Section ‘2’ – Applications meriting special consideration

Application No : 11/00416/FULL6 Ward: Hayes And Coney Hall

Address : 55 Gates Green Road BR4 9DE

OS Grid Ref: E: 539989 N: 164974

Applicant : Miss Ann Beard And Miss Joyce Sewell Objections : YES

Description of Development:

First floor side extension incorporating enlarged pitched roof to existing side extension

Key designations:

Biggin Hill Safeguarding Birds Safeguarding Area London City Airport Safeguarding Local Distributor Roads

Proposal

This proposal is for a first floor side extension which would be 4.15m in width at its widest point, 3.95m in width at its narrowest point and would be 3.7m in length. This would be stepped back 0.8m from the ground floor below. A pitched roof is also proposed to be constructed on the existing single storey side extension which would be located to the rear of the proposed first floor side extension. This would increase the roof height of the existing single storey side extension by 0.7m.

Location

The property is located to the north of Gates Green Road and is a semi-detached two storey single family dwellinghouse with attached garage. Properties in the area are of a similar scale and architectural style.

Comments from Local Residents

Nearby owner occupiers were consulted in relation to the application and no representations were received in relation to the proposal.

Comments from Consultees

No consultations were undertaken in relation to the proposal.

Planning Considerations

The application falls to be determined in accordance with the following policies of the Unitary Development Plan and the London Plan:

BE1 Design of New Development H8 Residential Extensions H9 Side Space

Planning History

There is no recent planning history relating to this property.

Conclusions

The main issues relating to the application are the effect that it would have on the character of the area and the impact that it would have on the amenities of the occupants of surrounding residential properties.

The proposal would be located approximately 3.5m from the flank elevation of No. 53 and given the modest scale of the proposal and orientation of the site the proposal is not anticipated to result in a significant loss of light for No. 53. No windows are located in the flank elevation of the proposal and only one small scale window is located at a first floor level of the flank elevation of No. 53 and as such the proposal is not anticipated to result in a significant loss of privacy or sense of overlooking for the occupants of No. 53. As the proposal would not project beyond either the front or rear elevations of the main dwellinghouse the impact on the residential amenity of No. 57 is anticipated to be negligible.

The proposal would be constructed right up to the boundary of the application site without the provision of 1m side space as is required by Policy H9 of the Unitary Development Plan. However, given the approximately 3.5m wide alleyway separating the application site and No. 53 the proposal will clearly not result in a terracing of these properties which is the purpose of Policy H9. A number of properties in the area have constructed similar first floor side extensions right up to the boundary including both adjoining properties at No. 53 and No. 57 and as such an application of this type may be considered to be in keeping with the character of the area. The proposed side extension has been set back 0.8m from the ground floor below and would have a lower roof height than the original dwellinghouse and as such would appear subservient to the main dwelling. The proposal is therefore not anticipated to be significantly detrimental to the overall appearance of the property nor would it appear incongruous in the streetscene.

Therefore, on balance despite the proposal being contrary to Policy H9 as the minimum 1m side space has not been provided, the proposal would not result in terracing and is in keeping with the established character of the area. In addition, the proposal is considered to have been designed to complement and respect the original dwellinghouse and is not considered to be detrimental to the residential amenities of the neighbouring properties.

Background papers referred to during production of this report comprise all correspondence on file ref(s). DC/11/00416/FULL6, excluding exempt information.

Recommendation: PERMISSION BE GRANTED

RECOMMENDATION: PERMISSION

Subject to the following conditions:

1ACA01 Commencement of development within 3 yrs ACA01R A01 Reason 3 years 2ACC04 Matching materials ACC04R Reason C04 3ACI13 No windows (2 inserts) first floor flank elevation ACI13R I13 reason (1 insert) BE1

Reasons for granting permission:

In granting planning permission the Local Planning Authority had regard to the following policies of the Unitary Development Plan:

BE1 Design of New Development H8 Residential Extensions H9 Side Space

The development is considered to be satisfactory in relation to the following:

(a) the appearance of the development in the street scene; (b) the relationship of the development to adjacent properties; (c) the character of the development in the surrounding area; (d) the impact on the amenities of the occupiers of adjacent and nearby properties; (e) the housing policies of the UDP; and having regard to all other matters raised.

Reference: 11/00416/FULL6 Address: 55 Gates Green Road West Wickham BR4 9DE Proposal: First floor side extension incorporating enlarged pitched roof to existing side extension

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