Agenda item

Erection of a single storey rear extension with a first floor extension over the garage.

Erection of a single storey rear extension with a first floor extension over the garage.

A site visit had been held on Saturday 28 March 2015 which had been attended by Councillors Barnard, Birch, Brossard, Finnie, Gbadebo, Mrs Phillips, Thompson and Turrell.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Warfield Parish Council, which had recommended refusal for the following reasons:

1. The proposed extension by reason of its size and mass represents an unacceptable enlargement of the property.

2. The proposed first floor extension over the garage would impact on a neighbouring property (16 Anthony Wall), resulting in a loss of light to that property.

3. The proposed single storey rear extension would severely impact on a neighbouring property (18 Anthony Wall), resulting in a considerable loss of light to the kitchen of that property.

• Comments on and objections to the application from the occupants of 18 Anthony Wall concerning the impact on their property, summarised as:

-   The extension is 20cm inside the neighbour’s boundary but this is 1.4m from the outside wall of No 18.

-   The extension would be overbearing on their property, due to its size and proximity.

-   The proposed first floor extension would be out of keeping in the street scene and be out of character within the immediate area.

-   The loss of light through the side window affects the kitchen/breakfast area.  The door has been removed to improve light to this area.

-   This is a west-facing window so most of the light comes through this window at key times when the kitchen/diner area is used.

-   It is not regarded as a functioning utility room as it is not separate from the kitchen as the door has been removed.  Plans are in hand to remove the partition as part of a plan to modernise the kitchen.

-   Due to the nature of the design, light levels in the kitchen/diner are already below what would be ideal.

RESOLVED that the application be APPROVED subject to the following conditions:-

01.    The development hereby permitted shall be begun before the expiration of three years from the date of this permission.       

02.    The development hereby permitted shall be carried out only in accordance with the following approved plans:  

         D/2034 Proposed Roof Plan / Block Plan, received on 23 October 2014       

         Revised Drawing D/2034/1/A Proposed Floor Plans and Elevations, received on 04 December 2014         

03.    The materials to be used in the construction of the external surfaces of the first floor extension, hereby permitted shall be similar in appearance to those of the existing building.      

04.    No development (including initial site-clearance) shall commence until a detailed scheme for the protection of the existing adjoining tree to be retained, in accordance with British Standard 5837 (2012) 'Trees In Relation To Construction Recommendations' (or any subsequent revision), has been submitted to and approved in writing by the Local Planning Authority.   Details shall include an approved development layout plan at a minimum scale of 1:200, showing the following:         

         a)  Accurate trunk positions and canopy spreads of all existing trees near the conservatory within influencing distance.           

         b)  Proposed location/s of 2.4m high protective barrier/s, constructed as a minimum in accordance with Section 6 (Figure 3), British Standard 5837 (2012) 'Trees In Relation To Construction Recommendations' to include appropriate weatherproof tree protection area signage (such as "Keep Out - Construction Exclusion Zone") securely fixed to the outside of the protective fencing structure.

         c)  Illustration of the proposed protective barrier to be erected.          

         d)  Annotated minimum distances between protective barriers and trunks of retained trees at regular intervals.  

         e)  The fenced off area clearly annotated as a Tree Protection Areas / Construction Exclusion Zone.         

         f)  Notes regarding restrictions which apply to Tree Protection Area/Construction Exclusion Zone. See attached guidance.       

         The development shall be carried out in full accordance with the approved scheme.

05.    No development (including initial site clearance) shall commence until a programme of supervision/monitoring for all arboricultural protection measures, has been submitted to and approved in writing by the Local Planning Authority.  Details shall include: -         

         a)  Induction and personnel awareness of arboricultural matters.       

         b)  Identification of individual responsibilities and key personnel.        

         c)  Statement of delegated powers.     

         d)  Timing and methods of site visiting and record keeping.    

         e)  Procedures for dealing with variations and incidents.         

         The program of arboricultural monitoring shall be undertaken in full compliance with the approved details. No variation of the approved monitoring program shall take place without the prior written agreement of the Local Planning Authority.