The Application Is for a Two-Storey Rear Extension for Use As Office and Storage Space
AGENDA ITEM:
/ 16TO: / PLANNING COMMITTEE
DATE: / 29 June 2005
REPORT OF: / HEAD OF BUILDING AND DEVELOPMENT SERVICES
AUTHOR: / Aaron Goodall
APPLICATION NO: / 05/00640/F / WARD: / RC / RECEIVED: / 17/03/05
APPLICANT: / F Harwood & J Elsey / AGENT: / Fairclough and Co
LOCATION: / 24 CHURCH STREET, REIGATE
DESCRIPTION: / Two-storey rear extension for ancillary office and storage use
DRAWING NUMBERS: / GO4697/1, GO4697/2, GO4697/3
SUMMARY
The application is for a two-storey rear extension for use as office and storage space ancillary to the use of the existing basement and ground floor as a children’s cloths retailer (Swots). There is no proposed change of use to the front part of the building.
As a large flat-roofed structure, the proposed development does not accord with the Council’s Supplementary Planning Guidance on design. However, views of the site are limited to the service area and access road running along the backs of the Church Street premises, and there are other examples of almost identical extensions within the immediate vicinity, and recently approved schemes for similar developments. Having regard to these considerations, it is concluded that the proposal would not introduce a new form of development that would materially harm the character of the area or the character of the Reigate Conservation Area. The existing character would therefore be conserved.
RECOMMENDATION
Planning permission be GRANTED.
Consultations:
Highway Authority: no objection.
Representations:
Neighbours were notified by letter dated on 22/03/05, and site notice posted 30/03/05. No objections have been received.
1.0 Site and Surroundings
1.1 The subject site consists of a four-storey building and a basement with commercial use at ground and basement levels and residential use above. The building which forms one in a terrace row is located between Church Street and St. Lawrence’s Way, immediately to the north of the multi-storey car park.
1.2 The ground floor when viewed from Church Street is the first floor when viewed from St Lawrence's Way such is the fall of the land. The ground floor is used for Class A1 (shops) use with the basement used for ancillary storage and office space.
1.3 Other two-storey flat roof rear extensions to the commercial properties have been built at 14, 16, 18 and 34 Church Street. These extensions were built prior to the expansion of the Reigate Conservation Area in 1982. Planning permission was also granted in July 2004 at 20 Church Street for a similar two-storey flat roofed extension to the rear.
2.0 Relevant History
2.1 None on site, but see paragraphs 1.2-1.3 above.
3.0 Current Proposal
3.1 This is a full application for a two-storey flat roofed rear extension of 180 square metres to provide for additional storage and office space in association with the retail use to the front of the building.
3.2 Further details of the development are as follows:
Site area / 0.02 hectaresExisting use / Ground floor - A1 (shops)
Second and Third floors C3 (residential)
Proposed use / Offices/storage ancillary to the retail – A1 (shops)
Existing parking spaces / 3
Proposed parking spaces / 3
Total increase floor area / 180 square metres
4.0 Policy Context
4.1 Local Plan Designation
Urban Area
Reigate Town Centre Conservation Area
4.2 Approved Surrey Structure Plan 2004
Sustaining the Environment SE4, SE5, SE8
4.3 Adopted Reigate & Banstead Borough Local Plan 2005
Shopping Sh1, Sh2
Protection of Existing Character Pc12, Pc13
Reigate Town Centre Rg1
4.4 Other Material Considerations
Planning Policy Guidance Notes PPS 1, PPG15
Supplementary Planning Guidance Surrey Design
Local Distinctiveness Guide
A Parking Strategy for Surrey
Parking Standards for New Development
Other Human Rights Act 1998
5.0 Principal Issues
5.1 The main issues to consider are:
· Impact on the character of the area
· Neighbour amenity
· Access and parking
Impact on the Character of the Area
5.2 The proposal involves the erection of a two-storey rear flat roof extension, extending across the width of the plot. The extension would be ancillary to the existing retail use at the front of the building.
5.3 The two storey flat roofed nature of the extension does not accord with the Council’s adopted policy or Supplementary Planning Guidance on design. However, there are examples of almost identical extensions at 14, 16, 18 and 34 Church Street and permission has been granted for a similar but smaller flat roofed extension at 20 Church Street. Furthermore, the extension would be situated at the rear of the property away from principal public views of the conservation area. Views of the extension would be limited to the rear of the properties along the southern side of Church Street, the northern side of the multi-storey car park, and oblique views from part of Bancroft Road.
5.4 The Conservation Officer has raised no objection to the development. Given the rear location of the development and its design reflecting existing and permitted extensions within the vicinity, it is considered that on balance the proposed extension would not harm the character or appearance of the area. It would therefore preserving the amenity of the conservation area. It would have the benefit of providing additional ancillary space to support a retail unit within the town’s primary shopping frontage.
Neighbour Amenity
5.6 The proposed rear windows would have similar outlook to the existing windows onto a rear car parking area and as such no neighbouring residential unit would suffer a loss of privacy as a result of the development.
5.7 The new extension would reduce daylight received by windows in the rear ground and first floor levels of the immediate neighbouring properties at 22 and 26 Church Street. Given that both these properties are commercial buildings at ground and first floors and given that none of the affected windows relate to habitable rooms, in my opinion the degree of impact is considered acceptable.
5.8 Given the proposal is for a flat roof, there may be the potential for the residents of the upper levels to use the roof of the extension as a terrace area. A condition can be employed to control this potential use.
Access and Parking
5.9 There would be no net loss of parking provision, with the site retaining three parking spaces.
5.10 The Highway Authority has no objections to the parking provision for access. It is therefore considered that the development is acceptable with respect to highway matters.
CONDITIONS
1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission.
Reason:
Reason: To comply with Section 91(1) of the Town and Country Planning Act 1990.
2. The materials to be used in the construction of the external surfaces of the extension hereby permitted shall match those used in the existing building.
Reason:
To ensure that the development hereby permitted is only constructed using the appropriate external facing materials or suitable alternatives in the interest of the visual amenities of the area with regard to Reigate and Banstead Borough Local Plan 2005, policies Pc12 and Pc13.
3. The roof area of the extension hereby permitted shall not be used as a balcony, roof garden or similar amenity area.
Reason:
To ensure that the development does not affect the amenity of existing properties by overlooking with regard to Reigate and Banstead Borough Local Plan 2005 policies Pc12 and Pc13.
INFORMATIVES
1. Building works involving work on an existing wall shared with another property; or new building on the boundary with a neighbouring property; or excavating near a neighbouring building, may fall within the scope of the Party Wall, etc. Act 1996 and may require that you serve a Statutory Notice on all affected owners. Further guidance is available from www.opdm.gov.uk
2. The applicant is reminded that this permission relates to planning permission and does not constitute approval under any other legislation, including Building Regulations. To obtain advice on current Building Regulations the applicant should contact the Building Control Section of the Policy and Environment Department.
REASON FOR PERMISSION
The development hereby granted has been assessed against development plan policies Sh1, Sh2, Pc12, Pc13, Rg1, SE4 SE5 and SE8 and material considerations, including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest.