PLANNING APPLICATIONS COMMITTEE 16th February 2012

Item No: 06

UPRN APPLICATION NO. DATE VALID

11/P2561 10/10/2011

Address/Site: 7-9 Florence Road, South Wimbledon, SW19 8TH

(Ward) Trinity

Proposal: Change of Use of Ground Floor (including single storey building at rear), from Class B1 (Offices) and First Floor from Class C3 (Residential) to a 40 Space Children’s Day Nursery (Class D1). New two-bedroom flat at second floor level, involving Reconfiguration of Existing Flat Roof to a Pitched Roof and two Rear Dormer Windows. Alterations to Front Elevation.

Drawing Nos: BC-DB-FR-02 as amended by 09(RevA), 04(RevE), 10(RevB), 11(RevA)

Contact Officer: David Gardener (0208 545 3115) ______________________________________________________________

RECOMMENDATION

Resolve to Grant Planning Permission subject to conditions and subject to no objections being received prior to 18th February 2012 in relation to the proposed additional rear dormers.

___________________________________________________________

CHECKLIST INFORMATION� Heads of agreement: None � Is a screening opinion required: No � Is an Environmental Statement required: No� Has an Environmental Impact Assessment been submitted: No� Press notice: No � Site notice: Yes � Design Review Panel consulted: No � Number of neighbours consulted: 94 � External consultations: None

1. INTRODUCTION

1.1 The applications have been brought before the Planning Applications

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Committee due to the number of representations received as a result of public consultation.

2. SITE AND SURROUNDINGS

2.1 The application site comprises a terrace building, comprising Class B1 (Office) on the ground floor, and Class C3 (Residential) above fronting Florence Road. A single storey building, which is also used as an office, and a double garage with off street parking in front, which are accessed through two separate vehicle archways are located to the rear of the site.

2.2 The existing building, which features a flat roof, is arranged over two floors, although there is a small utility room, which enables access to the existing flat roof, at second floor level.

2.3 The property is located on the northern side of Florence Road, close to the junction with Trinity Road. The adjoining properties either side, as well as the immediate surrounding area is residential, with commercial properties located further to the south along The Broadway. The site is not within a conservation area.

3. CURRENT PROPOSAL

3.1 The applicant currently operates two nurseries in Wimbledon, on Dundonald Road and Queen’s Road. The Queen’s Road nursery is the closest nursery and is located approximately half a kilometre from the proposed nursery. These nurseries are currently oversubscribed with a waiting list of over 90 children.

3.2 The current application proposes to refurbish, extend, and re-model the existing two-storey office/residential (including single storey building at rear of the site, to provide a children’s day nursery (Class D1). The opening hours of the nursery are proposed to be from 8am to 6pm (Monday to Friday), with a maximum of 40 Children and 19 Staff.

3.3 The proposal would also include reconfiguring the existing flat roof into a pitched roof.

3.4 There would be provision of a front buggy store, with refuse storage to the rear of the site.

3.5 The ground floor of the building would comprise two classrooms, disabled W.C, children’s W.C, buggy store and office. The first floor would provide three further classrooms, children’s W.C, staff W.C, kitchen and staff room. The single storey building at the rear of the site would provide three classrooms, kitchen and children’s W.C.

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3.6 The children’s play area would be located between the main building and the single storey building.

3.7 Off-street parking for approximately two cars, would be provided at the rear of the site, in front of the existing double garage.

3.8 A two-bedroom flat is proposed at second floor level, which would be used as staff accommodation in connection with the nursery use.

3.9 The plans have been amended since the application was first submitted with the existing fenestration replaced with sash style windows on the buildings front elevation, the front bay window at first floor level removed, and two dormer windows now proposed on the rear roof slope. In addition, it is no longer proposed that the access between No.7/9 and No.11 Florence Road will be used for general pedestrian access by members of the public, but is to be restricted to use by members of staff.

4. PLANNING HISTORY

The following planning history is relevant:

4.1 MER593/66 - Outline - Erection of extension to existing office at ground floor level and a self contained unit of residential accommodation at 1st floor level and single storey toilet at rear. Provision of 2 off-street parking spaces. Granted, 30/12/1966.

4.2 MER593/66(D) - Details - Erection of extension to existing office at ground floor level, and a new self contained residental unit at 1st floor level and single storey toilet at rear. Provision of 2 off-street parking spaces. Granted, 07/03/1967.

4.3 MER327/67 - Revised detailed plans for extension to existing offices at ground floor level, self-contained unit of residential accommodation at first floor level, W.C at rear and 2 off-street parking spaces. Granted, 22/05/1967.

4.4 MER959/72 – Three-storey extension at rear of office/residential building to provide office extension at ground floor, a bedroom on the 1st floor, and a store on the 2nd floor. Granted, 09/11/1972.

4.5 MER80/73 - Erection of a first floor side extension connecting no. 9 to no. 11, to provide enlarged lounge and a study with an access way below at ground floor level. Granted, 23/03/1973.

4.6 MER795/75 - Single storey rear extension to existing offices to provide further office accommodation. Granted, 12/12/1975.

5. POLICY CONTEXT

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5.1 The relevant policies in the Adopted Unitary Development Plan (October 2003) are:

BE.15 (New Buildings and Extensions; Daylight, Sunlight, Privacy, Visual Intrusion and Noise), BE.16 (Urban Design), BE.25 (Sustainable Development), E.6 (Loss of Employment Land Outside the Designated Industrial Areas), HP.2 (Retention of Residential Accommodation), C.7 (Day Care Provision), PE.2 (Pollution and Amenity)

5.2 The relevant policies in the Adopted Core Strategy (July 2011) are:

CS.14 (Design) CS.20 (Parking, Servicing and Delivery)

5.3 The relevant policies in the London Plan (July 2011) are:

3.16 (Protection and Enhancement of Social Infrastructure)

6. CONSULTATION

6.1 The application has been publicised by means of a site notice and letters to individual properties. In response 62 letters of objection and 91 letters of support have been received.

6.2 The letters of objection are on the following grounds:

� Increased noise from open windows and children playing outside� Limited parking � Increase in traffic and congestion � Unsuitable property for this type of use � Unsafe location � Little support for the nursery from residents along Florence Road � Lack of support in general � Commercialisation of a residential road � Plenty of opportunities on other nearby commercial streets for a

nursery� No data given with regards to the number of parents who walk or use

public transport to Dicky Bird’s Dundonald Road site (only Queen’s Road site), which is more comparable to this application site.

� Not possible to predict number of parents that will drive children to and from nursery

� The list of children submitted with the application appears to be a list of all children who have registered with Dickie Birds since 01/01/2010 to present, as opposed to children currently waiting for a place

� Change nature of Florence Road, which is currently a quiet residential road

� Number of children is not in keeping with the scale of the property

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� The development is not in accordance with the Merton Community Plan Objectives

� Environmental impact � Supporting documentation is biased and not independently verified� Expansion of nearby schools is already putting additional pressure on

traffic flows � There isn’t a lack of good affordable nurseries in the area � Doesn’t accord with Council planning policy

6.3 The letters of support are on the following grounds:

� Difficult to find nursery places in the local area � Important to have nurseries positioned near to the station for

pedestrian parents � Encouraging local families to attend local nurseries is an important

factor in terms of sustainability � Many popular nurseries have long waiting lists � Will provide additional employment � Would not damage residential feel of Florence Road � Would be an optimal location and good use of otherwise empty offices � The proposed sight would be at the heart of such a residential area will

be a significant factor in cutting down the number of vehicles doing the school run in the morning

� Would enhance community feel as it may attract more families to the area

� Little demand for offices in this location � Would not have a detrimental impact on parking

6.4 Following revisions to the scheme, two further public consultations by letter have been undertaken dated 26th January 2012 and 31st January 2012. The first consultation was undertaken following amendments to the front of the building, with the second consultation carried out following the addition of the two rear dormers to the rear roof slope. No representations referring to the amendments to the scheme have been received to date.

6.5 Please note that the expiry date for responses to the final consultation is the 18th February 2012, and hence a recommendation that planning permission is granted subject to no objections being received regarding the proposed dormers between the date of this Planning Applications meeting (16th February 2012) and the deadline for responses to the final consultation (18th February 2012).

6.6 Transport Planning

6.61 No objection subject to cap of 40 spaces and travel plan. It is thought the majority of the trips made to the site will be made by sustainable means because it is thought that the majority of the children enrolled at the proposed nursery will be living locally and hence few trips will be

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made by car. Florence Road is located within a CPZ and hence it is thought that the existing parking controls in place will ensure that there are no significant traffic and parking impacts that will cause an adverse affect on the surrounding highway network. The owners of the Dicky Birds nursery also have another day care nursery along Queen’s Road. Travel surveys have been conducted at the Queen’s Road nursery, which show that the majority of the children are close to the development and hence travel sustainably.

6.7 Environmental Health

6.71 No objection subject to conditions being added to any approval in respect of hours of use, noise insulation, and soundproofing of plant and machinery.

6.8 Early Years, Childcare and Children’s Centre Service

6.81 Several other nurseries have been given planning permission in the local area, which will result in three nurseries opening up, within a ten -minute walk of one another. Having seen the waiting list, this indicates that there is a ‘need’ for another nursery in the area. It is considered that there is a need for a nursery in this area, and that they will be sustainable, even once the other nurseries are open. There has been a shortage for under 2’s in the area, and in addition there has been a shortage of nursery places in maintained nursery schools, which has meant that many parents are currently seeking childcare in this area.

6.82 In addition, the nursery would meet Ofsted requirements and provide a suitable environment for children. It is important that children are able to play outside throughout the day, so whilst it is recommended that the current outside space would not be suitable for more than 20 children at a time (in terms of space – not noise), there should not be any time restrictions in place, in order to ensure that the children have constant free flow access to the outside.

7. PLANNING CONSIDERATIONS

The main planning considerations concern the loss of the existing office use for a nursery use, the standard of accommodation of the proposed flat, the design and appearance of the proposed alterations and extensions, impact on residential amenity, and traffic/parking issues.

7.1 Principle of Development

7.11 Policy E.6 of the UDP still applies and states that outside of industrial areas, development which results in the loss of employment land, will only be acceptable under the following circumstances:

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� If the land is predominantly residential area and the development proposed will provide a local community or cultural facility

� If the land is in a predominantly residential area, residential use will be permitted provided that:The size, configuration, access arrangements or other characteristics of the site make it unsuitable and financially unviable for any employment or community use as confirmed by full and proper marketing of the site for 5 years for employment or community uses.

7.12 The proposal would comply with policy E.6 given Florence Road, and the immediate surrounding area is predominantly residential, and the proposed use as a nursery is a community facility.

7.13 Policy C.7 encourages the provision of day nurseries, and sets out a number of considerations to be taken into account where they are located in residential areas. These include impact on neighbours, effect on traffic flows and highway safety, concentration of similar facilities and the demand for childcare in the area. These are considered further below.

7.14 Several other nurseries have been given planning permission in the local area, which will result in three nurseries opening up, within a ten -minute walk of one another. However, the applicant has provided evidence of a need for a nursery in the area, in the form of an excel spreadsheet and map plotting over 90 of their clients living in the surrounding area to Florence Road that are still waiting for a space at a Dicky Birds nursery.

7.15 The Council’s Early Years, Childcare and Children’s Centre Service have been consulted and consider that there is a need for a nursery in this area, even once the other nurseries are open. There has been a shortage for under 2’s in the area, and in addition there has been a shortage of nursery places in maintained nursery schools, which has meant that many parents are currently seeking childcare in this area.

7.16 In addition, the proposal would not result in the loss of the residential use, with the existing first floor flat replaced with a new flat at second floor level, which will be used as staff accommodation by Dicky Birds.

7.2 Design and Appearance of Extensions and Alterations

7.21 Policy BE.22 of the UDP states that new development should have a high standard of design that will complement the character and local distinctiveness of the adjoining townscape/and or landscape, or of a high standard of design that will enhance the character of the area, where local distinctiveness or attractiveness is lacking. Policy BE.23 also states that alterations or extensions to buildings should compliment the character of the wider setting.

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7.22 The existing building, which has been remodeled and extended, has a poorly designed front elevation, which is a confusion of different styles, which detracts from the Florence Road street scene. The proposal would replace the flat roof, which also has a railing around its perimeter with a pitched roof, infilling the space between the pitched roofs of the terraces either side. The existing horizontal style windows and timber clad front bay window on the front elevation would also be replaced by new vertically aligned timber sash style windows. The proposed revisions would give the building a vastly improved appearance, relating much better to the original Victorian architecture of the road.

7.23 The plans have been amended since the application was first submitted, with the proposal now incorporating two small dormers on the proposed rear roof slope. The dormers, which would feature twin pitched roofs, are not considered to be excessive in terms of their size, being set in at least 1m from the buildings party walls. The proposal would therefore overall accord with policies BE.22 and BE.23 of the UDP and is acceptable in terms of its visual appearance.

7.3 Standard of Accommodation

7.31 The London Plan was published in July 2011 and sets out a minimum gross internal area standard for new homes as part of policy 3.5. Previously, details on Merton’s space standards for residential development were set out in Merton’s New Residential Development SPG 1999. As the London Plan is part of Merton’s development plan and is more up to date, the most appropriate minimum space standards for Merton are now found in the London Plan (July 2011), policy 3.5.

7.32 In addition, adopted policy CS.14 of the Core Strategy and HS.1 of the UDP encourages well designed housing in the borough by ensuring that all residential development complies with the most appropriate minimum space standards and provides functional internal spaces that are fit for purpose. New residential development should safeguard the amenities of occupiers by providing appropriate levels of sunlight & daylight and privacy for occupiers of adjacent properties and for future occupiers of proposed dwellings. The living conditions of existing and future residents should not be diminished by increased noise or disturbance.

7.32 As the proposed flat would exceed the minimum space standards set out in the London Plan, it is considered the proposal would provide a satisfactory standard of accommodation for occupiers in accordance with Policy 3.5 of the London Plan. It should be noted that the proposed flat would be used in connection to the nursery with Dicky Birds being the sole users.

7.4 Residential Amenity

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7.41 It is considered that the proposed roof extension and dormer windows given their location would not result in a detrimental impact on daylight/sunlight levels, outlook or be visually intrusive when viewed from adjoining properties. The proposal would not result in an increase in the properties footprint, with the proposed roof more or less infilling the space between the pitched roofs of the adjoining properties either side of the application site. The proposed dormer windows to the second floor flat would also be located more than 25m away from facing neighbouring windows.

7.42 In terms of noise impact, a maximum of 40 children would be accommodated at the nursery with no more than 12 using the outside play are at any one time. Sound proofing of the building would be required with noise attenuation measures to the sides of the play area to mitigate against excessive noise disturbance. Conditions limiting the number of children a the nursery, its opening hours, and the number of children that can use the amenity space at any one time would also be attached to an approval.

7.43 The application as originally submitted proposed a pedestrian access gate towards the rear of the property, which would give direct access to the rear play area. However, following discussions with Council Planning Officers, this element has been amended so that the gate is solely used by staff from Dicky Birds to access the off-street car parking spaces and bin storage area. This part of the site already features a double garage with a small parking area outside and as such it is not considered that it using this area to park a maximum of two cars would have an unacceptable impact on neighbour amenity in terms of noise or loss of privacy. The proposal as a whole would therefore accord with policy BE.15 of the UDP and is acceptable in terms of residential amenity.

7.5 Amenity Space

7.51 A condition is proposed that a maximum of only 12 children can use the amenity space at any one time. The applicants propose an outside play area, which will be fitted with soft tarmac play tiles, which would acoustically reduce noise. The play area would not be in use for any more than 3 hours per day.

7.52 The existing wall located along the side boundary with No.5, which is 2.06m tall, when measured from the ground level on the application site, would be clad with timber with planting in front, with the wall abutting the car access way to the double garage behind No.11 also increased in height to 2m to improve sound insulation. A condition can be added to an approval requiring this. In addition, an acoustic fence can be located along the side boundary of the play area to further reduce any noise impact.

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7.6 Parking and Traffic

7.61 The existing site has a PTAL rating of 4, which indicates that it is in a sustainable location, with good access to public transport services. The Transport Planning Section are of the view that the majority of the trips made to the site will be made by sustainable means because it is thought that the majority of children enrolled to the proposed nursery will be living locally and hence few trips are forecast to be made by car. This view is supported by a list of 97 clients, which are registered to attend Dicky Birds Queen’s Road or Dundonald Road nurseries, with the vast majority a short walking distance of the proposed nursery.

7.62 Two off-street parking spaces will be provided at the rear of the site, in front of the existing double garage, which will be reserved for staff.

7.7 Buggy Store and Refuse

7.71 It is proposed to locate the buggy store at the front of the building, which is acceptable as it’s the most practicable location.

7.72 Refuse would be located to the rear of the site besides the double garage, which means they could be moved along the car access way to the front of the building for collection. This is considered acceptable in principle with a condition requesting details of an enclosure.

8. SUSTAINABILITY AND ENVIRONMENTAL IMPACT ASSESSMENTREQUIREMENTS

8.1 The application does not constitute Schedule 1 or Schedule 2 development. Accordingly, there are no requirements in terms of EIA submission.

9. CONCLUSION

9.1 The loss of the employment use has been justified in relation to Policy E.6 as the land is predominantly residential area and the development proposed will provide a local community or cultural facility. Sufficient information has also been provided in relation to child numbers, hours, and management of the extent of the proposed use. It is also considered that the proposal would not have an unacceptable impact on residential amenity or traffic and parking, would improve the appearance of the existing building when viewed from Florence Road and would provide an acceptable standard of accommodation for the occupier of the second floor flat.

RECOMMENDATION

GRANT PLANNING PERMISSION

Subject to the following conditions:

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1. A.1 (Commencement of Development)

2. B.1 (Materials as per forms)

3. B.4 (Details of Site/Surface Treatment)

4. B.5 (Details of Walls/Fences)

5. C.6 (Refuse and Recycling (Details to be submitted))

6. D.6 (Kitchen Ventilation Extraction Systems)

7. D.9 (No External Lighting)

8. D.11 (Construction Times)

9. F.1 (Landscaping/Planting Scheme)

10. F.2 (Implementation)

11. No more than 12 children shall use the outside play area associated with the day nursery use at any one time and these shall be appropriately supervised at all times.

Reason for condition: To protect the amenities of neighbouring occupiers and to ensure compliance with policy PE.2 of the Adopted Merton Unitary Development Plan 2003.

12. Prior to commencement of development details of the materials, size and location of the proposed ‘soft surface’ play area within the rear curtilage of the site are to be submitted to and approved in writing by the Local Planning Authority.

Reason for condition: To protect the amenities of neighbouring occupiers and to ensure compliance with policy PE.2 of the Adopted Merton Unitary Development Plan 2003.

13. D.1 (Hours of Use) – The use hereby permitted shall operate only between the hours of 8:00 to 18:00 Monday to Friday and at no time on Sat, Sun or Bank Holidays and no staff shall be present at the premises one hour before the opening time or one after the closing time.

14. The premises shall be used as a day nursery for a maximum of 40 children and for no other use within Class D1 of the Town and Country Planning Use Classes Order 1987 etc.

Reason for Condition: To allow the Council to assess the impact of other Class D1 uses, to ensure that residential amenity, and parking

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and highway safety surrounding the site are not prejudiced and to ensure compliance with policies CS.20 of the Adopted Core Strategy 2011.

15. Prior to commencement of development details of sound insulation/attenuation measures are to be submitted to and approved in writing by the Local Planning Authority to ensure that noise from new plant/machinery does not increase the background noise level by more than 2 dB(A) L90 (5 min) with no increase in any one-third octave band between 50 Hertz and 160 Hertz; the approved measures shall be installed before the plant and machinery is first used and shall be permanently retained thereafter unless otherwise agreed in writing by the Local Planning Authority.

Reason for condition: To safeguard the amenities of the area and the occupiers of neighbouring properties and ensure compliance with policy PE.2 of the Adopted Merton Unitary Development Plan 2003.

16. No development shall commence until a scheme for the soundproofing of the building to prevent the transmission of noise and vibration between the D1 use and the adjoining residential accommodation has been submitted to and approved in writing by the Local Planning Authority. The measures as approved shall be implemented in strict accordance with the approved details prior to the first occupation of the development and shall thereafter be retained.

Reason for Condition: To safeguard the amenities of the area and the occupiers of neighbouring properties and ensure compliance with policy PE.2 of the Adopted Merton Unitary Development Plan.

17. No use of the rear garden as an outside play area associated with the day nursery shall take place other than between the hours of 8:30 and 17:00 Monday – Friday only.

Reason for Condition: To safeguard the amenities of the area and occupiers of neighbouring properties and to ensure compliance with policy PE.2 of the Adopted Merton Unitary Development Plan 2003.

18. Prior to commencement of development details of the acoustic screening for the rear play area are to be submitted to and approved in writing by the Local Planning Authority and the approved measures shall be installed before the rear play area is first used and shall be permanently retained thereafter unless otherwise agreed in writing by the Local Planning Authority.

Reason for Condition: To safeguard the amenities of the area and the occupiers of neighbouring properties and ensure compliance with policy PE.2 of the Adopted Merton Unitary Development Plan 2003.

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19. There shall be no music or amplified sound within the outside play area.

Reason: Reason: To protect the amenities of local residents and ensure compliance with policy PE.2 of the Adopted Merton Unitary Development Plan 2003.

20. All deliveries, loading, unloading or other servicing activities shall take place between the hours of 7am – 5pm Monday to Friday, and not at all on Saturday, Sunday and public holidays.

Reason for Condition: To safeguard the amenities of the area and the occupiers of neighbouring properties and ensure compliance with policy PE.2 of the Adopted Merton Unitary Development Plan 2003.

21. The access between No. 7/9 and No.11 Florence Road shall be used by members of staff and not by visiting members of the public.

Reason for condition: To safeguard the amenities and privacy of occupiers of adjoining properties and to comply with policy BE.15 of the Adopted Merton Unitary Development Plan 2003.

22. The second floor flat hereby permitted shall be used only in conjunction with and ancillary to the main use of the premises for day nursery purposes.

Reason for condition: In the interests of the residential amenity of the occupiers of the proposed residential unit and to be in accordance with policies BE.15 and C.7 of the Adopted Merton Unitary Development Plan 2003.

23. Prior to the occupation of the development hereby permitted, a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority by the Local Planning Authority. The plan shall follow the current “Travel Plan Development Control Guidance” issued by TfL and shall include: (i). Targets for sustainable travel arrangements; (ii). Effective measures for the ongoing monitoring of the plan; (iii). A commitment to delivering the plan objectives for a period of at least 5 years from the first occupation of the development; (iv). Effective mechanisms to achieve the objectives of the plan by the present and future occupiers of the development. The development shall be implemented only on accordance with the approved Travel Plan.

Reason for Condition: To promote sustainable travel measures and comply with policies of CS18, CS19 and CS20 of the Adopted Merton Core Planning Strategy 2011 and LU4 of the Adopted Merton Unitary Development Plan 2003.

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24. The development hereby permitted shall not be occupied until the alterations to the front elevation shown on the approved plans are fully implemented.

Reason for condition: To ensure a satisfactory appearance of the development and to comply with policy BE.23 of the Adopted Merton Unitary Development Plan 2003.

Reason for approval:The loss of the employment use has been justified in relation to Policy E.6 as the land is predominantly residential area and the development proposed will provide a local community or cultural facility. Sufficient information has also been provided in relation to child numbers, hours, and management of the extent of the proposed use. It is also considered that the proposal would not have an unacceptable impact on residential amenity or traffic and parking, would vastly improve the appearance of the existing building when viewed from Florence Road and would provide an acceptable standard of accommodation for the occupier of the second floor flat. The proposal accords with the Council's Adopted Unitary Development Plan, Core Strategy and London Plan Policies. The policies listed below were relevant to the determination of this proposal.

Adopted Merton Unitary Development Plan (October 2003) BE.15 (New Buildings and Extensions; Daylight, Sunlight, Privacy, Visual Intrusion and Noise)BE.22 (Design of New Development) BE.25 (Sustainable Development) E.6 (Loss of Employment Land Outside the Designated Industrial Areas)HP.2 (Retention of Residential Accommodation) C.7 (Day Care Provision)PE.2 (Pollution and Amenity)

Core Strategy (July 2011) CS.14 (Design) CS.20 (Parking, Servicing and Delivery)

London Plan (February 2008) 3.16 (Protection and Enhancement of Social Infrastructure)

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PLANNING APPLICATIONS COMMITTEE 16 FEBRUARY 2012

Item No: 07

UPRN APPLICATION NO. DATE VALID

11/P1417 20/05/11

Address/Site 2 Kenilworth Avenue, Wimbledon, SW19 7LW

(Ward) Village

Proposal: Formation of a basement with light wells at the rear, demolition of existing two storey side extension and construction of replacement single storey side extension, demolition and reconstruction of rear addition with double pitched roof, single storey side return infill extension at the rear

Drawing Nos OS LOCATION PLAN, 002, 003, 100 C, 110 D, 120 C, 111 A, 250 A, 251 A, 252 A, 253 A, 260 A, 261 A, 262 A, 263 A, 265 A, and 270 A.

Contact Officer: Sabah Halli (8545 3297) ___________________________________________________________________

RECOMMENDATION

Permission be GRANTED subject to conditions___________________________________________________________________

CHECKLIST INFORMATION

� Is a screening opinion required: No � Is an Environmental Statement required: No � Has an Environmental Statement been submitted: No � Press notice: � Site notice: Yes � Design Review Panel consulted: No � Number of neighbours consulted: 5 � External consultations: No � Controlled Parking Zone: Yes

1. INTRODUCTION

This application is brought before the planning committee due to the number of objections received.

2. SITE AND SURROUNDINGS

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The application site comprises a semi-detached dwelling house located on the east of Kenilworth Avenue, and which has been previously extended single storey to the side and rear.

The site is located within the Kenilworth Road Conservation Area.

3. CURRENT PROPOSAL

3.1 The current application is an amended proposal for a proposed single storey side extension, part single storey/part two storey rear extension and basement with rear light wells.

3.2 It is proposed to install a basement commencing 5.4 m back from the front bay, with a light well 1.45m in width immediately to the rear of the building with a walk on glass panel bridge link above, then a further basement area extending another 5.2m into the rear garden area. The basement extension would be accessed internally only and would provide a study, utility room, plant room, shower room, gym, play room/cinema and spare room.

3.3 It is proposed to demolish the existing single storey side extension and install a replacement single storey side extension which would be 1.3m in width, 5m to eaves level, and 6.9m to ridge level. It would be set back from the front building line of the property by 2.9m and be set 1m from the side boundary with 2A Kenilworth Avenue. The extension would connect with and form part of the proposed part single/part two storey extension to the rear. At ground floor the extension would provide and entrance hallway, toilet, stairwell, and part of a proposed enlarged kitchen to the rear, and at first floor the extension would provide a stairwell, and part of a family bathroom and bedroom. At roof level the proposed pitched roof area would provide a stairwell and part of shower room. The pitched roof part of the extension would include two roof lights, and five windows and one door are proposed in the side elevation.

3.4 To the rear it is proposed to demolish an existing 2.1m deep single storey rear extension and original 7.4m deep two storey, mono-pitched outrigger and build a replacement part single storey/part two storey rear extension. The single storey part of the extension would be built up to the side boundary with no.4 (as existing) and would be 7.4m in depth, 2.1m to eaves level, and 3.3m to ridge level. The two storey part of the extension would have a gable roof with the same angle of pitch as the main roof, 4.5m to eaves and 7.7m to ridge level. At 7.4m from the rear main wall, it would be the same depth as the original two storey element. It would include one first floor rear window, and sliding glass doors at ground floor level. The extension would provide an enlarged kitchen and dining room at ground floor and a bedroom at first floor.

3.5 Materials for the proposed extensions would be white painted timber sash windows, brick work and detailing around parapet edges, barge boarding and roof tiles to match the existing property. The exception is the door and slot window towards the rear of the side elevation and the sliding patio doors at ground floor of the rear elevation, which are of more modern design. It has been agreed with the agent that the two rooflights shown within the side roof

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