CompletePlanningsubmission
Renfrewshire Council · 28 June 2022
Back to Local Review Body. — 28 June 2022 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Some pages contain no extractable text. They may be blank, graphics or scanned pages. OCR has not been applied.
Page 1
PLANNING AUTHORITY’S SUBMISSIONS
Page 2
Chief Executive's Service Renfrewshire House Cotton Street, Paisley, PA1 1WB //www.renfrewshire.gov.uk My Ref: Contact: Maria Porch Telephone: 07483 370672 Email: dc@renfrewshire.gov.uk Date: 8 December 2021 Derek Thompson Architectural Services Morven House 10 High Road Paisley PA2 6AR Proposal: Erection of single storey rear extension, demolition of existing garage and erection of replacement garage with studio above and installation of dormer windows to front and rear Location: 21 Thornly Park Avenue, Paisley, PA2 7SD, Application Type: Planning Permission-Full Application No: 21/1473/PP Dear Sir/Madam, NOTIFICATION OF REFUSAL OF CONSENT The Council has decided to refuse your application, details of which are given above. I enclose a Decision Notice which provides details of the reasons for refusal. I also enclose a copy of your submitted plans duly endorsed. You have the right to seek a review of this decision by submitting a Notice of Review within three months from the date of the decision notice to the Head of Corporate Governance, Renfrewshire House, Cotton Street, Paisley PA1 1TR. The Notice of Review form and guidance is available on the Council's website or by contacting Legal & Democratic Services. Yours faithfully, Alasdair Morrison Head of Economy and Development
Page 3
Page 1 of 3 Chief Executive's Service Renfrewshire House Cotton Street, Paisley, PA1 1WB //www.renfrewshire.gov.uk REFUSE Consent subject to the reasons Ref. 21/1473/PP DECISION NOTICE Town and Country Planning (Scotland) Act 1997 Planning etc. (Scotland) Act 2006 Town and Country Planning (Development Management Procedure) (Scotland) Regulations 2013 TO Ms Claire Guthrie 21 Thornly Park Avenue Paisley PA2 7SD With reference to your application registered on 20 August 2021 for Planning Consent for the following development:- PROPOSAL Erection of single storey rear extension, demolition of existing garage and erection of replacement garage with studio above and installation of dormer windows to front and rear LOCATION 21 Thornly Park Avenue, Paisley, PA2 7SD DECISION The Council in exercise of their powers under the above Acts and Orders, having considered the above proposal, the plans endorsed as relating to it and the particulars given in the above application hereby:- REFUSE Consent subject to the reasons listed on the reverse/paper apart. PLANS AND DRAWINGS The plans and drawings relative to this refusal are those identified in the Schedule of Plans/Drawings attached as a paper apart and forming part of this Decision Notice. Dated: 08/12/2021 Signed .... .................. Appointed Officer on behalf of Renfrewshire Council
Page 4
Page 2 of 3 Ref. 21/1473/PP REASON FOR REFUSAL PAPER APART TERMS AND CONDITIONS Reason for Decision Conditions/Reasons Reason(s) for Refusal 1. The proposals are contray to the provisions of Policy P1 'Renfrewshire's Places' and Policy ENV3 'Built Heritage' of both the Adopted (2014) and Proposed (as amended 2021) Local Development Plans, the Council's Delivering the Places Strategy 'Alterations and Extensions to Existing Properties' of the Proposed New Development Supplementary Guidance and Renfrewshire Householder Development Guidance Planning Advice Note 2016, in that the proposed dormer window to the front would dominate the roof space, impacting on the character of the original roof, within the conservation area.
Page 5
Page 3 of 3 TOWN AND COUNTRY PLANNING (SCOTLAND) ACT 1997 1. If the applicant is aggrieved by the decision to refuse permission for or approval required by a condition in respect of the proposed development, or to grant permission or approval subject to conditions, the applicant may require the planning authority to review the case under section 43A of the Town and Country Planning Act (Scotland) Act 1997 within three months beginning with the date of this notice. The notice of review should be addressed to Head of Legal and Democratic Services, Renfrewshire House, Cotton Street, Paisley PA1 1PR. 2. If permission to develop land is refused or granted subject to conditions and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state and cannot be rendered capable of reasonably beneficial use by the carrying out of any development which has been or would be permitted, the owner of the land may serve on the planning authority a purchase notice requiring the purchase of the owner of the land's interest in the land in accordance with Part 5 of the Town and Country Planning (Scotland) Act 1997.
Page 6
Applicant: Ms Claire Guthrie Ref. No: 21/1473/PP Site: 21 Thornly Park Avenue Paisley PA2 7SD Officer: Maria Porch Documents Document Document Attached (Admin) Document Attached and Signed Decision Letter Decision Notice Appendix 1 – Report of Handling Plans to be stamped Drawing Number Drawing Title Checked Paper/DMS (Officer) Stamped DMS (BS) CSM/2822/1 Ground Floor Plan & Elevations as Existing CSM/2822/2 Attic Floor Plan as Existing CSM/2822/3 Ground Floor Plan as Proposed & Elevations Proposed CSM/2822/4 Attic Floor Plan as Proposed and Elevations Proposed CSM/2822/5 Plans & Elevations CSM/2822/6 Locality Plan _____
Page 7
Appendix 1 RENFREWSHIRE COUNCIL Application No: 21/1473/PP CHIEF EXECUTIVE’S SERVICE RECOMMENDATION OF PLANNING APPLICATION Regd:20 August 2021 Applicant Agent Ms Claire Guthrie 21 Thornly Park Avenue Paisley PA2 7SD Derek Thompson Architectural Services Morven House 10 High Road Paisley PA2 6AR Nature of Proposals Erection of single storey rear extension, demolition of existing garage and erection of replacement garage with studio above and installation of dormer windows to front and rear Site 21 Thornly Park Avenue, Paisley, PA2 7SD Description This application seeks consent for the erection of a single storey rear extension, demolition of an existing garage and the erection of a replacement garage with studio above, as well as the installation of dormer windows to the front and rear at 21 Thornly Park Avenue, Paisley. The site fronts the road to the south and is bound by a range of residential property types to all other sides. The property itself incorporates a pitched roof and is finished in grey wet cast render and concrete roof tiles. The proposed rear extension would extend to approximately 5 metres from the rear elevation by 14.8 metres in width. The proposal incorporates a pitched roof design which measures approximately 4.3 metres in height overall. The proposed garage with studio above would extend to an approximate length of 7 metres at a width of 6m, reaching an overall height of 5.7m, with finishing materials to include brick, roughcast and concrete roof tiles to match the existing dwelling. The rear dormer window would extend to a length of 12.8m at a height of 2.2m and projection of 3.7m, with the front dormer window extending to a length of 12.8m at a height of 3m and projection of 4.1m. History No previous applications. Policy and Material Considerations Adopted Renfrewshire Local Development Plan 2014 Policy P1: Renfrewshire's Places Policy ENV3: Built Heritage New Development Supplementary Guidance Delivering the Places Strategy: Alterations and Extensions to Existing Properties Delivering the Environment Strategy: Built Heritage
Page 8
Proposed Renfrewshire Local Development Plan (as modified) 2021 Policy P1: Renfrewshire's Places Policy ENV3: Built and Cultural Heritage Proposed New Development Supplementary Guidance Delivering the Places Strategy: Alterations and Extensions to Existing Properties Delivering the Environment Strategy: Built and Cultural Heritage - Conservation Areas Material considerations Renfrewshire Householder Development Guidance Planning Advice Note 2016 Planning legislation requires that planning decisions are made in accordance with the Development Plan unless material considerations indicate otherwise. The proposal therefore requires to be assessed in terms of the policies and material considerations set out above. Publicity An Advert was placed on the press on for the following reasons - Development within a Conservation Area Objections/Representation One objections has been received, the substance of which can be summarised as follows:- 1. The proposed extensions would constitute overdevelopment within the conservation area. 2. The front dormer covers a significant portion of the roof area contrary to policy. 3. The balcony and extensions will impact on the privacy of neighbouring properties. 4. Due to the scale of the extensions proposed there is likely to be additional noise associated with the property. Consultations None required. 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
Page 9
Planning Obligation Summary – n/a Scottish Ministers Direction – n/a Assessment It is considered that the proposal complies with Policy P1 of the Local Development Plan because the development comprises of alterations to a residential property within a residential area. The New Development Supplementary Guidance states that alterations and extensions to existing residential properties should be of an appropriate scale, size and massing which does not constitute over development, they should reflect the design and materials of the existing house and the character of the surrounding area, and they should not significantly reduce the amenity of the neighbouring residents or the surrounding area. In order 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. These are: Design & Materials - In terms of design, the rear extension and replacement garage (with studio above) are considered to be of an acceptable design, reflecting the appearance of the original dwelling, in accordance with the provisions of Renfrewshire's Householder Guidance. The 5 metre projection to the rear is also considered acceptable given the available rear garden space associated with the dwelling and the detachment of the property. Materials to be used have not been fully detailed, however a condition attached to any consent given can ensure they are reflective of the original dwelling commensurate with policy and guidance. Considering the design of the proposed dormer windows, these should generally be discrete additions which retain the character of the original roof, not dominating the roof space. External finishing materials and window detailing should also match the existing roof and windows. In this regard, whilst the scale of the proposed dormer window to the rear could be considered acceptable on balance due to it’s discreet location, the dormer to the front is considered to adversely dominate the dwelling’s roof, within the conservation area. Despite requesting a reduction in the scale of this element during the assessment process the applicant has opted to make no alterations. As such, it is not considered that the application as a whole can be supported. Scale & Positioning - With regard to scale and positioning the projection into the rear garden would be 5 m in length for the rear extension. Whilst this would marginally exceed the Councils Householder Guidance, given the available garden space to serve the dwelling, the position of the property within the plot and its proximity to neighbouring properties this is considered acceptable on this occasion. The positioning of the proposed replacement garage also utilises the most appropriate area of the applicants garden space to achieve the requirements sought by the proposal. The height of the proposal is lower than the main dwelling which also reduces its impact on the wider area. In terms of the dormer windows the scale of the front proposal, for the reasons stated above, is
Page 10
considered unacceptable. Privacy & Overlooking - The presence of boundary screening and the positioning of the proposed extensions would not give rise to concern in relation to impact on privacy or overlooking of the neighbouring properties. Daylight & Overshadowing - No significant impact is considered likely to result in this instance given the position of the extension proposed and the layout of the residential development. Considering the points made by the objector above which have not been addressed within the main body of the report, extensions to the dwelling area unlikely to cause such an increase in noise levels that an accompanying noise assessment would be required in support of the application. Recommendation and reasons for decision In light of the above assessment, the proposal is considered to suitably comply with the relevant policy and guidance of the Adopted Local Development Plan and New Development Supplementary Guidance, on balance. It is therefore recommended that planning permission be refused. Index of Photographs A site visit was undertaken for this application. RECOMMENDATION Refuse Reason for Decision The proposals are contrary to the provisions of Policy P1 'Renfrewshire's Places' and Policy ENV3 'Built Heritage' of both the Adopted (2014) and Proposed (as amended 2021) Local Development Plans, the Council's Delivering the Places Strategy 'Alterations and Extensions to Existing Properties' of the Proposed New Development Supplementary Guidance and Renfrewshire Householder Development Guidance Planning Advice Note 2016, in that the proposed dormer window to the front would dominate the roof space, impacting on the character of the original roof, within the conservation area. Alasdair Morrison
Page 11
1 -----Original Message----- From: Georgine Doherty Sent: 24 September 2021 12:49 To: DC <dc@renfrewshire.gov.uk> Subject: Planning applications for extension and erection of replacement garage at 21 Thornly Park Avenue, Paisley We respond to letter dated 2/9/21, received by ourselves and direct neighbours 8/9/21. Letter states we have 21 days from receipt of same to respond - however, on attempting to do so on web page, the information stated consultation period had ended!! Today is 24/9/21, therefore well within the time scale allotted from receipt of letter. Our comments are as follows: Thornly Park Avenue is within a designated conservation area, as per Historic Scotland site denotes, and whilst number 21 is not a listed building it clearly remains within the conservation area. This application is an over extension of the existing footprint of the building. The proposed extension is more than 50% of the existing footprint, and the addition of decking results in another 50% of the extension. Therefore covering 175% of the original footprint. The original dwelling consisted of two public rooms and four bedrooms. The proposed development will increase this to a minimum of three public rooms, with five bedrooms, three of which are planned to be en-suite and each with a dressing room. The proposed dormer construction to front and rear appears to be much more than 50% of the original roof area, while the current regulations covering conservation areas states that no more than 50% should be allowed . The inclusion of a Juliet balcony as part of the rear dormer construction which covers the entire length of the building (front and rear) will encroach on privacy of surrounding properties. The demolition of the existing garage with a replacement garage including a ‘studio’ is a footprint of 42 square metres with possible accommodation above and as such is much larger than standard double garage at 34 square metres, and is much further to the rear of said property, again encroaching on privacy of abounding neighbours. The much increased accommodation will respectively increase the possibility of noise nuisance to the surrounding properties, which has already been an issue from the current two public four bedroom dwelling. We respectfully request that these comments, submitted within the time permitted from receipt of notification, are given full consideration during the preparation of your report on said application. Yours faithfully, Georgine and David Doherty
Page 12
No embedded text on this page.
Page 13
No embedded text on this page.
Page 14
No embedded text on this page.
Page 15
No embedded text on this page.
Page 16
Page 1 of 6 Renfrewshire House Cotton Street Paisley PA1 1JD Tel: 0300 3000 144 Fax: 0141 618 7935 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 100459116-001 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 Rear Extension , Alterations and Dormers plus Garage with Studio above
Page 17
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: * Derek Thompson Architectural Services Ms Derek Claire Thompson Guthrie High Road Thornly Park Avenue 10 21 Morven House 0141 889 4468 PA2 6AR PA2 7SD Scotland Scotland Paisley Paisley derek@thompsonarchitectural.co.uk
Page 18
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? * 21 THORNLY PARK AVENUE Renfrewshire Council PAISLEY PA2 7SD 661926 248776
Page 19
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: Derek Thompson On behalf of: Ms Claire Guthrie Date: 20/08/2021 Please tick here to certify this Certificate. *
Page 20
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: Mr Derek Thompson Declaration Date: 20/08/2021
Page 21
Page 6 of 6 Payment Details Online payment: 819400 Payment date: 20/08/2021 13:05:00 Created: 20/08/2021 13:05