OFFICER
REPORT
- SUMMARY
1.1 The proposal is for the erection of single
storey rear/side extension including loft conversion with formation
of rear dormer, installation of roof lights and demolition of
existing porch to be replaced with a canopy. No additional bedrooms
are proposed.
1.2 The proposed development is within the
settlement boundary and is 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 is
being reported to the Planning Committee at the request of
Councillor McKenzie-Boyle due to concerns over the loft conversion adding a 3rd floor and an
additional bedroom (which is not clear on the plans),
insufficient parking and overlooking.
- PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within the
settlement boundary
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Within 5km
of SPA
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3.1 The application site is located
within the settlement boundary as defined on the Policies Map
(2013). The host dwelling is a semi-detached property with a long
garden.
- RELEVANT SITE HISTORY
4.1 The planning history
can be summarised as follows:
21/00690/FUL- Proposed erection of single storey rear extension,
two storey side extension and loft conversion with installation of
windows/roof lights and rear dormer following demolition of
existing conservatory and entrance porch- Refused 29/09/2021.
606304- Erection of part two storey and part single storey rear
extension forming enlarged kitchen with bedroom over and new dining
room. - Approved 28/09/1981.
5. THE PROPOSAL
5.1 The proposal seeks to extend the
side elevation at ground floor level alongside the existing
passageway between the host property and the neighbouring property
at No. 51.
5.2 The rear element would extend
outwards by 4.2m, with a width of 4.2m and height of 3.7m.
replacing the existing conservatory which is 2.3m in depth. The
proposal would extend the rear of the ground floor by 1.9m beyond
the existing structure. The second floor rear dormer would have a
depth of 4.1m, 3.2m wide and a height of 2.82m.
5.3 The proposal includes the
insertion of two new roof lights above the proposed side extension
and provides a roof lantern to the rear extension. Roof
lights would also be inserted to the front and rear elevation of
the main roof.
5.4 The existing porch to the front
would be demolished and replaced by a canopy.
6. REPRESENTATIONS RECEIVED
Crowthorne Parish Council
6.1 Recommends refusal on
the grounds of insufficient parking and overlooking. The suggestion
of removing the porch and creating parking spaces to the front of
the property does not work. No dropped kerb, and a very busy road
for parking already.
Other responses received
6.2 Representations received
from neighbouring properties 51 Upper Broadmoor Rood
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Objection to the single-storey
side extension
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Impact upon the amount of light
into neighbouring property’s living room and
kitchen
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Impact upon privacy as the
Velux roof lights are proposed on a slanting roof which would be
pointing straight to neighbouring bathroom and bedroom
windows.
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Issue with parking on an
already busy and overcrowded road.
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Concerns about where builders
will park and store materials.
6.3 Representations received from neighbouring
properties 55 Upper Broadmoor Rood
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Objection to the ground floor
rear extension
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Reduce light into my
property
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Height of the proposal would be
higher than existing
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Concerns on how to carry out
building works without gaining access via neighbouring
property.
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Will not allow the removal of
existing fence wall while building works are being carried
out.
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Objection to the loft
conversion
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Overdevelopment
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Loss of privacy
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Overlooking
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Noise of such a large
project
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Parking issue
7. SUMMARY OF CONSULTATION
RESPONSES
Highway Authority:
7.1 The proposal will now not
increase the number of bedrooms for the property which will remain
a three-bedroom dwelling. The Highway Authority therefore offers no
objection to the proposal subject to a condition restricting an
extension to the existing vehicular access and an informative no
storage of equipment and materials on the highway etc. being
included.
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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CR1
Crowthorne Neighbourhood Plan, CS7 of CSDPD, Saved policy EN20 of
BFBLP
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Consistent
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Highways
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CS23 of
CSDPD, Saved policy M9 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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Character
Area Assessments SPD (2010)
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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
Highway considerations
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 favor 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 proposal is primarily to the
rear/side of the property. Part of the proposed dormer would
be visible in views along the street but would not be prominent in
the streetscene.
9.5 The application seeks to remove an
existing porch and proposes to replace the canopy above the front
door. This is considered to be acceptable as it would be reducing
the amount of built form to the front.
9.6 The extensions are therefore
considered acceptable in terms of their impact upon the character
and appearance of the area. Having regard to the form, siting and
proposed materials it is considered that the proposed extensions
would not appear out of character with surrounding development or
the area generally. As such, the
proposal would not adversely affect the character and appearance of
the surrounding area and would be in accordance with
‘Saved’ policy EN20 of the BFBLP, Policy CS7 of CSDPD
and the NPPF.
iii. Impact on Residential
Amenity
9.7 The
ground floor side extension would be approx. 4m in height. This
would be higher than the existing single storey element. There is a
variation in land levels which slope downwards towards the rear of
the site as illustrated on the side elevations below.
9.8 The
proposed ground floor extension’s roof height would be 0.45m
lower than the existing rear ground floor to the adjoining property
at No. 55.
9.9 The
proposal also includes alterations to the fenestration in the West
side elevation. The side extension removes the side window
and will include 2 rooflights. Beside the side extension, the
two side facing windows will be replaced by one. The larger side
window with three window panels would remain. The side elevation of
the existing main part of the house includes three new windows on
the ground floor and one new window on the first floor. The
first-floor window would be providing light to the first-floor
landing. Neighbours’ concerns were raised regarding
overlooking. However, there is already a precedent set with side
windows on both No. 55 and No. 51 Upper Broadmoor Road. The gap of
1.31m is retained between Nos 53 and 51, furthermore the existing
boundary fence includes a trellis above the fence which in total
measure to a hight of 2.250m provides some screening to the ground
floor windows. The proposed side windows do not breach the
25-degree line. However, to minimise the potential of overlooking a
condition requiring obscure glazing will be applied to the proposed
first-floor landing window.
9.10
Furthermore, the rear elevation first-floor bathroom window will
also be conditioned to have obscure glazing. The rear
elevation would not breach the 45 degree angle from the rear
projection on ground floor level as shown on the diagram
below. To the rear the proposal extends out by 2.48m from
adjoining neighbouring property No. 55 and as such does not result
in a loss of light or is it considered to be overbearing.
9.11 It is therefore considered
that the development would not result in an adverse impact on the
amenity of occupiers of neighbouring properties and would also
provide an acceptable level of amenity for future occupiers, in
accordance with BFBLP 'Saved' Policy EN20 and the NPPF, subject to
the recommended conditions.
iii.
Highway
Considerations
9.12 There will not be an
increase the number of bedrooms for the property which will remain
as a three-bedroom dwelling there is no requirement for the
provision of additional parking.
9.13 The removal of the front
porch and its replacement with a canopy would not impact on the
existing parking space to the front.
9.14 Whilst the Highway
Authority has recommended a condition restricting an extension to
the dropped kerb, as Upper Broadmoor Road is not a classified road
planning permission would not be required to extend the dropped
kerb and therefore it would be unreasonable to impose such a
condition. However, any extension to the dropped kerb would
require a licence from the Highway Authority and the matter can be
dealt with at that stage.
viii. CIL
9.15 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.
9.16 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. 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. It is considered that the proposal
would not adversely affect the amenity of neighbouring occupiers or
the character of the area nor is there a requirement for additional
parking.
10.2 The application is
therefore recommended for conditional approval.
11.
RECOMMENDATION
11.1 That the application be approved 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 1990.
2. The
development hereby permitted shall be carried out only in
accordance with the following approved plans received by the Local
Planning Authority on 24/11/2021
Existing and proposed front and rear elevations dwg no.
P/00621/04A
Existing and proposed side elevation west P/00621/03A,
Location plan rev A,
Proposed ground floor and first floor plan P/00621/02A
Upper floor and loft plan P/00621/05A,
Revised proposed side elevation EAST P/00621/06A- received
06/06/2022
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 24/11/2021 and 06/06/2022.
REASON: In the interests of the visual amenities of the area.
[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]
4.
The proposed first
floor side landing window and the first floor rear bathroom hereby
permitted shall not be glazed at any time other than with a minimum
of Pilkington Level 3 obscure glass or equivalent. They shall
always be fixed with the exception of a
top hung openable fanlight.
REASON: To prevent the overlooking
of neighbouring properties.
[Relevant Policies: BFBLP
EN20]
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. 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.
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. No
builder's materials, plant or vehicles related to the
implementation of the development should be parked/stored on the
public highway so as to cause an obstruction at any time
5. The
applicant would need to apply to the Highway Authority to widen the
dropped- kerb following the process set out at:
https://www.bracknell-forest.gov.uk/roads-parking-and-transport/parking/dropped-kerbs-vehicle-access/applying.
