OFFICER REPORT
1.
SUMMARY
1.1
Full planning permission is sought for the erection of a first
floor side and rear extension with front porch, first floor side
window and enlargement of single storey front roof. This
application is retrospective.
1.2
This application is a resubmission of approved planning permission
20/00702/FUL which incorporates the following changes:
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Change from a stepped east elevation to a straight elevation
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Increased projection to the front by 1 metre
1.3
The development relates to a site within the settlement boundary.
It is not considered that the development results in an adverse
impact on the streetscene or the character and appearance of the
area or highway safety. The relationship with adjoining properties
is considered acceptable.
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RECOMMENDATION
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Planning
permission be granted subject to conditions in Section 11 of this
report
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2.
REASONS FOR REPORTING THE APPLICATION TO PLANNING
COMMITTEE
2.1
The application has been reported to the Planning Committee at the
request of Councillor Bhandari due to concerns regarding the impact
on residential amenity.
3.
PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within Defined
Settlement
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3.1
Froxfield is a two storey building. The first floor and rear of the
ground floor are in use as a single residential dwelling, with the
front of the ground floor converted from retail to residential
incorporated into the existing dwelling.
4.
RELEVANT PLANNING HISTORY
4.1 The relevant
planning history is summarised as follows:
605083
Erection of single storey
side and rear extension forming enlarged living/ dining room and
new garage.
Approved 1980
609148
Single storey front
extension forming enlarged shop.
Approved 1984
614690
Single storey front
extension to shop. Single storey rear extension forming kitchen and
single storey side/rear extension forming garage, in connection
with living accommodation.
Approved 1989
20/00500/PAV
Prior Approval application
for change of use from shop (A1) to residential dwelling (C3)
Approved 2020
20/00702/FUL
Erection of a first floor
side and rear extension with front porch, first floor side window
and enlargement of single storey front roof.
Approved 2020
5. THE
PROPOSAL
5.1
The proposed extension is sited on the footprint of the existing
ground floor. It has a maximum depth of approximately 13.5 metres,
and a maximum width of approximately 12 metres. The extension is
not taller than the existing maximum ridge height at approximately
7.9 metres tall.
5.2
The extension projects past the front elevation of the property to
the north, Keildon, by approximately 8.4 metres. There is a minimum
separation distance of approximately 1.45 metres between the two
properties at the closest point.
5.3
The extension projects past the rear of the property to the south,
Dellow, by approximately 5 metres. There is a minimum separation
distance of approximately 2.65 metres between the two properties at
the closest point.
5.4 The following plans
show the proposed front and side elevation facing Keildon with the
outline of the original dwelling highlighted in blue:
5.5 The following plans
illustrate the proposed floor plans, with the original floor plans
highlighted in blue:
6.
REPRESENTATIONS RECEIVED
Binfield Parish
Council
6.1
Objection on the following grounds:
(i)
Overbearing and unneighbourly
(ii) Would result
in considerable loss of light to neighbouring property
Other
Representations
6.2
Five letters of objection has been received raising the following
concerns:
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Overbearing concerns
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Overlooking concerns
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Overshadowing concerns
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The development has resulted in a loss of amenity to the occupants
of the surrounding dwellings
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The development appears overly dominant and out of character
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Insufficient parking and highway safety concerns
Any further comments
received shall be reported in the supplementary report.
7.
SUMMARY OF CONSULTATION RESPONSES
Highway
Authority
7.1 No
objection to planning permission 20/00702/FUL.
8.
MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO THE
DECISION
8.1
The key policies and associated guidance applying to the site
are:
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Development Plan
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NPPF
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General policies
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CS1 & CS2 of CSDPD
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Consistent
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Design and Character (including
heritage)
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CS7 of CSDPD, Saved policy EN20 of
BFBLP
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Consistent
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Residential Amenity
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Saved policies EN1, EN2, EN20 and EN25 of
BFBLP
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Consistent
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Highways
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CS23 of CSDPD, Saved policy M9 of BFBLP
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Consistent
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Supplementary
Planning Documents (SPDs)
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Design (2017)
Parking Standards (2016)
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Other
publications
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National Planning Policy Framework
(NPPF)
Building Research Establishment: Site
Layout Planning for Daylight and Sunlight: a Guide to Good Practice
2011 (BRE SLPDS)
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9.
PLANNING CONSIDERATIONS
9.1 The key issues for consideration are:
(i)
Principle of the Development
(ii)
Impact on the character and appearance of the area
(iii)
Impact on residential amenity
(iv)
Highway safety consideration
i.
Principle of Development
9.2 Section 38(6) of the Planning and Compulsory
Purchase Act 2004 requires that applications for planning
permission must be determined in accordance with the development
plan, unless material considerations indicate otherwise, which is
supported by the NPPF (paras. 2 and 12). Policy CS2 of the CSDPD
states that development will be permitted within defined
settlements. This is provided that the development is consistent
with the character, accessibility and provision of infrastructure
and services within that settlement. The above policy is considered
to be consistent with the NPPF, and as a consequence is considered
to carry significant weight.
9.3 The site is located in a residential area that is
within a defined settlement on the Bracknell Forest Borough
Policies Map (2013). As a result, the proposed development is
considered acceptable in principle, subject to no adverse impact on
the amenity of the neighbouring occupiers and upon the character
and appearance of the area etc.
ii.
Impact on Character and
Appearance of Surrounding Area
9.4 ‘Saved’ policy EN20 of the BFBLP
states that development should be in sympathy with the appearance
and character of the local environment and appropriate in scale,
mass, design, materials etc. Policy CS7 of the CSDPD states that
the council would require high quality design for all development
in Bracknell Forest. Development proposals would be permitted which
build on the urban local character, respecting local patterns of
development. Paragraph 124 of the NPPF emphasises the importance of
good design as key to making places better for people to live.
Additionally, paragraph 130 of the NPPF states that the design of
development should help improve the character and quality of an
area and the way it functions.
9.5 The application site is located on Beehive Road.
There is little architectural consistency within the streetscene,
with a variety of materials and house designs found within the
area, and an irregular building line.
9.6 The dwelling is sited between 2no. two storey
dwellings, and the extension does not increase the existing ridge
height of the dwelling. The building maintains the hipped roof
style, and the materials are similar to those found in the
surrounding area. The extensions are therefore considered in
keeping with the host dwelling, and not considered out of keeping
with the surrounding area given the existing architectural
variety.
9.7 Only a porch installed on the front elevation has
enlarged the footprint of the building, with the remaining
extensions contained to the existing building footprint. The
separation distance to Keildon to the north is approximately 1.45
metres, and the separation distance to Dellow to the south is
approximately 2.65 metres. The resulting dwelling is considered to
fit comfortably in the application site, and the separation
distance to the neighbouring properties is sufficient to avoid an
appearance of overdevelopment of the site.
iii.
Impact on Residential
Amenity
9.8 ‘Saved’ policy EN20 of the BFBLP
states that development will not adversely affect the amenity of
surrounding properties and adjoining area. Paragraph 127 of the
NPPF states that the Local Planning Authority should ensure high
quality amenity for all existing and future occupants of land and
buildings.
Overlooking
Impacts
9.9 One first floor side window is shown in the side
elevation facing south. In order to ensure the development would
not enable unacceptable overlooking from the side elevations it is
recommended that this window and any future upper storey side
windows are restricted by condition.
9.10 A first floor window is also shown on the front
elevation. Froxfield is set further forward than Keildon, and
therefore the front window does not overlook the private rooms or
private garden areas of Keildon. The front window is no closer to
the highway than the existing front window, and it is therefore
considered that this window does not enable increased overlooking
opportunities to the property facing the application site (1 Pocket
Close).
9.11 Two first floor windows are shown in the rear
elevation. There are no windows serving habitable rooms on the side
elevation of Keildon and, given the rear windows are at an oblique
angle to the rear garden of Keildon, it is not considered that the
rear facing windows significantly overlook the rear garden of this
property.
9.12 The rear windows project past the rear elevation
of Dellow and, given the oblique angle to this property, it is not
considered these windows significantly overlook this property or
its garden.
9.13 There is a separation distance of approximately 23
metres from the rear elevation to the rear boundary which is
considered sufficient to avoid any unacceptable overlooking impacts
to the rear.
Overbearing
Impacts
9.14 The development would be separated from the side
elevation of Keildon by approximately 1.45 metres and Keildon has
no side windows serving habitable rooms facing the application
site. The development is set approximately 4 metres behind the rear
elevation of Keildon. Given this relationship it is not considered
the development would is unduly overbearing to the rear or side
elevations of Keildon.
9.15 The development projects past the front elevation
of Keildon by approximately 8.4 metres at first floor level. It is
acknowledged that this is a significant projection, however this
enlargement would primarily impact users of Keildon’s
driveway. The driveway of Keildon is not screened from public view
and is therefore not the primary outdoor space used by the
occupants of Keildon for private outdoor enjoyment. It is not
considered that any overbearing impacts on the driveway would
result in sufficient detrimental impacts to warrant a
refusal.
9.16 The existing relationship between the properties
is not considered to be significantly worsened, given the
development does not increase the footprint of the dwelling (other
than the single storey porch) and the roof is hipped to reduce the
impact of the proposal. The nearest fenestration on Keildon on the
front elevation serves a garage at ground floor level and a
bathroom at first floor level. As these are non-habitable rooms any
overbearing impacts on the views from these rooms would not be
considered sufficient to refuse the application.
9.17 The development projects past the rear elevation
of Dellow by approximately 5 metres. There is a separation distance
of approximately 5.75 metres between the development and the garden
boundary of Dellow. This separation distance is considered
sufficient to ensure the development does not have an unduly
overbearing impact on the private enjoyment of Dellow and its
garden.
Overshadowing
Impacts
9.18 There are no side windows on Keildon serving
habitable rooms on the elevation facing the application site that
are overshadowed by the development. As the development is set
behind the rear elevation of Keildon there is no loss of light to
the habitable rooms with windows facing the rear
elevation.
9.19 The BRE SLPDS is used as a guideline for assessing
potential loss of light and the acceptable levels of loss to light.
A 45 degree line is drawn on the vertical plane from (in the case
of a pitched roof) the midpoint of the roof towards this window.
Then a 45 degree line is drawn on the horizontal plane from the end
of the extension towards the window wall. If the centre of the
window lies on the extension side of both of these 45 degree lines,
it would be considered that the development would result in an
adverse impact on the property with regards to loss of
light.
9.20 On the front elevation the nearest first floor
window of Keildon serves a bathroom, followed by the hallway, with
the only window serving a habitable room (a bedroom) at the
furthest (northern) end of the front elevation. At ground floor
level the nearest room is a garage followed by the entrance hall
with the only window serving a habitable room (the living room) at
the furthest (northern) end of the front elevation.
9.21 The loss of light assessment set out above
determined that, given the separation distance between the proposed
development and the nearest window serving habitable rooms, there
would not be a sufficient overshadowing impact to be considered
unacceptable.
9.22 The BRE SLPDS
advises that the centre point of outdoor spaces receive at least 2
hours of light on 21st March. This test has been
undertaken, and it has been determined that, given the size of
Keildon’s front garden, and the hipped roof of the extension,
the levels of daylight would not be significantly impacted by the
development. Keildon's rear
garden would not be affected by overshadowing due to the
orientation of the properties.
9.23 There are no side windows on Dellow serving
habitable rooms, and therefore the development does not result in
an unacceptable loss of light to this property. The application
site is located to the north of Dellow, and therefore the proposal
would not cause increased overshadowing to this property or its
private amenity space.
iv.
Transport and Highways
Considerations
9.24 Policy CS23 of the CSDPD states that the council
will use its planning and transport powers to reduce the need to
travel, increase the safety of travel, promote alternative modes of
travel and promote travel planning. ‘Saved’ policy M9
of the BFBLP states that development will not be permitted unless
satisfactory parking provision is made for vehicles and cycles. The
supporting text to this policy states that the standards set out in
the Bracknell Forest Borough Parking Standards, Supplementary
Planning Document 2016 (SPD) can be applied flexibly in certain
circumstances.
9.25 The dwelling would require 3 off street parking
spaces to meet the requirement of the parking standards. Three
driveway spaces can be provided to the side of the dwelling, and it
is recommended that these are secured by condition. A garage is
also shown on the submitted plans which could be used for the
storage of bicycles.
10.
CONCLUSIONS
10.1 It is considered that the development is acceptable in
principle and does not result in an adverse impact on the character
and appearance of the surrounding area, highway safety or the
residential amenities of the occupiers of the neighbouring
properties. It is therefore considered that the development
complies with 'Saved' policies of the BFBLP, Policies of the CSDPD,
BFBC SPDs and the NPPF.
11.
RECOMMENDATION
11.1
That the Assistant Director: Planning be authorised to
APPROVE application 21/00573/FUL subject to the following
conditions amended, added to or deleted as the Assistant Director:
Planning considers necessary:
01. The
development hereby permitted shall be carried out only in
accordance with the following approved plans and other submitted
details:
Location and Block Plans
– Received 29.06.21
Proposed Ground Floor
Layout – Received 04.06.21
Proposed First Floor Layout
– Received 04.06.21
Proposed Roof Layout
– Received 04.06.21
Proposed Front and Side
Elevations – Received 02.07.21
Proposed Rear and Side
Elevations – Received 02.07.21
REASON: To ensure that the
development is carried out only as approved by the Local Planning
Authority.
02. The
materials to be used in the construction of the external surfaces
of the extension hereby permitted shall be as follows:
Walls: White monocouche
render with red face brick slip features
Roof: Brown tile and flat
roof constructed of materials similar in appearance to materials on
the existing dwelling
Windows and Doors: Similar
in appearance to those found on the existing dwelling
REASON: In the interests of
the visual amenities of the area.
[Relevant Policies: BFBLP
EN20, CSDPD CS7]
03.
Notwithstanding that shown on the approved plans the first floor
side window hereby permitted shall not be glazed at any time other
than with a minimum of Pilkington Level 3 obscure glass (or
equivalent) unless the parts of the window which are clear glazed
are more than 1.7 metres above the floor of the room in which the
window is installed. They shall at all times be non-opening
unless the parts of the window which can be opened are more than
1.7 metres above the floor of the room in which the window is
installed.
REASON: To prevent the
overlooking of neighbouring properties.
[Relevant Policies: BFBLP
EN20]
04.
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) (England) Order 2015 (or any Order
revoking and re-enacting that Order with or without modification)
no additional windows, similar openings or enlargement thereof
shall be constructed at first floor level or above in the side
elevations of the development hereby permitted except for any which
may be shown on the approved drawing(s), unless they are glazed
with a minimum of Pilkington Level 3 obscure glass (or equivalent)
or the parts of the window, opening or enlargement which are clear
glazed are more than 1.7 metres above the floor of the room in
which it is installed.
REASON: To prevent the
overlooking of neighbouring properties.
[Relevant Policies: BFBLP
EN20]
05. The development hereby
approved shall not be occupied until the associated car parking has
been provided in accordance with the approved drawing. The spaces
shall thereafter be retained for the parking of vehicles.
REASON: To
ensure that the development is provided with adequate car parking
to prevent the likelihood of on-street car parking which would be a
danger to other road users.
[Relevant
Policies: BFBLP M9, Core Strategy DPD CS23]
06. The
eastern entrance to the garage shown on the approved plans shall be
open and unobstructed at all times, and no garage door (other than
that shown on the approved plans) or other means of enclosing the
garage shall be installed.
REASON: In order to provide
adequate space for car parking.
[Relevant
Policies: BFBLP M9, Core Strategy DPD CS23]
07. The
development hereby approved shall not be occupied until 4 secure
and covered cycle parking spaces have been provided in the garage
shown on the approved plans within the development. The cycle
parking spaces and facilities shall thereafter be retained.
REASON: In the interests of
accessibility of the development to cyclists.
[Relevant Policies: BFBLP
M9, Core Strategy DPD CS23]
Informative(s):
01. The
Local Planning Authority has acted positively and proactively in
determining this application by assessing the proposal against all
material considerations, including planning policies and any
representations that may have been received and subsequently
determining to grant planning permission in accordance with the
presumption in favour of sustainable development, as set out within
the National Planning Policy Framework.
02. No
details are required to be submitted in relation to the following
conditions; however they are required to be complied with:
(1)
Approved plans
(2)
Materials
(3) Side window
(4) Future windows
(5) Parking
(6) Garage door
(7) Cycle parking
03. The
applicant should note that this permission does not convey any
authorisation to enter onto land or to carry out works on land not
within the applicant’s ownership.
04. This is
a planning permission. Before beginning any development you may
also need separate permission(s) under Building Regulations or
other legislation. It is your responsibility to check that there
are no covenants or other restrictions that apply to your
property.
