APP 03

Application Number: 16/00056/FUL Other

First floor side and part two storey, part single storey rear extension (resubmission 15/02074/FUL)

AT 4 Windmill Hill Drive, ,

FOR Mr Qasam Ravjani

Target: 19th April 2016 Extension of time: 4th July 2016

Ward: Parish: West Bletchley Council

Report Author/Case Officer: Stephanie Lynes Contact Details: 01908 252580 [email protected]

Team Leader: Debbie Kirk Development Management Core Business Unit Manager Contact Details: 01908 252335 [email protected]

1.0 INTRODUCTION (A brief explanation of what the application is about)

1.1 Introduction

The main section of the report set out below draws together the core issues in relation to the application including policy and other key material considerations. This is supplemented by an appendix which brings together planning history, additional matters and summaries of consultees’ responses and public representations. Full details of the application including plans, supplementary documents, consultee responses and public representations are available on the Council’s Public Access System www.milton- keynes.gov.uk/publicaccess . All matters have been taken into account in writing this report and recommendation.

1.2 This application has been referred to the Development Control Panel for determination as the application has been objected to by West Bletchley Council.

1.3 The Site

The application site contains a garage link-detached dwelling with an existing rear extension. The site is located on a corner plot with a footpath to the north- east of the site and to the rear. The existing boundary treatments consist of a 2 metre high close boarded timber fence, to the north-east of the site is a 2 metre high brick wall and to the south-west boundary is established planting.

1.4 The local area on the north side of Windmill Hill Drive consists of dwellings of matching materials and similar designs. The linked dwelling at 6 Windmill Hill Drive to the south-west has one first floor obscurely glazed window which faces the application site. The dwelling to the rear at 1 Gleneagles Close has an existing first floor obscurely glazed window facing the site.

1.5 Planning History

Planning application reference: 15/02074/FUL was withdrawn for an application at 4 Windmill Hill Drive, it sought permission for the following:

1.5 metre wide by 2 metres deep first floor rear extension. This would have connected to the two storey rear extension which would have measured 1.7 metres wide by 2 metres deep. There would have been two windows to the rear elevation and a gable end roof projecting to the rear. A first floor side extension above the converted garage measuring 3.6 metres deep by 1.4 metres wide with a 0.5 metre setback from the first floor front building line. It would have had a window to the front and rear elevation

1.6 The Proposal

This application seeks planning permission for the following: Part single storey, part first floor, part two storey rear extension measuring 3.25 metres in width and 4.3 metres deep on the ground floor and 2.5 metres deep by 6.5 metres wide at first floor. The single storey will measure 2.9 metres to the top of the flat roof. The part first floor part two storey extension will measure 5.5 metres to the eaves and 7 metres to the maximum ridge height of the gable end rear extension. There will be double doors at ground floor and two windows at first floor. The first floor side extension will measure 1.8 metres in width 5.9 metres in depth. It will measure 6.9 metres to the ridge height and 5.4 metres to the eaves there will be a window in the front and the rear elevation.

2.0 RELEVANT POLICIES (The most important policy considerations relating to this application)

2.1 National Policy

National Planning Policy Framework (2012) Section 7- Requiring good design

2.2 Local Policy

Adopted Milton Keynes Local Plan 2001-2011

Milton Keynes Local Plan (2001- 2011)

D1 – Impact on Development proposal on locality D2 – Requiring Good Design D2A - Urban Design Aspects T15- Parking Provisions

2.3 Supplementary Planning Document

Parking Standards (2016)

3.0 MAIN ISSUES (The issues which have the greatest bearing on the decision)

3.1 Principle of development Neighbouring amenity Design of the dwelling and character and appearance of the local area Additional matters

4.0 RECOMMENDATION (The decision that officers recommend to the Committee)

4.1 It is recommended that planning permission be granted subject to the conditions set out in section 6 of this report.

5.0 CONSIDERATIONS (An explanation of the main issues that have led to the officer Recommendation)

5.1 Principle of development

Saved policy D2 of the Milton Keynes Local Plan 2001-2011 allows for the extension of existing buildings, as such the proposed development would be considered, in principle to be acceptable. The policy also states that extensions will only be permitted subject to the scale of the proposed extension not detracting from the character of the original building, the street scene or neighbouring amenities which will be discussed further on in this report.

5.2 Neighbouring amenity

Saved Policy D1 (iii) of the Milton Keynes Local Plan 2001 – 2011 states:

“Planning permission will be refused for development that would be harmful and result in unacceptable visual intrusion, loss of privacy, sunlight and daylight”.

5.3 6 Windmill Hill Drive is located to the south-west of the application dwelling. The ground floor of the rear development will be shielded by the existing single storey extension and conservatory to the rear. The first floor aspect to the rear will be approximately 2.8 metres from the boundary of the 6 Windmill Hill Drive. The proposed gable end design will move the bulk of the roof away from the neighbouring dwelling at 6 Windmill Hill Drive and the proposed spacing and separation distance from the boundary of approximately 3.9 metres will ensure there will not be a harmful visual intrusion or loss of sunlight to the rear rooms of 6 Windmill Hill Drive. The proposed first floor side extension will be set in from the boundary by 1 metre, however will lie close to 6 Windmill Hill Drive’s obscurely glazed landing window. However, as this is a non-habitable room this is given a lesser weighting when assessing the application, the proposed first floor side extension may result in some reduction in light to the landing.

5.4 There are no immediate neighbours to the north-east, this will ensure there will not be a harmful impact to the amenity of neighbours to this side of the dwelling.

5.5 The proposed development will have views over the rear garden of the application dwelling, footpath to the rear and the rear garden and side elevation of 1 Gleneagles Close. To the rear 1 Gleneagles Close will be approximately 19.8 metres from the proposed first floor development, there is an obscurely glazed window in the side elevation, however the spacing and separation distance would exceed the 13.7 metre spacing and separation distance recommended within in the Residential Design Guide Supplementary Planning Guidance (2012). It is considered that the rear to flank spacing and separation distance is sufficient to ensure there will be not harmful loss of privacy, overlooking or visual intrusion to the window.

5.6 The proposed first floor development will be approximately 45 metres from the front elevations of 11, 13, 15 and 17 Gleneagles Close, this is considered to be sufficient spacing and separation distance to ensure there will not be a harmful visual intrusion or loss of outlook to the front rooms of these dwellings.

5.7 There will not be a harmful impact to neighbouring amenity, as such the proposed extensions will comply with saved policy D1(iii) of the Milton Keynes local Plan 2001-2011.

5.8 Design of the extensions and the impact on the character and appearance of the local area

Saved Policy D2 of the Milton Keynes Local Plan 2001 – 2011 states:

“The extension of existing buildings will only be permitted providing the scale of the proposed extension does not detract from the character of the original building.”

5.9 Saved Policy D2A(i) of the Milton Keynes Local Plan 2001 – 2011 states:

“Development proposals will be refused unless they meet the following objectives…character in townscape and landscape by identifying and reinforcing better quality and locally distinctive design elements”

5.10 The local area of the application site is characterised by garage link detached dwellings and semi-detached dwellings. There is some development evident from the street scene including first floor and two-storey side extensions. As existing the dwelling has a ground floor extension and conservatory to the rear. The flat roof on the garage has also been changed to a pitched roof. The proposed development will be constructed of matching materials to the existing dwelling, this will ensure a sympathetic integration with the main dwelling.

5.11 From the street scene, the proposed ground floor rear development will be mostly shielded by the existing boundary wall to the rear and eastern side boundary, the proposed gable end design will move the bulk of the extension away from the street scene with the lowered eaves closer to the footpath to the east. The proposed first floor development will be 15 metres from the rear boundary, ensuring that the development will have little impact to the footpath to the rear.

5.12 The first floor extension will be subservient to the main dwelling with a set back at first floor level of 2.5 metres and a ridge line which is 0.3 metres lower than the existing dwelling, this is not considered to detract from the character or appearance of the existing dwelling.

5.13 As existing, there is single storey development between dwellings, which results in a spacious character within the local area. The proposed 2.5 metre set back and relatively narrow first floor side development will ensure that spacings between the first floor development is maintained and that the rhythm and character of the street scene will not be harmfully affected. Due to the first floor development’s subservient nature, the proposed extension is not considered to harmfully impact on the character of neighbouring dwellings

5.14 In total, the site measures approximately 161metres2 with the proposed ground floor foot print measuring 60 metres 2, this results in approximately 38% of the total space of the site being built on, which is not considered to constitute an overdevelopment the site.

5.15 The proposed developments are considered to comply with saved policies D2 and D2A(i) of the Milton Keynes Local Plan 2001-2011.

5.16 Additional matters

The value of neighbouring dwellings due to the development is not a material planning consideration and will not be taken into consideration when assessing the application.

5.17 There is no precedence in planning as every case is assessed on its individual merits, including housing types.

5.18 Conclusion

The application has been assessed against saved policies D2, D2A(i) and D1(iii) of the Milton Keynes Local Plan 2001-and has been found to comply. As such, it is recommended the application is permitted subject to conditions set out in section 6 of this report. 6.0 CONDITIONS (The conditions that need to be imposed on any planning permission for this development to ensure that the development is satisfactory. To meet legal requirements all conditions must be Necessary, Relevant, Enforceable, Precise and Reasonable )

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

Reason: To prevent the accumulation of planning permissions; to enable the Local Planning Authority to review the suitability of the development in the light of altered circumstances; and to comply with section 51 of the Planning and Compulsory Purchase Act 2004. (D11)

2. The external surfaces of the development hereby permitted shall be constructed only of materials of a type and colour which match exactly those of the existing building unless otherwise agreed in writing by the Local Planning Authority.(M01)

Reason: To ensure that the development does not detract from the appearance of the locality.

3. The approved development shall be carried out in accordance with the following drawings/details:

PO2 REV F electronically registered on 24th February 2016 LOCATION PLAN electronically registered on 2nd June 2016 PL02 BL01 REV C electronically registered on 2nd June 2016

Reason: For the avoidance of doubt and in accordance with the requirements of The Town and Country Planning (General Development Procedure) (Amendment No. 3) () Order 2009.

Appendix to 16/00056/FUL

A1.0 RELEVANT PLANNING HISTORY (A brief outline of previous planning decisions affecting the site – this may not include every planning application relating to this site, only those that have a bearing on this particular case)

A1.1 02/01715/FUL Erection of part single storey, part two storey rear extension and conversion of garage to living accommodation and introduction of pitched roof over garage. Permitted 19.11.2002 Has been implemented

MK333/82 Single storey rear extension 27.04.82 Permitted 27.04.1982 Has been implemented

15/02074/FUL Two storey side extension, part two storey and part first floor rear extension (amended description) Withdrawn 09.12.2015

A2.0 ADDITIONAL MATTERS

(Matters which were also considered in producing the Recommendation)

A2.1 None

A3.0 CONSULTATIONS AND REPRESENTATIONS (Who has been consulted on the application and the responses received. The following are a brief description of the comments made. The full comments can be read via the Council’s web site)

Comments Officer Response

A3.1 Parish - West Bletchley Noted. Discussed in Paragraphs 5.2-5.15.

Object due to the following reasons: Overdevelopment of the site Detrimental impact to the street scene Result in an unacceptable visual intrusion and loss of light to the neighbouring property.

A3.2 Ward - Bletchley Park - Cllr Gowans Noted.

No response received

A3.3 Ward - Bletchley Park - Cllr McKenzie Noted.

No response received

A3.4 Ward - Bletchley Park - Cllr Clancy Noted.

No response received

A3.5 Local Residents

The occupiers of the following properties were notified of the application: 6, 8, 10, 11A, 11,12, 13, 15, 17, 19 and 21 Windmill Hill Drive Bletchley Milton Keynes 1, 2, 3, 5 and 7 Gleneagles Close Bletchley Milton Keynes 1 Walton Heath Bletchley Milton Keynes 53 Wiltshire Way Bletchley Milton Keynes

A3.6 Four Third Party representations were received from 6, 8, Noted. Discussed in Paragraphs 5.3, 5.6 and 5.8-5.17. 10 and 17 Windmill Hill Drive in objection to the application, their comments are summarised below: Will be out of character with the local area and create a negative impact on the local area Already over developed Devalue neighbouring dwellings The appearance of the existing dwelling Will set a precedent and change the local area from a spacious area to overdeveloped area Make dwelling at No. 17 feel enclosed to the front Reduction in spacing at first floor shall change the appearance of No. 6 Existing development on street is on semi-detached properties Create a loss of light to landing on 6 Windmill Hill Drive. Create loss of light to kitchen dining room and garden, this is already affected by development to other side of 6 Windmill Hill Drive