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ROYAL BOROUGH OF GREENWICH
DESIGN & ACCESS STATEMENT, PLANNING STATEMENT AND HERITAGE STATEMENT
(Proposed single storey rear extension, loft conversion and internal alterations)
Prepared on Behalf Of: Prepared By: N.W. Elli Tsirintoulaki ARB Architect
Our Reference: KP/604/2020 Date of Report: 4th December 2020
Householder Planning Application @ 6 Franklin Passage, London, SE9 6RG
1 Registered Office: 46-48 Ennersdale Road, London, SE13 6JB Tel +44 (0)20 80041662, Tel +44 (0)2080049061 www.kappa-planning.co.uk, [email protected] Incorporated in England & Wales (Company No. 8499225)
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Contents
1. INTRODUCTION ...... 3 2. SITE ANALYSIS...... 3 3. DESIGN PROCESS COMPONENTS ...... 6 4. HERITAGE ASSETS ...... 8 5. SUSTAINABLE MEASURES ...... 9 6. ACCESS AND TRANSPORT ...... 9 7. PLANNING HISTORY ...... 10 8. PLANNING POLICIES ...... 10 9. DESIGN, CHARACTER AND DENSITY...... 11 10. IMPACT ON THE CONSERVATION AREA SIGNIFICANCE ...... 12 11. TREE ASSESSMENT ...... 13 12. CONCLUSIONS ...... 13 13. APPENDIX A – Supporting photographs ...... 14
2 Registered Office: 46-48 Ennersdale Road, London, SE13 6JB Tel +44 (0)20 80041662, Tel +44 (0)2080049061 www.kappa-planning.co.uk, [email protected] Incorporated in England & Wales (Company No. 8499225)
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1. INTRODUCTION
1.1 This report consists of the Design and Access Statement together with the Planning Statement and the Heritage Statement. It describes the rationale for the proposal of a single storey rear extension, loft conversion and internal alterations at 6 Franklin Passage, London, SE9 6RG. The statement supports the proposal’s planning application accordingly.
1.2 All information should be read in conjunction with other supporting documents submitted with this application.
1.3 Below listed are the documents accompanying this statement. They have been prepared and submitted to assess, illustrate and demonstrate the design components and to show that all features and characteristics of the site have been thoroughly examined.
• KP/604/01 • KP/604/02 • KP/604/03
1.4 This Statement also describes how the proposal relates to the immediate context and constraints of the application site.
2. SITE ANALYSIS
2.1 The application site, a plot of 277.62 m², is situated in the residential area of Progress Estate Conservation area north of Eltham and east Kidbrooke (Figure 2). The access to the plot is served by a quiet passage with green areas and trees along its length. Franklin Passage starts from Dickson Road next to the junction of Dickson Road and Phineas Pett Road. The rear boundary is bound by a timber fence and high and dense vegetation, which safeguards the privacy of the occupants, while at the front there are well-kept shrubs with wooden fence door, similar to the rest of the properties of this pathway.
2.2 The building is not listed, but it is part of Progress Estate Conservation Area.
2.3 The site is occupied by a two-storey terrace dwelling of traditional construction with light yellow rendered walls with climbing plants covering most of it at the front
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elevation and white rendered walls at the rear, clay roof tiles and dark grey uPVC windows. A lot of similar properties can be found in the area.
Figure 1 - Site Location within the Royal Borough of Greenwich - Courtesy of Google Maps
Figure 2 – Site Location - Courtesy of Google Maps
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Figure 3 – Site location within the Progress Estate Conservation Area - Courtesy of Royal Borough of Greenwich Council
Figure 4 - Bird's Eye View of the Site Location - Courtesy of Google Maps
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Figure 5 - Bird's Eye View of the Site Location - Courtesy of Google Maps
3. DESIGN PROCESS COMPONENTS
3.1 The design proposes a single storey rear extension with mono-pitch roof and 3 rooflights, a loft conversion and internal alterations.
3.2 At the ground floor a rear extension of 4.7m is proposed and an open plan is created for the kitchen, dining and living room. Bi-folding doors are located at the rear elevation of the extension, a tall window at the left-hand side wall, while the two existing windows at the right-hand side wall are connected to form a fanlight and 3 rooflights are proposed at the roof in order to maximize the natural light in the open space.
3.3 The existing high fences along the boundaries between the properties at numbers 5, 6 and 7 Franklin Passage ensure that the proposed ground floor windows would not be overlooking the neighbouring gardens.
3.4 At the first floor, a new staircase is proposed to provide access to the loft and a family bathroom is created where the study was.
3.5 The loft is converted into a habitable space facilitating a study with a bathroom.
3.6 Five (5) rooflights have been introduced to the existing roof. Four (4) are located at the side slopes roof and one (1) at the rear slope in order to add natural light and ventilation to the loft and staircase. Taking into consideration that the property 6 Registered Office: 46-48 Ennersdale Road, London, SE13 6JB Tel +44 (0)20 80041662, Tel +44 (0)2080049061 www.kappa-planning.co.uk, [email protected] Incorporated in England & Wales (Company No. 8499225)
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is located within a conservation area, the proposed rooflights would be of traditional appearance, using Velux Conservation roof windows or similar.
3.7 The window on the rear wall at the loft level is expanded to follow the slopes of the roof and provide more natural light to the loft. Due to the distance from the existing rear wall to the properties at the rear of the plot, no overlooking issues are raised for these properties.
3.8 No changes are proposed at the front elevation of the property.
3.9 Similar application for rear extensions has been approved in the area, some of which are mentioned bellow:
- Construction of a single storey rear extension at 30 Whinyates Road, Eltham, SE9 6NN. Ref: 19/2786/HD. Approved on October 2019 - Demolition of existing conservatory and construction of a single storey rear extension at 49 WHINYATES ROAD, ELTHAM, LONDON, SE9 6NL. Ref: 18/1448/HD. Approved on September 2018. - Construction of a single storey rear extension at 40 Whinyates Road, Eltham, London, SE9 6NN. Ref: 18/0678/HD. Approved on April 2018 - Construction of a single storey rear extension and conversion of loft space to form a habitable room, incorporating three rooflights in the rear roof slope at 11 Dickson Road, Eltham, London, SE9 6RA. Ref: 18/0195/HD, Approved on March 2018 - Construction of a single storey rear extension and installation of 2 rear rooflights and replacement windows at 7 Franklin Passage. Ref: 14/2253/F. Approved on October 2014 - Erection of single storey rear and side extension at 27 Downman Road SE9 6RG. Ref: 97/1417/F. Approved on November 1997
3.10 Great attention has been given to the choice of materials and style to be in keeping with the subject building and the surroundings. The new windows will have dark grey, uPVC frame and the walls white render to match the existing.
3.11 The proposed ground floor extension will not affect the daylight and privacy of the neighbouring properties. The height of its roof matches the rear extensions of the adjoining properties and the use of the monopitch design reduces the impact of the extension to the visual amenity of the neighbours.
3.12 The proposal has been formulated to provide well-though, modern internal habitable spaces and appropriate amenities for circulation, living and comfort for the occupants.
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3.13 Overall, we wish to create a building with long lifespan and low-running costs for the future residents while safeguarding the privacy, daylight/sunlight of the neighboring properties and respecting the character of the surrounding area.
4. HERITAGE ASSETS
4.1 The principal Heritage Asset that could be affected by the proposal is the Progress Estate Conservation Area.
Progress Estate Conservation Area 4.2 The Progress Estate was designated as a Conservation Area in 1917. It is located a bit to the north of the former Well Hall, which first appeared at the OS map in 1870. Prior to the construction of the Estate, there were no buildings in the area.
4.3 The Progress Estate area was constructed in 1915 by the Government’s Office of Works in order to provide housing for workers at Woolwich Arsenal and it is considered a good example of garden suburb design.
4.4 The main characteristics that define the area, as described in Progress Estate Conservation Area, Character Appraisal, are: the picturesque street layout, green spaces, low density, the English romantic cottages, the quality detailing and the materials, the use of oak front garden fences in a specific design unique to the area, the use of natural mottled green and blue Westmoreland slate, the limited range of front doors, the picturesque effect of the footpaths that connect streets, the use of standard six light vertical wooden casement windows and the overall character created by the preservation of almost all of the 1200 dwellings of the Estate.
4.5 There are no listed buildings or known sites of archaeological significance within the Estate. A Moat, Tudor barn and remains of walls have survived since medieval times at Well Hall.
4.6 There are two major public spaces within the conservation area, Lovelace Green and Sandby Green, along with some smaller lawned or planted green areas.
4.7 The streets have been designed to depart from the normal grid layout in favor of accommodating natural contours, creating picturesque townscapes and varied
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views. Established architectural rhythms, raised pavements, narrowness of some streets and enclosed footpaths add to the character of the streets.
4.8 The significance of the area derives from its unified character created by specific architectural elements, such as the scale and style of the dwellings, windows, roofs, doors, porches, chimney stacks, plot sizes and layouts, boundary details and garden layouts.
5. SUSTAINABLE MEASURES
5.1 The proposal has been driven by strong principles of environmental and sustainable design. The systems used are numerous, integral and across all levels of the design. Some examples of actions taken to respond to and utilize climate and to maximize the sustainability of the project are as follows:
o New rooms will have adequate natural light and the appropriate visual links with the outside world are safeguarded. o Thermal insulation to walls and floors would exceed current building regulations standards. o All hot water pipes would be lagged. o Fitting thermostatic valves to radiators and avoiding heating empty spaces. o Use of materials that require low energy for manufacture. o Use of local and recycled building materials where available to minimize the energy used in transportation. o Use of timber from certified sustainable sources, such as those accredited with the Forest Stewardship Council (FSC) trademark. o Use of energy efficient appliances, especially white goods such as fridges and lighting. o Maximize sound insulation
6. ACCESS AND TRANSPORT
6.1 Eltham and Kidbrooke are served by several Transport for London buses and London overground including railway stations connecting to major areas in Greenwich and other parts of London and Kent.
6.2 The residential area where the property is located is close to Eltham railway station (0.7 miles) and Kidbrooke railway station (1 mile). The South Circular Road (A205) is to the east of the property and easily accessible (approximately
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0.2 miles). It is located approximately 1 mile from Eltham town centre and 4 miles from London City Airport.
6.3 Access to the dwelling is from Franklin Passage which can be approached from Dickson Road and Phineas Pett Road.
7. PLANNING HISTORY
7.1 The most recent planning history relates to:
- 18/4175/HD. Installation of replacement windows and front door. Approved on January 2019 - 18/2919/HD. Replacement of windows and front door. Refused on October 2018
8. PLANNING POLICIES
8.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 provides that the system for determining planning applications should be “plan-led”. This requires that, where an adopted UDP contains relevant and up-to-date policies, an application for planning permission or a planning appeal shall be determined in accordance with the plan, unless material planning considerations indicate otherwise.
8.2 For the purpose of this application, the relevant Development Plan required comprises the:
• London Plan (2016) • National Planning Policy Framework (NPPF) 2012 • Royal Greenwich Local Plan (2014) • Progress Estate Conservation Area Character Appraisal • Supplementary Planning Document (Royal Borough of Greenwich, 2018)
8.3 The most relevant Unitary Development Plan policies for this application are as follows:
• H5 Housing Design • H(a) Protection of Existing Housing • H(c) Backland and Infill Development • DH1 Design 10 Registered Office: 46-48 Ennersdale Road, London, SE13 6JB Tel +44 (0)20 80041662, Tel +44 (0)2080049061 www.kappa-planning.co.uk, [email protected] Incorporated in England & Wales (Company No. 8499225)
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• DH3 Heritage Assets • DH(a) Residential Extensions • DH(b) Protection of Amenity for Adjacent Occupiers • DH(h) Conservation Areas • E1 Carbon Emissions • E2 Flood Risk • E(a) Pollution • E(c) Air Pollution • IM1 Infrastructure • IM4 Sustainable Travel
8.4 The most relevant London Plan polices for this application are as follows:
London Plan (March 2016)
• Policy 3.4 Optimising housing potential • Policy 3.5 Quality and design of housing developments • Policy 3.14 Existing housing • Policy 6.1 Strategic approach • Policy 7.1 Lifetime neighbourhoods • Policy 7.3 Designing out crime • Policy 7.4 Local character • Policy 7.6 Architecture • Policy 7.13 Safety, security and resilience to emergency • London Plan Supplementary Planning Guidance (SPG) • Housing: Supplementary Planning Guidance. (November 2012)
9. DESIGN, CHARACTER AND DENSITY
Appearance
9.1 The Policy 7.4 of the London Plan (2016) states that, "Development should have regard to the form, function, and structure of an area, place or street and the scale, mass and orientation of surrounding buildings..."
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The proposed development will not alter the character or use of the existing building or the area. The scale of the proposed rear extension is subordinate to the existing building and the style and materials will match the existing. The aim of the proposal is to provide additional space for the family living in the dwelling while respecting the unique and uniformed character of the conservation area.
9.2 Policy 3.5 of the London Plan 2016 stipulate high-quality design as being fundamental with the former stating, "Housing developments should be of the highest quality internally, externally and in relation to their context and to the wider environment..."
The proposal has been designed to a very high quality with a coherent, comfortable, and pleasant flow and circulation as seen on the attached drawings. The resulting development will respect and maintain the key elements of the conservation area, while taking into account sunlight/daylight and friendly habitable spaces.
10. IMPACT ON THE CONSERVATION AREA SIGNIFICANCE
10.1 The proposed scheme includes a single storey rear extension, loft conversion and internal alterations.
10.2 The loft conversion introduces five rooflights. According to the Conservation Area Appraisal, the introduction of rooflights at the rear of the roof does not harm the character of the building as they are not visible from the street. Four rooflights are introduced at the side slopes of the roof. Only one is located at the front part of the roof and it is hardly visible from Franklin Passage. Due its proximity to the neighbouring property, No 7, and scale of the neighbor’s roof, the proposed rooflight is hidden from view. The proposed rooflights will have a traditional design, using Velux Conservation roof windows or similar, respecting the conservation area.
10.3 The ground floor rear extension is not visible from the street, so it will not alter the visual appearance of the area. Its form and materials match the existing building and neighbouring properties with similar rear extension so it will not be out of character in the conservation area.
10.4 The proposed windows will be with dark grey, uPVC frame which will match the existing of the property so it would not be out of place and would not affect the visual identity of the building.
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10.5 All in all, the materials, size and style of the proposed alterations are selected to be in keeping with the original dwelling and the surrounding properties, maintaining its character and that of the local area.
11. TREE ASSESSMENT
11.1 No trees will be removed or adversely affected by the proposal.
12. CONCLUSIONS
12.1 The new scheme is therefore compliant with sustainable development. It will improve the quality of life for the users of the dwelling, while minimizing its effect on the current street scene.
12.2 It will respect the character of the area and it would have no detrimental impact on the residential amenities of the neighbouring properties.
12.3 It is therefore concluded that the proposed scheme is acceptable and presents no foreseeable harm to Progress Estate Conservation Area.
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13. APPENDIX A – Supporting photographs
Figure 6 – View of the property from Franklin Passage
Figure 7 – View of the property from Franklin Passage
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Figure 8 – Picture of the rear elevation of the property in question and the attached neighbours
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