Development Control Committee A 9 January 2019 ITEM NO ...

21/12/18 12:27 Committee report

Development Control Committee A – 9 January 2019

ITEM NO. 4

WARD: Bedminster CONTACT OFFICER: Monica Forde SITE ADDRESS:

7 Beryl Road Bristol BS3 3DH

APPLICATION NO:

18/05778/H

Full Planning (Householders)

DETERMINATION DEADLINE:

28 December 2018

Proposed demolition of existing extension and erection of replacement single storey rear extension.

RECOMMENDATION:

Grant subject to Condition(s)

AGENT:

We Are Not Architects 17 Sandbach Road Brislington Bristol BS4 3RZ

APPLICANT:

Ms Amy Prendergast 7 Beryl Road Bristol BS3 3DH

The following plan is for illustrative purposes only, and cannot be guaranteed to be up to date. LOCATION PLAN:

DO NOT SCALE

Item no. 4 Development Control Committee A – 9 January 2019 Application No. 18/05778/H: 7 Beryl Road Bristol BS3 3DH

BACKGROUND AND SUMMARY This application is being presented to Development Control Committee due to the applicant being a Bristol City Council Planning Officer. Paragraph 12.1 of the Member and Officer Code of Conduct confirms that: “Officers must not play any part in the processing of any application where they have, or can be perceived to have, a conflict of an interest. Such interests would include financial or professional interests and the interests of family and friends.” The application site is a two-storey mid terraced property on the west side of Beryl Road, Bedminster in south Bristol. Full householder planning permission is sought for the demolition of the existing rear extension(s) and erection of a single storey extension. Key issues in the assessment of the application are design and amenity. The report below assesses the application against the required planning policies, the development is found to be acceptable and the recommendation of this report therefore, is that full planning permission is granted. SITE DESCRIPTION This application relates to the dwelling known as 7 Beryl Road, situated in the Bedminster ward of the city, in south Bristol. The existing dwelling on site is a two-storey mid-terraced property, with a single storey rear extension and a single storey sunroom adjacent to the boundary with no. 6 Beryl Road. The property is not located in a conservation area. RELEVANT PLANNING HISTORY The following certificate of lawful development is currently pending: 18/05779/CP - Application for a Certificate of Proposed Development - Proposed rear 'dormer' roof extension and 2no. rooflights. APPLICATION This application seeks permission for the erection of a single storey rear extension to the existing dwelling. The existing rear extension and sunroon would be demolished as part of the proposals. The proposed extension would be situated on the rear (south) side of the host dwelling. It would project 6m from the rear elevation and would be 3.9m wide, extending the full width of the site. The extension would have a hipped roof and be 3.3m in height to the ridge, dropping to 2.4m at the eaves, on the boundaries with 6 and 8 Beryl Road. Bi-fold doors are proposed on the rear elevation in addition to 4no. rooflights. Materials would be similar in appearance to the main dwelling.


RESPONSE TO PUBLICITY AND CONSULTATION Neighbouring properties were consulted on the proposed development with an expiry date of 26/11/2018. One neutral comment was received in response to the consultation. This queried what was being proposed as part of the application. The case officer contacted the neighbour to confirm the proposed changes. RELEVANT POLICIES National Planning Policy Framework - March 2012 Bristol Local Plan Comprising Core Strategy (Adopted June 2011), Site Allocation and Development Management Policies (Adopted July 2014) and (as appropriate) the Bristol Central Area Plan (Adopted March 2015) and (as appropriate) the Old Market Quarter Neighbourhood Development Plan 2015 and Lawrence Weston Neighbourhood Development Plan 2017. In determining this application, the Local Planning Authority has had regard to all relevant policies of the Bristol Local Plan and relevant guidance. SPD2 A Guide for Designing House Alterations and Extensions (October 2005) KEY ISSUES A. IS THE DESIGN OF THE PROPOSED EXTENSION ACCEPTABLE? Policy BCS21 states that new development should be of high quality, and should contribute positively to an area’s character and identity. Policy DM26 sets out that the layout and form of new development should contribute to the creation of quality urban design. The height, scale and massing of development should be appropriate to the immediate context. Policy DM30 sets out the design principles for alterations to existing buildings. Extensions to existing buildings are expected to respect the siting, scale, form, proportions, materials and the overall design and character of both the host building and the surrounding area. SPD2 states that single storey rear extensions should not extend any further than 3.5 metres from the rear of the existing dwelling. The proposed development includes the demolition of an existing rear extension and sunroom and the erection of a wraparound single storey rear extension. It is considered that the proposed development would consolidate the existing extensions and be an improvement to the existing situation in terms of design. The proposed single storey rear extension would extend 6 metres beyond the rear elevation of the main dwelling. Whilst this exceeds the guidance of SPD2, the proposed rear extension would project approximately 1.2m less than the existing utility extension and infill the existing 1.4metre narrow strip of garden. As such, the overall depth would be less than the existing protrusion and this length is considered acceptable. The proposed hipped roof would be 2.4m in height on the boundary with neighbouring properties at 6 and 8 Beryl Road; which is 0.2m lower than the height of the existing sunroom. The design would be in keeping and subservient to the existing dwelling, which is supported.


The submitted plans state that the proposed materials would be similar in appearance to that of the existing dwelling. The proposed extension would be located on the rear elevation which would be of limited visibility from the public realm and is considered acceptable. A condition requiring that materials match the existing property should be attached to any permission to ensure that the design is in keeping with the host dwelling. In summary, the proposal is considered to respect policies BCS21, DM26 and DM30 as well as SPD2 guidance and would be acceptable in terms of design. B. WOULD THE PROPOSALS BE ACCEPTABLE IN TERMS OF RESIDENTIAL AMENITY? Policy BCS21 states that new development should safeguard the amenity of existing development. Policy DM30 states that alterations to existing development should safeguard the amenity of the host premises and neighbouring occupiers and leave sufficient usable external private space for the occupiers of the building. SPD2 states that rear extensions should be designed so as not to cross a 45 degree line (on plan and elevation) projected from the mid-point of an adjoining neighbour’s nearest ground floor habitable room window which is perpendicular to the proposed extension. The proposed rear extension would cross the 45 degree line on elevation and plan. While this is not compliant with SPD2, it is recognised that the narrow architectural style of terraced dwellings of this type is a significant constraint in creating rear extensions that can fully satisfy the 45 degree rule, particularly on plan. Moreover, considering the existing sunroom is 2.6 metres high on the boundary wall between the property and the adjoining neighbour, and the proposed extension would be 0.2m lower, it is considered that the proposed development would not exacerbate the current situation. Additionally, the rear elevation of No. 6 is dual aspect, with south facing windows on the rear elevation which would ensure that the neighbouring dwelling continues to receive satisfactory sunlight. The proposed extension would not impact No.8 on account of its existing extension. In summary, it is considered that the proposed development would not cause unacceptable harm to residential amenity and would respect policies BCS21, DM30 and SPD2 guidance. CONCLUSION The proposed development is considered to comply with Bristol City Council policy. The design is considered to be acceptable and there would be no detrimental impact on residential amenity. It is recommended that planning permission be approved for the proposed development. HOW MUCH COMMUNITY INFRASTRUCTURE LEVY (CIL) WILL THIS DEVELOPMENT BE REQUIRED TO PAY? Development of less than 100 square metres of new build that does not result in the creation of a new dwelling; development of buildings that people do not normally go into, and conversions of buildings in lawful use, are exempt from CIL. This application falls into one of these categories and therefore no CIL is payable.


RECOMMENDED GRANTED subject to condition(s) Time limit for commencement of development 1. Full Planning Permission The development hereby permitted shall begin before the expiration of three years from the date of this permission. Reason: As required by Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. Post occupation management 2. External Works to Match All new external work and finishes and work of making good shall match existing original work adjacent in respect of materials used, detailed execution and finished appearance except where indicated otherwise on the approved drawings. Reason: In the interests of visual amenity and the character of the area. List of approved plans 3. List of approved plans and drawings The development shall conform in all aspects with the plans and details shown in the application as listed below, unless variations are agreed by the Local Planning Authority in order to discharge other conditions attached to this decision. Site Location/ Existing Block Plan No 01. Received 16th November 2018 Site Location/ Proposed Block Plan No 01. Received 16th November 2018 Existing Floor Plans – No 02. – Received 02 November 2018 Existing Elevations – No. 03 – Received 02 November 2018 Existing Sections – No. 04 – Received 02 November 2018 Proposed Floor Plans – No. 05 – Received 02 November 2018 Proposed Elevations – No. 06 – Received 16 November 2018 Proposed Sections – No. 07 – Received 02 November 2018 Reason: For the avoidance of doubt.

Supporting Documents

4. 7 Beryl Road

1. Existing elevations 2. Existing floor plans 3. Existing sections 4. Proposed elevations 5. Proposed floor plans 6. Proposed sections 7. Site photos

FOR COMMENT

Existing Elevations

WANA

7 Beryl Road, Bedminster, Bristol, BS3 3DHSite Address|

Amy Prendergast/Matt RyanClient|

Loft conversion, extension and associated internal worksProject|

201842Project Reference|

1:100Drawing Scale|

Status|

We Are Not Architects is the trading name of WANA ARCHITECTURE LIMITEDRegistered in England and Wales No. 10691495|17 Sandbach Road, Brislington, Bristol, BS4 3RZ.

Drawing|

Revisions|

0 0.1 0.2 0.3 0.4 0.6 M

1:10

0 0.2 0.4 0.6 0.8 1.2 M

1:20

0 0.25 0.5 0.75 1 1.5 M

1:25

0 0.5 1 1.5 2 3 M

1:50

0 1 2 3 4 6 M

1:100

0 2 4 6 8 12 M

1:200

0 5 10 15 20 30 M

1:500

0 12.5 25 37.5 50 75 M

1:1250

03Drawing Number|

v01 - Initial proposals.

v02 - Second proposal with internal rearrangement of spaces.

v03 - Boiler cupboard and wardrobe amends.

Notes|

PARTY WALL

PARTY WALL

FOR COMMENT

Existing Floor Plans

WANA





1:100Drawing Scale|

Status|


Drawing|

Revisions|

0 0.1 0.2 0.3 0.4 0.6 M

1:10

0 0.2 0.4 0.6 0.8 1.2 M

1:20

0 0.25 0.5 0.75 1 1.5 M

1:25

0 0.5 1 1.5 2 3 M

1:50

0 1 2 3 4 6 M

1:100

0 2 4 6 8 12 M

1:200

0 5 10 15 20 30 M

1:500

0 12.5 25 37.5 50 75 M

1:1250

02Drawing Number|




Notes|

LIVINGCH+2650

LIVINGCH+2650

KITCHENCH+2650

UTILITYCH+2325

WCCH+2325

SUN ROOMVAULTED CEILING

IC

SVP

BEDROOMCH+2625

BEDROOMCH+2625

BATHROOMCH+2575

OFFICECH+2200 UNDER RIDGE

2325

1660

2550

2650

1660

2550

2575

34.00

°

2650

2625

2200

2325

34.00°

2650

2625

2200

FOR COMMENT

Existing Sections

WANA





1:100Drawing Scale|

Status|


Drawing|

Revisions|

0 0.1 0.2 0.3 0.4 0.6 M

1:10

0 0.2 0.4 0.6 0.8 1.2 M

1:20

0 0.25 0.5 0.75 1 1.5 M

1:25

0 0.5 1 1.5 2 3 M

1:50

0 1 2 3 4 6 M

1:100

0 2 4 6 8 12 M

1:200

0 5 10 15 20 30 M

1:500

0 12.5 25 37.5 50 75 M

1:1250

04Drawing Number|




Notes|

A B

C

D

FOR COMMENT

Proposed Elevations

WANA





1:100Drawing Scale|

Status|


Drawing|

Revisions|

0 0.1 0.2 0.3 0.4 0.6 M

1:10

0 0.2 0.4 0.6 0.8 1.2 M

1:20

0 0.25 0.5 0.75 1 1.5 M

1:25

0 0.5 1 1.5 2 3 M

1:50

0 1 2 3 4 6 M

1:100

0 2 4 6 8 12 M

1:200

0 5 10 15 20 30 M

1:500

0 12.5 25 37.5 50 75 M

1:1250

06Drawing Number|




Notes|

PARTY WALL

PARTY WALL

MATERIALS SIMILAR IN APPEARANCE TO THE MAIN DWELLING HOUSE

FOR COMMENT

Proposed Floor Plans

WANA





1:100Drawing Scale|

Status|


Drawing|

Revisions|

0 0.1 0.2 0.3 0.4 0.6 M

1:10

0 0.2 0.4 0.6 0.8 1.2 M

1:20

0 0.25 0.5 0.75 1 1.5 M

1:25

0 0.5 1 1.5 2 3 M

1:50

0 1 2 3 4 6 M

1:100

0 2 4 6 8 12 M

1:200

0 5 10 15 20 30 M

1:500

0 12.5 25 37.5 50 75 M

1:1250

05Drawing Number|




Notes|

LIVINGCH+2650

KITCHENCH+2650

LIVING/DININGVAULTED CEILING

DININGCH+2650

REBU

ILD P

ARTY W

ALL ASTR

IDE

THE

BOUN

DARY

CHEC

K SU

PPOR

T FO

R MA

SONR

Y AB

OVE

STRU

CTUR

AL O

PENING

BH TO

SE SPE

CIFICA

TION STRUCTURAL OPENING

BH TO SE SPECIFICATION

750

3425

NEW STA

IR TO

CUR

RENT

REG

S3925

4015

6000

REMOVE STACK

WC

UTILITY

COATSSTORE

2400

1500

800

750

STRUCTURAL OPENINGBH TO SE SPECIFICATION

BOILER

BEDROOMCH+2625

BEDROOMCH+2625

BATHROOMCH+2575

REMOVE STACK

2400

4285

3460

750

REMOVE STACK

REVERT LOFT TO STORAGE

2175

2200 2400

3260

SERVICE VOID

2650

2400

2575

34.00

°

CHANNEL GUTTER

2650

2625

2000

2000

2650

2625

FOR COMMENT

Proposed Sections

WANA





1:100Drawing Scale|

Status|


Drawing|

Revisions|

0 0.1 0.2 0.3 0.4 0.6 M

1:10

0 0.2 0.4 0.6 0.8 1.2 M

1:20

0 0.25 0.5 0.75 1 1.5 M

1:25

0 0.5 1 1.5 2 3 M

1:50

0 1 2 3 4 6 M

1:100

0 2 4 6 8 12 M

1:200

0 5 10 15 20 30 M

1:500

0 12.5 25 37.5 50 75 M

1:1250

07Drawing Number|




Notes|

A B

C

D

18.05778.H - 7 Beryl Road Site Photos

Above: Rear elevation of 7 Beryl Road showing existing extension and sunroom

Below: Rear elevations showing relationship with 8 Beryl Road (Left)

Above: Rear of 7Beryl Road showing relationship with 6 Beryl Road (right)

Below: Existing sun room and extension

Development Control Committee A 9 January 2019 ITEM NO ...

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