OFFICER
REPORT
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SUMMARY
1.1 The
proposal is for the erection of a single storey front
extension.
1.2 The proposed
development is 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. The relationship with adjoining properties
is acceptable and adequate parking can be provided.
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RECOMMENDATION
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Planning
permission be granted subject to the conditions set out in Section
11 of this report.
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2.
REASON FOR REPORTING APPLICATION TO
COMMITTEE
2.1 The application is being
considered by the Planning Committee as more than five
objections have
been received.
- PLANNING
STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Inside
settlement boundary
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Within 5km of
SPA
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Character Area
(Northern Villages Study Area, Area D Winkfield Road South)
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3.1 The
application site is located within the settlement boundary and
relates to a 4-bedroom detached bungalow. The site is located
in a character area, Area D of
the
Northern Villages Study Area as defined by the
Character Area Assessments SPD. This assessment states that the
built form in this area is varied, with a variety of boundary
treatments.
- RELEVANT SITE
HISTORY
4.1 The
relevant planning history is set out below:
601006- Erection of single storey rear extension.
Approved 1975.
601535- Erection of single storey extension forming utility room
and WC.
Approved 1976.
- THE
PROPOSAL
5.1
The proposal is for a single storey front extension measuring
a maximum of 9.40 metres in depth, a maximum of 3.88 metres in
height, and 6.27 metres in width. The extension would provide a
bedroom, wet room, kitchenette/living area for the
applicant’s disabled family member allowing a level of
independence whilst receiving family support.
Proposed Site and Block Plan
Proposed Front
Elevation
Proposed Floor Plan
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REPRESENTATIONS RECEIVED
Winkfield Parish Council
6.1 Winkfield Parish Council recommended
refusal, stating that due to the increased elevation of this
property compared to its surroundings, the size and bulk of the
proposed development will be overbearing, making the neighbouring
bungalow subordinate, causing loss of amenity to neighbouring
properties and a detrimental impact on the street scene, and this
would be therefore an unacceptable design elements.
Other
representations
6.2 12 objections have been received from 11
addresses. The issues raised can be
summarised as follows:
- Concern regarding the
character and appearance of the streetscene due to the
proposal.
- Issues regarding
parking.
- Concern regarding the impact
of the proposal on the residential amenity of neighbouring
properties.
6.3
There have also been 3 support comments from 3 addresses. The
issues
raised can be summarised as follows:
- The proposal would improve the appearance of the
streetscene
- The proposal would improve the quality of life for the
occupier.
7. SUMMARY OF CONSULTATION
RESPONSES
Highway Authority
7.1 Any comments received will be
reported in the supplementary report. However, it is
considered that parking for three vehicles can be achieved on the
site.
8. MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO THE DECISION
8.1 The primary
strategic planning considerations applying to the site and the
associated policies are:
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Development Plan
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NPPF
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General
policies
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CP1 of SALP,
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Not fully
consistent
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CS1, CS2 of
CSDPD
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Consistent
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Residential
amenity
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Saved policy
EN20 of BFBLP
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Consistent
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Design
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CS7 of CSDPD,
Saved policy EN20 of BFBLP
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Consistent
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Parking
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Saved policy M9
of BFBLP
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Consistent
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Transport
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CS23 of
CSDPD
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Consistent
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Supplementary Planning Documents (SPD)
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Parking
Standards SPD
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Design SPD
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Other publications
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National
Planning Policy Framework (NPPF) and National Planning Policy
Guidance (NPPG)
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CIL Charging
Schedule
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9. PLANNING CONSIDERATIONS
9.1The key
issues for consideration are:
i
Principle of development
ii
Impact on character and appearance of the area
iii Impact on
residential amenity
iv Transport
implications
v Community
Infrastructure Levy
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 CP1 of the Site Allocations Local Plan sets out that a
positive approach should be taken to considering development
proposals (which reflects the presumption in favour of sustainable
development set out in the NPPF), and that planning applications
that accord with the development plan for Bracknell Forest should
be approved without delay, unless material considerations indicate
otherwise.
9.3 Core
Strategy Policies CS1 (Sustainable Development) and CS2 (Locational
Principles) are relevant and consistent with the objectives of the
NPPF and can be afforded full weight. In particular, Policy CS2
permits development within defined settlements.
ii. Impact on character and appearance of the area
9.4 The
design is considered to be in keeping with the existing dwelling
and matching materials are proposed. Papillons is set
approximately 9.41 metres further forward than the existing
dwelling of Kenrick at present, and the front elevation of the
proposal would not project further than the front elevation of
Papillons. There is approximately a 7.00 metre separation gap
between the extension and the side boundary of Fiddlers Green which
would provide a transition between the front elevations of
Papillons and Fiddlers Green.
9.5 Subject to
the proposed condition regarding materials, it is not considered
that the
development would not result in an adverse impact on the character
and appearance of the area or the host property, in accordance with
CSDPD Policy CS7, BFBLP 'Saved' Policy EN20, and the NPPF.
iii. Impact on Residential Amenity
9.6 The
nearest dwellings to the application site are
“Papillons”, located to the north of the application
site, and “Fiddlers Green” located to the south. A
window serving a bathroom would be the only window facing
“Papillons”. The agent has provided a loss of light
assessment to show the loss of light to neighbour dwellings is
within acceptable parameters.
Loss of light assessment to side facing windows
9.7 The plans show a 3.9 metre separation gap between
“Papillons” and the proposed extension (2.91 metres if
counting the roof overhangs of the proposal to the overhang of
“Papillons”). A loss of light assessment has been
undertaken in accordance with BRE guidelines to assess the impact
of the proposal on the side facing windows of
“Papillons” with a 25-degree angle drawn from the
approximate centre position of windows situated on the side of
“Papillons”. The plan takes into account the levels
changes between the two properties and indicates that the 25-degree
line does not intersect with any part of the proposal, and
therefore any light loss is considered to be acceptable.
9.8 To the south of the application site is “Fiddlers
Green.” There is a 11.72 metre
separation distance from the south facing element of the proposal
to the nearest point of the dwelling of “Fiddlers
Green”. At this distance, no loss of light to habitable rooms
at Fiddlers Green would result due to the separation between the
dwellings.
9.9 It is noted that a side facing ground floor window in the
proposed extension would look towards “Fiddlers Green”.
However, due to the ground floor nature of this window, plus the
fact that the view from it would be partially obscured by part of
the existing dwelling of “Kenrick, it would not be considered
that overlooking would be so adverse to warrant refusal of the
application .
9.10 The proposal is considered to comply with CSDPD Policy CS7,
BFBLP 'Saved' Policy EN20, and the NPPF.
iv. Transport
implications
9.11 It has been demonstrated that parking for three vehicles can
be achieved at the site in line with the maximum amount for the
Bracknell Forest Parking SPD (2016) for a property with 4 or more
bedrooms although the parking plan submitted with the application
shows that parking for six vehicles.
viii. CIL
9.12 The Council, in consultation with Natural England, has formed
the view that any net Bracknell Forest Council introduced charging
for its Community Infrastructure Levy (CIL) on 6th April
2015. CIL is applied as a charge on each square metre of new
development. The amount payable varies depending on the location of
the development within the borough and the type of development.
9.13 CIL applies to any new build (except
outline applications and some reserved matters applications that
leave some reserved matters still to be submitted) the creation of
additional dwellings.
9.14 In this case, the proposal would not be CIL liable as it does
not comprise the creation of new dwellings.
10.
CONCLUSIONS
10.1 The
proposed development is within the settlement boundary where the
principle of development is acceptable. The proposal would not have
any adverse impacts on the character of the area, residential
amenity or highway safety. A condition is recommended to ensure
that the accommodation remains ancillary to the
main dwelling.
10.2 The
application is therefore recommended for conditional
approval.
11. RECOMMENDATION
11.1 That the Head of Planning be
AUTHORISED to APPROVE the application subject to the
following conditions amended, added to or deleted as the Head of
Planning considers necessary: -
1. The development hereby permitted shall be begun before the
expiration of three
years from
the date of this permission.
REASON: To comply with Section 91 of the Town and Country Planning
Act.
2. The development shall be carried out only in
accordance with the following approved plans,
and other submitted details, received on 13.05.2021 and 02.06.2021
by the Local Planning
Authority.
Drawings received on 13.05.2021:
SHADOW - 3D VIEW OF PROPOSED AT 12PM 21ST DECEMBER
SHADOW - 3D VIEW OF PROPOSED AT 3PM 21ST DECEMBER
SHADOW - 3D VIEW OF PROPOSED AT 9AM 21ST DECEMBER
SHADOW - PROPOSED 12PM 21ST DECEMBER
SHADOW - PROPOSED 12PM 21ST JUNE
SHADOW - PROPOSED 12PM 21ST MARCH
SHADOW - PROPOSED 3PM 21ST DECEMBER
SHADOW - PROPOSED 3PM 21ST JUNE
SHADOW - PROPOSED 3PM 21ST MARCH
SHADOW - PROPOSED 9AM 21ST DECEMBER
SHADOW - PROPOSED 9AM 21ST JUNE
SHADOW - PROPOSED 9AM 21ST
MARCH
Drawings received on 02.06.2021:
2021- 1399- PL SHEET 1 REV A
2021- 1399- PL SHEET 3 REV A
REASON: To ensure that the development is carried out only as
approved by the
Local Planning Authority.
3. The materials to be used in the
construction of the external surfaces of
the
development hereby
permitted shall be similar in appearance to those of the existing
dwelling.
REASON: In the interests of the visual amenities of the
area.
[Relevant Policies: BFBLP EN20, CSDPD CS7]
4. The accommodation hereby permitted shall not be occupied at any
time other than for purposes
ancillary to the residential use of the dwellinghouse,
“Kenrick”
Chavey Down Road, Winkfield Row, Bracknell, Berkshire, RG42 7PB,
and shall at no time form a
separate dwelling.
REASON: The creation of a separate unit would require mitigation
measures.
[Relevant Policies: SEP NRM6, Core Strategy DPD CS14, BFBLP
EN3]
Informatives:
1. 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.
2. No details are required to be submitted in relation to the
following conditions;
however,
they are required to be complied with:
1.
Time Limit
2.
Approved Plans
3.
Materials
4.
Ancillary Use
3. 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.
4. 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
y
our property.
Doc. Ref: Uniform 7/DC/Agenda
The application file to which this report relates can be viewed
on-line at the Council's Time
Square office during office hours or online at
www.bracknell-forest.gov.uk
