OFFICER REPORT
- SUMMARY
1.1 The proposal is for
the erection of a rear dormer to accommodate a loft conversion.
1.2 The proposed
development is within the settlement boundary. The scheme has been
amended during the course of the application and is now considered
to be acceptable. The
proposal would not be liable for SPA contributions and CIL
payments.
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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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- REASON FOR REPORTING APPLICATION TO
COMMITTEE
2.1 The application has
been reported to the Planning Committee following the receipt of
more than 5 objections.
- PLANNING STATUS AND SITE
DESCRIPTION
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PLANNING STATUS
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Within settlement boundary
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Within Chavey Down East Character Area
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3.1 No. 37 North Road is located in a
residential area that is within a defined settlement as set out in
the Bracknell Forest Borough Policies Map (2013). The application
site is in the Character Study Area of Chavey Down East as defined
by the Character Area Assessments SPD. It is a 3-bedroom property
with integral garage. Neighbouring properties are nos. 39 (the
adjacent semi-detached property) and no. 35 North
Road.
- RELEVANT SITE HISTORY
4.1 The relevant planning history is
set out below:
21/01177/PAH
Application for prior approval for
the erection of single storey rear extension.
Approved 01.02.2022.
602090
Two storey side
extension forming garage with WC and utility room at rear with
bedroom and bathroom over.
Approved
10.11.1976
611525
Application for
single storey rear extension forming conservatory.
Approved
10.11.1986
5. THE PROPOSAL
5.1 The proposal is for the erection of a rear
dormer to accommodate a loft conversion and there will also be a
new enlarged window on the side elevation facing no. 35 North
Road.
5.2 Since the submission
of the application, amended plans have been received which reduce
the size of the dormer, reduce the number of bedrooms (to 3), and
retain the existing integral garage. Materials for the proposed
dormer have also been changed from zinc cladding to slate vertical
tile cladding. The proposed plans also show the rear extension
which has received the Prior Approval of the Local Planning
Authority, having been considered permitted development
(21/01177/PAH).
Amended
Plans
5.3 The rear dormer is 6m
wide, 2.5m high and has a depth of 3.7m.
6.0 REPRESENTATIONS
RECEIVED
Winkfield Parish
Council
6.1 Winkfield Parish Council does not support the loss
of the garage space as this is an area of high parking stress and
the parking provision is contrary to BFC's parking standards. The
rear dormer roof is an overdevelopment and it is noted that
building work has already commenced and the submitted plans are not
reflective of the additions already underway.
In response to this, the
integral garage has now been retained and plans amended to reflect
what is currently being built (the single-storey
extension).
Other responses received
6.2 9 objections have been
received from 6 different addresses. The issues raised can be
summarised as follows:
·
This application represents
overdevelopment in an area within a landscape character
assessment.
·
The proposal will have a
negative impact on the streetscene. The proposal is out of keeping
with the Victorian terraces and semi-detached housing.
·
The use of zinc cladding on the
rear dormer is out-of-keeping with the area. There is no
information about the main roof solar panels.
·
The loss of parking from the
garage conversion will increase the amount of on- street parking
and result in a loss of visibility. Additional bedrooms present an
unsafe proposal in an area where emergency vehicles already
struggle to gain access.
·
The proposal is overbearing to
neighbours (nos. 35 and 39) and alters the roofline (hip to gable).
The proposal will result in overshadowing and a loss of light to
no. 35 North Road
7. SUMMARY OF CONSULTATION RESPONSES
Highway Authority:
7.1 Initial plans were for a 5-bedroom
dwelling; however, the amended proposal does not increase the
number of bedrooms from that already existing. The Highway
Authority initially objected due to a 5-bedroom dwelling being unable to accommodate 3 car
parking spaces, where the shortfall in parking would have had an
adverse effect on highway and pedestrian safety.
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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Character Area Assessments 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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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 Any
transport implications
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.
9.4 The application 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 or highway safety.
9.5 The application site is also located within the
Landscape Character Study Area of Chavey Down East which states
that the area is based on a historic street pattern with a tight
grain of development with narrow plots that date back to Victorian
times, and the area is a remnant of a Victorian
settlement.
ii. Impact on character and
appearance of the area
9.6
No. 37 North Road is a
semi-detached property with a hipped roof which mirrors its
neighbouring semi-detached property, no. 39 North Road in terms of
design and roof form. It is proposed to change the shape of the
roof from hip to gable. Although currently matching its adjoining
semi-detached property, in terms of roof forms, there are a variety
in North Road, including gables and it is not considered that the
proposed gable end would be incongruous within the streetscene. The
velux rooflights, which will be located on the front roof slope,
are considered to be modest, and could be done under permitted
development rights.
9.7
The dormer will be to
the rear of the property and will not be seen from within the
street/will not impact the streetscene. Amended plans have been
received that reduce the size of the dormer so that it does not
extend across the full width of the roof and is set down from the
main ridge height in accordance with the design guidance given at
Paragraph 4.7.2 of the Design Guidance Supplementary Planning
Guidance. Proposed materials have also been amended to be more in
keeping with the host dwelling and character and appearance of the
area and the shape of the proposed windows are not considered to be
incongruous with the rear of the existing house.
9.8
It is therefore
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
9.9
The proposal, as
amended, is not considered to result in a loss of residential
amenity to no. 39 North Road. The dormer has been reduced in size
and does not extend up to the boundary with its neighbouring
semi-detached property.
9.10
In terms of any loss
of light to no. 35 North Road or overshadowing, there are no
windows on the side flank of this property
directly opposite the side elevation of no. 37 North Road, although
there is a rooflight which aligns with the rear building line of
no. 37 North Road. This is a secondary window to the room, with the
main source of light being from the main dormer window at the rear
of the property. Due to its positioning and the fact that it is a
secondary window to the room, it is not considered that the
proposal results in an adverse loss of light to no. 35 North Road.
A Right to Light Assessment/Loss of Light Assessment has been
submitted by the applicant which confirms that there will not be a
significant loss of daylight or sunlight from the
proposal.
9.11
The proposal also
includes a larger window on the western side elevation of no. 37
North Road. Due to its positioning on the side elevation
adjacent to no. 35 North Road (which does not have windows), the
proposed window is not considered to result in a loss of privacy.
9.12
It is therefore
considered that the development would not result in an adverse
impact on the amenity of neighbouring properties, in accordance
with BFBLP 'Saved' Policy EN20 and the NPPF.
iv. Transport
implications
10.
CONCLUSIONS
10.1 The proposed
development is within the settlement boundary where the principle
of development is acceptable.
10.2 Amended plans have been
received that show the design of the proposed rear dormer now
complies with the Design Guidance Supplementary Planning Document.
The proposal is not considered to be detrimental to neighbouring
amenity in terms of loss of privacy or light or overbearing impact.
The application is therefore recommended for conditional approval
as being in accordance with CSDPD Policy CS7, BFBLP 'Saved' Policy
EN20, and the NPPF.
11.
RECOMMENDATION
That the application be approved subject to the
following conditions amended, added to or deleted as considered
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 1990.
2.
The development hereby
permitted shall be carried out only in accordance with the
following approved plans and documents received by the Local
Planning Authority on 13 December 2021 and 5 April 2022:
2130/01 received 13 December
2021
2130/06 (Revision E) received 5
April 2022
REASON: To ensure that the
development is carried out only as approved by the Local Planning
Authority.
3.
The materials to be
used on the external surfaces of the development hereby permitted
shall match those on the approved plans received by the Local
Planning Authority on 5 April 2022.
REASON: In the interests of the
visual amenities of the area.
[Relevant Policies: BFBLP EN20,
Core Strategy DPD CS7]
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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 on either side elevation of the rear dormer window
hereby approved, 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) and fixed shut or the parts
of the window, opening or enlargement which are clear glazed and/or
openable 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]
Informatives
01. The Local Planning Authority has acted
positively and proactively in determining this application by
identifying matters of concern within the application (as
originally submitted) and negotiating, with the Applicant,
acceptable amendments to the proposal to address those
concerns. As a result, the Local Planning Authority has been
able to grant planning permission for an acceptable proposal, in
accordance with the presumption in favour of sustainable
development, as set out within the National Planning Policy
Framework.
02. The following conditions do not require
details to be submitted, but must be complied with:
1. Time limit
2. Approved plans
3. Materials as approved
4. No further windows on side elevations of
approved rear dormer
03. 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.
04. 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.
