OFFICER
REPORT
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SUMMARY
1.1 The
proposal is for the erection of single storey rear extension,
installation of a side facing dormer plus a partial garage
conversion.
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 12 of this report.
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- REASON FOR
REPORTING APPLICATION TO COMMITTEE
The application is being
considered by the Advisory Planning Committee as the applicant is a
Councillor.
- 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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TPO trees on site
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The application relates to a 4 bedroomed detached house
located to the south of the highway, Dale Gardens. The
property benefits from a driveway and the surrounding area is
predominantly residential.
3.1 The
site is within 5km of the SPA.
- RELEVANT SITE
HISTORY
4.1 The
relevant planning history is set out below:
613201- Part two storey, part single side and front extension
forming porch, enlarged lounge study with enlarged bedroom over,
part single storey and part two storey forming double garage WC
lounge/playroom and enlarged bedroom over. Approved 1988.
01/00212/FUL- Erection of single storey rear extension forming
conservatory. Approved 2001.
5. THE
PROPOSAL
5.1 The proposal is for the erection of single storey rear
extension which would measure approx 1.89 metres in depth, 2.50
metres in height and 1.57 metres in width, and the installation of
the side facing dormer which would measure approx 2.31 metres in
depth, 1.75 metres in height and 3.39 metres in width, plus a
partial garage conversion. The orange circled areas denote all
elements of the proposal.
Elevation
drawings
Ground Floor Plan
First Floor Plan
6.
REPRESENTATIONS RECEIVED
6.1 Sandhurst Town
Council raised no objection.
7. SUMMARY OF CONSULTATION
RESPONSES
Highway Authority
:
7.1 The Highway Authority raised no objection
subject to conditions in the interests of highway safety being
added to the permission. However given the fact that three vehicle
parking spaces can be achieved on the site, this would not be
considered reasonable.
Trees
7.2 The Tree Service raised no objection
subject to the submitted arboricultural details being a condition
of any permission.
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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Trees
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'Saved' policy EN1 of the BFBLP
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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
9.1
The 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. Tree implications
vi. Community Infrastructure Lev
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 only external changes visible from the streetscene would
be a window in place of one garage door, and the new side
facing dormer. The rear extension element could not be seen from
the streetscene.
9.5
Subject to the proposed condition regarding materials, it is
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 window in place of one garage door would look towards public
view. As such this additional window would not impact the
residential amenity of any neighbouring dwellings in the
vicinity.
9.7 The nearest dwelling to the dormer, 12 Dale
Gardens, is located approximately 24.00 metres away to the
northeast and screened by trees, so the proposal is judged
acceptable. The rear extension is not in proximity to any
neighbouring dwellings and can therefore considered not to impact
residential amenity of any other dwelling in the vicinity. It is
therefore considered that the development of the dormer and the
single storey rear extension, plus the garage conversion would not
result in an adverse impact on the residential amenities of
neighbouring occupiers, in accordance with CSDPD Policy CS7, BFBLP
'Saved' Policy EN20, and the NPPF.
iv.
Transport implications
9.8 The proposal includes the conversion
of part of the existing double garage to
habitable accommodation. No restrictive
condition is present on the garage which was
erected under permission
613201 in 1988, so it would not require planning permission
to convert. In addition to
part of the garage being retained for parking there is an
existing driveway which can
accommodate 3 parking spaces.
v. Tree Implications
9.9.
'Saved' policy EN1 of the BFBLP states that planning
permission will not be granted for development which would result
in the destruction of trees and hedgerows. Trees and
hedgerows are important to the retention of the character
and
appearance of the landscape or townscape of the area.
The
site is located in an area of TPO trees (TPO 20/1966). There
are protected trees in proximity to the site, due to
this an arboriculturist report has been submitted demonstrating how
the trees will be safeguarded during construction. The Tree Service
have raised no objection to the proposal, subject to the
submitted details from the arboriculturist
report being a condition of any permission. An informative
will also be added explaining that
should the applicant want to construct a retaining wall shown on
the original plans, but not on the plans that are part of
this recommend approval, a development
application with the Tree Service will need to be made.
vi. CIL
10.1 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.
10.2 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.
10.3
In this case, the proposal would not be CIL
liable as it does not comprise the
creation of new dwellings.
11.
CONCLUSIONS
11.1 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,
highway safety, or trees.
11.2 The
application is therefore recommended for conditional
approval.
12.0
RECOMMENDATION
That the
Assistant Director: Planning be recommended toAPPROVE the
application subject to the following conditions:-
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 23.03.2021, 17.05.2021,
21.06.2021 and 29.06.2021 by the Local Planning
Authority.
Drawings:
ARBORICULTURAL REPORT (received
21.06.2021)
LOCATION PLAN
(received 23.03.2021)
TOPOGRAPHICAL SURVEY (received
23.03.2021)
PL-100 PROPOSED SITE PLAN
(received 23.03.2021)
PL-200A GROUND
PLANS (received 29.06.2021)
PL-201 PROPOSED FIRST FLOOR
PLAN (received 17.06.2021)
PL-400 PROPOSED
ELEVATIONS (received 23.03.2021)
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 trees protected by TPO 20/1966
shall be protected by installing protective measures within the
application site at a distance specified in BS 5837:2012 (or any
subsequent revision) Annexe D to the standard illustrated in
BS 5837:2012 (or any subsequent revision) Section 6 prior to the
commencement of development, including any initial
clearance, and shall be maintained fully intact and (in
the case of fencing) upright until the completion of all building
operations on the site.
No activity of any description must occur at any time within these
areas including but not restricted to the following:-
a) No mixing of cement or
any other materials.
b) Storage or disposal of any
soil, building materials, rubble, machinery, fuel, chemicals,
liquids waste residues or materials/debris of any other
description.
c) Siting of any
temporary structures of any description including site
office/sales
buildings, temporary car parking facilities, porta-loos, storage
compounds or hard standing areas of any other
description.
d) Soil/turf stripping,
raising/lowering of existing levels, excavation or alterations
to
the existing surfaces/ ground conditions of any other
description.
e) Installation/siting of any
underground services, temporary or otherwise including; drainage,
water, gas, electricity, telephone, television, external lighting
or any associated ducting.
f) Parking/use of
tracked or wheeled machinery or vehicles of any
description.
In addition to the protection measures specified
above,
a) No fires shall be
lit within 20 metres of the trunks of any trees or the centre line
of any hedgerow shown to be retained.
b) No signs, cables,
fixtures or fittings of any other description shall be
attached to any part of any retained tree.
` REASON: In
order to safeguard trees and other vegetation considered to be
worthy of retention in the interests of the visual amenity of the
area
[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]
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.
Tree Protection
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 your property.
5. A retaining wall was shown on a superseded
plan, PL-200 received on 17.05.2021 by the Local
Planning Authority. The applicant would have to make a future TPO
application to the Tree Service for construction of this wall.
