Mark Jones Planning Consultancy

Following a successful appeal against Leeds City Council planning permission has been granted to raise the ridge height of the house and build a large rear dormer.  Planning Inspector agreed with our assessment that:

“The proposal would increase the ridgeline of the appeal property. However, the existing ridgeline is lower than the neighbouring dwellings and, as such, the proposed increase of 0.9m would not be unduly dominant. Given the distinctive nature of the host property in its design and positioning near the entrance to the street, raising the ridge height by a small amount would not, on this particular property, set a precedent for other dwellings in the street.”

In terms of the rear dormer the Inspector concluded:

“The rear flat roof dormer would be a large box like structure and would be prominent to the rear. However, the host property is a large, detached dwelling and the proposed dormer would be set in from all sides leaving parts of the roof slope exposed. In this context it would not appear unduly obtrusive or excessive in scale in relation to the host property, even though it would be a prominent feature on the roof. Moreover, large box like dormers do form part of the existing character to the rear of neighbouring properties and in this regard, it would not appear incongruous on the slope.”

Another fantastic appeal success at a mid-terraced house (C3 use) in Eccles to convert it into a small 5 person HMO (C4 Use) despite the Council raising objections to the proposal on the basis that the proposed development would not provide acceptable living conditions for future occupants.

Salford Council have a blanket Article 4 Direction which removes normal permitted development rights for changes of use from Class C3 to Class C4 in order to manage amenity and character impacts associated with HMOs, as well as to ensure that balanced communities are maintained within the City.

Planning Inspector Nigel Harrison noted the Council’s licensing team confirmed the scheme would fully comply with its HMO standards with appropriate accommodation being provided. He also confirmed that all bedrooms would be laid out so that they could accept a single or double bed, other necessary furniture, and some storage space. Bedroom sizes exceeded the Council’s Standards for HMOs. Whilst the Council’s HMO Guidance does not form part of the development plan, it is a Council document that has been prepared to ensure HMOs adhere to acceptable standards.

The Framework sets out three overarching objectives to achieving sustainable development. One of these, the social objective, seeks to support strong, vibrant, and healthy communities by ensuring that a sufficient number and range of home types is provided to meet the needs of present and future generations. The appeal proposal was considered to play a part in meeting these objectives.
The Planning Inspector also granted a Full Award of Costs in favour of the appellant on the grounds of the unreasonable behaviour of Salford Council resulting in unnecessary or wasted expense.
     

Working with OL3 Architects detailed planning permission has been secured for three detached houses.  

The site contains a beautiful TPO oak tree. Working with Council Officers and our own Arboricultural Consultants the design was modified to secure the retention of the protected tree, whilst at the same time deliver sustainable development.

During early 2020, permission was granted for minor amendments to the approved scheme.  Positively working together with the case officer resulted in no pre-development conditions being necessary as all information was provided with the application.