Application No: Application FULL Type: Case Officer:...
Transcript of Application No: Application FULL Type: Case Officer:...
Application No: 2016/2638 Application Type: FULL
Case Officer: Steve Elliott Ward: Claygate Ward Expiry Date: 08/11/2016 Location: 8 Claremont Road Claygate Esher Surrey KT10 0PL Proposal: Two-storey side and rear extension, 1m high increase in roof height, side
dormer window and alteration to fenestration following part demolition of existing house
Applicant: Mr Gordon Clark Agent: Mr Daniel Frost
Frost Architects Studio 305 The Light Bulb 1 Filament Walk Wandsworth SW18 4GQ
Decision Level: If Permit – Sub Committee If Refuse – Sub Committee
Recommendation: Permit
Representations: One letter of objection has been received raising concerns in relation to the design and height of the building, the inclusion of a side dormer window will create a loss of privacy and the proximity to the side boundaries will result in a building that will appear disproportionate and dominating.
R e p o r t Description
1. The application site relates to a two-storey detached dwelling located to the west of Claremont Road, a residential Road in Claygate.
Constraints
2. The relevant planning constraint is:
• Adjacent to Conservation Area
Policy
3. In addition to the National Planning Policy Framework and the National Planning Practice Guidance, the following local policies and guidance are relevant to the determination of this application:
Core Strategy 2011 CS11 – Claygate CS17 – Local Character, Density and Design Development Management Plan 2015 DM1 – Sustainable Development DM2 – Design and amenity DM12 – Heritage
Design & Character SPD 2012 Home Extensions Companion Guide
4. Relevant Planning History
Reference Description Decision 2016/1512 Part two-storey part first floor front, side
and rear extension, increased ridge height to accommodate additional rooms in the roofspace, side dormer window and alterations to fenestration following demolition of the existing single storey side and rear projections
Withdrawn
2010/1133 Part two storey/part first floor side extension, single storey rear extension, first floor rear extension and alterations to roof space incorporating rear dormer window
Granted
2010/0519 Part two/part first floor side extension, single storey rear extension, first floor rear extension, alterations to roof space incorporating front dormer with juliet balcony and alterations to fenestration
Withdrawn
Proposal
5. This is a planning application for a part single/part two storey side and rear extension, 1m high increase in roof height, side dormer window and alteration to fenestration following partial demolition of existing house.
6. The proposed two storey side and rear extension would replace the existing single storey side (adj to No. 10) and rear projection, which would square off the rear corner of the house. The side extension would be sub-ordinate to the principle elevation.
7. This proposal includes a ridge height that is some 1m higher than that of the existing roof and includes a side dormer. This side dormer has been amended during the determination process to alter the materials on its cheeks from glass to hanging tile.
Consultations
8. Claygate Parish Council – Raised objection due to the increased height of the ridge and the dormer windows not being in keeping with the character of the area.
9. Conservation Officer – Would prefer to see the materials used on the dormer cheeks matching the roof, otherwise no objection raised.
10. Claygate CAAC – Concerns raised relating to the proposed design in conjunction with the use of upvc and aluminium doors and windows would not be in keeping with the period.
Positive and Proactive Engagement
11. In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of 186-187 of the NPPF by making available pre-application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.
12. No formal pre-application advice was sought prior to the submission of this proposal.
Planning Considerations
13. The main planning considerations in the determination of this application are: • Design and impact on the host dwelling, character of the area and the street scene • Impact on amenity of neighbouring properties • Impact on garden space • Financial considerations Design and impact on the host dwelling, character of the area and the street scene
14. The proposed design indicates that the ridge height will increase by 1m, however given the eclectic mix of property styles and ridge heights within the locality it is not considered that this element of the proposal will create any adverse impact upon the views from within the streetscene, general character of the area or the views from within the Conservation Area.
15. The proposed two storey side extension would be located in excess of 1m away from the side boundary adjacent to No. 10 towards the rear but only 0.85m at the front, this is due to a splayed boundary. This distance is not in strict accordance with the guidance identified within the Elmbridge Design & Character SPD however due to the splayed nature of the boundary and the fact that the neighbouring property is located 1.2m away from the boundary it allows for a separation distance between the first floor flank walls to exceed 2m and therefore not create a terracing affect.
16. Concerns have been raised relating to the proposed materials (upvc and aluminium for the doors and windows). It is noted that within the locality there is a mix of materials used most notably on No.’s 4 and 14 which benefit from wooden clad frontages and a number of other properties both within and outside of the Conservation Area have windows that are not wooden framed. As a result, the proposed materials are not considered to detract upon the views from within the Conservation Area. Impact on amenity of neighbouring properties
17. No part of this proposal will breach the 45 degree angle from any of the neighbouring properties habitable room windows; as such it is considered that there will be no adverse loss of light or amenity created.
18. This proposal does include a first floor side facing window adjacent to No.10 and a side facing dormer window adjacent to No. 6. In order to prevent any adverse loss of privacy being created upon either of the neighbouring properties it is considered reasonable to impose an obscure glazing condition. The amended plans removing the glazed cheeks of the side dormer window ensure that there would be no additional loss of privacy created and addressed the concerns raised by the Conservation Officer.
19. The plans also include side facing rooflight windows adjacent to No.10. These windows will be located in excess of 1.7m above the finished floor level and therefore they are not considered to create any adverse loss of privacy upon the neighbouring property. Impact on garden space
20. Due to the depth of the rear garden it is considered that a sufficient amount of private residential amenity space will be retained. Financial considerations
21. The proposal would not increase the floor space in excess of 100sqm, as a result this proposal would not qualify for a financial contribution towards the Community Infrastructure Levy.
Matters Raised in Representations
22. The concerns raised have been addressed above. Conclusion
23. On the basis of the above and in light of any other material considerations, the proposal is
considered to be in accordance with the Development Plan. Accordingly the recommendation is to grant permission.
Recommendation: Grant Permission
Conditions/Reasons 1 TIME LIMIT (FULL APPLICATION)
The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: To comply with Section 51 of Part 4 of the Planning and Compulsory Purchase Act 2004.
2 LIST OF APPROVED PLANS
The development hereby permitted shall be carried out in strict accordance with the following list of approved plans: 01 Rev P1, 110 Rev P1, 111 Rev P2, 120 Rev P1 and 131 Rev P1 received on 9 August 2016, 113 Rev P2 received on 23 August 2016, 112 Rev P3 and 130 Rev P2 received on 19 September 2016 and 02 Rev P2 received on 19 October 2016.
Reason: To ensure that the development is carried out in a satisfactory manner.
3 MATERIALS TO MATCH
The materials to be used in the construction of the external surfaces of the extension shall match as nearly as is practically possible those of the existing building to which it is attached, in colour, type, finish and profile.
Reason: To ensure that a satisfactory external appearance is achieved of the development in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015.
4 OBSCURE GLAZING
The first floor side facing window (adjacent to No. 10) and the side facing dormer window (adjacent to No. 6) of the development hereby permitted shall be glazed with obscure glass and fitted with non-opening principal lights, and subsequently maintained in this form. Such glass shall be sufficiently obscure to prevent loss of privacy. The affixing of an obscure film will not be sufficient.
Reason: To preserve the reasonable privacy of neighbouring residents in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015.
8
110
31
31.7m
12
59
61
32.3m
2
1
25
Notes:
1) All dimensions to be checked on site.
2) Do not scale from this drawing.
Location Plan
15215
PROJECT NO.
A4
SIZE
DRAWN BY AE
REV.
DRAWING
PROJECT
DRAWING NO.
01
DateIssueRev
Status
1:1250
SCALE
8 Claremont Road
Claygate
KT10 0PL
Location Plan
1 : 1250
50m10 20
P0
P1
PLANNING
C
la
re
m
o
n
t R
o
a
d
F
o
l
e
y
R
o
a
d
28.04.16For comment
Gordon Road
P1 31.05.16Location plan extended
1020
855
6377
2981
6148
2073
2214
3531
3385
3422
12674
2807
1648
1722
8883
4612
1575
9718
949
Block Plan
Scale 1:200
1 : 200
5m2 10m
Notes:
1) All dimensions to be checked on site.
2) Do not scale from this drawing.
PROJECT NO.
A3
SIZE
DRAWN BY
REV.
PROJECT
DRAWING NO.
02
DateIssueRev
Status
1:200
SCALE
15215
AE
8
10
6
Clarem
ont R
oad
Block Plan
P0
P2
PLANNING
12
28.04.16For comment
NOTE:
- Blue cross-hatch indicates footprint
of proposed ground and first floor
extension
- Red dashed line indicates outline
of existing ground floor extension
P1 31.05.16General amendments
8 Claremont Road
Claygate
KT10 0PL
P2 19.10.16General amendments
1 : 100
5m1 2
Notes:
1) All dimensions to be checked on site.
2) Do not scale from this drawing.
Proposed East / Front Elevation
PROJECT NO.
A3
SIZE
DRAWN BY
REV.
PROJECT
DRAWING NO.
130
DateIssue
Rev
Status
1:100
SCALE
15215
8 Claremont Road
Claygate
KT10 0PL
Proposed West / Rear Elevation
Proposed East and
West Elevations
AE
P0
PLANNING
New dormer New dormer
Brick to match
existing.
Render to match
existing.
Roof extended.
Tiles to match
existing.
Brick to match
existing.
Render to match
existing.
Roof extended.
Tiles to match
existing.
Lead to dormer
RooflightsRooflights
28.04.16For comment
P2
P1 08.08.16Dormer altered
Tiles to dormer
cheeks to match
existing roof tiles
P2 19.09.16Dormer side lights omitted
1 : 100
5m1 2
Notes:
1) All dimensions to be checked on site.
2) Do not scale from this drawing.
Proposed South Elevation
PROJECT NO.
A3
SIZE
DRAWN BY
REV.
PROJECT
DRAWING NO.
131
DateIssue
Rev
Status
1:100
SCALE
8 Claremont Road
Claygate
KT10 0PL
Proposed North Elevation
Proposed South and
North Elevations
AE
15215
Obscure
glass to
window
Obscure
glass to
window
Obscure
glass to
window
New
RWPNew
RWP
New
SVP
P0
PLANNING
P1
Brick to match
existing.
Render to match
existing.
Roof extended.
Tiles to match
existing.
Rooflights
Flue to
wood
burner
Roof extended.
Tiles to match
existing.
New dormer
AAV
28.04.16For comment
Obscure
glass to
window
P1 08.08.16- Dormer altered
- New window
3000
1020
855
215
6377
2981
12442
Proposed Ground Floor Plan
KITCHEN
AAV
1 : 100
5m1 2
Notes:
1) All dimensions to be checked on site.
2) Do not scale from this drawing.
PROJECT NO.
A3
SIZE
DRAWN BY
REV.
PROJECT
DRAWING NO.
110
DateIssueRev
Status
1:100
SCALE
Section
Drawing reference
-
DWG
ENTRANCE
LOBBY
WC
Hard
standing
New
RWP
Gas
PORCH
Proposed Ground
Floor Plan
RECEPTION 1
DINING
AE
Ex. Fence
MH
NO. 6
MH
MH
LAWN
FAMILY ROOM
RWP RWP
RWP
Ex. Fence
Ex. Fence
Ex. Fence
15215
8 Claremont Road
Claygate
KT10 0PL
NO. 10
COATS
STORAGE
B
Wood
burner
PATIO
Obscure
window
Existing stove
relocated.
New surround
UTILITY
A A
BB
New
RWP
New
SVP
New
SVP
New
MH
P0
PLANNING
28.04.16For comment
12
01
20
120 120
New
MH
New
MH
Level+00.00
+35.30+34.51
+35.30
+35.30
NOTE:
- Red dashed line
indicates outline of
existing building
P1
P1 31.05.16External dimensions indicated
6377
12442
2981
1 : 100
5m1 2
Notes:
1) All dimensions to be checked on site.
2) Do not scale from this drawing.
PROJECT NO.
A3
SIZE
DRAWN BY
REV.
PROJECT
DRAWING NO.
111
DateIssueRev
Status
1:100
SCALE
BEDROOM 1
BATHROOM
AE
BEDROOM 2
15215
8 Claremont Road
Claygate
KT10 0PL
ENSUITE
BEDROOM 3
BEDROOM 4
DRESSING
ROOM
Proposed First Floor Plan
Proposed First Floor
Plan
STUDY
New stair
Shelves
Obscure
window
Cup'd
A A
BB
LANDING
New
SVP
New
SVP
P0
PLANNING
P2
12
01
20
120 120
28.04.16For comment
NOTE:
- Red dashed line
indicates outline of
existing building
P1 31.05.16External dimensions indicated
P2 28.07.16Stair revised
6377
12442
2981
3592
1 : 100
5m1 2
Notes:
1) All dimensions to be checked on site.
2) Do not scale from this drawing.
PROJECT NO.
A3
SIZE
DRAWN BY
REV.
PROJECT
DRAWING NO.
112
DateIssueRev
Status
1:100
SCALE
BEDROOM 5
AE
A A
15215
Proposed Loft Plan
Proposed Loft Plan
STORE
R/L
R/L
New stair
Obscure
windows
BB
STORE
ENSUITE
R/L
R/L R/L R/L
R/L
New
SVP
P0
PLANNING
12
01
20
120 120
28.04.16For comment
NOTE:
- Red dashed line
indicates outline of
existing building
P1 31.05.16External dimensions indicated
P3
P2 28.07.16Stair, dormer and room layout
revised
R/L
Ward'b
8 Claremont Road
Claygate
KT10 0PL
P3 19.09.16Dormer side lights omitted
5780
3905
790
3000
6710
1790
5715
2425
1 : 100
5m1 2
Notes:
1) All dimensions to be checked on site.
2) Do not scale from this drawing.
Section AA
PROJECT NO.
A3
SIZE
DRAWN BY
REV.
PROJECT
DRAWING NO.
120
DateIssueRev
Status
1:100
SCALE
15215
8 Claremont Road
Claygate
KT10 0PL
Proposed Sections
AE
P0
PLANNING
Section BB
KITCHEN
FAMILY ROOM
P1
WCKITCHEN
UTILITY
RECEPTION 1
BATHROOM
DRESSING
ROOM
BEDROOM 5
STORE
PATIO
LAWN
28.04.16For comment
BEDROOM 2
STUDY
LANDING
New stair
LANDING
P1 28.07.16Stair and dormer revised
Proposed Roof Plan
1 : 100
5m1 2
Notes:
1) All dimensions to be checked on site.
2) Do not scale from this drawing.
PROJECT NO.
A3
SIZE
DRAWN BY
REV.
PROJECT
DRAWING NO.
113
DateIssueRev
Status
1:100
SCALE
Section
Drawing reference
-
DWG
Proposed Roof Plan
AE
15215
8 Claremont Road
Claygate
KT10 0PL
12
01
20
120
A
120
A
BB
P0
PLANNING
P2
28.04.16For comment
P1 08.08.16Dormer altered
P2 23.08.16Dormer altered