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Planning Statement Planning Statement on Behalf of Mr D Pell Single storey rear extension Heathbury House, Sawbridgeworth Road, Hatfield Heath, Bishop’s Stortford, Hertfordshire CM22 7DR Our Ref: C16108 May 2017 250 Avenue West, Skyline 120 Great Notley, Braintree Essex, CM77 7AA 01376 332560 [email protected] www.phase2planning.co.uk Contents Page 1. Introduction 2 2. Site and Surroundings 3 3. Relevant Planning History 4 4. The Proposals 6 5. Relevant Planning Policies 8 6. Material Planning Considerations 12 7. Conclusion 15 Appendices Appendix 1 Pre-application advice email from Planning Officer at LPA Page 1 C16108 Heathbury House, Sawbridgeworth Road, Hatfield Heath. 1. Introduction Background 1.1 This planning statement is submitted by Phase 2 Planning and Development on behalf of Mr D Pell (hereafter referred to as “Applicant”) and supports the planning application for the erection of a single storey rear extension and replacement roof over conservatory. 1.2 The proposal is for a householder planning application for the erection of single storey rear extension at Heathbury House, Sawbridgeworth Road, Hatfield Heath. The description of the development proposed is: “Erection of a single storey rear extension and replacement of the existing glass conservatory roof with a solid roof” 1.3 The proposal follows positive pre-application advice (reference EF\2017\ENQ\00109) received from Stephen Andrews, Planning Officer at Epping Forest District Council (EFDC), see Appendix 1. Purpose and Structure of this Report 1.4 The purpose of this report is to draw together the key issues in the consideration of this proposal and outline how the scheme responds to the constraints of the site and the policy guidelines. 1.5 Within section 2.0 of this Statement we will describe the site and surroundings. Section 3.0 will examine the planning history of relevance. Section 4.0 describes the proposals. In section 5.0 we review relevant planning policy applicable to the proposals. In section 6.0 we explore the key planning issues of this application. Finally, a conclusion is provided in section 7.0. Planning Application Documents 1.6 The submitted plans forming part of this application submission have been prepared by BRD Tech Ltd and are as set out below: Drawing title Reference Site Location Plan/Existing Plans & Elevations BRD/16/081/001 Proposed Floor Plans & Elevations BRD/16/081/002 Table 1: List of submitted plans. 1.7 In addition, a number of supporting documents have been prepared in support of this planning application which comprise the following: 1. This Planning Statement – Phase 2 Planning; and 2. Covering letter Phase 2 Planning. Page 2 C16108 Heathbury House, Sawbridgeworth Road, Hatfield Heath. 2. The Site and Surroundings 2.1 The application site, Heathbury House, Sawbridgeworth Road, Hatfield Heath (hereafter referred to as “the site” is located on the southern side of Sawbridgeworth Road within a small linear enclave of fifteen dwellings (within Epping Forest) that then continues on the northern side of the road as a further 10 dwellings (within Uttlesford). The site is located within the Metropolitan Green Belt and lies to west of the more built-up area of Hatfield Heath village accessed via Sawbridgeworth Road. 2.2 The application site relates to the land edged red on the Site Location Plan submitted in support of this application and as outlined in red in figure 1 below. The site comprises an existing detached chalet style dwelling, with rooms in the roof, set within a large curtilage. The site is rectangular in shape with a large, long rear garden. The dwelling is set well back from the road frontage and is very well screened on all rear boundaries with established trees, shrubs and hedging. 2.3 Sawbridgeworth Road is an example of a linear development of depth and is lined with a mix of substantial detached housing many of which have benefitted from substantial extensions. The application site represents the last dwelling in the row of housing with open countryside lying to the west and further the M11 and village of Sawbridgeworth. 2.4 The site contains a detached chalet bungalow with a detached garage building in a large well screened curtilage. It is contained to the east, west and south by a strong established hedge line and is framed by residential development to the east. 2.5 The site is within acceptable walking distance to the village of Hatfield Heath with footpaths along Sawbridgeworth Road providing access by foot and cycle and public transport links are available locally. Figure 1: Aerial view of Heathbury House, Sawbridgeworth Road with its site boundaries indicatively highlighted in red. Page 3 C16108 Heathbury House, Sawbridgeworth Road, Hatfield Heath. 3. Relevant Planning History Site History - General 3.1 The site has been the subject of a number of planning applications: Planning application ref: EPF/0810/00 – Rear conservatory – Approved 21/07/2000; Planning application ref: EPF/1306/91– Erection of detached double garage– Refused 31/01/1992 & dismissed at Appeal 18/11/92; Planning application ref: EPF/1299/91– Alterations and extension to existing garage and change of use to domestic games rooms – Refused 31/01/1992 & dismissed at Appeal 18/11/92; Planning application ref: EPF/1089/90– Alterations and extension– Approved 02/11/1990; Planning application ref: EPF/0378/86– Linked detached double garage with play room over – Approved 02/04/1986; Planning application ref: EPO/0046/68– det. of alts & extns. to bung– Approved 13/02/1968; and Planning application ref: EPR/0386/49– to construct additional bed- room to exist bung. & to erec a fuel & cycle shed – Approved 21/02/1950 Relevant Planning History in the locality 3.2 It is relevant that a number of neighbouring dwellings within this linear enclave have also been extended, some significantly so, for example Wrenwood, Laurels, Longridge, Derwent, Chase End and The Paddocks, as well as the neighbouring property Beggars Roost which recently gained permission under EPF/1504/15 for a replacement dwelling that has a 45% increase in volume compared to the original (as stated in the Planning Officer’s report on the Council’s website). 3.3 In the case of The Paddocks the level of extensions added to this property exceed 133% over and above the original dwelling. Most of the original smaller properties have over time been progressively and significantly extended so as to maximise their plots therefore the precedent for the significant enlargement of these formerly modest dwellings has long been established. 3.4 Therefore the effect of the above is to confirm that the principle of extensions are acceptable in principle in the Green Belt. This is discussed further within section 6 and 7 of this statement. Page 4 C16108 Heathbury House, Sawbridgeworth Road, Hatfield Heath. Pre-application advice 3.5 The application site has been the subject of pre-application advice, under reference EF\2017\ENQ\00109, where an opinion of a Planning Officer was sought for the development as described in paragraph 1.2 of this report. The Planning Officer’s response to this enquiry is detailed in Appendix 1 of this report where it is stated that “that an extension in this location would not materially impact on the openness of the green belt” and “the extension would result in limited harm to the green belt given its limited size and height”. 3.6 In light of this positive pre-application response this application for planning permission has been submitted to EFDC with the expectation of a favourable outcome. Page 5 C16108 Heathbury House, Sawbridgeworth Road, Hatfield Heath. 4. The Proposals 4.1 This proposal seeks planning permission for the erection of a rear single storey extension and the replacement of the conservatory roof. 4.2 The description of the development proposed is: “Erection of a single storey rear extension and replacement of the existing glass conservatory roof with a solid roof” 4.3 The proposals are depicted on the following plans comprising this submission: Site Location Plan/Existing Plans & Elevations BRD/16/081/001 Proposed Floor Plans & Elevations BRD/16/081/002 4.4 The proposals do not differ from those proposed at pre-application stage. The proposals are considered below under the following headings: Use 4.5 The proposal would allow the applicant to have greater use of the conservatory which currently leaks and which is cold in the winter months while too hot in the summer months, whilst improving the circulation space between the lounge, kitchen and conservatory. The extension would allow a more efficient use of the existing dwelling and improve the energy efficiency of the existing dwelling. Amount of Development 4.6 The proposed replacement roof over the conservatory will be no higher than the existing replacing the existing glass conservatory which leaks and is thermally inefficient. Layout 4.7 The submitted plan, existing floor plan and rear elevation drawing BRD 16/081/001 show the pergola that is currently in place, this will be removed to allow the erection of the extension. The proposed drawing 16/081/SK2 shows how the extension will be of approximately the same footprint as the pergola but will be attached to the conservatory, maintaining the gap between the dwelling and garage building. Scale 4.8 The proposed extension would be well contained, tucked in between the existing conservatory and garage. The proposed replacement roof will be no higher than the existing roof. Page 6 C16108 Heathbury House, Sawbridgeworth Road, Hatfield Heath. Appearance 4.9 The architectural style of the extension has been influenced by the character of the existing dwelling and will utilise matching materials. 4.10 The extension and replacement roof will complement the existing dwelling, they would not be visible from outside the site.
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