The Cheltenham Borough Council Planning Committee met on Thursday 17 October 2024, approving a single-storey rear and first-floor side extension at 187 Leckhampton Road and a new secure bin storage area at 122A Brunswick Street. The committee also noted updates on planning appeals.

187 Leckhampton Road

The committee granted planning permission for a single-storey rear extension, a first-floor side extension, and associated alterations at 187 Leckhampton Road, GL53 0AD. The application had been significantly amended during the process and was brought before the committee at the request of Councillor Horwood.

During the debate, concerns were raised by objector Angus Hogarth, who lives at 185 Leckhampton Road, about the potential loss of outlook and amenity due to the proposed extensions, particularly the first-floor side extension which he described as an overbearing structure. He also highlighted historical boundary issues and the raised floor level of the existing garage, suggesting that the proposed development would create a monolith impacting neighbouring properties. Mr. Hogarth also voiced concerns about the potential for similar developments to negatively affect the character of the area, which is close to a conservation area and an area of outstanding natural beauty.

Applicant Kevin Costello explained that the aim was to create a sustainable and eco-friendly modern home with better connection to the garden. He stated that significant voluntary compromises had been made in response to neighbours' concerns, and that the revised plans were not a wish list. Mr. Costello argued that many objections were inaccurate or exaggerated and that the planning process should not be used for intimidation. He pointed to recent precedents for rear extensions on the road, including those by neighbours at 189 and 191 Leckhampton Road, which received no objections. He also clarified that the proposed extension would not block the view south from 185 Leckhampton Road but would share it.

Councillor Horwood, who is also a board member of the Cotswold National Landscape, spoke about the implications for the Cotswold Area of Outstanding Natural Beauty (AONB). She referred to Policy SD7 of the JCS (Joint Core Strategy) which requires development to conserve and where appropriate enhance the AONB's qualities, and Policy CE 1.2 of the Cotswold AONB Management Plan, which states that proposals should have regard to scenic quality and ensure that views are conserved and enhanced. Councillor Horwood argued that views into and out of the AONB are a material consideration, and that the cumulative impact of incremental development on hillsides could degrade views for the community. She also raised concerns about the floor level of the rear extension, noting that due to the topography, it would be significantly higher than neighbouring gardens, making the extension appear larger than depicted in elevation drawings.

Michelle Payne, an officer, responded to questions about the AONB policy, stating that officers had reached a different view and did not find the policy particularly relevant to this application. She explained that the loss of a private or distant view is never a material planning consideration. Councillor Bamford sought clarification on this point, and Michelle Payne reiterated that while the Cotswold Conservation Board's management plan does not explicitly exclude private views, the loss of a distant view is not a material planning consideration, and officers can only consider immediate outlook.

During the debate, Councillor Clark expressed concern about the tone of the objections and responses, urging for neighbourly conduct. She also suggested that landscaping around the patio could help ease tensions and improve amenity. Councillor Allen echoed this sentiment, recommending emphasis on community cooperation around landscaping. The officers confirmed that a landscaping condition could be imposed if the committee was minded to grant permission, requiring approval of the planting before it was undertaken.

The committee voted to grant planning permission by six votes to none, with three abstentions.

122A Brunswick Street

The committee unanimously granted permission for the erection of a new secure bin storage area, including landscaping and fencing, at 122A Brunswick Street, GL50 4HA. The application was brought before the committee because the applicants were the borough council.

Claire Morris, an officer, presented the application, explaining that the bin storage area was required to meet recycling regulations, building fire regulations, and accessibility guidelines for refuse collection. She noted that while the proposed bin store would extend beyond the side elevation of the end property, the retained and proposed planting, along with the mesh-style fencing, would limit views and therefore have a limited impact on the street scene and wider area.

Councillor Clark raised concerns about the aesthetic of the materials, asking if anything would grow over the metal fence. The officer confirmed that existing and new planting would be incorporated, and that the mesh fencing would be relatively lightweight and not very visible.

The committee voted to permit the application by nine votes to none, with no abstentions.

Appeal Updates

The committee noted the updates on planning appeals, as detailed in the document Appeals Update October 2024.