SECTION '2' – Applications Meriting Special Consideration Description of Development: Demolition of Existing Dwelling
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SECTION ‘2’ – Applications meriting special consideration Application No : 13/00205/FULL1 Ward: Darwin Address : 69 Leaves Green Road Keston BR2 6DE OS Grid Ref: E: 541705 N: 162490 Applicant : Mr Craig Butt Objections : YES Description of Development: Demolition of existing dwelling and erection of replacement dwelling. Key designations: Biggin Hill Noise Contours Biggin Hill Safeguarding Birds Biggin Hill Safeguarding Area Green Belt London City Airport Safeguarding London Distributor Roads Proposal Planning permission is sought for a replacement dwelling. Measurements taken from the drawings submitted indicate that the proposed dwelling would measure 9.3m wide, a maximum of 14.6m deep and minimum of 12.5m deep by 6.2m high as a maximum. At ground floor there would be a living room/ kitchen and dining room and study with three bedrooms and bathrooms at first floor. Location The application site is located on the eastern edge of Leaves Green Road and comprises a detached single storey dwelling with garage building to the rear. The site is designated as part of the Metropolitan Green Belt, with open fields to the rear (east), although Leaves Green Road is developed on both sides with residential dwellings in varying architectural styles. Comments from Local Residents In line with normal procedure nearby properties were notified and representations were received which can be summarised as follows: • external appearance of the dwelling is not in-keeping. • two storey dwelling is not in-keeping. • disagree that the existing bungalow is of limited architectural value. • precedents for replacement dwellings have already been refused. • contravenes Policy G5. The full text of correspondence received is available to view on file. Comments from Consultees Comments from Waste state that refuse and recycling should be left on the edge of curb for collection. Thames Water raise no objection with regard to surface water drainage and sewerage infrastructure. Comments from Drainage recommend standard conditions. There are no Highway objections, subject to standard conditions. Environmental Health raise no objections, subject to conditions. Planning Considerations The application falls to be determined in accordance with the following policies of the Unitary Development Plan: BE1 Design of New Development H7 Housing Density and Design H9 Side Space G1 Green Belt G5 Replacement Dwellings in the Green Belt or on Metropolitan Open Land T3 Parking T18 Road Safety London Plan 2011 National Planning Policy Framework Planning History There is no planning history. Conclusions The site is located within the Metropolitan Green Belt, and the main issues are; firstly, whether the proposals comprise inappropriate development, and if so, whether very special circumstances exist that clearly outweigh the harm caused by reason of inappropriateness or any other harm; and secondly, whether the proposals would be harmful to the character or appearance of the surrounding area, or detrimental to the amenities of nearby residential properties. The application site is located within the Metropolitan Green Belt, where Policy G5 states that ‘Where a building is in residential use in the Green Belt, the Council will permit its replacement by a new dwelling providing that:’ i) The resultant building (including garaging and accommodation below ground) does not result in a material net increase in floor area compared with the existing dwelling as ascertained by external measurement; and ii) The size, siting, materials and design of the replacement dwelling and any associated works (such as boundary fences or walls) does not harm visual amenities or the open or rural character of the locality. The text to this policy (para 8.27) defines a material net increase as 10% over the existing building, depending on design issues and also states that existing building will include any development or ancillary building which are within 5m. Paragraph 89 of the NPPF states that “local authorities should regard the construction of new buildings in the Green Belt…with the exception of replacement buildings, where they are in the same use and not materially larger than the one they replace”. The applicant has stated that the dwelling could be extended under permitted development, by way of a single storey rear extension, side extension and loft conversion. Including the existing garage to the rear (set 3.5m away from the dwelling) the proposals have a potential floor area of 169 square metres, which allowing for a 10% increase would create a total floor area of 185.9 square metres. The proposed replacement dwelling has a floor area of 185 square metres or 0.9m2 less than the extended existing dwelling. Whilst the dwelling has not been extended utilising permitted development, the applicant has stated that the proposed replacement makes improvements in openness and is of a high quality design. As such, Members may considered that the proposals would accord with Policy G5 and that the replacement dwelling is therefore acceptable in principle. Policy BE1 seeks to achieve high standards of design, whilst paragraph 63 of the NPPF states that “great weight should be given to outstanding or innovative designs which help raise the standard of design more generally in the area”. The existing dwelling is of limited architectural merit and there is no objection to its demolition and replacement in principle. Members will note that the proposed dwelling is of a striking, contemporary design incorporating large areas of glazing and with crisp detailing, which can be considered to be innovative and high quality which provide a light weight appearance. It is also considered important to consider the application in context, whilst in the Green Belt, Leaves Green Road is developed along both sides with varying house types and sizes, representing a ribbon development connecting Keston to the North with Biggin Hill to the south. The existing bungalow is built up to the boundary on one side with a very large detached garage set to the rear, visually filling the plot width. The proposed dwelling would involve the demolition of the garage and inset of the dwelling a minimum of 1m in from each boundary (increasing to a maximum of 1.2m depending on the point of measurement due to the changing boundary line). This would allow for clear gaps down each flank therefore improving the spatial standards of the site and is considered to accord with Policy H9. The block plan provided also shows that the dwelling would have a footprint equal to or indeed smaller than those of adjacent dwellings. The massing of the first floor is reduced by the use of a frameless glazed link, effectively a corridor linking two cuboid forms. This is considered to significantly reduce the bulk of the first floor and would allow for clear views though the site towards the mature trees which line the rear boundary. Although the dwelling would now be two storeys and measure 0.8m higher than the existing dwelling, the dwelling would continue the pattern of declining roof heights from north to south. As such, it is considered that the height of the dwelling is acceptable. With regard to amenity, the extension would project 0.6m forward of no. 67 and 0.8m forward of no. 71. These projections are considered minimal, especially where this relates to the external frame of the building, with the main walls inset. The projection forward would not disrupt the building line in Leaves Green Road, which is staggered in any event. No. 67 has a single storey rear extension across half the rear elevation, resulting in an L shaped dwelling. Where the dwelling would project 4.2m rearward beyond part of no. 67 but be inset 3.8m from the furthest rear elevation of the dwelling. Taking into account boundary screening and distance from the boundaries, it is considered that the proposals would not result in a loss of amenity. It is considered that no significant trees would be harmed by the proposals. Members may agree that on balance, the proposed replacement dwelling is acceptable and that planning permission should be granted. The proposed dwelling is considered as making a positive contribution to the streetscene and would not appear as disproportionate or harmful the visual amenities of the area, specifically there would be an improvement in side space, and demolition of the unattractive garage. Background papers referred to during production of this report comprise all correspondence on file ref. 13/00205, excluding exempt information. RECOMMENDATION: PERMISSION Subject to the following conditions: 1 ACA01 Commencement of development within 3 yrs ACA01R A01 Reason 3 years 2 ACA04 Landscaping Scheme - full app no details ACA04R Reason A04 3 ACC08 Satisfactory materials (all surfaces) ACC08R Reason C08 4 ACD02 Surface water drainage - no det. submitt ADD02R Reason D02 5 ACH03 Satisfactory parking - full application ACH03R Reason H03 6 ACH16 Hardstanding for wash-down facilities ACH16R Reason H16 7 ACH29 Construction Management Plan ACH29R Reason H29 8 ACH32 Highway Drainage ADH32R Reason H32 9 At any time the noise level, from the mechanical ventilation plant, in terms of dB(A) shall be 5 decibels below the relevant minimum background noise level, (LA90(15mins), measured at any noise-sensitive building. Also, if the plant has a distinctive tonal or intermittent nature the predicted noise level of the plant shall be increased by a further 5dBA. (Thus if the predicted noise level is 40dB(A) from the plant alone, and, the plant has a tonal nature, the 40dB(A)