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66 Marsh Lane, Stanmore P/5204/17

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66 Marsh Lane, Stanmore P/5204/17 Agenda Item : 2/06 = application site 64 -66 Marsh Lane, Stanmore P/5204/17 ______________________________________________________________________________________________ Planning Committee 64-66 Marsh Lane, Stanmore Wednesday 25th April 2018 64-66 Marsh Lane, Stanmore P/5204/17 ______________________________________________________________________________________________ Planning Committee 64-66 Marsh Lane, Stanmore Wednesday 25th April 2018 LONDON BOROUGH OF HARROW PLANNING COMMITTEE 25th April 2018 APPLICATION NUMBER: P/5204/17 VALIDATION DATE: 10/01/2018 LOCATION: 64 – 66 MARSH LANE, STANMORE WARD: STANMORE PARK POSTCODE: HA7 4HW APPLICANT: MR PRAGNESH MODHWADIA AGENT: YOOP ARCHITECTS CASE OFFICER: DAVID BUCKLEY EXPIRY DATE: 27/04/2018 PURPOSE OF REPORT/PROPOSAL The purpose of this report is to set out the Officer recommendations to the Planning Committee regarding an application for planning permission relating to the following proposal: Re-development to provide one two storey building for six flats; parking; landscaping; separate and communal amenity space; bin / cycle storage RECOMMENDATION The Planning Committee is asked to: 1) Grant planning permission for the reasons set out below: REASON FOR THE RECOMMENDATION 1) The proposal would accord with relevant policy and the proposed development would have a satisfactory impact on the character of the area and the amenities of neighbouring occupiers. For this reason, weighing up the development plan policies and proposals, and other material considerations including comments received in response to notification and consultation, this application is recommended for grant. INFORMATION This application is reported to Planning Committee as the development is for six new residential units and therefore falls outside Schedule 1 of the Scheme of Delegation. Statutory Return Type: (E) Minor Developments Council Interest: None ______________________________________________________________________________________________ Planning Committee 64-66 Marsh Lane, Stanmore Wednesday 25th April 2018 Net Additional Floor Area: 570 sq m GLA Community Infrastructure (CIL) Contribution (provisional): £ 19,950 (based on a £35 contribution per square metre of additional floorspace) Harrow Community Infrastructure (CIL) Contribution (provisional): £62,700 (based on a £110 contribution per square metre of additional floorspace) HUMAN RIGHTS ACT The provisions of the Human Rights Act 1998 have been taken into account in the processing of the application and the preparation of this report. EQUALITIES In determining this planning application the Council has regard to its equalities obligations including its obligations under section 149 of the Equality Act 2010. For the purposes of this application there are no adverse equalities issues. S17 CRIME & DISORDER ACT Policies 7.3.B and 7.13.B of The London Plan and Policy DM1 of the Development Management Polices Local Plan require all new developments to have regard to safety and the measures to reduce crime in the design of development proposal. It is considered that the development does not adversely affect crime risk. LOCAL GOVERNMENT (ACCESS TO INFORMATION) ACT 1985 BACKGROUND PAPERS USED IN PREPARING THIS REPORT: Planning Application Statutory Register of Planning Decisions Correspondence with Adjoining Occupiers Correspondence with Statutory Bodies Correspondence with other Council Departments National Planning Policy Framework London Plan Local Plan - Core Strategy, Development Management Policies, SPGs Other relevant guidance ______________________________________________________________________________________________ Planning Committee 64-66 Marsh Lane, Stanmore Wednesday 25th April 2018 LIST OF ENCLOSURES / APPENDICES: Officer Report: Part 1: Planning Application Fact Sheet Part 2: Officer Assessment Appendix 1 – Conditions and Informatives Appendix 2 – Site Plan Appendix 3 – Site Photographs Appendix 4 – Plans and Elevations ______________________________________________________________________________________________ Planning Committee 64-66 Marsh Lane, Stanmore Wednesday 25th April 2018 OFFICER REPORT PART 1: Planning Application Fact Sheet The Site Address 64 Marsh Lane, Stanmore, Applicant Mr Pragnesh Modhwadia Ward Stanmore Park Local Plan Allocation No Conservation Area No Listed Building No Setting of Listed Building No Building of Local Interest No Tree Preservation Order No Other No Housing Density Proposed Density hr/ha 246 hr/ha Proposed Density u/ha 77 u/ha PTAL PTAL 2 London Plan Density Urban Setting: 200-450 Range hr/ha Dwelling Mix Studio (no. / %) 0 1 bed (no. / %) 1 units/17% 2 bed (no. / %) 3 units / 50% 3 bed (no. / %) 2 units/34% 4 bed (no. / %) 0 Overall % of Affordable 0% Housing Affordable Rent (no. / %) 0% Intermediate (no. / %) 0% Private (no. / %) 6 units / 100% Commuted Sum N/A Comply with London yes Housing SPG? Comply with M4(2) of Yes Building Regulations? Subject to a planning condition, the scheme will meet accessibility requirement. ______________________________________________________________________________________________ Planning Committee 64-66 Marsh Lane, Stanmore Wednesday 25th April 2018 Transportation Car parking No. Existing Car Parking 4 spaces No. Proposed Car Parking 6 incl. 1 disabled space, spaces which is subject to change with revised parking access. Proposed Parking Ratio 1:1 Cycle Parking No. Existing Cycle Parking 0 spaces No. Proposed Cycle 12 Parking spaces Cycle Parking Ratio 2:1 Public Transport PTAL Rating 2 Closest Rail Station / Stanmore Underground Distance (m) Station 1.1km Bus Routes 340 Parking Controls Controlled Parking Zone? Yes, CPZ Zone B CPZ Hours 3pm-4pm Mon Fri Previous CPZ N/A Consultation (if not in a CPZ) Other on-street controls Double yellow lines on Marsh Lane Parking Stress Area/streets of parking N/A stress survey Dates/times of parking N/A stress survey Summary of results of N/A survey Refuse/Recycling Summary of proposed Large communal refuse Collection refuse/recycling strategy bins front of site/ cycle storage far end of rear garden ______________________________________________________________________________________________ Planning Committee 64-66 Marsh Lane, Stanmore Wednesday 25th April 2018 1.0 SITE DESCRIPTION 1.1 No. 64 Marsh Lane, is a two storey semi-detached dwelling on the west side of Marsh Lane, Stanmore; it has been extended with a plywood structure which appears to be unauthorised. 1.2 Attached semi no. 66 (to south) also part of the application site, has a single storey rear conservatory extension to a depth of 3 metres adjacent to the common boundary; the adjacent part of the extended ground floor rear elevation contains patio doors to a conservatory. 1.3 The neighbouring property to the north (Holbein House) consists of flats, No. 39 Nelson Road adjoins the application site at the rear. 1.4 The properties at Holbein House are at a higher ground level than the application property. 1.5 Certificate of Lawful Development applications have been granted at both houses for single storey rear extensions. 1.6 The site is located within a Critical Drainage Area but it is not situated within a Conservation Area and the building is not statutory Listed. 1.7 The PTAL is 2. 2.0 PROPOSAL 2.1 It is proposed to demolish the existing two houses on site and replace them with a two storey building with accommodation in the roofspace. 2.2 The proposed building will have a footprint of approximately 190 sq m with a maximum width of 14.50m, a maximum depth of 15m, with an eaves height of 7.60m and a full height of 11m to the roof ridge. 2.3 The building will be a minimum of just over 2m from the northern boundary with the neighbour at Holbein House to the north and the same distance from the southern boundary with Nelson road. The rear wall would sit approximately 10m from the garages to the rear. 2.4 The proposals will comprise of 6 x flats in total, consisting of: 1 x 1 bed 2 person unit 3 x 2 bed 4 person units 1 x 3 bed 4 person unit 1 x 3 bed 5 person unit 2.5 The proposal would use the existing access onto Marsh Road, which will be revised to access on to Nelson Road. ______________________________________________________________________________________________ Planning Committee 64-66 Marsh Lane, Stanmore Wednesday 25th April 2018 2.6 Six car parking spaces one of which would be for persons with disability in the forecourt. A bin store is also shown in the forecourt and some landscaping is indicated on the site block plan. 3.0 RELEVANT PLANNING HISTORY 64 Marsh Lane Reference Development Decision/ Reason for Refusal Number Description Date P/4920/17 Single Storey Granted: N/A Rear Extension 08/11/2017 (demolition of attached store) (Based on Prior Approval Scheme P/3927/16 dated 10/08/2016 6m deep) P/4897/16 Single Storey Granted: N/A Side to Rear 08/12/2016 Extension; Single Storey Rear Extension; Front Porch P/1255/15 Single Storey Refused: The proposed development, by Front Extension 14/05/2015 reason of the forward projection Single And Two of the single storey side Storey Side To extension and the excessive Rear Extension; size, scale and width of the Single Storey proposed two storey side to rear Rear Extension; extension would result in bulky, External disproportionate and unduly Alterations obtrusive additions to the existing dwellinghouse that would imbalance the appearance of the pair of semi- detached properties. The proposed development would therefore be detrimental to the character and appearance of the original dwellinghouse
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