Application No: Application Type: FULLmygov.elmbridge.gov.uk/documents/s9014/Planning Application 201… · One letter of observation from the neighbouring property stating that the

Application No: 2016/0281 Application Type: FULL

Case Officer: Karim Badawi Ward:

Thames Ditton

Expiry Date: 23/03/2016 Location: 44 Thistledene Thames Ditton Surrey KT7 0YJ

Proposal: Part two/part single storey rear and single storey side extension, rear dormer window, front porch and front rooflight following partial demolition of existing house

Applicant: Mr C Mahadeva

Agent:

Mr Ian Donaldson Ian T Donaldson Associates 112 Buckingham Gardens West Molesey Surrey KT8 1TN

Decision Level: If Permit – Sub Committee If Refuse – Sub Committee

Recommendation: Permit

Representations: One letter of observation from the neighbouring property stating that the changes made with the new application were positive.

This application has been promoted by Cllr Randolph if the recommendation is to permit and Cllr Bland if the recommendation is to refuse.

R e p o r t

Description

1. This application relates to a two storey semi-detached dwelling, brick built with a cross-hipped roof, it has an existing single storey side extension which incorporates a garage and is similar in design and size to the attached dwellinghouse. The property is located on Thistledene, one building off the corner with Denleigh Gardens. Thistledene is a residential street parallel to Hampton Court Way and consists of semi-detached houses with a mix of designs and the application’s property is similar in design to No. 48-50.

Constraints

2. The relevant planning constraint for this application is:

• Flood Zone 2 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 CS8 – Thames Ditton, Long Ditton, Hinchley Wood and Weston Green CS17 – Local Character, Density and Design

Development Management Plan 2015 DM1 – Presumption in favour of sustainable development DM2 – Design and Amenity DM7 – Access and Parking DM10 – Housing

Design & Character SPD 2012

Home Extensions Companion Guide

4. Relevant Planning History

Reference Description Decision 2015/3818 Part single/part two storey front, side and rear extension

incorporating garage, rear dormer window and front rooflight following partial demolition of existing house

Refused

2002/2563 Single storey rear conservatory Granted Proposal

5. This proposal follows application reference 2015/3818 which was refused for the below reasons:

• The proposed development, by reason of siting, design, mass and bulk would not appear subservient to the host dwelling and would have an adverse impact on the visual amenities of the streetscene and the character of the area.

• The proposed ancillary accommodation would not be considered subservient in scale or use to the host dwelling due to its scale and the nature of the internal rooms’ distribution.

6. The proposal is for part two/part single storey rear and single storey side extension, rear dormer window, front porch and front rooflight following partial demolition of existing house.

7. The proposed rear extension on first floor level would align with the existing north side wall and would extend for 6.5 metres with depth of 3.6 metres. This extension would have a false pitch roof with ridge height subservient to the existing.

8. The proposed rear extension on ground floor level would replace the existing conservatory with a similar depth and a similar separation distance from the boundary and would extend across the full width of the property connecting with the proposed side extension. These two extensions would have a mono-pitch roof with eaves height of 2.5 metres and ridge height of 3.9 metres maximum. Consultations

9. SCC Transport Development Planning – No requirements as the authority had undertaken an

assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and are satisfied that the application would not have a material impact on the safety and operation of the adjoining public highway.

Positive and Proactive Engagement

10. 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.

11. No pre-application advice was sought prior the submission of this application. Planning Considerations

12. The main planning considerations in the determination of this application are:

- The design of the proposal and its impact on the host dwelling and the wider surrounding area

- The impact on the amenity of the neighbouring properties. - Access and parking

The design of the proposal and its impact on the host dwelling and the wider surrounding area

13. The property is part of a semi-detached house where both dwellings are of similar design and size. The current proposal would be considered to overcome the first reason of refusal for the previous application 2015/3818 which included the siting, design, mass and bulk of the extensions did not appear subservient to the host dwelling and subsequently resulted in an adverse impact on the visual amenities of the streetscene and the character of the area.

14. The changes to the front elevation would include the proposed porch, changes to fenestration within the existing side extension and changing the garage following its conversion to a habitable space. These changes would not be considered to have an adverse impact on the host dwelling or the wider surrounding area.

15. The proposed rear dormer would not be seen from the public and would be considered subservient to the host dwelling. In addition, the current proposal would not include any raising to the roof which would maintain the symmetry of the host dwelling. As such, the roof extension would not be considered to have an adverse impact on the host dwelling or the wider surrounding area.

16. The proposed rear extension would not be seen from the public highway. The first floor

extension would integrate with the host building and the single storey element would appear subservient to the host dwelling. As such, the part single/part two rear extension would not be considered to have an adverse impact on the host dwelling or the street scene.

17. It is noted that the current proposal would have a much smaller scale than the previously refused scheme under application reference 2015/3818 and as such, is considered to overcome the second reason for refusal which included the scale and use of the previously proposed ancillary accommodation. The current proposal clearly shows a separate dwelling with a separate street level access which would have its own kitchen and a toilet. However, the garden space is not divided and the separate dwelling would not have its own bathroom. As such, this separate dwelling would be considered ancillary and suitable condition would be imposed to maintain it as such.

The impact on the amenity of the neighbouring properties

18. The proposed single storey rear extension would replace the existing conservatory while the first floor rear extension would not infringe the 450 line. As such, the proposed part single/part two rear extension would not be considered to have an adverse impact on the amenity of neighbouring properties.

19. The proposed side extension would be of a single storey nature and would replace the existing garage. As such, it would not be considered to have an adverse impact on the amenity of the neighbouring properties.

20. The proposed side extension would extend all the way to the boundary; however, it would replace the existing garage. Similarly the proposed rear extension would extend all the way to the boundary replacing the conservatory. Though it is noted that the 0.3 metre separation distance within the Design and Character SPD is for guidance, the applicant had been asked to confirm that the guttering would be located within property’s boundary. As such, an informative for ‘no encroachment’ would be imposed to protect the amenity of the neighbouring properties. Access and Parking

21. It is noted that the current proposed would result in a loss of parking as it would convert the garage into a habitable accommodation. However, there would be sufficient space at the front of the house for off street parking and SCC Highways did not raise any objections.

Flooding

22. The Flood Risk Assessment (FRA) details that the floor levels of the proposals would be set no lower than the existing property and flood proofing would be incorporated where

appropriate. There would be some displacement of fluvial flood water as there would be an extension where the land is currently open but as the extension would be on a non-permeable patio area, it is not considered that there would be an increase in surface water flooding as a result of the development. Consequently, the FRA is considered acceptable and accords with the flood risk compatibility table in the NPPG which concludes that development is appropriate for ‘more vulnerable’ proposals, including householder extensions, in Flood Zone 2. As such, it is not considered that the proposal would have a material increase in flood risk.

Matters raised in Representations

23. None

Conclusion

24. 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.

Case Officer Checklist Neighbour Notifications 16/03/2016 KB Consultations 16/03/2016 KB Drawings 16/03/2016 KB Site Visit Notes 16/03/2016 KB

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: 44TD / CM / PLN-B /01.3; 44TD / CM / PLN-B /02.2; 44TD / CM / PLN-B /02.4 Rev A; 44TD / CM / PLN-B /02.6; 44TD / CM / PLN-B /03.1; 44TD / CM / PLN-B /03.2; Rev A; 44TD / CM / PLN-B /03.4; received on 27 January 2016 and 44TD / CM / PLN-B /03.3 and 44TD / CM / PLN-B /04.1 Rev A received on 28 January 2016.

Reason: To ensure that the development is carried out in a satisfactory manner.

3 MATERIALS - APPROVED

The development shall not be erected other than in the materials listed within the Application Form received on 27 January 2016 or such other materials as have been approved in writing by the Borough Council.

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 OCCUPANCY - SINGLE DWELLING

The extension hereby permitted shall only be occupied in connection with, and ancillary to, the occupation of the existing dwelling on the site, and in particular shall not be separately let, sold or otherwise occupied as a separate independent dwelling.

Reason: Because of its small size the accommodation would be out of keeping with other properties in the locality, which would be contrary to Policy DM10 of the Elmbridge Development Management Plan 2015.

5 FLOOD MITIGATION

All flood mitigation measures shall be carried out in accordance with approved details set out in the Flood Risk Assessment received on 28 January 2016.

Reason: To prevent the increased risk of flooding and to satisfy Core Policy CS26 Flood Risk of the Elmbridge Borough Core Strategy (adopted 2011).

Informatives 1 NO ENCROACHMENT

This permission confers no authority for any part of the development including foundations or guttering to encroach upon the adjoining property.

Originator Drawing NumberTwo storey part rear and partside extension, single storey re-built rear extension and singlestorey part side extension.

Layout TitleClientProject

Location Plan 44TD / CM / PLN-B /01.11:1000

Drawn By ID Date 05.10.2015

Checked By Date

Approved By Date

Purpose of Issue

Siterev

Project No.Scales @ A3status

Ian T Donaldson AA Dipl RIBA, 112 Buckingham Gardens, West Molesey, Surrey. KT8 1TN. Tel: 020 8979 9845. Email: [email protected]

44 TD CM IDMr C Mahadeva

El

81

44

18

77

73

Sub Sta

Metres

0 20 40 60 80 10020

Latitude VectorMap Crown Copyright 2015

Reproduction in whole or in part is prohibited

without the permission of Ordnance Survey.

N

515421m

515521m

515421m

515521m

167183m 167183m

167283m 167283m155

155

672 672

0. Location Plan 1:1000



Existing Site Plan 44TD / CM / PLN-B /01.21:200


Checked By Date

Approved By Date

Purpose of Issue

Siterev




84.81 m2 1

5 x

180

= 2,

700 64 8,000 from ground floor

15,000 from first floor

ExistingGarage

ExistingUtilityroom

ExistingConservatory

existingToilet

SingleStorey

44

18

Sub Sta

THISTLEDENE

ExistingLobby

46

existing Diningroom

existing LivingRoom

existing Kitchen

existing LivingRoom

Existing wall toexistingconservatory

Ground floor area ofexisting house =

existing MHconverted todouble sealedMH

existing MHconverted to

double sealedMH

N

0. Existing Site Plan 1:200



Proposed Site Plan 44TD / CM / PLN-B /01.31:200


Checked By Date

Approved By Date

Purpose of Issue

Siterev




84.81 m2

19.90 m2

11.70 m2

15

x 18

0 =

2,70

0

F

F

8,000 from ground floor

15,000 from first floor

new DiningRoom

El

44

18

Sub Sta

167283m

THISTLEDENE

ExistingLobby

Lobby

New Living Room

46

New Kitchen

Utilityarea

planting

Lawn

New Kitchen infootprint of existingconservatory withnew tiled roof androof-lights

New patio

planter

hedg

e

existing dropped kerb

Extended Livingroom

arch

New play area

h/lovens

Utilityarea

Existing garage / utilitywall reduced to 2 metreshigh

NOT EXTENDEDAREA. THISALREADY EXISTS



existing front hedge removed

hatched area represents areaof existing garage, WC andUtility room

Mercedes Toyota

WC



double sealedMH

N

0. Proposed Site Plan 1:200



Existing and proposedfront elevations 44TD / CM / PLN-B /03.1

1:100


Checked By Date

Approved By Date

Purpose of Issue

Elevationsrev




200

5,19

02,

222

1,70

8

200

9,12

1

existing garagedoor removed newdoor insalled topassageway

200

5,19

02,

222

1,70

8

200

9,12

1

E-01 Proposed Front Elevation 1:100

E-01 Existing Front Elevation 1:100



Existing and proposedrear elevations 44TD / CM / PLN-B /03.2

1:100


Checked By Date

Approved By Date

Purpose of Issue

Elevationsrev




200

5,19

02,

222

1,70

8

No 46No 44

New sliding folding doors

new matching tiled roof

new matching tiled roof with Velux type roof-lights

new matchingbrickworknew matching

windows

200

5,19

02,

222

1,70

8

No 46No 44

existing glazedroof

Existing Conservatory

E-02 Proposed Rear Elevation 1:100

E-02 Existing Rear Elevation 1:100



Existing and proposedside and return elevations 44TD / CM / PLN-B /03.3

1:100


Checked By Date

Approved By Date

Purpose of Issue

Elevationsrev




5,19

01,

267

2,16

5

2,10

01,

309

existing garage wallreduced in height to2,165 metres

new matching wall new matching wall

new matching wall

new matching roof tiles

line of existinggarage roof to bedemolished

5,19

01,

267

3,60

0

new matching wall new matching wall

line of existinggarage roof to bedemolished

200

2,10

01,

389

200

2,10

01,

389

E-03 Proposed Right side Elevation 1:100

E-03 Existing Right side ElevationElevation 1:100 E-04 Existing return rear elevation towards No 46 1:100

E-04 Proposed Return rear Elevation towards No 46 1:100

A

Rev A Bathroom window on first right side removed and replacedby roof-light 27.01.16



Existing and proposedsouth elevations towards

No 4644TD / CM / PLN-B /03.4

1:100


Checked By Date

Approved By Date

Purpose of Issue

Elevationsrev




2,00

0

3,60

4

150

2100

existing wall

existing fence

new roof over kitchen with matching roof tiles

Roof ridge over new extension is at the sameheight as the existing ridge over existingconservatory

2,00

0

3,60

4 existing wall

existing fence

existing conservatory roof

Roof ridge over new extension is at the sameheight as the existing ridge over existingconservatory

E-06 Proposed Elevation south towards No 46 1:100

E-06 Existing Elevation south towards No 46 1:100

E-05 Proposed return Front elevation towards No 46 1:100



existing and proposedfront elevations 44TD / CM / PLN-B /04.1

1:185.27


Checked By Date

Approved By Date

Purpose of Issue

3D Viewsrev




Proposed view front right high

Existing view front right high

A




existing and proposedfront elevations 44TD / CM / PLN-B /04.1

1:185.27


Checked By Date

Approved By Date

Purpose of Issue

3D Viewsrev




Proposed view front right high

Existing view front right high



Existing and proposedrear views 44TD / CM / PLN-B /04.2

1:149.23


Checked By Date

Approved By Date

Purpose of Issue

3D Viewsrev




Proposed view rear left high

Existing view rear left



Existing Ground Floor 44TD / CM / PLN-B /02.11:100


Checked By Date

Approved By Date

Purpose of Issue

Floor Plansrev




84.81 m2

15

x 18

0 =

2,70

0

1

2

3

4

5

6

3,480

1,085 2,338

2,07

0

2,725

2,780

1,12

5

1,15

0

2,531

ExistingGarage

ExistingUtilityroom

ExistingConservatory

existingToilet

SingleStorey

44

ExistingLobby

46

existing Diningroom

existing LivingRoom

existing Kitchen

existing LivingRoom





double sealedMH

N

0. Existing Ground Floor 1:100



Existing First Floor 44TD / CM / PLN-B /02.31:100


Checked By Date

Approved By Date

Purpose of Issue

Floor Plansrev




59.63 m2

15

x 18

0 =

2,70

0

7

8

9

10

11

12

13

14

3,671

3,671

6,418 6,417

10,089 10,089

280

5,36

5

224 3,799 6,066

ExistingStudy

ExistingBathroom

WC

4446

ExistingBedroom

Glazed roof overexistingconservatory

obscuredglazing

ExistingBedroom

ExistingBedroom

Existing First floorarea =

N

1. Existing First Floor 1:100



Existing roof 44TD / CM / PLN-B /02.51:100


Checked By Date

Approved By Date

Purpose of Issue

Floor Plansrev




N

2. Existing Loft Plan 1:100



Proposed Ground Floor 44TD / CM / PLN-B /02.21:100


Checked By Date

Approved By Date

Purpose of Issue

Floor Plansrev




84.81 m2

19.90 m211.70 m2

15

x 18

0 =

2,70

0

1

2

3

4

5

6

WD

R

F

WD

R

F

4,984

4,96

5

2,992

4,764

6,19

2

6,417

330 11,416 1,094

900

new DiningRoom

44

ExistingLobby

Lobby

New Living Room

46

New Kitchen

Utilityarea

New Kitchen infootprint of existingconservatory withnew tiled roof androof-lights

New patio

hedg

e

existing dropped kerb

Extended Livingroom

arch

New play area

h/lovens

Utilityarea

Existing garage / utilitywall reduced to 2 metreshigh

NOT EXTENDEDAREA. THISALREADY EXISTS



existing front hedge removed

hatched area represents areaof existing garage, WC andUtility room

Mercedes Toyota

WC



double sealedMH

N

0. Proposed Ground Floor 1:100



Proposed First Floor 44TD / CM / PLN-B /02.41:100


Checked By Date

Approved By Date

Purpose of Issue

Floor Plansrev




11.19 m2

59.63 m2

7.38 m2

15

x 18

0 =

2,70

0

7

8

9

10

11

12

13

14

13 x 208 = 2,700

1

2

3

4

5678

3,61

2

3,61

2

6,446

3,671

3,671

6,418 6,417

ExistingStudy

NewBathroom

4446

NewBathroom

1200 x 900shwr

cupboard

Line of 45 degree sight linefrom FF window of No 46

roof ridge at same height asexisting conservatory

ExistingBedroom

ExistingBedroom

Existing First floorarea =

3,33

2new doublebedroom

new singlebedroom

N

1. Proposed First Floor 1:100

A




Proposed Loft area 44TD / CM / PLN-B /02.61:100


Checked By Date

Approved By Date

Purpose of Issue

Floor Plansrev




22.31 m2

13 x 208 = 2,700

9101112

S-01

S-02 S-02

S-03S-03

S-04

dormerwindow

built incloset

Double Bedroom 3

En-suiteshowerroom

900 x1500shwr

N

2. Proposed Loft plan 1:100

Documents

Application No: Application Type: FULLmygov.elmbridge.gov.uk/documents/s9014/Planning Application 201… · One letter of observation from the neighbouring property stating that the