APPLICATION NUMBER:  25/00265/HOUS

Application Number:  	25/00265/HOUS	
Location:	58 Broomfield Crescent, Middleton, M24 4FW	
Proposal:	Single storey rear extension, first floor side extension together with conversion of existing garage to a habitable room	
Applicant:	Mr & Mrs Doherty	
Case Officer:	Bob Melling	
Recommendation:	Grant subject to conditions	

DELEGATION	Applicant a Council Member or officer?	N	
	Contrary to previous decision?	N	
	Called in by Ward Member?	N	

By indicating that the development proposal complies with relevant national, sub-regional and local policies and the ‘Guidelines and Standards for Residential Development’ Supplementary Planning Document, the Planning Officer is taking into account the information submitted with the application, any previous relevant applications, observations during any site visit, any comments received in connection with the application and any other considerations which are material to the decision.

Policy

National

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

Sub-Regional

Places for Everyone Joint Development Plan (PfE)

JP-P1		Sustainable Places

Local

Saved Rochdale Unitary Development Plan (UDP) 2006: 

G/D/1		Defined Urban Area

Adopted Rochdale Core Strategy (CS) 2016: 

P3		Improving Design of New Development
DM1		General Development Requirements
T2		Improving Accessibility
Appendix 5	Schedule of Parking Standards

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

Amendments

N/A

Summary of comments from neighbours, consultees and Planning Panel

N/A

Assessment 

Design and Visual Amenity: Are the following acceptable?
		
Impact on street scene, including subservience, terracing and building line	    ✓	
Height and massing 	    ✓	
Facing materials and detailing 				    ✓	
Roof style						    ✓	
Window proportions							    ✓	
Bin storage 	    ✓	
Impact on trees	    ✓	
	
The development would be a two storey and single storey extension. The two storey element would be set back from the front elevation, with a reduced ridge line that would provide subservience to the host dwelling. The roof design and inset from the shared boundary would also prevent any unacceptable terracing.  The single storey front extension would align with the existing garage with a hipped roof and the rear extension would be a standard, lean to design that is commonly seen on residential properties. Materials are confirmed on the plans to match existing. The design of the proposal is therefore acceptable and accords with CS Policies DM1 and P3, PfE Policy JP-P1, the SPD and the NPPF.
Residential Amenity: Are the following acceptable?
	
Impact on privacy, light & outlook of neighbours (to sides, rear and front)	    ✓	
Light and outlook of application property	    ✓	
Remaining garden space of application property	    ✓	

The extension would be scaled and positioned so as to not unduly impact on the neighbours through overshadowing or massing. The extension would also protect privacy with no overlooking, principal windows. The proposal is therefore acceptable in terms of residential amenity and accords with CS Policy DM1, PfE Policy JP-P1, the SPD and the NPPF.
Highways and Parking: Are the following acceptable?
	
Impact on highway safety				    ✓	
Parking provision	    ✓	

The extension would not interfere with existing off street parking provision to the driveway and the retained parking provision is considered to be acceptable. The proposal is therefore acceptable in terms of highways and parking and accords with CS Policy T2, CS Appendix 5 and the NPPF.
Recommendation:  Grant subject to the following conditions

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.	This permission relates to the following plans:

-	Location Plan
-	Existing Site Plan
-	Proposed Site Plan
-	Existing Floor Plans and Elevations. Dwg no. 3518 – 01
-	Proposed Floor Plans and Elevations. Dwg no. 3518 – 02
-	Proposed Sections and Roof Plan. Dwg no. 3518 - 03

and the development shall be carried out in accordance with these drawings hereby approved unless otherwise required by the conditions below.

Reason: For the avoidance of doubt and to ensure a satisfactory standard of development in accordance with the policies contained within the saved Rochdale Unitary Development Plan, the adopted Rochdale Core Strategy, the Places for Everyone Joint 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.

Article 35 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.

	Date	Officer	
Report Completed	16/04/2025	Signed: BM	
Authorisation	06/05/2025	Signed: RC	

Report Author Bob Melling