DEVELOPMENT CONTROL COMMITTEE - Date:24 October 2007 Report of the Executive Head of Planning, Transportation and Highways. Ref: B2007/57903/HHA WARD: B09 / BELMONT Time Taken:

20 weeks, 1 days Site: 11 Banstead Road South Sutton Surrey SM2 5LF

Proposal: Erection of a two storey side extension, a single storey side and rear extension,

raised rear terrace and conversion of garage into a habitable room. Applicant: S Green Agent: Samway Design Recommendation:

GRANT PLANNING PERMISSION Reason for Report to Committee: Application de-delegated by Councillor Pickles.

The proposed extensions are considered acceptable because the design of the two storey extension is considered to be in keeping with the original property and sub ordinate to the existing house and the amendment to the original rear extension is considered to result in a reasonable relationship with the adjacent property.

1.0 BACKGROUND 1.1 Site: 1.2 The property is a detached house, situated on the east side of

Banstead Road South, on the corner with Beeches Walk. The site slopes down from front to rear.

1.3 Surroundings: 1.4 The surrounding properties are predominantly detached houses, with

garages to the side and relatively long rear gardens. 1.5 Site specific UDP designation: 1.6 The property is within the South Sutton & Carshalton Beeches

Special Policy Area. 1.7 Relevant Planning History: 1.8 No planning history

2.0 APPLICATION PROPOSALS 2.1 Details of Proposal: 2.2 A two storey side extension, single storey rear extension, raised rear

terrace and conversion of garage into a habitable room. The proposed two storey side extension is set back at first floor level, with a hipped, cat-slide roof treatment matching the style of the existing house, balancing with the other side of the property. A dormer window is proposed at first floor level to the front, matching the proportions and design of the existing window. The proposed side extension has been negotiated and as revised is set 1 metre off the flank boundary. At the rear, the proposed flank extension projects 1 metre beyond the rear of the original property.

2.3 The proposed single storey rear extension is 3 metres deep,

extending 2 metres behind the proposed flank extension. This element of the proposal has also been negotiated, pulling the extension 1.5 metres off the boundary with number 13 Banstead Road South. The resultant extension wraps partially around the rear of the existing garage, retaining a gap of 1.5 metres to the boundary. Further amendments have been received as the original plans did not accurately show the land levels across the site. The proposed rear extension has a bonnet roof treatment with hipped corners. The height of the proposal is 2.8 metres above the adjacent land level at number 13 Banstead Road South to the eaves (3 metres above land level of subject site), rising to 3.85 metres above adjacent land at number 13 (4.1 metres above adjacent land at subject site). With the difference in levels across the site, the height of the proposed rear extension adjacent to Beeches Walk is 4 metres to eaves, rising to 5 metres above pavement height.

2.4 The proposed rear terrace is 3 metres deep, beyond the proposed

rear extension and is shown to vary between 300mm above ground level at the furthest point, adjacent to number 13 Banstead Road South to 1.1 metres above ground level at the further projection adjacent to the flank boundary with Beeches Walk. The terrace is shown to be four steps below the ground level of the proposed extension.

2.5 The proposed conversion of the garage into a habitable room

involves the replacement of the garage door with a window. 2.6 Significant amendments to application since submitted: 2.7 The proposal has been amended to set in 1 metre from the flank

boundary adjacent to Beeches Walk at ground floor level, the proposed rear extension reduced in depth from 3 metres to 1 metre at first floor level and the proposed single storey rear extension

moved off the boundary with number 13 Banstead Road South by 1.5 metres.

2.8 The plans have been amended to show the different levels across the

site. 3.0 PUBLICITY 3.1 Adjoining Occupiers Notified 3.2 Method of Notification: 3.3 Neighbour notification letters, with plans were hand delivered to

adjoining properties. 3.4 Number of Letters Received: 3.5 3 letters received. 3.6 Addresses of letters: 3.7 13 Banstead Road South 3.8 Summary of material responses:

• Disproportionate increase in floor area – nearly 96%; • Ground floor extension from south to north boundary – excessive

bulk and overdevelopment; • 5.7 metre depth of extension behind garage, 3 metres high – loss

of sunlight/daylight/overshadowing to side door and window – excessive height and length of extension with only 1.22 metres to flank of 13;

• Impact on existing fence; (resolved by amended plans) • Distance of 1.5 metres from the fence insufficient • Use of premises as business of a builder - skip in rear garden and

associated parking/manoeuvring of vehicles on road; • Carshalton Beeches Special Policy Area – excessive bulk

damaging to Area; • Designed with space between houses; development restricting

rear access. • Comments on amended plans – representing 82 % increase,

unacceptable bulk, overdevelopment, excessive height and length having impact on kitchen – loss of sunlight/daylight

• Discrepancies with plans – height of extension compared to new terrace, levels still challenged in parts;

• Continued issues with building waste.

3.9 Non-Material Responses:

• Fire risk due to large room sizes – considered under building control;

• Statutory right to light – this is a private legal issue between the two parties concerned;

3.10 Official Consultation 3.11 None required.

3.12 Councillor Representation: 3.13 De-delegated by Councillor David Pickles 4.0 MATERIAL PLANNING POLICIES 4.1 Sutton Unitary Development Plan

• BE15 – Residential Extensions • BE39 – Special Policy Areas

4.2 Supplementary Planning Guidance/Documents

• SPD – Design of Residential Extensions 5.0 PLANNING CONSIDERATIONS 5.1 The principle considerations (including whether any material planning

objections have been reasonably addressed) in relation to this application are: • Use • Design Quality • Impact on Neighbours • Impact on Special Policy Area

5.2 Use: 5.3 The proposal is for a residential extension for residential purposes.

The letter of representation raised concern about the use of premises as a building business. One of the Council’s enforcement officers has investigated the allegation in relation to the existing property, raising the issue with the applicant. No evidence has been found in connection with business use although a further visit is to be made. The investigation regarding use can be continued and should not affect the outcome of this application.

5.4 Design Quality: 5.5 The proposed extension has taken design features of the original

house and mirrored them to provide a balanced, subordinate

extension when viewed from the front of the property. The proposal has been inset at either side at ground floor level to leave space to the boundary. At the rear, the proposed first floor extension has a hipped roof treatment and the single storey rear extension has a bonnet treatment, wrapping around the proposed extension with hipped corners. Whilst this is not a full pitch, it is considered to be acceptable, noting that it reduces the full height of the roof treatment compared to a full pitch. The design of the proposed extensions and alterations are considered to be acceptable and are considered to comply with the aims and objectives of SPD – Design of Residential Extensions.

5.6 Impact on Neighbours: 5.7 The site has been viewed from the adjacent property, number 13

Banstead Road South. Number 13 has an obscure glazed side door and two obscure glazed side windows, one serving the kitchen and the other serving a pantry. The side kitchen window roughly lines up with the rear of the existing garage to number 11. The kitchen has a clear glazed rear window to the rear, being the main aspect from the room. The house is set at the same level as number 11, with the garden sloping down, with steps adjacent to the boundary. The proposed extension is 4.1 metres high above the existing terrace level (3.2 metres to eaves). From the site inspection it was noted that the proposed rear extension, up to the boundary would have an enclosing impact on the side of the number 13. However, the side window and door were noted to be secondary windows, with main aspect to the rear. The space to the side of the property would appear enclosed, but this is essentially a side passage to the rear garden. The amendments achieved, pulling the proposal 1.5 metres off the boundary with number 13 are considered to be sufficient to reduce the impact of enclosing the side of the property, leaving a gap of 2.72 metres to the flank, obscure glazed windows. It is noted that the garden of number 13 Banstead Road South is set at a marginally higher level than the subject site. Whilst it is acknowledged that the proposal, as amended, will have an impact on number 13 Banstead Road South, the level of impact is considered to be reasonable.

5.8 The proposal is not considered to have any direct impact on other

property. 5.9 Impact on Special Policy Area 5.10 The proposed extension has been set in from the flank boundary and

reduced in depth at first floor level at the rear. These alterations have been negotiated to reduce the impact of the extensions on this corner site, to respect the spacing of houses around and protect the special character of the area. As amended, the proposed extensions are not considered to have an adverse impact on the character of the area. Whilst the proposed extensions represent a relatively large increase

from the original property, the extensions are considered to be reasonably accommodated on this corner site.

5.11 Considerations Relating to Other Objections: 5.12 The issues relating to the use of the property are being investigated

by the Council’s enforcement team and the applicant is aware of the investigation. The application can be determined and does not rely on the outcome of the investigations.

5.13 The issues regarding the levels of the site have been addressed and

revised plans submitted showing the changes in levels. 6.0 CONCLUSION AND RECOMMENDATION 6.1 The proposal is considered to comply with the main aims and

objectives of policies BE15 and BE39 of the SUDP and SPD – The Design of Residential Extensions.

Background Papers: B2007/57903/HHA Drawings and other documents can be viewed on line – 1) Go to page: http://82.43.4.135/FASTWEB/welcome.asp 2) Enter Planning Application Number: B2007/57903 3) Click on Search and View Current Applications 4) Click on View Plans & Documents

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Samway Design 5 Tadworth Street Tadworth KT20 5RP

B2007/57903/HHA

DRAFT WARNING: It is in your interests to ensure you obtain the approval of the Local Planning Authority, where the conditions require that to occur. Failure to comply with the following conditions may lead to enforcement action to secure compliance.

FIRST SCHEDULE 11 Banstead Road South Sutton Surrey SM2 5LF Erection of a two storey side extension, a single storey side and rear extension, raised rear terrace and conversion of garage into a habitable room.

SECOND SCHEDULE (1) The development must be begun not later than the expiration of three years beginning with the date hereof. Reason: To comply with Section 91 of the Town and Country Planning Act 1990, as amended. (2) All external facing materials, treatments and finishes shall be identical to those of the original building. Where this is not possible the type and treatment of the materials to be used shall be agreed in writing by the Local Planning Authority prior to the development being carried out. Reason: To ensure that the extension harmonises with the existing building. (3) Variations with the approved plans and specifications shall first be agreed in writing by the Local Planning Authority.

Reason: To enable variations to be reviewed against this in accordance with this permission. INFORMATIVES. (1) This approval only grants permission under section 57 of the Town and Country Planning Act 1990. Further approval or consent may be required by other legislation, in particular the Building Regulations and you should contact Building Control on 020 8770 6268 before proceeding with the work. (2) The permission hereby granted confers no rights on the applicant to encroach upon, extend over or otherwise enter upon property not in his ownership for any purposes connected with the implementation of this planning permission. (3) Where variations to approved plans, submitted in accordance with the condition noted above, do not differ materially from the approved details they will be dealt with as a minor variation. In those cases another planning permission will not be required. It should be noted that where variations are material they will need to be considered by way of a further planning application. If you are doubtful about what you need to do, please telephone: 020 8770 6200 or fax 020 8770 6201. (4) This application has been assessed against the relevant policies of the Sutton Unitary Development Plan. The proposal is generally in accordance with Section 54A of the Town and Country Planning Act 1990 (as amended) and for this reason planning permission is granted. (5) The drawing no(s). relating to this decision is/are SG/1 Rev A, SG/2 Rev A, SG/3 Rev A, SG/11 Rev C, SG/12 Rev C, SG/13 Rev C and SG/14 Rev B.