Agenda Item 02

Report to Planning Committee Date of Committee 31 March 2016 By Head of Planning Local Authority East Hampshire District Council Ward Petersfield Heath Ward Application No: SDNP/16/00218/HOUS Validation Date 18 January 2016 Target Date: 14 March 2016 Applicant: Mr R Cheesman Proposal: First floor glazed extension to front Site Address 109 Sussex Road, Petersfield, Hampshire, GU31 4LB Purpose of Report The application is reported to Committee for a decision

Recommendation: That the application be Approved for the reasons and subject to the conditions set out in paragraph 10.1 of this report.

Executive Summary

This application has been included on the agenda at the request of Councillor Butler for the following reasons:

a) change the character of the street scene b) impact on neighbouring properties c) detrimental impact on the area d) would not enhance the landscape

1. Site Description

109 Sussex Road is a detached house situated in a residential area, within the Settlement Policy Boundary of Petersfield. The dwelling is also located within the Petersfield Neighbourhood Plan designation area and within a designated Area of Special Housing as set out in policy H9 of the East Hampshire District Local Plan and policy BEP5 of the Petersfield Neighbourhood Plan.

2. Relevant Planning History

33093/002 - Detached house with integral garage following demolition of house and garage (as amended by plans received 26/02/2009). Refused 2009 33093/003 - Detached house with integral garage following demolition of house and garage (as amended by plans received 21/05/2009). Permission 2009 33093/005 - Detached house with integral garage (revision to 33093/003). Permission 2010

3. Proposal

The application is for the construction of a first floor glazed extension to replace an existing balcony on the front elevation of the dwelling. The proposed extension would measure, 3 metres in depth, 4.6 metres in width, 1.6 metres in eaves height and 2.1 metres in maximum height. The proposed extension would include windows on the north, east and west elevations.

4. Consultations

Parish Council Consultee - Object on the grounds the glazed extension is totally out of keeping with the street scene and breaks condition 10 of the previously approved application 33093/002 in 2009 and would also intrude on the privacy of the neighbouring properties.

Sussex Road has been designated by the Petersfield Neighbourhood Plan as an area of special housing character and this extension would have a detrimental impact on the overall character of the area.

5. Representations

5 neighbour representations received objecting to the proposal with the following concerns:

a) The proposed extension would cause an increase in overlooking and a loss of privacy for neighbouring properties b) The original planning approval included a condition which prevents any window being constructed in the west and east elevations c) The proposed extension would not be in keeping with the character of the area d) The proposed extension would negatively impact upon the Area of Special Housing Character e) The proposal would not be in keeping with the Petersfield Neighbourhood Plan f) The extension would cause light and noise pollution

6. Policy Context

6.1 Applications must be determined in accordance with the Development Plan unless material considerations indicate otherwise. The statutory development plan in this area is the East Hampshire District Local Plan: Joint Core Strategy. The relevant policies to this application are set out in section 7, below. National Planning Policy Framework (NPPF) and Circular 2010

Government policy relating to National Parks is set out in English National Parks and the Broads: UK Government Vision and Circular 2010 and The National Planning Policy Framework (NPPF) which was issued and came into effect on 27 March 2012. The Circular and NPPF confirm that National Parks have the highest status of protection and the NPPF states at paragraph 115 that great weight should be given to conserving landscape and scenic beauty in the National Parks and that the conservation of wildlife and cultural heritage are important considerations and should also be given great weight in National Parks.

6.2 National Park Purposes

The two statutory purposes of the SDNP designation are:

 To conserve and enhance the natural beauty, wildlife and cultural heritage of their areas;  To promote opportunities for the public understanding and enjoyment of the special qualities of their areas.

If there is a conflict between these two purposes, conservation takes precedence. There is also a duty to foster the economic and social well being of the local community in pursuit of these purposes.

6.3 Relationship of the Development Plan to the NPPF and Circular 2010

The South Downs National Park Preferred Options Local Plan was approved by Members at Committee on 16 July 2015 to go out for public consultation in September. The consultation period has now ended and responses received will be considered by the Authority in due course. The next stage in the plan preparation will then be the proposed submission. Until this time, the Preferred Options Local Plan is a material consideration in the assessment of this planning application in accordance with paragraph 216 of the National Planning Policy Framework, which confirm that weight can be given to policies in emerging plans following publication. Based on the early stage of preparation the policies within the Preferred Options Local Plan are currently afforded limited weight. The following policies are considered to be of relevance to this application:

Strategic Policies Draft Policy SD5: Landscape Character Draft Policy SD6: Design

Development Management Policies Draft Policy SD44: Replacement Dwellings, Extensions and Annexes

On Thursday 19 November the Petersfield Neighbourhood Plan went to a referendum and a majority voted in favour of its adoption, its policies are therefore afforded significant weight as a policy document. The following policies of the Petersfield Neighbourhood Plan (2015) are relevant to this application:

- Policy BEP1: The character, setting and quality of the town's built environment - Policy BEP5: Areas of Special Housing Character - Policy BEP6: The Settlement Boundary

6. 4 The South Downs Partnership Management Plan The South Downs Partnership Management Plan (SDPMP) was adopted on 3 December 2013. It sets out a Vision and long term Outcomes for the National Park, as well as 5 year Policies and a continually updated Delivery Framework. The SDPMP is a material consideration in planning applications and has some weight pending adoption of the SDNP Local Plan. The following Policies and Outcomes are of particular relevance to this case:

General Policy 1 Conserve and enhance the natural beauty and special qualities of the landscape and its setting, in ways that allow it to continue to evolve and become more resilient to the impacts of climate change and other pressures.

7. Planning Policy

The following policies of the East Hampshire District Local Plan: Joint Core Strategy and EHDC District Local Plan: 2nd Rev (2006) are relevant to this application:

East Hampshire District Local Plan: Joint Core Strategy

 CP1 Presume in fav sust dev  CP2 Spatial Strategy  CP27 Pollution  CP29 Design  CP31 Transport

EHDC District Local Plan: 2nd Rev (2006)

 HE2 (EH)Alterations And Extensions To Buildings  H9 (EH)Areas Of Special Housing Character

8. Planning Assessment

Determining Issues

1. Principle of development 2. Impact upon scale and character of dwelling and local area 3. Impact on the amenity of neighbouring properties 4. Highway implications 5. Impact on South Downs National Park Planning Considerations

1. Principle of development

Policy CP1 of the Joint Core Strategy (JCS) applies to development within the Settlement Policy Boundary (SPB) where there is a presumption in favour of development. Policy CP2 identifies a sustainable hierarchy of SPB and sets out five levels of sustainable settlements. The application site falls within one of the identified SPB, and given that the proposal is for the extension of an existing residential property, the principle of the development is acceptable, subject to all other relevant planning considerations and policies which will be discussed below.

2. Impact upon scale and character of dwelling and local area

Policy HE2 of the Local Plan requires that alterations and extensions to buildings are designed to take account of the design, scale, and character of the original building, its plot size and its setting. Policy CP29 of the JCS seeks to ensure that development proposals are of exemplary standards of design and architecture, with a high quality external appearance that respect the area's particular characteristics. It requires that developments are sympathetic to their setting in terms of scale, height and massing, and their relationship to adjoining buildings, spaces around buildings, and that developments should make a positive contribution to the overall appearance of the area.

Built Environment Policy 1 (BEP1) of the Petersfield Neighbourhood Plan states that all development will be expected to meet the highest standards of design and make a positive contribution to the character of Petersfield.

Sussex Road has been identified as an Area of Special Housing Character in policy BEP5 of the Petersfield Neighbourhood Plan and Policy H9 of the East Hampshire District Local Plan (Second Review). Policies BEP5 and H9 state that development should only be permitted in these areas which maintain the important contribution that these areas make to the character of Petersfield.

Concerns have been raised that the extension would not be in keeping with the character of the area and could adversely impact upon the Area of Special Housing Character. However, it is considered that the extension would be in keeping with the contemporary design and character of the property and would not adversely impact upon the Area of Special Housing Character as the dwelling is set back from Sussex Road by approximately 26 metres and partially screened from public view by mature trees on the boundary. Furthermore, whilst the glazed nature of the front extension would seem at odds with the front elevation of the house, it would be seen in the context of the larger dwelling behind it. This would ensure its impact would be limited and would be readily absorbed into the dwelling, without harm arising to its scale and character. Therefore, the scale and bulk of the proposal would be in keeping with the existing property and surrounding buildings and would not appear overly dominant in the streetscene or wider area. The application is for the alteration of an existing dwelling and the provision for its amenities would remain adequate. The dwelling would not be unbalanced by the proposal and existing features such as ridge heights, eaves heights and other proportions would be reflected in the extension. The proposal would be in keeping with the Petersfield Town Design Statement in so much as it respects the general character of its immediate surroundings.

3. Impact on the amenity of neighbouring properties

Policy CP27 of the JCS requires that developments would not have an unacceptable impact on the amenity of the occupiers of neighbouring properties through loss of privacy or excessive overshadowing.

The front extension would be sufficiently distanced from 107 and 111 Sussex Road, which would prevent any significant issues of overshadowing or change in outlook for the neighbouring properties. Although the extension could cause a loss of light for the ground floor window on the east elevation of 107 Sussex Road, which serves a study, the loss of light would not be significant as another larger window on the north elevation also serves the study. Concerns have been raised that the extension would cause an increase in overlooking and a loss of privacy for neighbouring properties. It needs to be borne in mind that this glazed extension would replace a front balcony where views to neighbouring properties are clearly possible. Although, the extension would enable covered use of this area year round, day and night, therefore it does have the potential to result in an increase in overlooking. 111 Sussex Road is stepped back from 109 and would be screened from the extension by the existing property. The windows closest to the proposal of 107 Sussex Road are on the north and east elevations, at both ground floor and first floor. The ground floor window on the east elevation serves a study and the windows on the first floor serve a bedroom on the north elevation and a landing on the east elevation. However, although the extension has the potential to cause an increase in overlooking for the neighbouring properties, it is considered that the position of the extension would not allow a significant increase of overlooking compared to the existing balcony and a condition would be imposed to ensure that the windows on the east and west side elevation would be obscurely glazed, which would address the concerns of the potential loss of privacy and overlooking for both 107 and 111 Sussex Road. Therefore, with such a condition imposed, the proposal is acceptable.

The proposal would be sufficiently distanced, orientated and designed so as not to have an unacceptable effect on the amenities of the neighbouring properties, in particular to their outlook, privacy or available light.

4. Highway implications

Policy CP31 of the JCS requires that regard is had to any impact on the safety and convenience of the public highway. It is considered that the proposal would not cause any highway implications. 5. Impact on South Downs National Park

The proposal is within the South Downs National Park and proposals within this area would not be permitted if they would harm the tranquillity and appearance of the landscape and any development must meet the purposes of the National Park. The proposal is for alterations of an existing residential property within an existing settlement and it is considered that the proposal would not cause harm to the purposes of the National Park or have an adverse impact on the tranquillity and appearance of the surrounding area.

9. Conclusion

The proposal is considered to be acceptable as it would not detract from the character and appearance of the area or South Downs National Park, would not have an unacceptable impact on the amenities of neighbouring properties, would not have an adverse effect on the safety and function of the highway network and is in compliance with the relevant policies of the East Hampshire District Joint Core Strategy, Local Plan: Second Review and Petersfield Neighbourhood Plan. The proposal accords with the purposes of the National Park.

10. Recommendation

It is recommended that the application be approved subject to the conditions set out below

1. The development hereby permitted shall be carried out in accordance with the following plans:

Plan Type Reference Version Date on Plan Status Application Form - 18.01.2016 Approved Application form OS Extract - Location 18.01.2016 Approved plan OS Extract - Block 18.01.2016 Approved plan Plans - Existing first MCC12151A 18.01.2016 Approved floor plan Plans - Proposed first MCC12151B 18.01.2016 Approved floor plan Plans - Proposed east MCC12151D 18.01.2016 Approved elevation Plans - Existing east MCC12151C 18.01.2016 Approved elevation Plans - Proposed west MCC12151F 18.01.2016 Approved elevation Plans - Existing west MCC12151E 18.01.2016 Approved elevation Plans - Existing north MCC12151G 18.01.2016 Approved elevation Plans - Proposed MCC12151H 18.01.2016 Approved north elevation Plans - Existing roof MCC12151J 18.01.2016 Approved plan Plans - Proposed roof MCC12151K 18.01.2016 Approved plan Site Photographs - 18.01.2016 Approved Aerial photograph

Reasons: For the avoidance of doubt and in the interests of proper planning.

02. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason - To comply with the provisions of Section 91 (1) of the Town and Country Planning Act 1990 (as amended)./ To comply with Section 51 of the Planning and Compulsory Purchase Act 2004

03. The first floor windows in the west and east side elevations of the development hereby permitted shall be non-opening and glazed with obscure glass, which shall be retained thereafter and shall not at any time be replaced with clear glazing. Reason - To protect the privacy of the occupants of the adjoining residential properties.

Case Officer Details Name: Lisa Gill Tel No: 01730 234235 Email: [email protected] SECTION 1 Item 02 109 Sussex Road, Petersfield, Hampshire

Block plan SECTION 1 Item 02 109 Sussex Road, Petersfield, Hampshire

Proposed first floor plan SECTION 1 Item 02 109 Sussex Road, Petersfield, Hampshire

Proposed east elevation

Proposed west elevation SECTION 1 Item 02 109 Sussex Road, Petersfield, Hampshire

Proposed north elevation SECTION 1 Item 02 109 Sussex Road, Petersfield, Hampshire

Artists impression