41A Spencer Road, West Wimbledon, SW20 0QN

PLANNING APPLICATIONS COMMITTEE 10th October 2011 Item No: 10

UPRN APPLICATION NO. DATE VALID

57/22 11/P2148 01.08.2011

Address/Site 41A Spencer Road, West Wimbledon, SW20 0QN

(Ward) Raynes Park

Proposal: Demolition of two storey orangery building and erection of detached part two/ part single storey, five bedroom house with basement rooms, including ancillary living accommodation.

Drawing Nos Site location plan, 466 5B, 4C, 3D, 2D, Tree Report dated July 2011 and drawings 44/11 and 555.19.04; Bat Survey dated May 2011; Outline Energy Statement dated July 2011.

Contact Officer: Jean Bennett (020 8545 3300) ______

RECOMMENDATION

Permission GRANTED subject to Section 106 Obligation/ Unilateral Undertaking and conditions ______

CHECKLIST INFORMATION. Heads of agreement: Affordable Housing, Education.) Is a screening opinion required: No Is an Environmental Statement required: No Has an Environmental Impact Assessment been submitted – No Design Review Panel consulted – No Number of neighbours consulted – 34 Press notice – No Site notice – Yes External consultations: N/A Density – 64 h.r.p.h Number of jobs created N/A

1. INTRODUCTION

1.1 The application is brought before members of PAC due to requirement for S106 obligation/ Unilateral Undertaking.

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 125 2. SITE AND SURROUNDINGS

2.1 The application site is a rectangular plot of land (0.17 hectare), covering approximately half of the original southern part of the rear garden at 59 Cambridge Road. The plot abuts rear gardens in Cambridge Road and Spencer Road and, to the east, the garage block at the rear of Lynne Court. In 1987, planning permission was granted for the erection of a detached bungalow with a double garage, with vehicular access from Richmond Road on land to the rear of 65/67 Cambridge Road. This building borders the application site to the west.

2.2 The land was previously part of a much larger rear garden at 59 Cambridge Road, laid to lawn, with the orangery building used principally for garden storage, situated in the southeastern corner of the site. The back garden contains trees which are protected by a Tree Preservation Order, confirmed in November 2001 (TPO M323). This includes the group of trees in the southwestern corner of the site and other individual trees.

2.3 There is a narrow vehicle access route approximately 60m in length and 2.3m wide, leading from Spencer Road to the southern end of the garden where there is an area of concrete hardstanding in front of the orangery. There are no other points of access, either vehicular or pedestrian, to the area of land which is the subject of this application. Currently, there are no proposals to introduce a Controlled Parking Zone in this area.

2.4 The surrounding area is characterised by a mix of detached and semi- detached houses with flatted developments ie Lynne Court, Spencer Court and Totham Lodge all within 100m of the site.

3. CURRENT PROPOSAL

3.1 The current proposal involves demolition of the existing orangery building in the southeastern area of the garden and construction of a new 5 bed house, with additional and ancillary accommodation in the basement. The new house has been designed specifically with the needs of a severely disabled child and her family in mind, resulting in complete wheelchair accessibility throughout the building.

3.2 The new building is proposed to be part two and part single storey, with the single storey element constructed with a sedum flat roof, to a height of 3m and the main part of the house to a ridge height of 6m, to match the existing orangery.

3.3 The design involves a shallow pitched slate roof, with rooflights to both side slopes and 12 photovoltaic panels to the west facing roofslope. Other external materials include painted rendered masonry and cast stone decoration and oak timber window and door frames. The replacement building is to be sited 3.2m from the eastern boundary with Lynne Court garages and 6.2m from the southern boundary with the rear fences of houses at 39 and 41 Spencer

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 126 Road. Currently the orangery has only a 1m gap from both of these boundaries.

3.4 The existing vehicular and pedestrian access from Spencer Road leads to an area of concrete hard standing which is proposed to be replaced with permeable paving. Provision is to be made for two off street car parking spaces, one of which will be a disabled space, and a cycle shed located due south of the new building. Two lower level patio areas are to be formed to the north and west of the building, with landscaping linking to the remainder of the garden.

4. PLANNING HISTORY

4.1 There is extensive planning history attached to the sites of 59 Cambridge Road and 41A Spencer Road, including a number of trees applications. The most relevant applications are detailed below:

4.2 September 2004 – (04/P0775) planning permission granted at Planning Applications Committee, subject to conditions: Redevelopment of site (59 Cambridge Road) involving demolition of all existing buildings, including the orangery and erection of four storey frontage building, involving undercroft parking, to provide 5 x 2 bed flats, and erection of 2 detached bungalows in rear garden.

4.3 August 2006 - (05/P2594) planning permission granted at PAC, subject to conditions and S106 agreement to ensure that in implementing this permission, neither the developer, applicant or any successors in title will implement planning permission 04/P0775: Conversion of orangery into self contained four bedroom house.

4.4 March 2009 – (09/T0436) various tree works approved : Trees included magnolia, blue cypress, pear, yellow cypress, Monterey pine and hazel.

4.5 September 2009 – (09/P1685) planning permission granted under delegated authority, subject to conditions: Conversion of orangery into self contained four bedroom dwelling house (Amendments from previous approval involving provision of basement games room, study and gym).

4.6 November 2009 – (09/T2628) various tree works approved : Trees included smooth cypress, Leyland cypress, Monterey cypress, Holm oak, ash.

5. CONSULTATION

5.1 The proposal has been publicised by means of a site notice and neighbour notification letters, to which nine letters have been received in response. One has requested that further consideration is given to matters such as removal

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 127 of the waste from excavation; hours of construction; party wall agreements; restriction on glass for south facing windows to avoid overlooking. Three objection letters, (two of which are from one property) raise issues concerning loss of trees, excessive scale and site coverage, potential harm to protected species ie badgers. Five letters in support of the application suggest the proposal will make good use of the site, with no adverse impact on the amenities of neighbouring occupiers or harm to the immediate environment and surrounding garden areas.

5.4 Transport Planning: Parking provision is consistent with current UDP policies and the existing driveway/crossover can be used to service the site. The previous approval was subject to scrutiny under Design Bulletin 32 (DB32), which noted a width of 2.75m would be adequate, but also stated that widths below this would be considered where private cars only are allowed access, for example in driveways. This document has now been superseded by Manual for Streets, but no specific guidance is contained in this document regarding minimum width for vehicular access. Notwithstanding, Officers note the proposed level of parking for 2 off street spaces is in line with the previous approval and do not therefore consider the current scheme for a replacement building would lead to increased or adverse impacts for highway safety or neighbour amenity.

5.5 Building Regulations: As previously stated, the access for Fire Brigade does not meet required standards, which should normally allow for a width of between 3.6m and 2.75m and no greater length than 45m. However this can be overcome by the introduction of a sprinkler system to the building.

5.6 Refuse Collection: It is acknowledged the driveway is too narrow for any of the Council’s collection vehicles, however in many similar situations across the borough, waste or recycling is left out at the end of the drive on the day of collection and this arrangement should not result in undue difficulties for future occupiers or refuse collection operatives.

5.7 English Nature: Previously advised of the need for a full environmental survey to establish if any protected species, such as bats, may inhabit the site. In compliance with this request, an Extended Phase/ Habitat and Preliminary Bat Survey Report was undertaken on 27th May 2011, prior to submission of the current application. This has concluded there is no evidence to show any protected species are at the site, but recommends sensitive clearance of any grassland.

5.8 Trees and Landscape Officer: Trees within the site are subject to Merton (No.323) Tree Preservation Order 2001. The scheme proposes removal of five trees that are covered by this TPO, with four of these being described as in a poor condition. The fifth tree proposed for removal has had excavations within its root protection zone that occurred following the grant of planning permission in relation to 05/P2594. Given that the proposed landscaping includes planting of 18 new trees, this would more than compensate for the removal of five existing trees.

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 128 Subject to appropriate conditions regarding tree protection and site supervision, there are no objections.

6. POLICY CONTEXT

6.1 Relevant policies in the London Plan (July 2011) are: 3.3 (Increasing Housing Supply), 3.4 (Optimising Housing Potential), 3.5 (Quality and Design of Housing Developments), 3.8 (Housing Choice), 5.1 (Climate Change Mitigation), 5.3 (Sustainable Design and Construction).

6.2 Relevant policies in the Core Strategy (July 2011) are: CS8 (Housing Choice), CS9 (Housing Provision), CS11 (Infrastructure), CS13 (Open Space, Nature Conservation, Leisure and Culture), CS14 (Design), CS15 (Climate Change), CS18 (Active Transport), CS19 (Public Transport), CS20 (Parking, Servicing and Delivery).

6.3 Relevant policies in the Adopted Unitary Development Plan (October 2003) are : HS.1 (Housing Layout and Amenity), BE.15 (New Buildings and Extensions; Daylight, Sunlight, Privacy, Visual Intrusion and Noise), BE.16 (Urban Design), BE.18 (Gardens), BE.22 (Design of New Development), PE.3 (Light Pollution), C13 (Planning Obligations for Educational Provision).

7. PLANNING CONSIDERATIONS

7.1 The main planning considerations involve previous planning history and principles of development for housing; design and sustainable construction; housing standards and targets; impacts on the local character, biodiversity and neighbour amenity; highway safety and parking; planning obligations.

7.2 Principles for Housing Use at the Site Earlier schemes for intensive development of the entire site, including back garden land at 59 Cambridge Road were refused in 2001 and 2002. However a subsequent scheme, (LBM Ref: 04/P0775), fully considered the principles of residential development and an application to erect a new frontage building and two detached bungalows in the rear part of the site, involving demolition of the orangery was approved. Although the approval for this scheme has since lapsed, it established the principle of a modest form of residential development within the backland part of the site.

7.3 There is an extant permission for conversion of the orangery, involving additional basement floorspace, but no other significant alterations to the appearance or siting of the building. This scheme involved mainly internal alterations, with the formation of a staircase and 4 bedrooms at first floor, lounge, kitchen, dining room etc at ground floor and utility room, gymnasium and study in the basement. Original high level windows were to be retained to the south and west elevations, with a series of roof lights being installed for additional ventilation and lighting to the rooms in the newly formed upper floor.

7.4 Car parking was approved on hardstanding to the front of the orangery and the conversion scheme approved felling one of the TPO trees (TPO 14

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 129 Magnolia Grandiflora), adjacent to the building. A close-boarded fence has since been erected across the land, dividing the application site at 41A Spencer Road from the remaining garden at 59 Cambridge Road.

7.5 Given the sequence of events and dates of submission of previous schemes to redevelop this rear section of garden involving the orangery, there were no requirements for submission of Unilateral Undertakings or s106 obligations in respect of any financial contributions. The extant scheme for a four bedroom house with basement accommodation can therefore be implemented without any such payments being made to mitigate the impacts of the development. It was noted at the time of the site visit in August 2011 that works have commenced inasmuch as replacement roof timbers are now in place and the internal ground floor surface has been removed.

7.6 Design and Sustainable Construction The current proposal involves demolition of the existing orangery building within the site now known as 41a Spencer Road. The potential for conversion of this building is still being considered but it may well prove to be more viable to construct a new dwelling to a superior standard of low energy usage and efficiency to meet Code Level 4, than would be possible by attempting to upgrade the existing structure to the standards required to achieve BREEAM “very good”. The replacement building would also meet Lifetimes Homes Standards, be fully compliant with Part M of the Building Regulations and be specifically designed to meet the needs of the applicant’s daughter who is wheelchair bound and severely physically disabled. Officers therefore consider that in this case there would be every justification for approving a new building rather than seeking to upgrade an existing structure.

7.7 Housing Standards and Targets Since evaluation of the 2005 and 2009 approvals for conversion of the orangery, there have been recent policy changes including adoption in July 2011 of both the Core Strategy and London Plan. PPS3 is still relevant, encouraging recycling of urban land including low density residential sites for future housing provision. However the key change relates to provision of affordable housing, with delivery of affordable housing on smaller sites to secure an equivalent to that provided on site as a financial contribution. This calculation is based on a formulaic approach set out in Merton’s Affordable Housing Viability Study (2010).

7.8 The applicant has however submitted a detailed housing viability appraisal that sets out comparative costs and residual values and concludes that neither scheme is commercially viable, but notes that the applicant would wish to pursue the current application in order to achieve a family home that will be suitable for the on-going needs of their daughter.

7.9 The proposed new dwelling has gross internal floor space of approx 386 sq m over two floors and basement, with all room sizes more than adequately complying with minimum standards set out in the Adopted SPG New Residential Development and minimum overall floor areas set out in the London Plan 2011. The proposed layout shows that all rooms would have

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 130 good levels of natural daylight and ventilation and being appropriate for their intended purpose. The remaining garden area covers approx 1400 sq m and provides an established environment with extensive tree planting and grassland areas. The new dwelling will therefore provide a high standard of living accommodation for future occupiers.

7.10 Impact on Character of Area Comparison with the extant scheme and the current proposal shows no increase in height of building or increase in the overall area of hard surfacing at the site. The proposed net building footprint and hard landscaping area of 309 sq m, compares favourably to the extant scheme of 332 sq m net total. The proposal involves a building of appropriate scale and appearance, for a replacement family dwelling in a predominantly residential area, therefore in keeping with the character of the area.

7.11 Biodiversity The current proposal would not involve additional site coverage and therefore much of the existing habitat and character of the site as a residential garden space would be maintained and improved. A full environmental survey was undertaken in May 2011 to ascertain the presence of habitat or otherwise for bat roosts and other protected species. The report concluded there was no evidence that any of the buildings or trees on site supported a bat roost, neither was there specific evidence relating to any other scheduled/protected species or habitats. This report is in line with previous findings where some evidence of mammal runs had been found. While these were believed to be either badger or fox origin, one hole was the size and shape of a badger sett entrance but it was collapsed and showed no signs of current or recent use. Other holes were characteristic of those excavated by rabbit or fox. Overall, the most ecologically important features on the site identified in the earlier report were the unmanaged garden and the house, as although floral diversity was low and there were no rare or notable species present, the garden was larger than average and had connectivity to similarly sized adjacent gardens.

7.12 Officers are therefore satisfied that the current proposal will not result in increased or adverse impacts for nature conservation or biodiversity at the site and its surrounds. The existing overgrown and unkempt garden land will however be significantly improved in terms of new planting and landscaping.

7.13 The previous approval (LBM Ref 04/P0775) involved the loss of 7 TPO trees, whereas the first conversion scheme (05/P2594) involved the loss of only 1 TPO tree. An updated Arboricultural Report (dated July 2011) has been submitted with the current scheme, providing a detailed tree survey, arboricultural method statement and tree protection plan. The Council’s Trees and Landscape Officer has assessed the report and subject to appropriate replacement planting and tree protection being secured by way of condition, is satisfied the proposal is acceptable.

7.14 Impact on Neighbour Amenity The surrounding residential properties which border the site are between 30m and 45m from the existing orangery building. Nos 39 - 51 Spencer Road are

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 131 due south of the site and to the west is a bungalow, 53 Richmond Road. To the north of the site are houses in Cambridge Road, with garages and parking for flats at Lynne Court immediately to the east. The Council’s adopted SPG on New Residential Development recommends separation distances between existing and proposed two storey dwellings of at least 20m to avoid any undue overlooking or loss of privacy. The extant proposal complied with this guidance and as the alteration to the siting of the proposed building would result in a greater separation distance from the boundaries of Spencer Road and Lynne Court the current scheme will also more than comply. As no significant changes are proposed to the ridge height or scale of the main two storey replacement building it is considered unlikely that the current scheme would result in undue detriment for existing neighbour amenity.

7.15 Access and Car Parking There is an existing vehicle crossover and accessway to the proposal site from Spencer Road. During consideration of the previous conversion schemes, Transport Planning Officers raised no objection on highway safety grounds as the route is only for use by private cars on a private driveway. Similarly, Building Regulations had advised that although the existing access would not meet required standards as set out by the Fire Brigade, this could be overcome by the installation of a sprinkler system to the building. While the existing access is narrow and would not therefore be acceptable to service more than one family dwelling, there is no justification to refuse the current scheme based on highway safety grounds. The proposal makes provision for use of an area of permeable paving within the site, to allow any vehicles to park and turn. It is unlikely therefore that the proposal for one dwelling house, would result in either excessive vehicle movements or increased pressure for on-street parking to an extent that would constitute a valid reason for refusal.

7.16 Planning Obligations The adopted SPD Planning Obligations, July 2006, sets out Merton Council’s approach to obtaining benefits as guided by Circular 05/2005. Education is a recognised and established area for planning obligation, as new residential development increases pressure and demand on education provision. A formula approach has been adopted, based on the likely number of children, according to the size of the unit and cost of education provision for a pupil. While no Unilateral Undertaking has been submitted, the applicant has been made aware of need for appropriate contributions in line with the calculations set out in the SPD. The new house provides 5 bedrooms and the cost basis in this case has been assessed using supply and demand figures in the Raynes Park ward. Development in this part of the borough should contribute 100% of the cost factor and appropriate contributions of £10,500 are therefore sought. The applicant has indicated willingness to meet this contribution.

7.17 As noted in para 7.5 above, there is an extant permission to convert the orangery building to form a new family dwelling house for which no financial contributions are required. Similarly paras 7.7 and 7.8 above refer to recent changes to policy that now require Councils to deliver affordable housing on smaller sites. The submitted viability appraisal indicates that no financial contribution should be required from the applicant in this particular case.

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 132 7.18 The Council anticipates that new residential accommodation will bring about increased pressure for children’s play space and a standard contribution of £2,500 is usually sought for new residential development, in addition to contributions in respect of public open space. However, in this case, the site offers an extremely generous rear garden and it would be unreasonable to impose standard S106 contributions, particularly in view of the recent works that have now been completed to upgrade playground equipment and planting at the nearby public open space in Cottenham Park Road.

7.19 Other matters The planning permission for the more intensive scheme to redevelop the entire site at 59 Cambridge Road/ 41A Spencer Road has lapsed and with it the need to secure a binding legal agreement to control such development in relation to the orangery.

8. SUSTAINABILITY AND ENVIRONMENTAL IMPACT ASSESSMENT REQUIREMENTS

8.1 A sustainability score would not be applicable for this minor development.

8.2 The proposal does not constitute Schedule 1 or Schedule 2 development. Accordingly, there are no requirements in terms of an Environmental Impact Assessment (EIA).

9. CONCLUSION

9.1 The proposal to construct a new residential dwelling on a plot of land with an extant permission for conversion of a building to form a new house, raises no fresh or adverse issues in terms of land use. It is in accordance with Adopted UDP policies and Government guidance, as set out in PPS3, which seek to make more effective use of previously developed land for housing. The scheme proposes the loss of four over-mature fruit trees and a sapling birch, along with a scheme for replacement tree planting and tree protection measures for all other retained trees. As such the new building is not considered to be detrimental to biodiversity or the character and appearance of the area. Given the more than satisfactory separation distances, there are no anticipated adverse impacts in terms of neighbour amenity for surrounding properties. The proposed room sizes and layout are in accordance with policy and guidance, and parking / access arrangements are acceptable.

RECOMMENDATION

GRANT PLANNING PERMISSION

Subject to completion of a Section 106 obligation covering the following heads of terms:

1. Provision of financial contribution towards education provision (£10,500).

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 133 2. The developer agreeing to meet the Council’s reasonable legal costs in preparing, drafting and monitoring the Section 106 Agreement. and the following conditions:

1. A.1 Commencement of Development (full application)

2. A.7 Approved Plans (Site location plan, 466 5B, 4C, 3D, 2D, Tree Report dated July 2011 and drawngs 44/11 and 555.19.04; Bat Survey dated May 2011; Outline Energy Statement dated July 2011).

3. B.1 External Materials to be Approved

4. C.1 No Permitted Development (Extensions)

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

6. D.10 External Lighting

7. D.11 Construction Times

8. E.6 Ancillary Residential Accommodation (basement accommodation)

9. F.9 Hardstandings

10. H.4 Provision of Vehicle Parking

11. H.9 Construction Vehicles

12. J.1 Lifetime Homes

13. L.2 Code for Sustainable Homes Pre-commencement (New build residential)

14. L.3 Code for Sustainable Homes Pre-occupation (New build residential)

15. F.2 Landscaping (Implementation) (drawing 555.19.04)

16. F.4 Tree Survey Approved (44/11)

17. Before any site works commence, details set out in the approved Arboricultural Method Statement and Tree Protection Plan shall be installed and be retained and maintained until the completion of all site operations. Reason: To protect and safeguard the existing retained trees in accordance with policy CS13 of the Adopted Core Strategy 2011.

18. No works or development shall commence until a scheme of supervision for the arboricultural protection measures required by Condition 17 has been approved in writing by the LPA. This scheme will be appropriate to the scale and duration of the works and will include details of:

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 134 i) Induction and personnel awareness of arboricultural matters ii) Identification of individual responsibilities and key personnel iii) Statement of delegated powers iv) Timing and methods of site visiting and record keeping, including updates v) Procedures for dealing with variations and incidents vi) The scheme of supervision will be carried out as agreed vii) The scheme of supervision will be administered by a qualified arboriculturalist instructed by the applicant and approved by the LPA. Reason: To safeguard the existing retained trees in accordance with policy CS13 of the Adopted Core Strategy 2011.

Reason for Approval:

The proposal would introduce a new dwelling, designed and constructed to meet the needs of a family with a wheelchair bound child to Lifetime Homes and Code level 4 standards. The proposed design and scale is appropriate at this location and would not unduly harm neighbouring amenity or the character of the area. It accords with Policies contained in the London Plan (July 2011), the Core Strategy (July 2011) and the Council’s Adopted Unitary Development Plan (October 2003) so far as material to the proposals which are the subject of this approval. The Policies listed below were relevant to the determination of this proposal:

Relevant policies in the London Plan (July 2011) are: 3.3 (Increasing Housing Supply), 3.4 (Optimising Housing Potential), 3.5 (Quality and Design of Housing Developments), 3.8 (Housing Choice), 5.1 (Climate Change Mitigation), 5.3 (Sustainable Design and Construction).

Relevant policies in the Core Strategy (July 2011) are: CS8 (Housing Choice), CS9 (Housing Provision), CS11 (Infrastructure), CS13 (Open Space, Nature Conservation, Leisure and Culture), CS14 (Design), CS15 (Climate Change), CS18 (Active Transport), CS19 (Public Transport), CS20 (Parking, Servicing and Delivery).

Relevant policies in the Adopted Unitary Development Plan (October 2003) are : HS.1 (Housing Layout and Amenity), BE.15 (New Buildings and Extensions; Daylight, Sunlight, Privacy, Visual Intrusion and Noise), BE.16 (Urban Design), BE.18 (Gardens), BE.22 (Design of New Development), PE.3 (Light Pollution), C13 (Planning Obligations for Educational Provision).

N:\Combined Reports - November 2011\10) 41A Spencer Rd, West Wimbledon\01) Report - 41A Spencer Road.doc 135 136

This map is based on Ordnance Survey material with London Borough of Merton the permission of Ordnance Survey on behalf of HMSO. 41a Spencer Rd Scale 1/1250 Unauthorised reproduction infringes Crown Copyright 100 London Road and may lead to prosecution or Civil procedings. Morden London Borough of Merton 100019259. 2011 Date 25/10/2011 Surrey SM4 5DX DEVELOPMENT CONTROL 9.21 9.17

9.02 9.19 9.06 Lawn Adjacent Property

9.04 Adjacent Property

8.91

8.93

8.96

8.84 8.99 8.75 8.92

8.71 8.80 8.80

9.06 8.79 8.65 new semi mature trees

new semi mature trees

8.71

8.41 8.79 Adjacent Property intermediate level bed

area

8.80 lawn

current proposed area of hardstanding + building approx 309 m2 GARAGES 8.85 8.88

8.85 137 8.46

GARAGES COURT

area 8.79 8.79

intermediate level bed level intermediate 8.77 8.82 3.2m 1

9.82 planning approved area of hardstanding + GARAGES building8.8 approx8 333 m2 disabled car space 8.24 forecourt (permeable paving) existing building to be demolished

6.2m (dotted red line)

Wall new semi mature trees

9.91 9.40 new semi mature tree 8.27 new semi mature tree

Adjacent Property Adjacent Property

Adjacent Property

Adjacent Building

7.86

1 Suite 1, Barry House, 20-22 Worple Road, Wimbledon, London SW19 4DH Job title :

h NOTE - drawing sheet A2 size c Telephone: 020 8947 0088 Fax: 020 8947 6827 41A Spencer Road, London SW20 SITE PLAN Scale 1 : 200 4 n 466 6A

e 7.55 . 1 F

Based on topographical Survey Data e

8 466 GROUND + FIRST FLOOR + BASEMENT PLANS Drawing title : 1:100 May 2011 Drawn : Date : 2 no. Mitsubishi Ecodan air source heat pumps 10

bicycle shed (4 cycles)

19'8 toy cupbd toy lift

equipment store 9' Mr+Mrs Badrudin 41A Spencer Road, London SW20 Client : Scale : Job title : wc (wheelchair accessible) toy cupbd outlook to garden

0.9m door

KITCHEN cloaks 23'9 tv area 5 2.3 x 2.2m therapy mat intermediate level planting bed dining

21'4 access + supervision + access children's playroom hall NOTE - drawing sheet A2 size

10'4 x 12' 16'4 GROUND FLOOR PLAN AS PROPOSED 1:100 entrance hearth outlook + access to exterior Chartered Architect deck Telephone: 020 8947 0088 Fax: 020 8947 6827 BRIAN SMITH R.I.B.A. 0 Gross internal area of house approx - 386.3 m2 (4,155 ft2) forecourt 1 (permeable paving) wide corridors + openfor plan barrier arrangement free access 2 Suite 1, Barry House, 20-22 Worple Road, Wimbledon, London SW19 4DH 3 Revisions : LIVING 4 5 6 7 outlook to garden 19'8 8 9 area 10 11 12

13 18'

14 15 intermediate level planting bed planting level intermediate

outlook + access to garden 14' lift lift store bathroom rooflight rooflight wardrobe rooflight rooflight utility c plant room bathroom 12' up to GF

bathroom study 16'4 1.2m desk 0.9m width automatic door w w PATIO outlook + access automated ceiling hoist track high level window Bedroom 1 (parent's) 16' 16'2 intermediate level planting bed 15' (Ella) bathroom Bedroom 4 12'3 12'3 11'6 Therapy Room Bedroom Bedroom 2 (children's) Bedroom 3 (children's)

rooflight

rooflight rooflight rooflight

15'3

10' 12'2 10' 14' w w w BASEMENT PLAN AS PROPOSED 1:100 FIRST FLOOR PLAN AS PROPOSED 1:100 outlook + access kitchenette lobby loggia bathroom 1 2 3 4 5 sedum roof 6 7 outlook + access 8 w Roof over single storey wing (above site level) PATIO Carer's Room 12'

store 18' intermediate level planting bed planting level intermediate rooflight rooflight rooflight rooflight rooflight rooflight rooflight 4 no. PV panels 4 no. PV panels 4 no. PV panels

MAIN ROOF PLAN AS PROPOSED 1:100 N

DO NOT SCALE FROMAll DRAWING room dimensions approximate 138 139 1F windows obscured glazed

2 no. Mitsubishi Ecodan air source heat pumps

EAST ELEVATION AS PROPOSED 1:100 140

garage site 8.820 to 8.850

green wall green wall

NORTH - SOUTH SECTION AS PROPOSED 1:100 NORTH ELEVATION AS PROPOSED 1:100

Revisions : Copyright 2011 BRIAN SMITH R.I.B.A. Client : Scale : 1:100 Drawing title : NOTE - drawing sheet A2 size Mr+Mrs Badrudin Date : May 2011 NORTH + EAST Chartered Architect Drawn : ELEVATIONS 0 5 10 Suite 1, Barry House, 20-22 Worple Road, Wimbledon, London SW19 4DH Job title : Telephone: 020 8947 0088 Fax: 020 8947 6827 41A Spencer Road, London SW20 466 5B 14.350 3.2m 1.9m 3m garage site 8.820 to 8.850 2.55m

8.120

8.120 2.55m

SECTION AS PROPOSED 1:100 141 12 no. photovoltaic panels

garage site 8.820 to 8.850

WEST ELEVATION AS PROPOSED 1:100 SOUTH ELEVATION AS PROPOSED 1:100

Revisions : Copyright 2011 BRIAN SMITH R.I.B.A. Client : Scale : 1:100 Drawing title : NOTE - drawing sheet A2 size Mr+Mrs Badrudin Date : May 2011 SOUTH + WEST Chartered Architect Drawn : ELEVATIONS 0 5 10 Suite 1, Barry House, 20-22 Worple Road, Wimbledon, London SW19 4DH Job title : Telephone: 020 8947 0088 Fax: 020 8947 6827 41A Spencer Road, London SW20 466 4C 142 143 144