Application no: 09/57413/out applicant: Rossford Dental Laboratory location: 78-80 Chorley Road Swinton M27 5ad proposal: Outline planning application to include layout and access in respect of four dwellinghouses and nine apartments ward

Description of Site and Surroundings

This application relates to a detached dwelling on the west side of Chatsworth Road, Worsley. The application site is located within Ellesmere Park and is surrounded by large detached and semi detached residential properties.
The dwelling has an existing two-storey side extension with a flat roof, which runs flush with the front elevation of the original dwelling. A garage and carport are also present to the side/rear of the dwelling. These would be demolished to make way for the proposed extensions.
There are a number of trees present at the front of the property and in the front garden of the neighbouring property (15 Chatsworth Road), which are covered by TPO 13. A tree survey has been submitted to support the application. The trees to the rear of the site are not covered by the TPO.
Description of Proposal
Consent is sought for the erection of a first floor side extension; two storey side/rear extension; first and second floor rear extension; single storey rear extension; and new hipped roof over existing flat roof.
The proposed two-storey side extension would sit directly behind the existing two-storey side extension. It would extend 7.3m back to the rear elevation of the existing dwelling and would be flush with the boundary with number 15 Chatsworth Road. It would be no higher than the existing dwelling and incorporate a hipped roof to match the existing. The roof would also extend over the existing two-storey side extension and first and second floor rear extension. The proposed first floor rear extension would project approximately 2.1m from the existing rear elevation, it would be 3.5m in width and would be located above the existing kitchen.
The proposed first floor side extension would project 2m onto the existing terrace. (This will reduce the size of the terrace by approximately half) The proposed first floor side extension would be set back from the main rear elevation by approximately 2.3m and would be 3.9m in width.
The proposed single storey rear extension would project beyond the proposed two-storey side extension by 2.1m. It would be 6.7m in length, 3.5m in height and incorporate a lean to roof.
Internally the proposal would accommodate a lounge, utility room and enlarged kitchen on the ground floor. An enlarged bedroom, a new bedroom and 2 bathrooms on the first floor and a bedroom, en suite and bedroom in the roof space.

Site History
06/53124/TPO - Remove overhanging branches one beech (T1). Refused 23.08.2006
07/55578/HH – Erection of a first floor side extension; two storey side/rear extension; first floor rear extension; single storey rear extension; and new hipped roof over existing flat roof. Approved. 06.03.2008
The current application is a re-submission of planning permission 09/57486/HH, which was approved by The Planning and Transportation Regulatory Panel on 6^th March 2008. The principle alteration includes a change in roof height and type to the side/rear extension adjacent to no.15. The ridge height of the proposal has increased from 7.1m to 8.0m, however the height of the eaves is going to be the same and rather than a double hipped roof to the side/rear a single hipped gable roof covering the proposed development, is proposed.
Other alterations include the insertion of doors and a balustrade into the rear elevation on the 2^nd floor and the insertion of extra skylights into the roof space.

Publicity
The following neighbour addresses were notified:
28 and 30 Westminster Road, Eccles

10, and 12 – 14 Rutland Road, Eccles

11, 12 and 15 Chatsworth Road, Eccles
Representations
One letter of objection in response to the planning application publicity has been received from the occupiers of number 15 Chatsworth Road.
The following issues have been raised: -

1. 
   Proximity of proposed development to number 15 Chatsworth Road
   
2. 
   The proposal (in particular the size of the proposed gable wall) will cast a shadow over No.15’s house and garden preventing sunlight from their backrooms and rear bedroom
   
3. 
   The proposal will have a detrimental impact on the value of their property. (This is not a material planning consideration.)
   
4. 
   The proposal is out of character with the area.
   
5. 
   The size of the two-storey side and new roof over existing flat roof is overwhelming.
   
6. 
   Out of context in this location
   
7. 
   Large expanse of brick work to gable adjacent to no.15.
   

Loss of value to neighbouring properties is not a material planning consideration. All other issues raised will be considered as part of the appraisal of proposal below.

Cllr Davies has requested that the application be determined by the Planning and Transportation Regulatory Panel for the following reason:
- potential loss of light/impact on the occupiers of the neighbouring property, 15 Chatsworth Road.
The Development Plan

Site specific policies: None

DES1 - Respecting Context

DES7 - Amenity of Users and Neighbours

DES8 - Alterations and Extensions

A8 - Impact of Development on the Highway Network

EN13 - Unacceptable loss of, or damage to, protected trees

Other policies
House Extensions Supplementary Planning Document.

Ellesmere Park Supplementary Planning Document.

Trees and Development Supplementary Planning Document

Appraisal

The main planning issues relating to this application are the impact of the proposed extensions on the amenity of the surrounding and future residents; impact on highway safety and the impact of the proposed development on the character of the area, and whether the proposal accords with all relevant policies of the Unitary Development Plan and the Council’s Supplementary Planning Documents on House Extensions, Ellesmere Park and Trees and Development.