Residential Extensions and Standalone Annexes

Chaper 5 – Topic Policies

Section A – Housing

HOU8/9 Residential Extensions and Standalone Annexes (2016 Draft / 2017 Main Changes)

Residential Extensions

By modernising, adapting or enlarging an existing dwelling its life can be significantly extended, which in turn, contributes to the future sustainable development of the Borough. Small scale extensions and alterations to properties have in recent years often become categorised as ‘permitted development’ under the provisions of the Town and Country Planning General Permitted Development Order 2015.

Where an extension requires permission, the Council requires that the scale and visual impact of such development is appropriate in relation to both the existing dwelling and the surrounding area and that the living conditions of neighbours are not adversely affected.

Policy HOU8 – Residential Extensions

Proposals for extensions to dwellings will be permitted if each of the following criteria is met:

1. the existing dwelling enjoys a lawful residential use; and
2. the proposed extension would not materially harm any neighbouring uses including the living conditions of adjoining residents; and,
3. the proposed extension is suitable in size, scale and built form to the existing dwelling to which it should be physically linked; and
4. the proposed extension is designed sensitively to avoid harm to the overall character or street scene of the surrounding area and the landscape and the distinct features of the landscape character area in which it is located.

Annexes

Annexes which are physically linked to the main dwelling will be determined against Policy HOU8 including in schemes where they contain all the facilities essential for independent residential occupation.

For all annexe schemes (attached or standalone) a planning permission is likely to be conditioned to ensure that the annex in question remains used for its intended purpose.

Standalone annexes will be supported where it can be demonstrated that there is a need for such a facility – for example to provide a home for elderly or infirm relatives unable to live independently, or for staff accommodation and that the standalone annex is sited appropriately and that it has a real and functional relationship between the occupation of the main dwelling and the annexe. It is unlikely that a standalone annex located outside the curtilage of the main dwelling, or without a demonstrable functional relationship with the main dwelling, will be supported in principle.

Policy HOU9 – Standalone annexes

Proposals for detached annexe accommodation to residential property will be permitted where;

1. the existing residential property enjoys a lawful residential use; and
2. the proposed annexe would not materially harm any neighbouring uses; and,
3. the scale and appearance of the proposed annexe is sympathetic and modest in proportion to the principal dwelling and site; and
4. sited to achieve a clear dependency is retained between the annexe and the main building at all times; and
5. the proposed annexe is designed sensitively to complement the existing dwelling and is clearly ancillary and visually subordinate to it in design and massing; and
6. the proposed annexe would not have a harmful visual impact on the overall character of the surrounding area and/or the street scene or  be visually intrusive in the landscape in which it is located