OFFICER
REPORT
1.
SUMMARY
1.1 This
application is for extensions and alterations to enlarge the living
accommodation at Whitegates, St Marks Road, Binfield. The
application property is currently used as a Bed and Breakfast with
private accommodation for the occupiers adjoining it.
1.2 The
proposal seeks a mixture of single storey and two storey extensions
and re-configuration of the internal space.
1.3 There
are no proposed rear windows any closer to the properties of
Woodies Close, nor are any additional bedrooms proposed which would
result in a requirement for additional off-street parking spaces.
The proposal is considered to be acceptable.
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RECOMMENDATION
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Planning permission be granted subject to the
conditions in Section 11 of this report
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2.
REASON FOR REPORTING APPLICATION TO COMMITTEE
2.1 The application is reported
to the Planning Committee as it has received more than 5
objections.
3.
PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within settlement boundary
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3.1
This application relates to a property known as Whitegates located
on the west side of St Mark’s Road within the settlement of
Binfield.
3.2
This is a two-storey building with a gravelled parking area to the
front. The northern boundary of the site runs alongside Woodies
Close, a small cul-de-sac. Residential properties border the site
to the south and west, while to the east and across St Marks Road
are the grounds of Newbold College.
3.3 The
site is currently used a Bed and Breakfast guest house with
residential accommodation for the applicant. Currently the
residential element consists of a kitchen, living room and 3
en-suite bedrooms, whilst the guest house has 6 en-suite bedrooms
with a dining room on the ground floor.
4.
RELEVANT SITE
HISTORY
4.1 The relevant planning
history can be summarised as follows:
20/00529/FUL Erection of single
storey side extension, and two storey side and rear extensions to
enlarge existing residential accommodation (C3 use) and extension
to existing bedsits in connection with existing bed and breakfast
accommodation (C1).
Refused (Dismissed at
appeal)
05/00986/FUL
Change of use from offices to
mixed residential and bed and breakfast accommodation with minor
elevational alterations.
Approved
5.
THE PROPOSAL
5.1
Planning permission is sought for a two-storey side and part rear
extension and a single storey side and rear extension to extend 5
out of 6 of the existing bedsits to include sitting and small
kitchen facilities, and extend two of the existing bedrooms to the
dwellinghouse element. The accommodation would remain as a 3
bedroomed dwelling for the proprietor and his family and 6 en-suite
bed and breakfast rooms.
5.2 To
the rear the property would be extended by 2m at first floor, and
at ground floor by 1m to 4m. To the side the ground floor
would be extended by 1.5m whilst the first floor would be extended
by 3.1m. In addition, a bay window is proposed to the front
elevation.
6.
REPRESENTATIONS RECEIVED
Binfield Parish
Council
6.1 Recommends
refusal for the following reasons:
·
The site already has inadequate parking which often creates
overspill issues on neighbouring roads.
·
Overdevelopment of the site in a residential area, the development
would come extremely close to neighbouring properties.
·
Many concerns from neighbouring properties that planning conditions
imposed previously have not been adhered to.
·
The business if run as a B&B with short term accommodation. The
plans indicate that this is to change with longer term
accommodation being provided. This would create different traffic
movements. As stated by the Inspector at the most recent appeal for
the site that the proposals would result in a harmful effect on
highway safety.
·
There are no disabled parking spaces
Other Representations
6.2 10 Letters
of objection from different addresses have been received objecting
to the proposal on the following grounds;
·
The proposal changes the nature of the proposal, with additional
floor space and facilities for each bedsit.
·
Proposal will be close to the shared boundary, and damage trees
planted to screen previous amendments to Whitegates.
·
Building right up to the boundary, will not provide space for
future maintenance to this elevation.
·
The applicant has not complied with conditions imposed upon the
previous consent.
·
Proposal would be overdevelopment in the context of the plot and
site.
·
There is no available on street parking within the area, resulting
in nearby garage block being hit.
·
Increase in noise levels, overcrowding and invasion of privacy due
to the proximity of residential properties, number of
proposed rooms and increase in the number of guests.
·
St Mark’s Road has a high usage due to other residences built
in the village.
·
In case of emergency there is insufficient turning within
Whitegates and in Woodies Close.
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Proposed extension is overbearing and out of scale.
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Concern that Whitegates will be used as a HMO or to house students
from Newbold College.[Officer comment: this application is for
extensions and alterations only and no change of use has been
applied for. In addition, the agent has confirmed the applicants
intention to continue using this on short term bookings
only].
·
Extension will promote parking in Woodies Close and result in
increased footfall and usage of a road which is already
degrading.
·
Negative impact upon Woodies Close residents.
·
To date the hotel has failed to address issues of continued use of
drains and water leakage.
·
Whilst 10 parking spaces are shown, in reality 8 parking spaces are
more realistic.
·
There is currently one trailer which is permanently parked within
the parking area, reducing the space for guests.
·
Failure to comply with previous conditions imposed upon historic
application
·
SE side window will overlook and result in an invasion of privacy,
SE side extension close to the boundary.
·
Plans are to infill the plot which is over-development.
7.
SUMMARY OF CONSULTATION RESPONSES
Highway Authority
7.1 Highway authority
objects to the proposal.
8. MAIN
POLICIES AND OTHER DOCUMENTS RELEVANT TO THE DECISION
8.1 The primary strategic
planning considerations applying to the site and associated
policies are:
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Development Plan
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NPPF
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General policies
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CS1 and CS2 of the CSDPD
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Consistent
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Design
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CS7 of the CSDPD BF1 of Binfield Neighbourhood Plan
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Consistent
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Amenity
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‘Saved’ policies EN1, EN2 and EN20 of the BFBLP, BF1 of
Binfield Neighbourhood Plan
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Consistent
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Highways
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‘Saved’ policy M9 of the BFBLP
CS23 of the CSDPD
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Consistent - Para. 105 refers to LPAs setting their own parking
standards for residential development
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Supplementary Planning Documents (SPD)
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Bracknell Forest Borough Parking Standards, Supplementary Planning
Document (2016)
Bracknell Forest Borough Streetscene Supplementary Planning
Document (2011)
Bracknell Forest Design Supplementary Planning Document (2017)
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Other publications
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National Planning Policy Framework (NPPF)
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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 Surrounding Area
iii.
Impact on Residential Amenity
iv.
Transport and Highways
Considerations
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. The application
site is located within a defined settlement as designated by the
Bracknell Forest Borough Policies Map. Therefore, the principle of
development on this site is acceptable.
9.4 Objections have
been received on the basis that the layout and size of the bedsits
suggests that they could be used as a House in Multiple Occupation
(HMO). The application does not seek to change the use, and the
applicant has previousley confirmed that the alterations are to
meet a market demand.
9.5 The principle of
the proposal is therefore considered to be acceptable,
subject to compliance with the requirements of other relevant
policies within the BFBLP and NPPF.
ii.
Impact on Character and
Appearance of Surrounding Area
9.6 Policy EN20 of the
BFBLP and CS7 of the CSDPD seek a high quality of design which
compliments the character of the area. Policy BF1 (which applies to
extension and outbuildings) of the Binfield Neighbourhood Plan
seeks development which reflects the scale, mass, height and form
of neighbouring properties.
9.7
Binfield Neighbourhood Plan Policy BF1, states that infill and
backland development (including extensions and outbuildings) should
protect the amenities of neighbours and reflect the scale, mass,
height and built form of neighbouring properties.
9.8 The
application does not propose a change of use or any more bedrooms
than currently exist. Accordingly, there are no objections relating
to the use.
9.9 The
proposal comprises various extensions and alterations. At ground
floor it is proposed to extend to the north, to the side boundary,
the west boundary with 1 Woodies Close, and to the south a single
storey extension is proposed to the southern boundary with
Whispers. To the rear and western boundary, a single storey
extension is proposed extending between 1.0m and 4.0m.
9.10 At first floor
it is proposed to extend to the north by 3.2m and to the rear by
2.0m, over the existing first floor flat roof to the southern side
of the property. The first floor elements would be set in from the
boundary.
9.11 Whitegates
occupies a corner plot, located on the southern side of the
junction of Woodies Close and St Marks Road, within the settlement
of Binfield. Residential development to the north is characterised
by smaller gardens, with a tighter urban grain whilst to the south
the plots are larger and the grain is looser with more variety in
the siting, size and design.
9.12 Whilst the
extension would be large, the property is set back from the
highway, and a garden depth of between 9.1m and 10.5m is considered
adequate. Given the denser form of development to the north and
rear of the application site it is considered that the scale of the
proposal would not be harmful to the character or appearance of the
area. Adequate space would be maintained to the front and
rear of the property to prevent the appearance of
cramming.
9.13 The two storey
side element on the northern elevation would be set back from the
front and side elevation, and reads as a subordinate addition,
thereby complying with good design principles. The single storey
element would extend to the side boundary of the site, however the
roof would pitch away from the boundary, approximately 80cm above
the top of the existing fence therefore not creating an overly
dominant feature on Woodies Close.
9.14 To the
southern boundary the proposed extension would be set back from the
front elevation by 4.8m, with the two- storey element no closer to
the boundary than the current property
9.15 The proposal is considered to
be acceptable in terms of its design and appearance and is
considered to comply with Policies CS7 of the CSDPD, EN20 of the
BFBLP, and BF1 of the Binfield Neighbourhood Plan.
iii.
Impact on Residential Amenity
9.16 Policy EN20 criterion vii
seeks proposals which will not adversely affect the amenity of
surrounding properties. Paragraph 127 (f) of the NPPF requires a
high standard of amenity for existing and future users. Policy BF1
of the BNP seeks development which would protect the amenities of
neighbouring residents.
9.17 Further details are contained
within the Council’s Design SPD. This document
recommends a minimum distance of 22m between facing windows to the
rear of properties.
9.18 A previous scheme was refused
and dismissed at appeal due to overlooking and proximity to the
properties to the rear. This current scheme has been amended,
reducing the projection to the rear and proposes no new rear facing
windows. The ground floor projection would be separated by the
boundary treatments.
9.19 A new first floor side window
is proposed to the southern elevation. This would face the driveway
of Whispers, the detached chalet bungalow to the south of the
application site. Closest to Whitegates, Whispers has an integral
garage with roof lights set within the roof. The windows serving
habitable rooms are on the opposite side of the dwelling to
Whitegates. The front of a property is considered to be the least
private aspect and is generally viewable from the public highway.
Overlooking of this space is not considered to result in a
significant loss of amenity to the occupiers of
Whitegates.
9.20 Given this, it is considered
that the proposal would protect the amenities of the occupiers of 1
Woodies Close and hence would not be contrary to Policy EN20
criterion vii of the BFBLP.
iv.
Transport and Highway
Considerations
9.21 The
site currently contains a 3-bedroom dwelling and 6 guesthouse
bedsits. Whilst there would be no change to the proposed mix, the
Highway Authority has raised concerns and subsequent objected about
the large "sitting areas" proposed for bedsits 5 & 6, along
with separate kitchen/breakfast areas proposed for bedsits 2 and 3
and large proposed bedrooms for the 'house'.
9.22
Whilst this concern is noted, the application has to be determined
in accordance with the plans submitted and not ‘what
if’s’. This application does not apply for change of
use or any new additional bedrooms to the bedsits and as such there
is no change to the on-site parking requirements. Whilst the
bedsits are to be enlarged, the applicant has stated at the time of
the previous application, that this was to meet a market
demand.
9.23 The
proposal is therefore considered to be in accordance with
Policy M9 of the BFBLP and
Policy CS23 of the CSDPD which, inter alia, seek to increase the
safety of travel and require development proposals to provide an
adequate level of off-street parking provision.
10. CONCLUSIONS
10.1 The
application seeks extensions to the existing guest house. The
application would result in extensions to both sides and across the
whole rear elevation.
10.2 Since the
appeal the application has been amended so no new windows are
proposed closer to the properties on Woodies Close to the north of
the application site. Whilst a side window is proposed, it is set
back from the boundary and looks across the front driveway of the
neighbouring property and views into habitable windows would be
obscure.
10.3 The proposal
would not result in an unacceptable loss of amenities to
neighbouring residents, or be of detriment to the character of the
area. The application is therefore considered to comply with
policies CS7 of the Core Strategy DPD, EN20 of the Bracknell Forest
Local Plan. As no additional bedroom accommodation is being
proposed, there is no requirements for additional off-street car
parking.
10.4 Accordingly,
subject to conditions the application is recommended for
approval.
11. RECOMMENDATIION
11.1 The application is
recommended to 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.
REASON: To comply with Section 91 of the Town and Country
Planning Act 1990.
02. The
development hereby permitted shall be carried out only in
accordance with the following approved plans received by the Local
Planning Authority on 19th January 2022:
-Site plan
-MAK/21/03 (Proposed ground floor plan)
-MAK/21/04 (Proposed first floor plan)
-MAK/21/05 (Proposed elevations and site/roof plan)
REASON: To ensure that the development is carried out only as
approved by the Local Planning Authority.
03. The
materials to be used in the construction of the external surfaces
of the development hereby permitted shall be of similar appearance
to those of the existing building.
REASON: In the interests of the visual amenities of the
area.
[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]
