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Wentworth Hall 80 RUSKIN ROAD Carshalton Surrey SM5 3DH

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Wentworth Hall 80 RUSKIN ROAD Carshalton Surrey SM5 3DH Page 41 Agenda Item 3 DEVELOPMENT CONTROL COMMITTEE - Date: 8 August 2012 Report of the Executive Head of Planning and Transportation. Ref: C2012/65722/FUL WARD: C13 / Time Taken: CARSHALTON CENT 5 weeks, 5 days Site: Wentworth Hall 80 RUSKIN ROAD Carshalton Surrey SM5 3DH Proposal: Erection of new roof to front entrance to provide storage accommodation, re- positioning external staircase to provide access to first floor flat, erect first floor extension fronting Woodstock Road to enlarge first floor flat, alterations to the external elevations and alterations to the Ruskin Road frontage to provide a new ramped access to the building. Applicant: Mr Lal Hussain Agent: Mr John Glenn Recommendation: GRANT PLANNING PERMISSION Reason for Report to Committee: Fourteen letters have been received objecting to the development. Also, the Council owns the site. Summary of why application proposals are acceptable: There would be no significant and long term affect on the character and visual amenity of the area and the development would not unreasonably adversely affect the amenities of the adjoining occupiers. 1.0 BACKGROUND 1.1 Site and surroundings: 1.2 The application site comprises a single/ two storey detached building located at the junction of Ruskin Road and Woodstock Road. The building is currently being extended; its lawful use is for Class D1 (assembly and leisure) purposes. The footprint of the building occupies nearly the entire site, with the exception of a small service/ access area along the east side of the building and towards the rear. Recent works have removed the small landscaped area fronting Ruskin Road. 1.3 The building is set in an elevated position relative to the adjoining highway on Ruskin Road; land levels rise gently towards the south and east of the site. There is a street tree outside the site on the Ruskin Road frontage of the property. Agenda Item 3 Page 42 1.4 The surrounding area is predominately residential and is characterised by two storey detached and semi-detached houses. On the opposite side of Ruskin Road there is a purpose built flat development at the junction of Park Lane and Ruskin Road. On the west side of Woodstock Road there is a small commercial car repair business. 1.5 Site specific DP designation: 1.6 The site is not located in a designated area. Carshalton District Centre is located approximately 380m to the north. 1.7 Relevant Planning History: 1.8 C2008/60587/FUL ± In October 2010 conditional planning permission was granted for the increase in roof height and provision of an additional floor within the roof space to provide additional community facilities and enlargement of existing flat involving the formation of three dormer extensions at front and three dormer extensions at rear. Retention of security gate at increased height. 1.9 C2012/65976/FUL ± In May 2012 a retrospective planning application was received for the retention and completion of a new driveway at the front of 82 Ruskin Road. 2.0 APPLICATION PROPOSALS 2.1 Details of Proposal: 2.2 Planning permission is sought to erect a new roof to the front entrance to provide storage accommodation, repositioning the external staircase to provide access to the first floor flat, erect a first floor extension fronting Woodstock Road to enlarge first floor flat, alterations to the external elevations and alterations to the Ruskin Road frontage to provide a new ramped access to the building. 2.3 Significant amendments to application since submitted: 2.4 The drawings have amended to correct several inaccuracies. In addition to this the three car parking spaces originally proposed on the Ruskin Road frontage have been removed from the proposal; it is now proposed to pave and provide planting in this area; and the proposed staircase to the first floor flat is now shown as being partially enclosed. 3.0 PUBLICITY 3.1 Adjoining Occupiers Notified: 53 3.2 Method of Notification: 3.3 Letters were sent to fifty three adjoining occupiers in Ruskin Road, Rotherfield Road, Woodstock Road and Park Lane on 3 May 2012. The proposed development was also advertised as a site notice. A further neighbour Page 43 Agenda Item 3 consultation letter was sent on 23 May 2012 following receipt of amended drawings. 3.4 Number of Letters Received: 3.5 Seven letters were received from nos: 1, 2, 3, 32 Woodstock Road; 35 Rotherfield Road; and 73 and 75 Ruskin Road in response to the first consultation letter, objecting to the proposed development on the following planning grounds: a) Adverse affect on highway and pedestrian safety arising from the proposed use of the Ruskin Road frontage for car parking b) Adverse affect on the appearance of the building arising from the removal of the soft landscaping c) Loss of privacy and overlooking from the proposed relocated external staircase d) The proposed first floor extension to the Ruskin Road frontage of the building will increase the bulk and prominence of the building in this residential area e) Loss of character and name of the hall f) Legal and useable parking needs to be provided for the Hall, but this should not compromise pedestrian safety g) The development has already started, including laying a hard surface to the Ruskin Road frontage h) Use of the parking area at 05:00 for prayer meetings i) The capacity of the building to host large functions will increase, increasing noise and disturbance to residents and additional on street parking 3.6 Six letters were received from nos.: 35 Rotherfield Road; 1, 2a, 3, 27 Woodstock Road; and 1 with no address, in response to the second consultation letter. The earlier objections were reiterated and additional objections received on the following grounds: a) Inclusion of dormer windows to the rear elevation b) No provision made for trade waste bins c) Wentworth Hall is understood to be a community hall not a prayer hall d) The proposed hours of use are not stated on the application. The hall is in use from 05:00 to late into the evening e) No information relating to the glazing and opening of the first floor windows in the rear elevation 3.7 Objections were also received in regards of the following matters which are not considered to be material planning grounds relating to the consideration of this application: a) Health and safety during building phase; b) Works within the curtilage of 82 Ruskin Road c) Work is taking place on a Sunday d) Disposal of waste water from the premises e) No details relating to fire alarms 3.8 Official Consultation: 3.9 None. Agenda Item 3 Page 44 3.10 Senior Engineer ± has commented on the revised drawings and has requested the following conditions are imposed should permission be granted: the development shall not be occupied until the proposed access ramp from Ruskin Road has been constructed in accordance with the approved drawings; and provision should be made on site for a minimum of two secure cycle parking spaces. 3.11 Councillor Representation: 3.12 There have been no Councillor representations made on this application. 4.0 MATERIAL PLANNING POLICIES 4.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that when determining a planning application, regard is to be had to the development plan, and the determination shall be made in accordance with the development plan, unless material considerations indicate otherwise. The development plan for the London Borough of Sutton comprises the following documents: The London Plan July 2011 The Local Development Framework (LDF) which comprises: (a) The Core Planning Strategy; and (b) The Site Development Policies Development Plan Document. 4.2 Also a material consideration in determining planning applications are: National Planning Policy Framework Adopted London Borough of Sutton Supplementary Planning Guidance documents. 4.3 London Plan 3.16 Protection and Enhancement of Social Infrastructure 7.2 An Inclusive Environment 7.4 Local Character 7.6 Architecture 4.4 Core Planning Strategy BP6 One Planet Living BP7 Flood Risk and Climate Change Adaptation BP11 Leisure and Cultural Development BP12 Good Urban Design and Heritage 4.5 Site Development Policies DM1 Character and Design DM2 Protecting Amenity DM3 Enhancing the Street Scene and Public Realm DM5 Sustainable Design and Construction DM7 Flood Risk DM10 Air Quality DM12 Noise and Vibration DM19 Promoting Sustainable Transport and Accessibility Page 45 Agenda Item 3 DM20 Assessing the Transport Impact of New Development DM22 Parking DM29 Housing Standards DM31 Social and Community Infrastructure 4.6 Supplementary Planning Guidance/Documents SPD1 Designing Out Crime 63'&UHDWLQJ/RFDOO\'LVWLQFWLYH3ODFHV6XWWRQ¶V8UEDQ'HVLJQ*XLGH Interim Planning Guidance 11 Sustainable Design and Construction 5.0 PLANNING CONSIDERATIONS 5.1 The principal considerations (including whether any material planning objections have been reasonably addressed) in relation to this application are: Use of the Premises Design Quality Impact on Neighbours Layout Trees and Landscaping Highways 5.2 Principle of Development: 5.3 Policy 3.16 of the London Plan and Policy DM31 of the Site Development Policies DPD encourage the retention and enhancement of existing community facilities. 5.4 The applicant took over the lease of the building in 1996. Since this date it has been used as a community hall and as a meeting place for members of the Muslim Cultural and Welfare Association of Sutton, as well as a facility for prayer and worship. A flat is located in part of the roof of the building. 5.5 The proposal would not involve any change to the lawful use of the premises. There is no planning objection to the continued use of the premises as a community facility and it is considered the proposed extensions and alterations to the premises are acceptable in principle in land use terms, subject to consideration of all other policy guidance and material considerations.
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