Application Details

Reference 17/05961/CP
Address 41 Egerton Road Bristol BS7 8HN  
Street View
Proposal Application for a Lawful Development Certificate for a proposed use or development - Loft Conversion.
Validated 25-10-17
Type Certificate of Lawfulness - proposed
Status Decided
Determination Deadline 20-12-17
Decision Certificate of Lawfulness BE ISSUED
Decision Issued 22-01-18
BCC Planning Portal Application
Public Comments Supporters: 0 Objectors: 1    Total: 1
No. of Page Views 50

TBS response: OBJECT

Recommendation submitted 08-12-17

We are concerned to see yet another house being extended in the roof by the addition of flat roof saddle dormers. This is a trend which is reaching almost epidemic proportions within the Bishopston area and is having a detrimental impact on the appearance and character of ourstreets. It stems from the inadequacy of Government planning legislation for Permitted Development, i.e. the building work which can be carried out without full planning permission, solong as it complies with certain criteria. P.D. guidance is clear that only roof dormers which are onthe rear slope, i.e. not visible from the street, can be carried out under without planningpermission. It is similarly clear that dormers to the front slope, i.e. visible from the street, dorequire full planning permission. Unfortunately, Government P.D. rules fall silent on what applies tohouses where the roof is at 90 deg. to the street, which applies to much of Bishopston, and thematter remains open to interpretation. It seems clear from the above that if saddle dormers arevisible from the street, then they should be subject to full planning permission.The preferred method for creating an additional floor when the roof is at 90 deg. to the street is toraise the main roof approx. 1.3m, which creates attractive room-in-the-roof space. Nos. 23,38 and40 Egerton Road are excellent examples and look as if the houses were built originally built likethat. This works particularly well in Egerton Road where the houses are all different, side by side.The only saving grace with this current application is that the dormers have been set back from thefront wall of the house, so as to be less obviously visible from the street. Whilst this helps slightly itdoes not solve the problem. Examples like 95 Berkeley Road clearly demonstrate that, unless thedormers are set back at least 2.5/3.0m, then they are still visible from the street.Whilst we understand that this is only a Lawfulness Certificate application, we object to it inprinciple and consider that the application should be subject to the scrutiny of a full planningapplication.

Public Comments

The Bishopston Society  OBJECT

We are concerned to see yet another house being extended in the roof by the addition of flat roofsaddle dormers. This is a trend which is reaching almost epidemic proportions within theBishopston area and is having a detrimental impact on the appearance and character of ourstreets. It stems from the inadequacy of Government planning legislation for PermittedDevelopment, i.e. the building work which can be carried out without full planning permission, solong as it complies with certain criteria. P.D. guidance is clear that only roof dormers which are onthe rear slope, i.e. not visible from the street, can be carried out under without planningpermission. It is similarly clear that dormers to the front slope, i.e. visible from the street, dorequire full planning permission. Unfortunately, Government P.D. rules fall silent on what applies tohouses where the roof is at 90 deg. to the street, which applies to much of Bishopston, and thematter remains open to interpretation. It seems clear from the above that if saddle dormers arevisible from the street, then they should be subject to full planning permission.The preferred method for creating an additional floor when the roof is at 90 deg. to the street is toraise the main roof approx. 1.3m, which creates attractive room-in-the-roof space. Nos. 23,38 and40 Egerton Road are excellent examples and look as if the houses were built originally built likethat. This works particularly well in Egerton Road where the houses are all different, side by side.The only saving grace with this current application is that the dormers have been set back from thefront wall of the house, so as to be less obviously visible from the street. Whilst this helps slightly itdoes not solve the problem. Examples like 95 Berkeley Road clearly demonstrate that, unless thedormers are set back at least 2.5/3.0m, then they are still visible from the street.Whilst we understand that this is only a Lawfulness Certificate application, we object to it inprinciple and consider that the application should be subject to the scrutiny of a full planningapplication.