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Design and Access Statement 61, Horn Park Lane

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Design and Access Statement 61, Horn Park Lane DESIGN AND ACCESS STATEMENT 61, HORN PARK LANE, ELTHAM, LONDON, SE12 8AP Description of proposed works: Construction of single storey rear and side wraparound extension. Choon Low Build Architecture May 2021 Introduction This statement seeks consent for a single-storey rear and side 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 existing and proposed architectural drawings set. Location and Local Characters Horn Park Lane sits between Kidbrooke 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 Greenwich. 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 located 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. Hither Green Railway Station - 1.1 miles away 3. Eltham Railway Station - 1.6 miles away 4. Mottingham 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 Fig.7: Similar approved schemes in the local neighbourhood. 11 Horn Park Lane (14/2351/F) 2. 13/0824/F - Construction of a single storey side extension incorporating front porch and outbuilding in rear of garden. Approved on 29.06.2013 Fig.8: Similar approved schemes in the local neighbourhood. 69 Horn Park Lane outlined in red (13/0824/F) 3. 13/2292/F - Construction of a single storey side and rear extension. Approved on 12.11.2013 Fig.9: Similar approved schemes in the local neighbourhood. 57 Horn Park Lane (13/2292/F). 4. 98/1973/F - Demolition of existing lean-to and garage. New single storey extension to rear/ side and car port. Approved on 13.01.1999 13/1073/F - Construction of a single storey side extension and new front porch. Approved on 12.07.2013 Fig.10: Similar approved schemes in the local neighbourhood. 20 Horn Park Lane (98/1973/F; 13/1073/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) 21/1735/HD - Construction of a single-storey rear extension. (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 and side extension which can be seen from the public road. Fig.11: Photo of the rear application building facade. The suggested rear part of the wrap-around extension should incorporate a 4m x 3m lantern roof light above the proposed open day room. The proposed space will include a kitchen, dining zone which will be complemented with a bi-bolding door and a sitting area with a panoramic full-height window to create better access and views of the garden. Fig.12: Photo towards the rear garden of the application site. The existing house’s exterior walls have a combination of render and brick finish. Consequently, brick was chosen as the main finish for the rear extension and a mix of render/brick for the side extension to match the front facade of the house. Fig.13: View of the proposed day room space. 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.14: View of the proposed master bedroom. Fig.15: Views of the proposed master bedroom bathroom (L) and dressing unit (R). The proposed side extension will include a clock room and toilet near the main entrance door and utility/study room with two roof lights above it. Fig.16: Views of the proposed clock room (L) and unitility/study room (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 from No. 63 and by 100mm from No. 59. 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 4.8m 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.
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