Planning Permission GRANTED in Bridgend

Posted: 23 October 2018 12:00pm

Where is the scheme located?

Planning Permission granted in Bridgend for two storey garage. This application (P/18/584/RES) is based on a parcel of agriculutral land at Abergarw Farm, Brynmenyn, Bridgend. The site benefited from an outline planning application in 2014 for the provision of 26 residential dwellings, securing permission for the building plots and access road (P/14/742/OUT). This has allowed for numerous private individuals to purchase self-build plots north of Bridgend.

What is the proposed development?

The plot had previously been granted reserved matters planning permission under application P/17/1051/RES which approved the current building design. The applicant was interested in increasing the size of the garage to include a two storey element and extend the rear of the garage. 

Application Documents:

2018002DA Application Forms

2018002DA Location Plan

2018002DA Layout Plans (Superseded)

2018002DA Elevation Plans (Amended)

2018002DA Layout Plans (Amended)

2018002DA Planning Statement

2018002DA Officer Report

2018002DA Decision Notice

What are the material planning considerations?

The first issue to deal with was procedural. As the plans approved under planning application P/17/1051/RES was not fully implemented, it means that the new garage design could not be dealt with under a full householder planning application. Instead, a second reserved matters application needed to be submitted to the Local Planning Authority.

Regarding development management, the key planning  issues that needed to be considered related mainly to character and residential amenity. The principle of development had already been established, so this was not a consideration under this new application.

Following an initial appraisal and negotiation with the planning officer, it was decided that we should amend the roof orientation of the garage two storey element so that it sloped down towards the front of the dwelling. This gave the overall roof plan of the scheme a more uniformed aesthetic wand reflected the more dominant character of the main roof design.

The second major concern with the development was residential amenity. This is a rather broad planning consideration that can relate to noise, smell, air quality, overbearing, overshadowing and/or privacy impacts that a scheme has either on itself as a host dwelling or neighbouring properties. This particular scheme, has a two storey element  and single storey element, the latter of which protrudes towards the rear of the plot and the garage as a whole sits on the shared boundary. Ultimately, the two storey aspect of the scheme was set back from the principle elevation of the host dwelling and did not extend beyond the rear wall of the neighbouring dwelling. Furthermore, the one metre width side access would have already been overshadowed by the original single storey garage that was approved and the side access is not what we call in planning a ‘liveable space’. This means that whilst there may be an amenity issue like overbearing or overshadowing, the space that is suffering from the loss of amenity would not be routinely utilised or lived within, you won’t be cooking or watching tele in your side access in other words! This issue was further compounded by the fact that both the neighbouring ground floor and first floor windows were obscurely glazed (frosted) which also means that there would be no privacy or overshadowing effect.

Application updates

Following a couple of minor amendments to the plans and some negotiation with the planning officer, planning permission was granted on 18th October 2018.

By James Banks BSc(Hons) AssocRTPI

By James Banks BSc(Hons) AssocRTPI

Town Planning Consultant and Founder of Alpha Planning & Development

Contact

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Planning Permission GRANTED in Bridgend

Posted: 23 October 2018 12:00pm

Where is the scheme located?

Planning Permission granted in Bridgend for two storey garage. This application (P/18/584/RES) is based on a parcel of agriculutral land at Abergarw Farm, Brynmenyn, Bridgend. The site benefited from an outline planning application in 2014 for the provision of 26 residential dwellings, securing permission for the building plots and access road (P/14/742/OUT). This has allowed for numerous private individuals to purchase self-build plots north of Bridgend.

What is the proposed development?

The plot had previously been granted reserved matters planning permission under application P/17/1051/RES which approved the current building design. The applicant was interested in increasing the size of the garage to include a two storey element and extend the rear of the garage. 

Application Documents:

2018002DA Application Forms

2018002DA Location Plan

2018002DA Layout Plans (Superseded)

2018002DA Elevation Plans (Amended)

2018002DA Layout Plans (Amended)

2018002DA Planning Statement

2018002DA Officer Report

2018002DA Decision Notice

What are the material planning considerations?

The first issue to deal with was procedural. As the plans approved under planning application P/17/1051/RES was not fully implemented, it means that the new garage design could not be dealt with under a full householder planning application. Instead, a second reserved matters application needed to be submitted to the Local Planning Authority.

Regarding development management, the key planning  issues that needed to be considered related mainly to character and residential amenity. The principle of development had already been established, so this was not a consideration under this new application.

Following an initial appraisal and negotiation with the planning officer, it was decided that we should amend the roof orientation of the garage two storey element so that it sloped down towards the front of the dwelling. This gave the overall roof plan of the scheme a more uniformed aesthetic wand reflected the more dominant character of the main roof design.

The second major concern with the development was residential amenity. This is a rather broad planning consideration that can relate to noise, smell, air quality, overbearing, overshadowing and/or privacy impacts that a scheme has either on itself as a host dwelling or neighbouring properties. This particular scheme, has a two storey element  and single storey element, the latter of which protrudes towards the rear of the plot and the garage as a whole sits on the shared boundary. Ultimately, the two storey aspect of the scheme was set back from the principle elevation of the host dwelling and did not extend beyond the rear wall of the neighbouring dwelling. Furthermore, the one metre width side access would have already been overshadowed by the original single storey garage that was approved and the side access is not what we call in planning a ‘liveable space’. This means that whilst there may be an amenity issue like overbearing or overshadowing, the space that is suffering from the loss of amenity would not be routinely utilised or lived within, you won’t be cooking or watching tele in your side access in other words! This issue was further compounded by the fact that both the neighbouring ground floor and first floor windows were obscurely glazed (frosted) which also means that there would be no privacy or overshadowing effect.

Application updates

Following a couple of minor amendments to the plans and some negotiation with the planning officer, planning permission was granted on 18th October 2018.

By James Banks BSc(Hons) AssocRTPI

By James Banks BSc(Hons) AssocRTPI

Town Planning Consultant and Founder of Alpha Planning & Development

Contact

Contact Us

Call us: +44 (0) 7810 810910

Email us: info@alphapd.co.uk

Follow Us

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