SURBITON NEIGHBOURHOOD COMMITTEE TUESDAY 21 APRIL … · SURBITON NEIGHBOURHOOD COMMITTEE 21 APRIL...

SURBITON NEIGHBOURHOOD COMMITTEE

TUESDAY 21 APRIL 2015 REPORT BY

HEAD OF PLANNING & TRANSPORT PLANNING APPLICATIONS

INDEX

ITEM NO

REGISTER NO

ADDRESS DESCRIPTION RECOMMENDATION PAGE NO

Report 341887

A1 14/16811 Former 133, King Charles Road, Surbiton, KT5 8PQ

Retention of two semi-detached houses as constructed.

PERMIT A3

A2 14/16960 20A Corkran Road, Surbiton, Kingston upon Thames, KT6 6PN

Erection of roof extension including raising ridge by 600mm and the erection of 4 rear dormer windows and 9 rooflights to facilitate loft conversion

PERMIT A18

A3 15/16016 42 Woodlands Road, Surbiton, KT6 6PY

Erection of two storey side extension and first floor extension over existing single storey extension.

PERMIT A26

A4 15/16031 42 Woodlands Road, Surbiton, KT6 6PY

Erection of two storey side extension PERMIT A34

A5 15/16035 18a Surbiton Hill Park, Surbiton, KT5 8ET

Retention of detached children's playhouse in rear garden.

PERMIT A41

A6 15/16054 47 Langley Avenue, Surbiton, Kingston upon Thames, KT6 6QR

Demolition of existing house and the erection of two detached houses.

PERMIT A46

SURBITON NEIGHBOURHOOD COMMITTEE

21 APRIL 2015

REPORT BY THE

Head of Planning & Transport

PLANNING APPLICATIONS All recommendations for planning permission in this section are automatically subject to the condition limiting the duration of the permission required by Sections 91 and 92 of the Town and Country Planning Act (as amended) 1990 unless permission is to be granted for a limited period or unless there is a specific recommendation that the period for such duration be other than the period referred to in the standard condition. All background papers are incorporated into Planning Application Reports. The policies listed are those from the Royal Borough of Kingston upon Thames the Local Development Framework Core Strategy, Adopted April 2012.

Surbiton Neighbourhood Committee

Date of Meeting: 21/04/2015

A1 Register No: 14/16811/FUL

Address: FORMER 133, KING CHARLES ROAD, SURBITON, KT5 8PQ

(c) Crown Copyright. All right reserved. Royal Borough of Kingston 2007. Licence number 100019285.

[Please note that this plan is intended to assist in locating the development it is not the site plan of the proposed development which may have different boundaries. Please refer to the application documents for the proposed site boundaries.]

Ward: Berrylands Description of Proposal: Retention of two semi-detached houses as

constructed. Plan Type: Full Application Expiry Date: 30/12/2014

Applicant's Plan Nos:

01a Comparative As Built and As Proposed Site Plan

Received 02/04/2015

02a Comparative As Built and Proposed Ground Floor First Floor Plan

Received 02/04/2015

02a Existing ground and first floor plan Received 04/11/2014

03a Comparative As Built and Proposed Second Floor and Roof Plan

Received 02/04/2015

03a Existing second and roof plan Received 04/11/2014

04a Comparative As Built and Proposed Front and Rear Elevations

Received 02/04/2015

04a Existing elevations Received 04/11/2014

05a Comparative As Built and Proposed Left and Right Elevations

Received 02/04/2015

05a Existing elevation from King Charles Road Received 04/11/2014

06a As Built Site Plan Received 02/04/2015

07a As Built Ground Floor Plan and First Floor Plan

Received 02/04/2015

07a- Proposed ground and first floor plans Received 22/10/2014

08a As Built Second Floor Plan and Roof Plan Received 02/04/2015

08e Proposed roof plan Received 04/11/2014

09a As Built Front and Rear Elevations Received 02/04/2015

10a As Built Left and Right Elevations Received 02/04/2015

11d Proposed 2nd floor plan Received 04/11/2014

13210001 1 Received 22/10/2014

20a As Proposed Site Plan Received 02/04/2015

21a As Proposed Left and Right Elevations Received 02/04/2015

23 Proposed Front Elevation Received 02/04/2015

24 Proposed Ground Floor and First Floor Plans Received 02/04/2015

25 Proposed Second Floor and Roof Plan Received 02/04/2015

26 Proposed front and Rear Elevations Received 02/04/2015

Details King Charles Road Received 22/10/2014

Landscape Layout King Charles Road Received 22/10/2014

Planting Plan Received 22/10/2014

Planting Plan King Charles Road reduced Received 22/10/2014

R02-NB-Transport Note (141016).reduced Received 22/10/2014

Site Location Plan Received 04/11/2014

BASIC INFORMATION

National Planning Policy Framework (NPPF) 2012

Development Plan: London Plan July 2011 LDF Core Strategy Adopted April 2012

Policies

LONDON PLAN JULY 2012 LP 3.5 Quality and design of housing development LP 6.13 Parking LP 6.9 Cycling LP 7.4 Local character LP 7.6 Architecture LDF CORE STRATEGY CORE POLICIES CS 08 Character, Heritage and Design CS 10 Housing Delivery LDF CORE STRATEGY DEVELOPMENT MANAGEMENT DM01 Sustainable Design and Construction Stan DM10 Design Requirements for New Developments DM11 Design Approach DM13 Housing Quality and Mix

Previous Relevant History

07/16669/FUL Redevelopment of site to erect a terrace of 3 x three storey 4 bedroom houses with lower ground floor with parking and amenity space

Refuse Full Application 17/03/2008

08/16348/FUL Redevelopment of site to erect 1 x pair of semi detached three storey 5 bedroom houses with lower ground floor and parking and amenity space


09/16017/FUL Redevelopment of site to erect 1 x pair of semi detached three storey 5 bedroom houses with lower ground floor and parking and amenity space

Refused 13/03/2009, Appeal Dismissed 17/09/2009

10/16469/HO Erection of side, rear and roof Permit with conditions

U extensions to the existing dwelling house

16/12/2010

11/16248/FUL Redevelopment of site to erect 1 x pair of semi-detached 2 storey, 3-bedroom houses

Permit with conditions 15/07/2011

11/16612/FUL Demolition of existing dwelling. Redevelopment of site to erect 1 x pair of semi-detached 2 storey, 4-bedroom houses, with accommodation within roof storey.

Permit with conditions 30/03/2012

13/16270/COND

Details required by Condition 3 (Facing Materials) of Planning Permission 11/16612/FUL

Reject 14/08/2014

13/16319/COND

Details of condition 10 (Codes for Sustainable Homes) of planning permission 11/16612

Not proceeded with 26/07/2013

13/16583/COND

Details required by conditions 5 (Arboricultural Assessment), 6 (Landscaping scheme) and 15 (Lifetime Homes) for Planning Permission 11/16612/FUL

Discharged 26/11/2013

13/16605/COND

Details required by condition 10 (Sustainable Homes) for Planning Permission 11/15512/FUL

Not proceeded with 24/10/2013

13/16715/COND

Details required by Condition 10 (Sustainable Homes) for Planning Permission 11/16612/FUL

Reject 14/08/2014

13/16716/COND

Details required by Conditions 5 (Arboriculture Method Statement) and 6 (Landscaping Scheme) for Planning Application 11/16612/FUL

Application Withdrawn 14/01/2014

13/16791/FUL Redevelopment of the site to erect 1x pair of semi-detached 2 storey, 4 bedroom houses, with accommodation in roof storey.


Consultations

1. 25 neighbours have been consulted with 4 responses received. 2. The 4 responses object to the proposal on the grounds of its character

and appearance in the wider area and the proposal not being in keeping with the character and appearance of the surrounding area.

3. Neighbourhood Traffic Engineer - No objection on the grounds that the properties would fall short of 2 parking spaces as, the parking beat

survey submitted by the applicant demonstrates that the two additional cars could park in a reasonable distance to the site without adversely affecting the existing road safety of the area.

Site and Surroundings

4. The site is occupied by two semi-detached houses which have not been built in the position approved under planning application 11/16612/FUL which as such do not benefit from planning permission and hence retrospective permission is sought.

5. Although the site is not situated within a Conservation Area, it is set within a predominantly residential area whose character is typified by a mixture of 2 and 3 storey housing with brick and tile a common material used.

Site History

6. Permission was granted at the Surbiton Neighbourhood Committee in July 2011 (11/16248/FUL) to erect a pair of 3 bedroom semi-detached properties. The proposal was to be set back from the front boundary by 6.1 metres and to project approximately 2.8 metres forward of the building line of the neighbouring properties to the north along King Charles Road. The approved scheme included 4 off-street parking spaces to the front of the property together with front boundary treatment in the form of a dwarf wall. No details of landscaping were submitted, however, this was secured by condition.

7. A later application (11/16612/FUL) was approved under delegated powers for 2 x 4 bedroom semi-detached houses. The scheme was broadly similar to the previously approved scheme notably the footprint was the same and similar front boundary treatment but with amendments which included additional rooflights in the roof space to allow for rooms to be included in the roof space. The applicant submitted discharge of condition applications for Conditions 3 (Facing Materials), 5 (Arboricultural Method Statement), 6 (Landscaping), and 15 (Lifetime Homes). These conditions were all approved under reference: 13/16270/COND in November 2013.

8. Following complaints from residents that the building was not constructed in accordance with the plans, the enforcement team visited the site and raised the issue with the applicant as well as giving a caution that further works would be undertaken at risk.

9. Subsequently, the applicant confirmed that the plans approved under application (11/16612/FUL), incorrectly represented the distance between the front elevation of the proposed dwellings and the front boundary with King Charles Road. In reality, the application site is more shallow. Rather than being able to provide a forecourt that is 6 metres deep on the north side of the site and 7.35 metres deep to the south of the site, it can only accommodate a forecourt which is 5.1 metres deep to the north and 5.68 metres deep to the south.

10. Furthermore, the applicant also confirmed that the dwellings have been constructed 800 - 900mm closer to the highway than approved.

11. A consequence of the reduced forecourt area is that it does not allow for the approved level of parking and turning to be provided within the site, the new layout would result in the loss of the approved front

boundary treatment and both of these would compromise the level of landscaping which could be provided within the site.

Proposal

12. Retrospective permission is sought to retain the as built semi detached houses.

13. The previous retrospective application 13/16791/FUL, was refused at Committee on the grounds that as a result of the dwellings been situated significantly further forward towards the highway, the proposal would affect the street scene by reason of the dwellings being built forward beyond the building line, the loss of landscaping as well as placing pressure on on-street parking.

14. The applicant has submitted a scheme to retain the dwellings following the previous refusal. The applicant seeks to reconstruct the front elevation, bringing the properties 200mm further back from the highway. The distance from the side boundaries would remain the same as proposed under the previous refused scheme. In addition, the height, width and depth would remain the same as the previous schemes.

15. The proposal also includes the erection of a low height front boundary wall with access in the centre for vehicles. In addition, the application proposes a loss of 1 parking space per dwelling and includes a parking beat survey to justify the loss. The loss of one parking space per dwelling, in turn, allows for the installation of appropriate landscaping.

Assessment

The main considerations material to the determination of this application are:

• Principle of Proposed Development

• Impact on Character of Area

• Impact on Neighbour’s Residential Amenity

• Highways and Parking

• Trees

• Legal Agreements

• Sustainability

• Other Material Considerations

Principle of Proposed Development

16. The principle of residential development on this site has been established by the previous approvals on this site.

Impact on Character of Area

17. Policy DM10 of the Core Strategy states that development proposals

will be required to incorporate principles of good design. The most essential elements identified as contributing to the character and local distinctiveness of a street or area which should be respected, maintained and enhanced include the following:

• Prevailing development typology • Prevailing density of the surrounding area • Scale. Layout, height, form (including roof form), massing • Landscape setting and features • Building line build up, set back and front boundary • Typical details and key features such as roof forms, window

format and building materials. 18. Policy DM11 states that new developments will be expected to be

supported by a contextual statement that demonstrates a clear understanding and analysis of the local character of the area. The statement will also be expected to demonstrate how the new development will make a positive contribution to protecting and enhancing the local character of the area. The Council will resist any development that detrimentally affects the quality of the environment.

19. The dwellings as currently constructed do not comply with Policy DM10 and DM11 of the Core Strategy and as such result in a prominent, ungainly, overbearing and incongruous visual intrusion which is harmful to the visual amenity of the street scene and out of character with the surrounding area.

20. Although the proposal seeks to reduce the extent that the dwellings sit beyond the building line in the street from between 800mm-900mm to 600mm-700mm, it is considered that the proposal would still be prominent in the street scene. It is noted that the applicant has submitted a landscaping scheme which could reduce the dominant impact the proposal has in the street scene, however, although the information submitted is detailed, it is considered that more information is needed in respect of the height of the hedges and trees along the side boundary in the form of elevational drawings. A condition is recommend requiring this information should an approval be given.

21. The applicant has submitted information to the Local Planning Authority in respect of front boundary treatment which appears to conceal and reduce the visibility of the dwellings and be largely in keeping with characteristic boundary treatments featured on the properties along King Charles Road. The applicant has submitted details to demonstrate that the proposed two off-street parking spaces are an appropriate size for turning, entering and leaving the site.

22. The materials from which the building is currently constructed are out of keeping with the surrounding area as white painted render and red slates are not the characteristic palette in the vicinity. Should an approval be given, a condition should be attached requiring details of materials that are more in keeping with the character and appearance of the wider area to soften the visual appearance of the dwellings in the street. These materials should be submitted to and approved by the Local Planning Authority before any further work commences.

23. Subject to the controls listed above, the applicant has demonstrated that appropriate landscaping could be provided to visually reduce the impact the dwellings have in the wider area, whilst maintaining at least 1 off-street parking space per dwelling. As such, the changes are

considered as sufficient to recommend the proposal for approval, however, Members views are sought. The proposal would therefore accord with Policy DM10 and CS8 of the Core Strategy.

Impact on Neighbours’ Residential Amenity

24. The dwellings have been built effectively to the same footprint as the previously approved schemes and would be situated approximately between 2.5 metres and 2.8 metres from the boundary of the neighbouring property at No.1 Avenue South. Whilst this is marginally closer than approved, it is considered to represent an adequate separation and the proposal would not result in a further loss of light and outlook. With regard to loss of privacy, a condition is recommended to require all the windows on the south elevation be obscurely glazed to minimise any potential loss of privacy.

25. The previously approved scheme (11/16612/FUL), concluded that the installation of the roof lights on the south of the dwelling would not result in an unreasonable loss of privacy to the occupants of No.1 Avenue South, given the height and angle of the proposed roof lights on the roof plane.

26. The previously approved schemes concluded that the impact on the dwelling to the north at No.133 King Charles Road would be acceptable and given that the dwellings as built are in fact slightly farther away, the proposal is considered not to have a detrimental impact on light, privacy and outlook.

27. As such, the dwellings in terms of their impact on residential amenity is considered acceptable and in accordance with Policy DM10 of the Core Strategy.

Housing Quality

28. Policy 3.5 of The London Plan states that a minimum floor space of 107 sq m for a 2 storey, 4 bedroom house. The floor space proposed is approximately 140sqm and is therefore acceptable. and would meet the requirements set out in The London Plan.

29. The Residential Design SPD requires that 4 bedroom houses have a minimum of 55sqm of private amenity space. The dwellings have each provided approximately 110sqm which is considered as adequate and would meet the requirements set out in the Residential Design SPD.

Highways & Parking

30. The proposal provides 2 spaces within the forecourt which is 1 car parking space per dwelling. This does not accord with the parking standards set out in the London Plan. The applicant has provided a Parking Beat Survey to demonstrate that the proposed lack of parking would not adversely affect the existing parking pressure in the area. The Neighbourhood Traffic Engineer has responded with comments, that the Parking Beat Survey is acceptable and the occupants of the proposed dwellings could park in the immediate vicinity of the dwellings without having a significant impact on the existing parking situation. As such, the proposed parking would be acceptable and would accord

with Policy DM10 of the Core Strategy and Policy 6.13 of The London Plan.

31. Further concerns highlighted in the previous refusal suggested that as a result of the lack of forecourt, the space for manoeuvring within the site was noted as a potential safety hazard. The applicant has submitted details demonstrating that two vehicles can manoeuvre on the site without the need to affect the proposed front boundary treatment and would not result in an adverse impact on the highway and pedestrian safety. As such the proposal would be acceptable and would accord Policy DM10 of the Core Strategy and Policy 6.13 of The London Plan.

Cycle Storage Facilities and Bin Storage

32. Policy 6.9 of The London Plan requires that 2 or more cycle parking facilities are provided for a 2+ bedroom dwelling. The proposal would include cycle parking facilities which would provide at least 2 cycle parking spaces. As such the proposal would be acceptable and would meet the requirements in the London Plan.

Refuse and Recycling Storage Facilities.

33. The proposal would include appropriate refuse and recycling facilities which would be acceptable.

Legal Agreements

34. The previous scheme assessed under planning application 11/16612/FUL required the applicant to sign a S106 agreement for financial contributions. This documentation was signed and payment was received. As such, no further action relating to financial contributions will be required.

Sustainability

35. Conditions are recommended requiring that the dwellings reach Code for Sustainable Homes Level 4 as required by the London Plan (July 2011) and LDF Core Strategy Policy DM1.

Other Material Considerations

Conclusion

36. Since the previous refusal, the applicant has attempted to reduce the combined visual impact the dwellings have in the street scene by reason of their projection beyond the established building line, the landscaping and boundary treatment. It is considered that the proposed landscaping and boundary treatment are appropriate to overcome the previous reasons for refusal and would not have an adverse impact on vehicular movement in the proposed forecourt.

Recommendation:

Approve subject to the following conditions:

1 The development hereby permitted shall be completed within 9 months from the date of this decision.

Reason: In order to comply with Section 91 of the Town and Country Planning Act, 1990. (As amended)

2 The development hereby permitted shall be carried out in accordance with the following approved plans:

02a Existing ground and first floor plan 04/11/2014

03a Existing second and roof plan 04/11/2014

04a Existing elevations 04/11/2014

05a Existing elevation from King Charles Road 04/11/2014

07a- Proposed ground and first floor plans 22/10/2014

08e Proposed roof plan 04/11/2014

11d Proposed 2nd floor plan 04/11/2014

13210001 1 22/10/2014

Planting Plan 22/10/2014

Details King Charles Road 22/10/2014

Landscape Layout King Charles Road 22/10/2014

Planting Plan King Charles Road reduced 22/10/2014

R02-NB-Transport Note (141016).reduced 22/10/2014

Site Location Plan 04/11/2014

20a As Proposed Site Plan 02/04/2015

21a As Proposed Left and Right Elevations 02/04/2015

23 Proposed Front Elevation 02/04/2015

24 Proposed Ground Floor and First Floor Plans 02/04/2015

25 Proposed Second Floor and Roof Plan 02/04/2015

26 Proposed front and Rear Elevations 02/04/2015

06a As Built Site Plan 02/04/2015

07a As Built Ground Floor Plan and First Floor Plan 02/04/2015

08a As Built Second Floor Plan and Roof Plan 02/04/2015

09a As Built Front and Rear Elevations 02/04/2015

10a As Built Left and Right Elevations 02/04/2015

01a Comparative As Built and As Proposed Site Plan

02/04/2015

02a Comparative As Built and Proposed Ground Floor First Floor Plan

02/04/2015

03a Comparative As Built and Proposed Second Floor and Roof Plan

02/04/2015

04a Comparative As Built and Proposed Front and Rear Elevations

02/04/2015

05a Comparative As Built and Proposed Left and Right Elevations

02/04/2015

Reason: For avoidance of doubt and in the interests of proper planning.

3 Details and a sample of the facing materials to be utilised in the development hereby permitted shall be submitted for approval within 1 month of the decision date of this permission and shall be implemented within 2 months upon approval of the submitted details. The development shall then be built in accordance with these approved samples.

Reason: To ensure a satisfactory appearance on completion of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

4 No development shall commence until a landscaping scheme including where applicable the retention of the existing trees shall have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented within the first planting season following completion of the development and the tree planting and landscaping shall thereafter be maintained for five years to the satisfaction of the Local Planning Authority. Any trees or shrubs which die during this period shall be replaced in the first available planting season, and the area shown to be landscaped shall be permanently retained for that purpose only.

Reason: In the interests of visual amenity and also that the Local Planning Authority shall be satisfied as to the details of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

5 The car parking accommodation shown upon the approved drawings shall be provided with a hard bound dust free surface, adequately drained before the development to which it relates is occupied and thereafter it shall be kept free from obstruction at all times for use by the occupier of the development and shall not thereafter be used for any purposes other than the parking of vehicles for the occupiers of the development and visitors to it.

Reason: To ensure the provision of adequate off-street parking

accommodation and to avoid the congestion of surrounding roads by parked vehicles in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

6 The development hereby permitted shall provide pedestrian/vehicular

intervisibility splays of 2.8m x 3.3m shall have been provided in each direction where the access meets the back edge of footway, and shall be permanently retained free from any obstruction to visibility higher than 1.0m above ground level.

Reason: To maintain pedestrian/vehicular intervisibility in the interest of highway safety in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

7 Prior to occupancy of the development a Code for Sustainable Homes

interim design stage assessment certificate and a Final Code for Sustainable Homes Level 4 Certificate should be submitted to and approved in writing by the Local Planning Authority.

Reason: In the interests of sustainability and energy conservation in accordance with Policy MW3 of the Royal Borough of Kingston Upon Thames Unitary Development Plan First Alteration, Policies 5.2 (Minimising Carbon Dioxide Emissions) and 5.3 (Sustainable Design & Construction) of the London Plan (July 2011) and Policy DM1 (Sustainable Design and Construction Standards) of the LDF Core Strategy Adopted April 2012.

8 The site and building works required to implement the development shall

be only carried out between the hours of 08.00 and 18.00 Mondays to Fridays and between 08.00 and 13.00 on Saturdays and not at all on Bank Holidays and Sundays.

Reason: To safeguard the amenities of the adjoining residential occupiers in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

9 Before any occupation of the development all the windows in the flank elevation and situated on the first floors, and all rooflights within the northern elevation of the roof of the building hereby permitted, shall be constructed so that no part of the framework less than 1.7m above finished floor level shall be openable. Any part below that level shall be fitted with, and retained in, obscure glazing of a patterned type only which shall thereafter be retained as such.

Reason: To protect the amenities and privacy of the occupiers of the adjoining residential properties in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

10 The levels of buildings, roads, parking areas and pathways within the site shall only be in accordance with details which shall have previously been submitted to and approved in writing by the Local Planning Authority before development is commenced.

Reason: To ensure that the appearance and functioning of the development is satisfactory and to safeguard the amenities of adjoining occupiers in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012 and comply with Supplementary Planning Document 'Access for All' (July 2005).

11 Notwithstanding the provisions of Part 1 of Schedule 2 of the Town & Country Planning (General Permitted Development) Order, 1995 (or any Order revoking or re-enacting this Order) no extensions (including porches or dormer windows) to the dwelling houses or buildings shall be erected within the curtilage.

Reason: To safeguard the privacy and amenity of adjoining occupiers, maintain adequate amenity space and safeguard the cohesive appearance of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

12 The fences/walls shown on the approved drawings shall be constructed

in the position shown, before the buildings to which they relate are occupied and thereafter permanently retained.

Reason: In order to ensure the privacy and visual amenity of adjoining occupiers is retained in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

13 Refuse storage facilities and recycling facilities indicated on the approved plans and drawings shall be provided prior to the occupation of the development hereby permitted and such facilities to be permanently retained at the site.

Reason: To ensure the provision of refuse facilities to the satisfaction of the Council in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

14 The development shall meet the Lifetime homes specification/standards.

Reason: In the interests of the wheelchair housing occupants in order to comply with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Submission Draft May 2011, Policy 7.2 (An Inclusive Environment) of the London Plan July 2011 and comply with Supplementary Planning Document 'Access for All' (July 2005).

Informative(s)

1 In dealing with the application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form or our statutory policies in the Core Strategy, Supplementary Planning Documents, Planning Briefs and other informal written guidance, as well as offering a full pre-application advice service, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably.

2 Your attention is drawn to the need to comply with the relevant provisions of the Building Regulations, the Building Acts and other related legislation. These cover such works as - the demolition of existing buildings, the erection of a new building or structure, the extension or alteration to a building, change of use of buildings, installation of services, underpinning works, and fire safety/means of escape works. Notice of intention to demolish existing buildings must be given to the Council’s Building Control Service at least 6 weeks before work starts. A completed application form together with detailed plans must be submitted for approval before any building work is commenced.

3 You have been granted planning permission to build a residential extension. When undertaking demolition and/or building work, please be considerate to your neighbours and do not undertake work before 8am or after 6pm Monday to Friday, before 8am or after 1pm on a Saturday or at any time on Sundays or Bank Holidays. Furthermore, please ensure that all vehicles associated with the construction of the development hereby approved are properly washed and cleaned to prevent the passage of mud and dirt onto the adjoining highway. You are advised that the Council does have formal powers to control noise and nuisance under The Control of Pollution Act 1974, the Clean Air Acts and other relevant legislation. For further information and advice, please contact - Environmental Health Department Pollution Section.

4 The Party Wall Act 1996 requires a building owner to notify, and obtain formal agreement from, any adjoining owner, where the building owner proposes to:

� carry out work to an existing party wall; � build on the boundary with a neighbouring property; � in some circumstances, carry out groundwork’s within 6 metres

of an adjoining building. Notification and agreements under this Act are the responsibility of the building owner and are quite separate from Building Regulations, or Planning Controls. The Building Control Service will assume that an applicant has obtained any necessary agreements with the adjoining owner, and nothing said or implied by the Council should be taken as removing the necessity for the building owner to comply fully with the Party Wall Act. Further information and advice is to be found in “The Party Walls etc. Act 1996 - Explanatory Booklet”.

5 Ground Level / Base Level

Unless clearly specified otherwise, the base of the development shown on the approved plans is taken to be external ground level, and not a Damp Proof Course or Internal Finished Floor Level. The external ground level is expected to remain consistent before and after construction of the approved development unless specified otherwise on the approved plans.



A2 Register No: 14/16960/HOU

Address: 20A CORKRAN ROAD, SURBITON, KINGSTON UPON THAMES, KT6 6PN



Ward: Surbiton Hill Description of Proposal: Erection of roof extension including raising ridge by

600mm and the erection of 4 rear dormer windows and 9 rooflights to facilitate loft conversion

Plan Type: Householder Expiry Date: 02/03/2015


20A Corkran Rd Design and Access Received 17/12/2014

Block Plan Received 05/01/2015

SK01 Site Plan, Existing Photos and Ground Floor Plan

Received 05/01/2015

SK02 Existing Elevations Received 05/01/2015

SK03 Rev B Proposed Floor Plans Received 04/03/2015

SK04 Rev A Proposed Elevations Received 04/03/2015

SK05 Rev A Proposed Photomontage Views Received 04/03/2015

BASIC INFORMATION



Policies

LDF CORE STRATEGY CORE POLICIES CS 08 Character, Heritage and Design LDF CORE STRATEGY DEVELOPMENT MANAGEMENT DM10 Design Requirements for New Developments DM12 Development in Conservation Areas and Af


13/16579/HOU

Raising roof level by 900mm and Insertion of Rooflights at front; Erection of 3 dormer windows at rear


13/16848/PRE Loft conversion of existing bungalow to provide accommodation on 1st Floor.

Response Sent 29/01/2014

Consultations

1. 8 neighbours consulted. 2 responses received. 2. Both letters received from the neighbouring property object to the

proposal and the main planning concerns raised are: 3. The proposal would have an adverse impact on the character and

appearance of the wider Conservation Area 4. The proposal would result in a loss or privacy to the neighbours

gardens 5. The proposal would result in an impact on the nearby trees 6. The proposed dormer windows would result in light pollution 7. Surbiton CAAC - object on the grounds that the proposed windows

should be constructed from aluminium.


8. The proposed site is located on the south side of Corkran Road and comprises a single storey detached bungalow which lies within the Southborough Conservation Area, predominantly residential in character that comprises two storey detached properties. The proposed site is also located adjacent to the neighbouring property at No.22 Corkran Road which is designated as a Building of Townscape Merit.

Proposal

9. Permission is sought to erect a roof extension which includes raising the ridge by 600mm and to erect 4 rear dormer windows to facilitate a loft conversion.

10. The proposed rear dormers would have depth of 2.6 metres, a height of 1.9 metres and a width of 2.5 metres. In addition, the proposed rear dormer, closest to the side of the roof would be set in by 900mm. The proposed dormer windows would be set down from the ridge by 200mm and set in from the eaves by a minimum of 900mm. The proposal would also include the installation of 2 rear roof lights, 4 front roof lights and 2 roof lights on the sides of the roof slope.

Assessment






• Trees


• Sustainability



11. The principle to erect an extension to an existing residential property in a predominately residential area is acceptable, subject to compliance with other Core Strategy Policies.


12. The property is set back from the highway by 35 metres and as such would not be overly visible from the street scene. The neighbouring properties at Nos.20, 22 and 24 Corkran Road have varied roof heights and the proposed increase in the height of the ridge of the original property by 600mm would not disrupt the roof scapes of the neighbouring properties or be visually intrusive in the context of the wider Conservation Area. In addition, the proposal would maintain its appearance as a single storey bungalow.

13. The proposed rear dormer windows would be modest in size and mass and the proposed facing materials would complement the character and appearance of the original building. It is therefore considered that the proposal would not have an over dominant impact on the roof scape of the original property, would be subordinate in relation to its visibility in the wider Conservation area and would not adversely affect the architectural integrity of the main property.

14. The proposal would include the installation of roof lights in the front, sides and rear of the roof scape. It is considered that the roof lights would be appropriately spaced on the roof scape and would not be visually over dominant. The proposed rear sliding doors to replace the existing ground floor windows would be appropriate in terms of their materials. Therefore, it is considered that the proposed roof lights and rear sliding doors would be acceptable and would not adversely affect the character and appearance of the main building or be visually intrusive in the wider Conservation Area.

15. Surbiton CAAC have objected to the proposal on the grounds that the windows should be aluminium and not PVC. It is considered that as the existing windows in the property are PVC, it would be unreasonable of the Council to request that the proposed windows be installed with aluminium frames. Therefore, the proposed windows are considered acceptable.

16. The proposal would therefore be acceptable and would accord with Policies DM10, DM12 and CS8 of the Core Strategy and the Residential Design SPD.


17. The neighbouring property at No.20 Corkran Road has a side window on the first floor that appears to serve a habitable room and would face the host property and the proposed dormer extensions. It is considered that, the proposed dormer windows would have an approximate separation gap of 6 metres from the neighbour's side window, which is

considered acceptable and would not result in a significant loss of light or outlook to the neighbouring property at No.20 Corkran Road.

18. The neighbouring property at No.24 Corkran Road is set a considerable distance back from the host property. The proposed rear dormer windows would not be visible from this property and as such would not have an impact on loss of light, outlook or privacy.

19. To the rear of the host property comprises the neighbouring property of No.9 Ashcombe Avenue. The neighbouring property at No.9 Ashcombe Avenue would be situated approximately 88 metres from rear dormer windows. It is considered due to the substantial distance between the 2 properties, the proposed rear dormers would not result in an impact on privacy to the neighbouring property at No.9 Ashcombe Avenue.

20. The front roof light would be set back from the neighbouring property at No.20 Corkran Road by approximately 35 metres. It is considered, the proposed roof lights would not result in a significant loss of amenity to the neighbouring property at No.20 Corkran Road in relation to loss of privacy.

21. In terms of amenity, the proposal would be acceptable and would be in accordance with Policy DM10 of the Core Strategy and the Residential Design SPD.

Trees

22. There is a TPO in the garden of the neighbouring property at No.22 Corkran Road, situated at the front of the host property. This tree is considered to be situated an appropriate distance not to be affected by the proposed development. In addition, the proposed increase in roof height would not result in any harm to the nearby trees. Therefore the proposal would be acceptable and accord with Policy DM10 of the Core Strategy.

Recommendation:


1 The development hereby permitted shall be commenced within 3 years from the date of this decision.



20A Corkran Rd Design and Access 17/12/2014

SK01 Site Plan, Existing Photos and Ground Floor Plan

05/01/2015

Block Plan 05/01/2015

SK02 Existing Elevations 05/01/2015

SK04 Rev A Proposed Elevations 04/03/2015

SK03 Rev B Proposed Floor Plans 04/03/2015

SK05 Rev A Proposed Photomontage Views 04/03/2015


3 The facing materials to be used in the construction of the building shall be those specified on the application form and approved drawings or such other materials as have been approved in writing by the Local Planning Authority before the development is commenced and shall thereafter be retained as such.


4 Before any occupation of the approved loft conversion, the side roof lights in the north west and north east elevation, shall be fixed shut and fitted with obscure glazing of a patterned type only which shall thereafter be retained as such.


5 The roof lights hereby approved in the front, rear and sides of the roof

space shall be constructed with materials of a conservation style and any other materials to be approved in writing by the Local Planning Authority before the development is commenced and shall thereafter be retained as such.

Reason: To ensure a satisfactory appearance on completion of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) and Policy DM12 (Development in Conservation Areas and Affecting Heritage Assets) of the LDF Core Strategy Adopted April 2012.

Informative(s)

1 In dealing with the application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form or our statutory policies in the Core Strategy, Supplementary Planning Documents, Planning Briefs and other informal

written guidance, as well as offering a full pre-application advice service, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably.











Address: 42 WOODLANDS ROAD, SURBITON, KT6 6PY



Ward: Surbiton Hill Description of Proposal: Erection of two storey side extension and first floor

extension over existing single storey extension. Plan Type: Householder Expiry Date: 12/03/2015


PA339-01 Existing ground floor Received 08/01/2015

PA339-02 Site Location block plan & existing first floor

Received 08/01/2015

PA339-03 Existing elevations Received 08/01/2015

PA339-04 Existing elevations Received 08/01/2015

PA339-05B Proposed ground floor Received 13/02/2015

PA339-06A Proposed first floor Received 13/02/2015

PA339-07B Proposed elevation Received 13/02/2015

PA339-08B Proposed elevation Received 13/02/2015

BASIC INFORMATION



Policies



15/16031/HOU

Erection of two storey side extension

94/7001/FUL Erection of detached garage Permit 5 Year Condition and Conditions 21/08/1995

Consultations

1. Neighbour Notification: Eight neighbouring properties have been

notified of the proposal. One representation has been received raising the following concerns:

2. The first floor extension will affect the daylight into No. 44 Woodlands Road.

3. Surbiton Conservation Areas Advisory Committee: Objection received: 4. inappropriate window materials 5. concern regarding solar panels


6. The proposal concerns a two storey detached dwelling house located on a corner plot.

7. The site does not concern a listed building but is located within the Southborough Conservation Area.

8. The surrounding area is predominantly residential with two-storey detached and semi-detached houses located on medium sized plots.

Proposal

9. The application proposes the erection of a two storey side extension and first floor side extension.

10. The two storey side extension would be set back 1.2m from the front elevation of the host dwelling, with a width of 5.3m and a depth of 7m. It would be designed with a hipped roof with an eaves height to match the main dwelling and a ridge height of 8m which is 0.5m lower than the main ridge.

11. The proposed first floor side extension would have a depth of 8.2m, a width of 2.8m. lt would have hipped roof with a ridge height of 8.5m and eaves and pitch to match the host dwelling.

Assessment






• Trees


• Sustainability



12. The principle of extending a domestic dwelling within a residential area

is acceptable subject to compliance with other development plan policies set out within Council's development plan.


13. Policy CS8 of the of the Royal Borough of Kingston upon Thames Local Development Framework (LDF) Core Strategy (Adopted April 2012) requires that new development relates well and connects to its surroundings, recognises distinctive local features and character and be of a high standard of design to achieve a more attractive, sustainable and accessible environment. Policy DM10 of the LDF Core Strategy requires that new developments respect, maintain or enhance the scale, height, form and key features that contribute to the character and local distinctiveness of a street or area. Policy DM12 of the LDF Core Strategy requires that new developments respect features of local importance and special interest through the consideration of form, scale, layout, and detailed design of a site, area or streetscape.

14. The application site is a detached two-storey dwelling house situated on a wide corner plot. The existing two-storey dwelling is currently set in approximately 10m from the south western side boundary and approximately 1.9m from the north eastern side boundary. The proposed two storey side extension would be set in a minimum of 5m from the eastern side boundary. The proposal would be designed as a subservient addition to the host dwelling, with matching materials, a similar style of windows and set 0.5m lower than the line of the existing roof and back from the front of the property by 1.2m. The two storey side extension would be 5.3m in width which does not exceed more than half the width of the existing two storey width of the host dwelling. Although a wide extension, given the width of the plot, the spacing to the highway and the size of the existing property it would form a proportionate addition, which would not significantly deviate from the existing pattern of development at Woodlands Road continues to the South. The proposed two-storey side extension is therefore considered to be of a design and scale that would not harm the appearance of the host dwelling and would preserve the character of the Conservation Area and would meet the criteria set out within Policy Guidance 36 of the Council's Residential Design SPD 2013.

15. The proposed first floor side extension would be located above an existing single storey flat roofed section of the house, adjacent to the western boundary. On detached properties that roofline of side extensions should either follow that of the existing roof or be set down by a minimum of 0.5m. The first floor extension would have a hipped roof, ridge height and eaves height to match the host dwelling and would reflect the roof style and relate well with the main dwelling. It would be set back from the front facing gable by 2.6m. The width would be 2.7m and would not exceed more than half the width of the existing dwelling. The proposed first floor side extension is therefore considered to be of a design and scale that would not harm the appearance of the host dwelling and would preserve the character of the Conservation Area and would meet the criteria set out within Policy Guidance 36 of the Council's Residential Design SPD 2013.

16. The proposed window materials would be UPVC to match the existing

dwelling, although timber would be preferable given the existing situation it would not be reasonable to require this. With regards to the proposed solar panels planning permission would not be required for their installation.

17. It is considered that the proposal is in compliance with the Residential Design SPD (Adopted July 2013) and to Policies CS8 and DM12 of Council's LDF Core Strategy (April 2012).


18. Policy DM10 of the LDF Core Strategy seeks to safeguard residential amenities in terms of privacy, outlook, sunlight/daylight, avoidance of visual intrusion and noise and disturbance.

19. The main dwellings to consider in an assessment of the impacts of the proposal upon the residential amenities of neighbouring properties are Nos. 40 and 44 Woodlands Road. The proposed extensions would not project beyond the rear elevation of the existing property and would go no closer to No. 40 Woodlands Road, located to the rear of the site. The extensions would pass the 45 degree BRE test and are therefore considered not to have a significant impact on loss of light and outlook to the adjoining property. The proposed rear facing windows would be between 19-20m from the shared boundary with this neighbouring property and are not considered to result in an unacceptable level of overlooking or loss of privacy. The proposal would not therefore result in an unacceptable loss of light, outlook and privacy to the neighbouring No.40 Woodlands Road.

20. The proposed first floor side extension adjacent to the shared boundary with No. 44 Woodlands Road would not project beyond the rear of the existing dwelling. It would be 8.2m deep along the shared boundary, with a separation distance of approximately 1.9m and would project 2.2m beyond the rear of No.44. The proposed extensions would pass the 45 degree BRE test and are therefore considered not to have a significant impact on loss of light and outlook to the neighbouring property. There is one landing window proposed at first floor level facing the shared boundary which would face the flank elevation of No. 44 which will be required by condition to be obscurely glazed and high opening only to ensure that there is not a loss of privacy to the adjacent property. The proposal would not therefore result in an unacceptable loss of light, outlook and privacy to the neighbouring No.44 Woodlands Road.

21. In light of the above, the proposal is not considered to harm the residential amenities of neighbouring properties. The proposal is therefore in compliance with Policy DM10 of the Local Development Framework's Core Strategy (April 2012).

Highways & Parking

22. The application does not raise any highways or parking concerns.

Trees

23. The application does not affect any trees.

Legal Agreements

24. There are no legal agreements associated with this application.

Sustainability

25. The application does not raise any sustainability issues.


26. There are no other material considerations applicable.

Recommendation:





PA339-01 Existing ground floor 08/01/2015

PA339-02 Site Location block plan & existing first floor

08/01/2015

PA339-03 Existing elevations 08/01/2015

PA339-04 Existing elevations 08/01/2015

PA339-05B Proposed ground floor 13/02/2015

PA339-06A Proposed first floor 13/02/2015

PA339-07B Proposed elevation 13/02/2015

PA339-08B Proposed elevation 13/02/2015


3 The facing materials to be used in the construction of the building shall be those specified on the application form and approved drawings or

such other materials as have been approved in writing by the Local Planning Authority before the development is commenced and shall thereafter be retained as such.


4 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting this Order) no windows or other openings (other than those hereby approved) shall be formed at first floor level in the north east (side) wall of the building hereby approved without the prior written consent of the Local Planning Authority.


5 The first floor landing window on the north east (side) elevation of the building shall be non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed and obscure glazed in full.


Informative(s)


2 Your attention is drawn to the need to comply with the relevant provisions of the Building Regulations, the Building Acts and other related legislation. These cover such works as - the demolition of existing buildings, the erection of a new building or structure, the extension or alteration to a building, change of use of buildings, installation of services, underpinning works, and fire safety/means of escape works. Notice of intention to demolish existing buildings must be given to the Council’s Building Control Service at least 6 weeks before work starts. A completed application form together with detailed plans

must be submitted for approval before any building work is commenced.








Address: 42 WOODLANDS ROAD, SURBITON, KT6 6PY



Ward: Surbiton Hill Description of Proposal: Erection of two storey side extension Plan Type: Householder Expiry Date: 13/03/2015


PA339-01 Existing Ground Floor & Site Plan Received 14/01/2015

PA339-02 Site Location, Block, Existing FF Plans & Section A-A

Received 14/01/2015

PA339-03 Existing Elevations Received 14/01/2015

PA339-04 Existing Elevations Received 14/01/2015

PA339-09 Proposed ground floor plan Rev A

Received 13/02/2015

PA339-10 Proposed first floor plan Rev A Received 13/02/2015

PA339-11 Proposed elevations sheet 1of 2 Rev A

Received 13/02/2015

PA339-12 Proposed elevations sheet 2 of 2 Rev A

Received 13/02/2015

BASIC INFORMATION



Policies



15/16016/HOU

Erection of two storey side extension and first floor extension over existing single storey extension.

94/7001/FUL Erection of detached garage Permit 5 Year Condition and Conditions 21/08/1995

Consultations

1. Neighbour Notification: Eight neighbouring properties have been notified of the proposal. No responses have been received.

2. Surbiton Conservation Areas Advisory Committee: Objection received: 3. Inappropriate window materials 4. Concern regarding solar panels


5. The proposal concerns a two storey detached dwelling house located on a corner plot on the Southern side of Woodlands Road.

6. The site does not concern a listed building but is located within the Southborough Conservation Area.

7. The surrounding area is predominantly residential with two-storey detached and semi-detached houses located on medium sized plots.

Proposal

8. The application proposes the erection of a two storey side extension.

9. The two storey side extension would be set back 1.2m from the front elevation of the host dwelling, with a width of 5.3m and a depth of 7m. It would be designed with a hipped roof with an eaves height to match the main dwelling and a ridge height of 8m which is 0.5m lower than the main ridge.

Assessment






• Trees


• Sustainability



10. The principle of extending a domestic dwelling within a residential area is acceptable subject to compliance with other development plan policies set out within Council's development plan.


11. Policy CS8 of the of the Royal Borough of Kingston upon Thames Local Development Framework (LDF) Core Strategy (Adopted April 2012) requires that new development relates well and connects to its surroundings, recognises distinctive local features and character and be of a high standard of design to achieve a more attractive, sustainable and accessible environment. Policy DM10 of the LDF Core Strategy requires that new developments respect, maintain or enhance the scale, height, form and key features that contribute to the character and local distinctiveness of a street or area. Policy DM12 of the LDF Core Strategy requires that new developments respect features of local importance and special interest through the consideration of form, scale, layout, and detailed design of a site, area or streetscape.

12. The application site is a detached two-storey dwelling house situated on a wide corner plot. The existing two-storey dwelling is currently set in approximately 10m from the south western side boundary and approximately 1.9m from the north eastern side boundary. The proposed two storey side extension would be set in a minimum of 5m from the eastern side boundary. The proposal would be designed as a subservient addition to the host dwelling, with matching materials, a similar style of windows and set 0.5m lower than the line of the existing roof and back from the front of the property by 1.2m. The two storey side extension would be 5.3m in width which does not exceed more than half the width of the existing two storey width of the host dwelling. Although a wide extension, given the width of the plot, the spacing to the highway and the size of the existing property it would form a proportionate addition, which would not significantly deviate from the existing pattern of development at Woodlands Road continues to the South. The proposed two-storey side extension is therefore considered to be of a design and scale that would not harm the appearance of the host dwelling and would preserve the character of the Conservation Area and would meet the criteria set out within Policy Guidance 36 of the Council's Residential Design SPD 2013.

13. The proposed window materials would be UPVC to match the existing dwelling, although timber would be preferable given the existing situation it would not be reasonable to require this. With regards to the proposed solar panels planning permission would not be required for their installation.

14. It is considered that the proposal is in compliance with the Residential Design SPD (Adopted July 2013) and to Policies CS8 and DM12 of Council's LDF Core Strategy (April 2012).


15. Policy DM10 of the LDF Core Strategy seeks to safeguard residential amenities in terms of privacy, outlook, sunlight/daylight, avoidance of visual intrusion and noise and disturbance. The main dwellings to consider in an assessment of the impacts of the proposal upon the residential amenities of neighbouring properties are Nos. 40 and 44 Woodlands Road.

16. The proposed extensions would not project beyond the rear elevation

of the existing property and would go no closer to No. 40 Woodlands Road, located to the rear of the site. The extensions would pass the 45 degree BRE test and are therefore considered not to have a significant impact on loss of light and outlook to the adjoining property. The proposed rear facing windows would be between 19-20m from the shared boundary with this neighbouring property and are not considered to result in an unacceptable level of overlooking or loss of privacy. The proposal would not therefore result in an unacceptable loss of light, outlook and privacy to the neighbouring No.40 Woodlands Road.

17. The proposed two storey side extension would be located on the opposite side of the application property and would not be viewed from No. 44 Woodlands Road. The proposal would not therefore result in an unacceptable loss of light, outlook and privacy to the neighbouring No.44 Woodlands Road.

18. In light of the above, the proposal is not considered to harm the residential amenities of neighbouring properties. The proposal is therefore in compliance with Policy DM10 of the Local Development Framework's Core Strategy (April 2012).

Highways & Parking

19. The application does not raise any highways or parking concerns.

Trees

20. The application does not affect any trees.

Legal Agreements

21. There are no legal agreements associated with this application.

Sustainability

22. The application does not raise any sustainability issues.


23. There are no other material considerations applicable.

Recommendation:





PA339-01 Existing Ground Floor & Site Plan 14/01/2015

PA339-02 Site Location, Block, Existing FF Plans & Section A-A

14/01/2015

PA339-03 Existing Elevations 14/01/2015

PA339-04 Existing Elevations 14/01/2015

PA339-12 Proposed elevations sheet 2 of 2 Rev A 13/02/2015

PA339-11 Proposed elevations sheet 1of 2 Rev A 13/02/2015

PA339-10 Proposed first floor plan Rev A 13/02/2015

PA339-09 Proposed ground floor plan Rev A 13/02/2015


3 The facing materials to be used in the construction of the building shall

be those specified on the application form and approved drawings or such other materials as have been approved in writing by the Local Planning Authority before the development is commenced and shall thereafter be retained as such.


Informative(s)


2 Your attention is drawn to the need to comply with the relevant provisions of the Building Regulations, the Building Acts and other related legislation. These cover such works as - the demolition of existing buildings, the erection of a new building or structure, the extension or alteration to a building, change of use of buildings, installation of services, underpinning works, and fire safety/means of escape works. Notice of intention to demolish existing buildings must be given to the Council’s Building Control Service at least 6 weeks before

work starts. A completed application form together with detailed plans must be submitted for approval before any building work is commenced.








Address: 18A SURBITON HILL PARK, SURBITON, KT5 8ET



Ward: Berrylands Description of Proposal: Retention of detached children's playhouse in rear

garden. Plan Type: Householder Expiry Date: 09/03/2015


Block Plan Received 12/01/2015

Existing Elevations and Floor Plan Received 12/01/2015

Site Location Plan Received 12/01/2015

BASIC INFORMATION



Policies

UNITARY DEVELOPMENT PLAN SPG Residential Extensions LDF CORE STRATEGY CORE POLICIES CS 08 Character, Heritage and Design LDF CORE STRATEGY DEVELOPMENT MANAGEMENT DM10 Design Requirements for New Developments

Consultations

1. 11 neighbours consulted. 3 responses received. 2. 2 neighbours have raised objection to the proposal on the grounds that

the children's play house results in an adverse impact on visual outlook to the neighbouring properties.

3. 1 letter has been received raising no objections to the proposed outbuilding, however raises concerns in relation to the height of existing trees, which are not materially related to the proposed development. Therefore they are not relevant for consideration for the purposes of this application.


4. The proposal site is situated on the south east side of Surbiton Hill Park and comprises a two storey semi detached property. The surrounding area is residential in character and comprises a mixture of two storey semi detached and detached properties. The proposal site

is not located within a Conservation Area or a Local Area of Special Character.

Proposal

5. Permission is sought for the retention of the existing outbuilding at the rear of the property.

6. The outbuilding has a height of 3.7 metres and is situated on stilts. The depth and width of the outbuilding is 2.5 metres. It is sited 2 metres from the boundary of the neighbouring property at No.18 Surbiton Hill Park, 4 metres from the rear boundary of the neighbouring property at No.3 The Ridge and 4.5 metres from the boundary of No.13 Regent Road.

Assessment






• Trees


• Sustainability



7. The principle to retain a single storey rear outbuilding to be used ancillary to the main property is considered acceptable, subject to compliance with other Core Strategy Policies.


8. The proposed outbuilding is not visible from the street scene and by reason of its size and mass would not be significantly prominent in the wider area. The outbuilding is constructed from timber with a sloped roof, which is considered acceptable and would not be visually intrusive in the wider area. Therefore the proposal is acceptable and accords with Policies DM10 and CS8 of the Core Strategy and the Residential Design SPD.


9. The proposal includes a front window which faces the main property. It

is considered that as the outbuilding is sited approximately 41.5 metres from the rear windows to No.18 Surbiton Hill Park, the proposal would not result in a material loss of light, outlook or privacy.

10. The outbuilding has a separation distance of 25 metres from the rear windows of No.3 The Ridge, which is considered an acceptable distance not to result in any material loss of light or outlook.

11. The outbuilding has a separation distance of 44 metres from the rear windows in the neighbouring property at No.11 Regent Road, which is considered a reasonable separation distance not to result in a material loss of light or outlook.

12. As such, it is considered that the proposal in terms of its impact on residential amenity would be acceptable and would accord with Policy DM10 of the Core Strategy and the Residential Design SPD.

Recommendation:


1 The outbuilding hereby permitted shall be occupied solely for purposes incidental to the enjoyment of the application property and shall not be used as a separate unit of accommodation.

Reason: The establishment of an additional independent unit of accommodation would give rise to an over-intensive use of the site and lead to an unsatisfactory relationship between independent dwellings.

2 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting this Order) no windows or other openings (other than those hereby approved) shall be formed in the sides and rear walls of the outbuilding hereby approved without the prior written consent of the Local Planning Authority.


Informative(s)







A6 Register No: 15/16054/FUL

Address: 47 LANGLEY AVENUE, SURBITON, KINGSTON UPON THAMES, KT6 6QR



Ward: Surbiton Hill Description of Proposal: Demolition of existing house and the erection of two

detached houses. Plan Type: Full Application Expiry Date: 26/03/2015


LAS P14 01 LOCATION PLAN Received 21/01/2015

LAS P14 02 EXISTING SITE LAYOUT 1_200 Received 21/01/2015

LAS P14 03 PROPOSED CONTEXT PLAN 1_500

Received 21/01/2015

LAS P14 04 PROPOSED SITE LAYOUT Received 21/01/2015

LAS P14 05 PROPOSED GROUND FLOOR PLANS

Received 21/01/2015

LAS P14 06 PROPOSED FIRST FLOOR PLANS

Received 21/01/2015

LAS P14 07 PROPOSED ROOF ACCOMMODATION PLANS

Received 21/01/2015

LAS P14 08 PROPOSED ROOF PLANS Received 21/01/2015

LAS P14 10 PLOT 1 PROPOSED EAST AND WEST ELEVATIONS

Received 21/01/2015

LAS P14 11 PLOT 1 PROPOSED NORTH AND SOUTH ELEVATIONS

Received 21/01/2015


Received 21/01/2015


Received 21/01/2015

LAS P14 15 PROPOSED STREETSCENE ELEVATION TO LANGLEY AVENUE

Received 21/01/2015

LAS P14 20 EXISTING FLOOR PLANS Received 21/01/2015

LAS P14 21 EXISTING EAST AND WEST ELEVATIONS

Received 21/01/2015

LAS P14 22 EXISTING NORTH AND SOUTH ELEVATIONS

Received 21/01/2015

BASIC INFORMATION



Policies

LDF CORE STRATEGY CORE POLICIES CS 01 Climate Change Mitigation CS 02 Climate Change Adaptation CS 08 Character, Heritage and Design CS 10 Housing Delivery LDF CORE STRATEGY DEVELOPMENT MANAGEMENT DM01 Sustainable Design and Construction Stan DM02 Low Carbon Development DM10 Design Requirements for New Developments DM11 Design Approach DM12 Development in Conservation Areas and Af DM13 Housing Quality and Mix DM14 Loss of Housing


91/0813/FUL Erection of roof extension, single storey rear and side extensions, first floor side extension and refuse bin enclosure, to provide additional accommodation to existing Nursing Home (revised proposals)

Permit 5 Year Condition and Conditions 20/01/1993

23727 Erection of detached house (land bet Nos 45-49 OA See No 47)

Conditional permission 08/01/1981

23727 Erection of detached house Conditional permission 08/01/1981

24208 Conversion into two houses and four flats & provision of off street car parking


25897 Erection of detached 2 storey house


30053 Alterations to detached two storey house in course of construction


Consultations

1. Neighbour notification: 17 Neighbouring occupiers have been consulted. The objections can be summarised as follows:

2. out of keeping with character of the area 3. houses to large for resultant plots 4. buildings too close together 5. gaps between buildings lost 6. actually 7 bed properties 7. object to loss of laurel hedge at rear of property which would be

harmful to visual amenity 8. laurel hedge not shown on plans or mentioned in arboricultural report 9. Southborough Residents Association 10. reduction of plot size risks the character of the Southborough

Conservation Area. 11. buildings would be three storey out of keeping with area 12. reduction in glimpses between the buildings 13. does not preserve or enhance character and appearance of the

conservation area 14. Kingston Upon Thames Society 15. object on design grounds 16. Surbiton Conservation Area Advisory Committee (SCAAC) 17. No objection to design but wish to see more detail regarding materials

to ensure they enhance the Conservation Area.


18. The application site is located on the west side of Langley Avenue. The site is a large rectangular plot and is occupied by a detached two storey dwellinghouse.

19. The surrounding area is predominantly residential in character and appearance. The site is located in the Southborough Conservation Area.

Proposal

20. Planning permission is sought for the erection of two detached dwellinghouses and the formation of a new vehicular access following the demolition of the existing dwellinghouse.

21. The houses will be 2 storey's in height with accommodation in the roofslope.

Assessment






• Trees


• Sustainability



22. The application has been assessed against the policies of the current development plan which consists of the London Plan and the Council's adopted LDF Core Strategy April 2012.

23. The current use of the site is residential and the proposed development would not change the use of the site. The quantum of housing provision on the site would increase from one dwellinghouse to two dwellinghouses and the plot sub-divided. The existing dwellinghouse is capable of providing family living accommodation (flats/houses of 3 or more bedrooms). The resultant accommodation would provide two dwellings capable of providing family living accommodation. Policy DM14 of the Council's Core Strategy identifies in the sub-text of the policy that the Borough's Strategic Housing Market Assessment (SHMA) identifies there being a need for more family accommodation.

24. The internal space standards and external amenity space would be compliant with the London Plan space standards and the density of the site would be consistent with the densities of the surrounding residential plots.

25. It is considered that the principle of the development is acceptable.


26. The proposal would subdivide the existing plot creating two smaller elongated rectangular plots. The plot size and the coverage of built form on the resultant plots would in general be in keeping with that of the plots to the immediate south of the site on Langley Avenue which are also in the Southborough Conservation Area.

27. The general architectural style of the two dwellinghouses proposed would be in keeping with the general character and appearance of the existing property on the site and the surrounding properties taking reference from the height, mass and bulk, roof form and fenestration and spacing between buildings and front building lines.

28. The buildings would be set back from the street and they would sit comfortably within the line of properties that sit along this stretch of Langley Avenue. The buildings would not cover the full width of the plots they would occupy and a degree of spaciousness between properties would remain affording glimpses through the building lines on this row of properties along Langley Avenue.

29. The details of the materials of the external finishes would be secured by condition so as to ensure a high quality finish and both preserve and enhance the character and appearance of the Southborough Conservation Area.

30. It is considered that the proposal would both preserve and enhance the character and appearance of the Southborough Conservation Area. The proposal would accord with policies CS8, DM10 and DM12 of the Council's adopted LDF Core Strategy April 2012.


31. It is considered there would be sufficient separation distance between proposed habitable room windows and the habitable room windows and private amenity space of the neighbouring occupiers and the proposal would not result in any adverse overlooking of neighbouring occupiers.

32. The proposed buildings would be of a size, siting and design in relation to the neighbouring properties that they would not cause harm to the provision of daylight/sunlight or outlook of the neighbouring occupiers.

33. The proposal would not cause harm to the residential amenities of the neighbouring occupiers and therefore accord with Policy DM10 of the Council's adopted LDF Core Strategy April 2012.

Highways & Parking

34. The proposed development would provide sufficient provision of off-street parking. The formation of the new access and use of the existing access would not prejudice highway safety.

35. The proposal would be in accordance with policy DM10 of the Council's adopted LDF Core Strategy April 2012.

Trees

36. The proposal proposes to remove three low grade trees on the site. The site is the subject of two individual Tree Preservation Orders. These trees are not to be removed and appropriate conditions are suggested to secure the protection of the remaining trees on site.

37. The loss of the trees proposed would not result in any significant harm to the visual amenity of the area and the verdant nature of the site would remain preserving the character and appearance of the Southborough Conservation Area.

Legal Agreements

38. The application is not the subject of any legal agreement requirements.

Sustainability

39. The applicant has provided a Code for Sustainable Homes pre-assessment report detailing how Code level 4 will be targeted, meeting the Council's adopted LDF Core Strategy DM1 requirements. In addition, SAP reports are provided that demonstrate the dwellings will achieve approximately 35% emissions reduction from the part L

compliant baseline. It is suggested that appropriate conditions to secure within 3 months of commencement, a Code for Sustainable Homes Design Stage Assessment report and accompanying Code level 4 Interim Certificates and within 3 months of completion, final Code for Sustainable homes level 4 certificates.

Recommendation:




2 The development hereby permitted shall be carried out in accordance

with the following approved plans:

LAS P14 01 LOCATION PLAN 21/01/2015

LAS P14 02 EXISTING SITE LAYOUT 1_200 21/01/2015

LAS P14 03 PROPOSED CONTEXT PLAN 1_500

21/01/2015

LAS P14 04 PROPOSED SITE LAYOUT 21/01/2015

LAS P14 05 PROPOSED GROUND FLOOR PLANS

21/01/2015

LAS P14 06 PROPOSED FIRST FLOOR PLANS 21/01/2015

LAS P14 07 PROPOSED ROOF ACCOMMODATION PLANS

21/01/2015

LAS P14 08 PROPOSED ROOF PLANS 21/01/2015


21/01/2015


21/01/2015


21/01/2015


21/01/2015

LAS P14 15 PROPOSED STREETSCENE ELEVATION TO LANGLEY AVENUE

21/01/2015

LAS P14 20 EXISTING FLOOR PLANS 21/01/2015

LAS P14 21 EXISTING EAST AND WEST ELEVATIONS

21/01/2015

LAS P14 22 EXISTING NORTH AND SOUTH 21/01/2015

ELEVATIONS


3 The car parking accommodation shown upon the approved drawings

shall be provided with a hard bound dust free surface, adequately drained before the development to which it relates is occupied and thereafter it shall be kept free from obstruction at all times for use by the occupier of the development and shall not thereafter be used for any purposes other than the parking of vehicles for the occupiers of the development and visitors to it.

Reason: To ensure the provision of adequate off-street parking accommodation and to avoid the congestion of surrounding roads by parked vehicles in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

4 Full details of the materials, colour and texture of the external finish of

the building shall be submitted to and approved in writing by the Local Planning Authority before development commences and the development shall be constructed in accordance with the approved finishes.


5 Notwithstanding the provisions of Part 1 of Schedule 2 of the Town &

Country Planning (General Permitted Development) Order, 1995 (or any Order revoking or re-enacting this Order) no extensions (including porches or dormer windows) to the dwelling houses or buildings shall be erected within the curtilage.

Reason: To safeguard the privacy and amenity of adjoining occupiers, maintain adequate amenity space and safeguard the cohesive appearance of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

6 Prior to commencement of the development, a detailed arboricultural

method statement and tree protection plan shall be submitted to and approved by the Local Planning Authority. This submission shall include:

(a) A plan to a scale and level of accuracy appropriate to the proposal, that shows the positions, crown spreads and root protection areas (RPA) of every retained tree on site, and on nearby ground or land adjacent to the site, in relation to the approved plans.

(b) A schedule of pre-construction tree works for the above-detailed

trees, where appropriate.

(c) Details and positions of the tree root protection zones.

(d) Details and positions of tree protection barriers and ground protection where appropriate.

(e) Details and positions of the construction exclusion zones.

(f) Details and positions of the existing and proposed underground service runs, to be routed to avoid root protection zones where possible.

(g) Details and positions of any change in levels or the positions of any excavations within 5m of the root protection area of retained trees.

(h) Details of any special engineering required to accommodate the protection of retained trees (e.g. in connection with foundations, service installation, bridging water features, surfacing).

(i) Details of the working methods to be employed for the installation of drives, paths within the RPA’s of retained trees in accordance with the principles of ‘No Dig’ construction. The details shall be in accordance with British Standard BS: 5837: 2005 sections 9.3, 9.2, 9, 11.7, 5.2.2 and 10 for requirements (c) to (h) inclusive.

The approved protection scheme shall be implemented prior to commencement of any work on site and maintained to the reasonable satisfaction of the Local Planning Authority until the completion of the development.

Reason: In the interests of visual amenities and so that the Local Planning Authority shall be satisfied as to the details of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

7 All works on site shall take place in accordance with the following details which shall have previously been submitted to and approved in writing by the Local Planning Authority prior to the commencement of work: (Specify as Appropriate)

(a) Provision for loading/unloading materials.

(b) Storage of plant, materials and operatives vehicles.

(c) Temporary site access.

(d) Signing system for works traffic.

(e) Measures for the laying of dust, suppression of noise and abatement of other nuisance arising from development works.

(f) Location of all ancillary site buildings.

(g) Measures to protect any tree, shrubbery and other landscape features to be retained on the site during the course of development.

(h) Means of enclosure of the site.

(i) Wheel washing equipment.

(j) The parking of vehicles of the site operatives and visitors

(k) The erection and maintenance of security hoarding.

Reason: In order to safeguard the amenities of the surrounding residential occupiers and to safeguard highway safety and the free flow of traffic in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

8 Refuse storage facilities and recycling facilities shall be provided prior to the occupation of the development hereby permitted in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development, such facilities to be permanently retained at the site.

Reason: To ensure the provision of refuse facilities to the satisfaction of the Council in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

9 The use of the garage hereby permitted shall be restricted solely to the garaging of motor vehicles for the sole benefit and personal enjoyment of the occupants of the dwelling house of which it forms part and for no other purpose whatsoever; and shall be permanently retained for that use.

Reason: To ensure adequate off-street car parking facilities and to retain the amenity value of front gardens in accordance with Policies DM9 (Managing Vehicle Use for New Development) and Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

10 Within 3 months of commencement, a Code for Sustainable Homes

Design Stage Assessment report and accompanying Code level 4 Interim Certificates should be submitted and approved by the local planning authority.

Reason: In the interests of sustainability and energy conservation in accordance with Policy DM1 (Sustainable Design and Construction Standards) of the LDF Core Strategy Adopted April 2012.

11 Within 3 months of completion, final Code for Sustainable homes level 4

certificates must be submitted and approved by the local planning authority.

Reason: In the interests of sustainability and energy conservation in accordance with Policy DM1 (Sustainable Design and Construction Standards) of the LDF Core Strategy Adopted April 2012.

Informative(s)







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