DESIGN AND ACCESS STATEMENT

61, LANE, , LONDON, SE12 8AP

Description of proposed works: Construction of a single storey rear extension

Choon Low Build Architecture May 2021 Introduction

This statement seeks consent for a single-storey rear extension for No. 61 Horn Park Lane in Eltham. The following proposal describes the goal to design visually attractive, comfortable and high-quality spaces for 61 Horn Park Lane owners. It should be read in conjunction with the exist- ing and proposed architectural drawings set.

Location and Local Characters

Horn Park Lane sits between to the North, Eltham to the East, and Lee to the west. It runs between Eltham Road to the north, which is A20, and Westhorne Avenue, the A205, to the south. Horn Park Lane is a quiet residential street, in a largely residential area, in the London Borough of .

Fig.1: An aerial map shows the location of the application site (outlined in red) in relation to the local area.

Fig.2: An aerial view of the local neighbourhood area facing the front facade of the application site (tagged in red).

The proposed street is a mixture of 1930’ two storey detached and semi-detached houses with varying layouts. The proposed street buildings with a mix of brickwork, render and stained timber frame facades. The site is not within a designated conservation area or an area with a defined or special residential character. Fig.3: Photos of Horn Park Lane local building facades. (application site otlined in red)

Brief introduction of the application site

The proposed application site is a two-storey semi-detached three bedrooms dwelling house locat- ed on the south of Horn Park Lane. The front elevation of this property is facing the Horn Park Lane road with an open front garden used mainly for parking and a considerably larger garden at the rear. The proposed property has a passageway to the rear garden from the street located on the left-hand side and protected by the gates.

Fig.4: Photo towards the proposed building facade (application site outlined in red).

The site does not lie within any conservation area and the property is not a listed building. The proposed scheme seeks to provide high-quality design, improve the quality of space to fulfil its owners’ needs and complement the local vernacular. Fig.5: An aerial view of the local neighbourhood area facing the rear of the application site (tagged in red).

Access

The map below gives details of nearby transportation facilities. There are few Railways Stations available around the proposed area :

1. Lee Railway Station is located - 0.6 miles away 2. Railway Station - 1.1 miles away 3. - 1.6 miles away 4. Railway Station - 1.6 miles away

The closest bus stop is Horn Park Lane (Stop EL) 0.2 miles away from the application site. The site is within short walking distance of Lee mainline train station, which links to London in one direction and Kent in the other.

Fig.6: Map representing application site’s major transportation links (application site tagged in red). Relevant approved scheme of the neighbours

The relevant planning history relating to the adjacent neighbouring property is summarised as follows:

1. 14/2351/F - Construction of a single storey rear and side extension, first floor rear extension and new front porch (Resubmission). Approved on 14.10.2014 (Permitted)

Fig.7: Similar approved schemes in the local neighbourhood. 11 Horn Park Lane (14/2351/F) 2. 17/2106/F - Demolition of garage and construction of a single storey rear extension and outbuilding in rear garden. Approved on 31.08.2017 (Permitted)

Fig.8: Similar approved schemes in the local neighbourhood. 47 Horn Park Lane (17/2106/F) 3. 13/2292/F - Construction of a single storey side and rear extension. Approved on 12.11.2013 (Permitted)

Fig.9: Similar approved schemes in the local neighbourhood. 57 Horn Park Lane (13/2292/F). 4. 08/2614/F - Construction of a single storey rear extension. Resubmission. Approved on 11.12.2008 (Permitted)

Fig.10: Similar approved schemes in the local neighbourhood. 75 Horn Park Lane (08/2614/F) Planning history of the application site

The relevant planning history relating to the application site is summarised as follows:

21/1111/PN1 - Prior notification for the construction of a single storey rear extension which would measure 6.00 metres beyond the rear wall of the property, with a maximum height of 3.67 metres and an eaves height of 3.00 metres. Refused on 05.03.2021

21/1101/CP - Certificate of Lawfulness (Proposed) is sought for construction of a single storey side extension and front porch. (Status: Registered)

21/0803/CP - Certificate of Lawfulness (proposed) for a hip to gable roof extension with rear dormer and the installation of 2no. rooflights to front roofslope. (Status: Registered)

Key Planning Policies

1)National Planning Policy Framework (NPPF). This sets out the presumption in favour of sustainable development. It requires high-quality design and a good standard of amenity, encourages the use of brownfield land and the conservation of heritage assets. In order to deliver a range of high-quality homes and create sustainable communities, the NPPF encourages the provision of a mix of housing and to achieve high-quality design it states that developments should: function well and adds to the overall quality of the area, establishes a strong sense of place, optimises the potential of the site to accommodate development, respond to local character and history, create safe and accessible environments and are visually attractive.

The desirability of sustaining and enhancing heritage assets and putting them to viable uses consistent with their conservation is encouraged and the positive contribution that new development can make to the local character should be taken into account.

2) London Plan

Policy 3.5 Quality and Design of Housing Developments (B): ‘The design of all new housing developments should enhance the quality of local places, taking into account physical context; local character; density; tenure and land use mix; and relationships with, and provision of, public, communal and open spaces, taking particular account of the needs of children, disabled and older people’

The current proposal provides a high-quality design response that keeps consistency to the pattern and urban grain of the neighboured area’s scale, characters, proportion and mass. London Plan Policy 7.4 requires ‘development should have regard to the form, function, and structure of an area, place or street and the scale, mass and orientation of surrounding buildings. It should improve an area’s visual or physical connection with natural features. In areas of poor or ill-defined character, development should build on the positive elements that can contribute to establishing an enhanced character for the future function of the area.’ Design Proposal

The proposal is for the demolition of the existing garden storage 0.89m x 0.89m and construction of a single-storey rear extension 6.41m in width and 6m length (which is not seen from the public road).

Fig.11: Photo of the rear application building facade.

Fig.12: Photo towards the rear garden of the application site. The proposed extension is 6 meters deep and adds 38.79sqm Gross External Area (or 34.7 sqm Gross Internal Area) to the property. This represents 33% addition to the total existing floor space of the house (115.19 sqm GEA or 106.28 sqm GIA).

Fig.13: Proposed ground floor and blow-up plans.

According to “Residential Extensions, Basements and Conversions Guidance SPD”, point 5.5 (regarding the depth of rear extensions) which states that, under permitted development rights, you can build a single-storey rear extension from the original wall of the house by up to four meters if it is a detached house, and three meters if it’s semi-detached. This limit has been increased to six meters for semi-detached dwelling according to Neighbour consultation scheme. Therefore, we believe that the proposed 6 m depth single-storey extension is appropriate to this type of house for this planning application submission. Fig.14: Proposed day room view towards the dining space.

The suggested rear extension should incorporate a 4m x 4m lantern roof light above the proposed open day room. The proposed extension will include kitchen, sitting and dining space with the panoramic full height window facing towards the potential bamboo garden which owners think to incorporate with in the future.

Fig.13: Proposed day room view towards the kitchen. The existing house’s exterior walls have a combination of render and brick finish. Consequently, brick was chosen as the main finish for the extension to create a modern look and highlight the importance of this traditional English material. The suggested extension improves the access and views to the garden providing 3 full height double glazed windows and same size door.

Fig.15: View of the proposed rear extension

The proposed scheme also will include some internal alterations that will help to provide better quality space for the host family to work and inhabit. According to the proposal - the master bedroom is located on the ground floor for the elder family members with easier accessibility for current and future use. The goal of this proposal to create a lifetime home for a growing and changing family.

Fig.15: View of the proposed master bedroom. Fig.16: Views of the proposed master bedroom bathroom (L) and dressing unit (R).

To respect the privacy of the adjoining neighbours. No. 61 and No. 63 agreed to offset the rear extension boundary wall from the shared boundary line by 50mm. The site boundary line with both neighbours (No.59 and No. 63) will be divided through a 1.8m height wooden fence.

The proposed rear extension will project beyond the existing rear wall of the outrigger by 6m and the roof eave height will not exceed 3m height and the top of the extension roof would not exceed 4m height above ground level, therefore the proposed development fulfills all the permitted development requirements.

The proposed scheme is a common type of extension in the local area and it is believed the proposed design will not be out of the local character. The proposed scheme tries to maintain a strong sense of place, through the arrangement of space, materials to design attractive, welcoming and distinctive places which promote health and well-being with a high standard of amenity for existing and future users.

The amenity of Host Property:

The proposals considerably improve the amenity of the host’s property. It provides a better kitchen diner and sitting area with significantly improved visibility onto and access to the garden.The intro- duction of the lantern roof light means that more light will penetrate the ground floor spaces.There is no adverse effect on the appearance of the house, but in contrast, the extension and alterations will transform the functionality of the house. The proposals considerably improve the amenity of the host’s property.

The amenity of neighbour No. 59

The impact of the development on the No. 59’s amenity is very limited and is not material. The proposed extension does not block any sunlight at all to any of their habitable rooms. There is no overlooking issue caused by the proposed development. The amenity of neighbour No. 63

The applicant has discussed the proposed development with neighbours from No.63. They consented with full support on the development, because not only it does not create any detrimental impact and privacy issue to them, yet significantly improve the quality of the residential amenities of the property as a whole. The No. 61 neighbour is also planning a similar size rear extension to their house. So our proposed developments will mutually improve the appearance and character of our houses.

Appearance

The proposed side extension can only be seen from the immediate neighbours at the rear of the property. The proposed residential dwellings will not appear vastly different in scale, volume, and character from the existing facades of the area. The scheme respects the proportions of all houses.

The addition of the lantern roof light to the rear extension allows more sunlight to access the interior part of the house, without compromising the level of privacy with neighbours. Erection of the proposed development provides more appealing and entertaining accommodation for the client and his family. The proposed extensions will present a more unified appearance with materials to match the main house.

Materials

The materials and detailing will match the existing property in their scale and characteristics similar to the other properties along Horn Park Lane. Where possible new materials will match existing and will be selected to be durable to meet current regulations

Conclusion

The proposal respects the amenities of the occupiers of the neighbouring properties while preserving the character and appearance of the existing property, street scene and immediate area. Overall this proposed development would represent a carefully designed, sensitive and efficient use of the site improving the existing house whilst doing no material harm to either the adjoining neighbours or the character of the local environment. The development project will not have a detrimental impact on the existing qualities of the dwell- ings. The proposed scheme is a common type of extension in the local area and it is believed the proposed design meets local and national policy in respect of maximizing the potential of existing sites and accommodation, modernizing and enriching the existing housing stock as well as main- taining the local amenities to the adjoining neighbours.

We would therefore be grateful for consent but please contact us if any clarification or further information is required

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