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Grapevine Cottage 58 Owlsmoor Road Owlsmoor Sandhurst Berkshire GU47

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Grapevine Cottage 58 Owlsmoor Road Owlsmoor Sandhurst Berkshire GU47 ITEM NO: Application No. Ward: Date Registered: Target Decision Date: 18/00702/FUL Owlsmoor 30 July 2018 24 September 2018 Site Address: Grapevine Cottage 58 Owlsmoor Road Owlsmoor Sandhurst Berkshire GU47 0SW Proposal: Erection of detached three bedroom two storey detached house with access and landscaping following demolition of existing garage. Applicant: Mr J W Carmelus, Ms M Voeten and Ms A Voeten Agent: Mr Mark Carter Case Officer: Michael Ruddock, 01344 352000 [email protected] Site Location Plan (for identification purposes only, not to scale) © Crown Copyright. All rights reserved. Bracknell Forest Borough Council 100019488 2004 OFFICER REPORT 1. SUMMARY 1.1 The proposed development is for the erection of a detached dwelling to the rear of Grapevine Cottage, 58 Owlsmoor Road together with associated access, parking, amenity areas and cycle/refuse storage. 1.2 The proposed development relates to a site within the settlement boundary. It is not considered that the development would result in an adverse impact on the streetscene or the character and appearance of the area. The relationship with adjoining properties is acceptable and it is not considered that the development would result in an unacceptable impact on highway safety. Relevant conditions will be imposed in relation to sustainability. A Section 106 legal agreement will secure contributions for SPA mitigation and the scheme is CIL liable. RECOMMENDATION Delegate to the Head of Planning to Approve the application subject to the conditions in Section 11 of this report and the completion of a Section 106 Agreement. 2. REASON FOR REPORTING APPLICATION TO COMMITTEE 2.1 The application is reported to the Planning Committee at the request of Councillor Worrall and Councillor Porter to due concerns that the proposal would be overdevelopment of the site as a result of the access arrangements and the size of amenity areas. 3. PLANNING STATUS AND SITE DESCRIPTION PLANNING STATUS Within Defined Settlement Within 5km of the SPA 3.1 Grapevine Cottage, 58 Owlsmoor Road is a semi-detached three bedroom dwelling with parking to the front of the property and a private garden to the rear. The dwelling has previously been extended to the rear and the length of the garden area is approximately 35m beyond the rear projection of the dwelling. The site is not affected by any Tree Preservation Orders nor is it located within a Flood Zone. 3.2 Access to the property is gained from Owlsmoor Road, and the existing access is shared with the neighbouring property to the south at No.56 Owlsmoor Road. The site is also bordered to the northern side by Zenith Court, a development of nine flats with parking to the rear, and to the east by No.4 Grantham Close. Finally the southern boundary of the garden borders No.1a Hormer Close, a dwelling that was previously constructed within the rear garden of No.56 Owlsmoor Road. 4. RELEVANT SITE HISTORY 4.1 Relevant planning history for the site is summarised as follows: Application 13/00820/FUL - Erection of single storey rear extension following demolition of existing rear extension – APPROVED 2013 5. THE PROPOSAL 5.1 The proposed development is for the erection of a single detached dwellinghouse within the rear garden of No.58 Owlsmoor Road. The dwelling would have a width of 8.5m with an overall depth of 10.2m. It would include a single storey front element with a depth of 2.2m with the main two storey element having a depth of 8m. The dwelling would have a pitched roof design with a height of 6.8m. 5.2 The dwelling would include kitchen, home office and open plan dining/lounge area at ground floor level with three bedrooms along with bathroom and nursery areas at first floor level. 5.3 Access to the dwelling would be taken to the side of the existing dwelling at No.58, with a new 3.6m wide access road provided. Two parking spaces would be provided forward of the dwelling with further space under a canopy element on the front elevation of the dwelling. Parking for the existing dwelling would be provided at the front of the site on the existing driveway with a refuse collection point provided adjacent to these spaces. 5.4 The existing access onto Owlsmoor Road would be widened to the north as part of the proposals but would otherwise remain as existing. A garden with a depth of 8.5m would be provided to the rear of the existing dwelling with a new 1.8m high close boarded fence proposed to enclose the garden. Rear access to this area is shown adjacent to the new vehicular access road. Cycle storage is to be provided in a 1.5m high shed within the rear garden of each dwelling. 5.5 During the course of the application a number of amendments were made to overcome the concerns of the Local Planning Authority. As originally proposed access was shown to the northern side of the boundary with Owlsmoor Road however this was not acceptable and has been re-sited to the existing location. Amendments have also been made to the layout of both the dwelling and the parking. 6. REPRESENTATIONS RECEIVED Sandhurst Town Council: 6.1 Recommend refusal for the reason that the proposal represents an undesirable overdevelopment of the site which would result in a cramped development detrimental to the amenities of the locality and providing inadequate private amenity space for the occupiers of No.58. Other representations: 6.2 Two letters of objection have been received to the proposed development from neighbouring properties. The reasons for objection can be summarised as follows: - Impact on access to the neighbouring property. - Impact on flood risk. No Flood Risk Assessment has been submitted. - Drains would not cope with the additional sewage discharge. - Impact on the amenities of No.56 due to loss of light and privacy. [OFFICER COMMENTS: As originally submitted the plans showed the existing shared access to be removed, which was not acceptable. The access arrangements have therefore been altered so that the existing access, which includes access to the neighbouring property, shall remain. The site is not located within a Flood Zone and as such there is no requirement for a Flood Risk Assessment to be submitted in support of the proposals. The concerns regarding sewage are not a material planning consideration however it is noted that to pass Building Regulations requirements the development would be required to provide acceptable sewage discharge.] 7. SUMMARY OF CONSULTATION RESPONSES Highways Officer 7.1 Recommend conditional approval. 8. MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO THE DECISION 8.1 The key policies and associated guidance applying to the site are: Development Plan NPPF General CP1 of SALP, CS1 & CS2 of CSDPD consistent policies Design and CS7 of CSDPD, Saved policy EN20 of consistent Character BFBLP Residential Saved policy EN20 of BFBLP consistent Amenity Highway CS23 of CSDPD, Saved policy M9 of consistent Safety BFBLP Sustainability CS10, CS12 of CSDPD consistent Other National Planning Policy Framework publications (NPPF) and National Planning Policy Guidance (NPPG), Design SPD, Parking Standards SPD 9. PLANNING CONSIDERATIONS 9.1 The key issues for consideration are: i Principle of the Development ii Impact on character and appearance of the area iii. Impact on residential amenity iv Transport implications v Sustainability vi SPA vii Community Infrastructure Levy i. Principle of the development 9.2 The site is located within a defined settlement as designated by the Bracknell Forest Borough Policies Map. Due to its location and nature, the proposal is considered to be acceptable in principle and in accordance with CSDPD CS1 (Sustainable Development), CS2 (Locational Principles) and the NPPF subject to no adverse impacts upon the character and appearance of the surrounding area, residential amenities of neighbouring properties, highway safety, trees etc. These matters are assessed below. ii. Impact on the character and appearance of the area 9.3 The new dwelling would be constructed to the rear of No.58 and as such would not be read in the streetscene on Owlsmoor Road with the existing property. It would however be visible from Hormer Close at the side of the property from the south and the rear of the dwelling would also be visible from Grantham Close to the rear. 9.4 The dwelling would be located to the side of No.1A Hormer Close with a similar rear projection to that property. As No.1A has been extended to the front it would not project any further forward of that property and would be read as a continuation of the development to the south. As such it is not considered that it would appear overly prominent in the streetscene. The dwelling would be no greater in height than the neighbouring properties and would be of a similar design to the properties on Hormer Close. As such it is considered that it would appear in keeping with character of the area in respect of its size, siting and design. The proposed boundary treatment within the site is acceptable, and the remainder of the existing site boundaries would be as existing. The new boundary treatment shall be secured by condition, as shall a soft landscaping scheme. 9.5 In order to accommodate the new dwelling, the depth of the rear garden at No.58 Owlsmoor Road would be reduced from 35m to 8.5m. Whilst it is acknowledged that an 8.5m rear garden is small, the Design SPD does not prescribe specific requirements for garden sizes. It states ‘all gardens should be able to accommodate activities such as playing, drying clothes, cycle and waste and recycling storage’ and that ‘the sizes of private gardens should be proportionate to the size of the dwelling, the potential number of occupants and the location of the development.
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