ITEM NO: 05 Application No. Ward: Date Registered: Target Decision Date: 05/00791/FUL Little Sandhurst And 24 August 2005 19 October 2005 Wellington Site Address: 4 Church Road Little Sandhurst Sandhurst GU47 8HZ Proposal: Erection of single storey rear extension to utility room. Applicant: Ms A Larsen Agent: C. Cooper Smith Case Officer: John Devonshire, 01344 352000 environment@-forest.gov.uk

Site Location Plan (for identification purposes only, not to scale)

© Crown Copyright. All rights reserved. Borough Council 100019488 2004

Planning & Highways Committee 20th October 2005

1 PLANNING HISTORY (If Any)

02/00572/FUL Validation Date: 28.05.2002 Erection of a two storey side extension, single storey building forming garage and a change of use of land from open space to private garden. Refused

05/00157/FUL Validation Date: 23.02.2005 Erection of single storey rear extensions and part first floor, part two storey side extension providing accommodation at first and second floor level and detached garage. Approved

Appeal History

Validation Date: Erection of a two storey side extension, single storey building 04.11.2002 forming garage and a change of use of land from open space Appeal Ref: to private garden. 02/00048/REF Appeal Dismissed

2 RELEVANT PLANNING POLICIES

Key to abbreviations BSP Berkshire Structure Plan 2001-2016 BFBLP Bracknell Forest Borough Local Plan SPG Supplementary Planning Guidance PPG (No.) Planning Policy Guidance (published by Department for Transport, Local Government and the Regions) RPG Regional Planning Guidance MPG Minerals Planning Guidance WLP Waste Local Plan for Berkshire

Note: The BSP and the BFBLP contain some policies with the same title, e.g. EN1. In such cases, the policy will be suffixed with an “_S” for the BSP and an “L” for the BFBLP, e.g. EN1_S, EN1L..

Plan Policy Description (May be abbreviated)

BFBLP EN20 Design Considerations In New Development

BFBLP H2L Residential Extensions

3 CONSULTATIONS (Comments may be abbreviated)

Sandhurst Town Council

(No comments received at time of producing this report).

4 REPRESENTATIONS

No letters of representation have been received with respect to this application.

5 OFFICER REPORT

This application is reported to the Committee as the applicant is a member of staff

Planning & Highways Committee 20th October 2005

i) PROPOSAL

This application seeks full consent for the erection of a single storey rear extension to a utility room. The extension will have dimensions 2.25m x 1.01m with a total height to ridge of 2.9m. The extension will be sited along the boundary with number 2 Church Road, with the roof ridge sited 1.3m off the boundary. No additional windows or doors are proposed in the extension.

SITE

4 Church Road is a two storey semi detached property with rooms in the roofspace and sits at the corner of Church Road and Perryhill Drive. The property has already benefitted from consent granted under reference 05/00157/FUL for the erection of single storey rear extensions and part first floor, part two storey side extension and detached garage. The scheme granted under 05/00157/FUL is currently under construction. The site is screened by 1.8m high fencing, except where the consented extensions sit along the boundary with number 2.

iii) PLANNING CONSIDERATIONS

(1) Principle of Development

The property is sited within the defined settlement as designated under the Bracknell Forest Borough Local Plan and as such the principle of development is considered to be acceptable.

(2) Impact on Character and Appearance of the Area

Given the small scale of the development and the level of screening to the site, it is considered that the proposal would not have a detrimental inmpact on either the character of the building or area as a whole.

(3) Effect on the Amenity of Neighbouring Residential Property

The proposal does not conform with Council guidelines on daylighting angles from the ground floor rear facing windows at number 2 Church Road. However, the two rear windows at 2 serve a bathroom and WC, which are non-habitable rooms and therefore less weight is attached to impacts in respect of daylighting and overshadowing. Further, the consented scheme under reference 05/00157/FUL replaced an existing single storey structure along the boundary of number 2, which although did not project as far back as either the consented scheme or this proposal, had its roof ridge sited on the boundary of 2, and at a greater height.

Given that this proposal is small in scale, that the roof ridge is sited in from the boundary by 1.3m, with the roof sloping away from the boundary of number 2, it is considered that the proposal would have no greater impact to neighbouring property in terms of loss of light or overshadowing than existed from the previous structure or would appear visually intrusive or overbearing.

No windows or doors are proposed in the extension and therefore it is considered that the proposal would not have a detrimental impact on neighbouring property in terms of overlooking.

Planning & Highways Committee 20th October 2005

(4) Access Implications

There are no accessibility issues for disabled people relating to this application.

6 RECOMMENDATION

That the application be APPROVED subject to the following conditions:-

01. The development hereby permitted shall be begun before the expiration of five years from the date of this permission. REASON: To comply with Section 91 of the Town and Country Planning Act 1990.

02. The development hereby permitted shall be carried out only in accordance with the following plans: Drawings received 23rd August 2005 (or any plans or details subsequently agreed in writing by the Local Planning Authority as an amendment to the approved plans). REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

03. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no windows/dormer windows, other than those expressly authorised by this permission, shall be constructed on the south west elevation. REASON: To prevent overlooking of adjoining property. [Relevant Plans and Policies: BFBLP H2]

Summary Of Reason(s) For Decision:

The following development plan policies have been taken into account in determining this planning application:

Bracknell Forest Borough Local Plan: Policies EN20, H2 (Please note that this is not intended to be an exhaustive list).

The following material considerations have been taken into account:

The proposal is considered to comply with BFBLP Policies EN20 and H2. The proposal will not adversely affect the character of the building, neighbouring property or area or significantly affect the amenities of neighbouring property. The planning application is therefore approved.

Doc. Ref: Uniform 7/DC/Agenda

The application file to which this report relates can be viewed at the Council's Time Square office during office hours or online at www.bracknell-forest.gov.uk

Planning & Highways Committee 20th October 2005