures 6.9 metres in height to the ridge it cannot be considered that the resulting structure would be of a size that is appropriate for a garage in this location. Furthermore, the structure would sit flush with the front elevation of existing dwellings on Millbank Circle. While acceptable for a single storey garage, the addition of a first floor in this position would create a structure with a massing that is more akin to a detached dwellinghouse than a subordinate garage. The spacing of properties on Millbank Circle would also mean a terracing effect would occur within the streetscene should a first floor be added. The applicant has indicated that there are two storey garages existing elsewhere within the Dargavel Village development. The first floor extension to a nearby garage that was approved in 2020 (20/0764/PP) measures only 3.2 metres in height to the eaves, in comparison to the 3.9 metres proposed in this instance. The effect of the lower eaves height is that the garage granted in 2020 is subordinate to the main dwelling and more proportionate in size for the plot. The two storey garages built by Cala within Dargavel are set back from the front elevation of the associated dwelling so are clearly subordinate and would not be mistaken for an additional dwelling. While discussions with the applicant and agent resulted in the height to the eaves being reduced
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by 0.6 metres, this was not considered a sufficient reduction to negate the points raised above. The first floor extension to the garage is therefore considered contrary to Policy 16 of NPF4, Policy P1 of the LDP and its associated Supplementary Guidance in that it would not be proportionate in scale to the site and would not reflect the established development pattern such that it would have a negative impact on the wider streetscape. Privacy and Overlooking Existing screening would prevent the various openings on the ground floor of the rear extension from causing privacy issues for neighbouring properties. Although the first floor windows on the rear elevation would introduce a new vantage point from which neighbouring properties could be overlooked, the view would not be substantially different from that provided by first floor windows on the existing property. Furthermore, the nearest window on a neighbouring property contains opaque glazing and belongs to a non habitable room. The first floor window on the southern side elevation would contain opaque glazing. The first floor window on the front elevation of the garage extension would be over 17 metres away from the nearest window on a neighbouring property to the east. There are, therefore, no privacy or overlooking concerns. Daylight and Overshadowing Any overshadowing caused by the two storey rear extension would fall within the applicant’s property or onto an area of green space to the north. Any overshadowing caused by the first floor extension to the garage would fall within the applicant’s property or onto the road to the east. Overall, the development raises no significant concerns in relation to daylight and overshadowing. Representations Whilst the objector’s concern that access may need to be taken from a neighbouring property during construction are noted this is a separate legal matter. This is therefore not a material planning consideration. The space within the first floor extension is shown as being used as a study/play room. If this was used for another purpose in the future this would be investigated by planning to assess if a breach of planning control had occurred and thereafter dealt with accordingly. All other issues raised have been addressed in the above report. Having considered the above assessment, the proposal does not comply with the relevant policies and material considerations. It is therefore recommended that the application be refused. Index of Photographs A site visit has been undertaken on 30 January 2024, and photographs relevant to the application have been archived. RECOMMENDATION
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From: DC <dc@renfrewshire.gov.uk> Sent: 11 Jan 2024 12:05:04 To: dc.bs@renfrewshire.gov.uk Cc: Subject: FW: 23/0713/PP Attachments: From: DC <dc@renfrewshire.gov.uk> Sent: 04 January 2024 10:31 To: DC <dc@renfrewshire.gov.uk> Subject: FW: 23/0713/PP From: BS Regservices <bsregservices@renfrewshire.gov.uk> Sent: 04 January 2024 09:57 To: DC <dc@renfrewshire.gov.uk> Cc: William Holmes <william.holmes@renfrewshire.gov.uk> Subject: 23/0713/PP Having reviewed the above application, Public Protection have no comments to make on the proposals. If you require any further information on this reply please contact William Holmes, Environmental Health Officer on 07768 988 074
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Comments for Planning Application 23/0713/PP Application Summary Application Number: 23/0713/PP Address: 3 Millbank Circle Bishopton PA7 5NF Proposal: Erection of two storey extension to rear of dwellinghouse and first floor extension to detached garage Case Officer: James McCafferty Customer Details Name: Dr Derek Wallace Address: 1 Millbank Circle, Bishopton PA7 5NF Comment Details Commenter Type: Neighbour Stance: Customer objects to the Planning Application Comment Reasons: - Overshadowing - Residential Amenity Comment:Our objection to this planning application only relates to the first-floor extension of the detached garage. Our objections are: 1. Overshadowing - The proposed first-floor extension will create a darker corridor between our property and the detached garage, which already has limited natural daylight and prone to flooding during periods of heavy rainfall. The detached garage wall is 0.54 metres from the boundary fence and 0.32 metres from the boundary fence when measured from the existing roof overhang/gutter. Our path between the boundary fence and exterior wall is 1.45 metres. Within the existing Taylor Wimpey housing development of Millbank Circle, the space between double storey properties is the width of two access paths i.e., approximately 3 metres. 2. Overbearing - The proposed height of the garage extension will have an oppressive presence over our property and grounds, particularly within the external access path from our driveway to our rear garden. In addition, the ground level of the detached garage sits slightly elevated above the ground level of our property increasing the overall height of the extension in relation to our property. 3. Access to our grounds - We are also concerned about the likely requirement to access our property during the construction phase, which will need to use the only external access point from the front to the rear of our property. 4. Future use - Whilst we understand the current owners of the property intend to use the first-floor extension as a study/playroom, the future intended purpose could be in question should the current owners sell their property. We have no objection to the proposed erection of the two-storey extension to the rear of the house.
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