APPLICATION NUMBER:  25/00371/HOUS

DELEGATED DECISION CHECKLIST AND REPORT

      APPLICATION NO.	CASE OFFICER		
25/00371/HOUS	Aimee Bovaird		

DETERMINATION DATE 01.08.2025 EXT OF TIME 

Address:  16 Marcliffe Drive Rochdale OL11 4DH  

Proposal:  Kitchen extension front of dwelling in line with existing garage and pitching existing flat roof

PUBLICITY	Weekly list expired? 	Y	Site notice expired? 	N/A	
	Neighbour letters expired?	N/A
	Press Notice expired?	N/A	

DELEGATION	Significant departure from local plan? 	N	Contrary to national policy?	N	
	Applicant a Council Member or officer?	N	Contrary to previous decision?	N	
	Major with 10 or more objections and recommending approval?	N	Called in or Planning Panel objection?	N	

COMMENTS	Planning Panel comments received?	N
	
	Neighbour comments received?	N	

EIA	Screening opinion completed and saved to Onbase?	N

CONDITIONS	Pre-commencement conditions proposed?	N	
	Pre-commencement conditions agreed (or notification period expired)?	N	

RECOMMENDATION	GRANT subject to conditions	

CHECKED AND SIGNED OFF BY:	LA		DATE: 31.07.25

SITE

The proposed site is 16 Marcliffe Drive, a two-storey detached dwelling. The dwelling benefits from off street parking and a rear garden. The surrounding area is predominately residential, and the dwellings are all of a similar character.

The site is located in the Defined Urban Area.

PROPOSAL

The application seeks permission for a front extension with a pitched roof. The proposed extension will bring the kitchen in line with the existing garage. The proposed development will increase the size of the existing kitchen and add a porch.

RELEVANT PLANNING POLICY

National Guidance

National Planning Policy Framework (NPPF) 
National Planning Practice Guidance (NPPG)

Sub-Regional

Places for Everyone Joint Development Plan (PfE)

9. Places for People

JP-P 1		Sustainable Places

Adopted Rochdale Core Strategy (CS):

SO1		Delivering a more prosperous economy
E1		Establishing thriving town, district and local centres
SO2		Creating successful and healthy communities
SO3		Improving design, image and quality of place
P3		Improving design of new development
SO5		Improving accessibility and delivering sustainable transport
T2		Improving accessibility

DM1		General development requirements
SD1		Delivering sustainable development

Unitary Development Plan (UDP): 

G/D/1		Defined Urban Area

Supplementary Planning Documents (SPD):
Supplementary Planning Guidance note ‘Guidelines and Standards for Residential Development’ (June 2016).

RELEVANT SITE HISTORY

N/A

CONSULTATION RESPONSES

N/A

REPRESENTATIONS

Letters of notification have been sent out to surrounding properties and no comments have been received.

ANALYSIS

Principle of Development.

The proposed application site is located within the Defined Urban Area as designated under the Proposals Map of the Unitary Development Plan (UDP). The site is located with a predominately residential area and the principle of development is considered acceptable.

Design

Paragraphs 131 and 135 of the National Planning Policy Framework (NPPF) state that good design is a key aspect of sustainable development and that planning policies and decisions should ensure that developments function well and add to the overall quality of the area and are visually attractive as a result of good architecture, layout and appropriate and effective landscaping, which is largely reflected within Policies DM1 and P3 of the Council’s adopted Core Strategy, which requires development proposals to demonstrate high quality design.

The proposed development consists of a front storey extension with a pitched roof. The proposed pitch roof will fit in with the character of the host dwelling. The neighbouring dwelling no.11 Marcliffe Drive has a similar front extension. The extension will project 2.6m from the front elevation to meet the existing garage and is of an appropriate scale and will not have a negative impact on the street scene.

The proposed materials will match the host dwelling and are considered acceptable.

The design of the proposal is therefore acceptable and accords with policies DM1 and P3 of the adopted Rochdale Core Strategy, the SPD and the NPPF.

Impact on Surrounding Occupiers.

Paragraph 135 of the National Planning Policy Framework advises that planning decisions should always seek to secure a high standard of amenity for existing and future users. Further to the above are the considerations of the Councils Supplementary Planning Document (SPD) ‘Guidelines and Standards for Residential Development’ which states that new developments “should be carefully designed to protect the amenity of the occupants of adjoining properties.”

The proposed development will have a window on the front elevation, the dwelling is set back from the highway, and this will not have a negative impact on neighbour privacy.

There are no concerns regarding the impact of the development on the amenity of future or neighbouring occupants, in accordance with policies DM1, the SPD and the NPPF.

Highways 

The proposed development will not impact the driveway and is considered acceptable.

The proposal accords with the requirements of Policies T2 and DM1 of the adopted Core Strategy and the National Planning Policy Framework

RECOMMENDATION

1.	The development must be begun not later than three years beginning with the date of this permission.

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended).

2.	The development shall be carried out in accordance with the following approved plans: 

-	Proposed Floor Plans, Elevations, Location and Site Plan 

Reason: For the avoidance of doubt and to ensure a satisfactory standard of development in accordance with the policies contained within the adopted Rochdale Core Strategy, the saved Rochdale Unitary Development Plan and the National Planning Policy Framework.

3.	The materials used in the construction of the exterior of the development hereby permitted shall match those used in the construction of the exterior of the existing building in colour, form, type, size and texture.

Reason: In order to ensure a satisfactory appearance in the interests of visual amenity in accordance with policies P3 and DM1 of the adopted Rochdale Core Strategy and the National Planning Policy Framework.

Procedure Statement 
The proposal complies with the development plan and would improve the economic, social and environmental conditions of the area. It therefore comprises sustainable development and the Local Planning Authority worked proactively to issue the decision without delay.

Report Author Aimee Bovaird