Agenda item

The Committee considered the above-mentioned full application for erection of two storey side and rear extension with front and rear gables, enlarged dormer and front and rear roof-lights following the demolition of detached garage and lobby.  (Amended plans received 26.062023 to change the roof and reduce the width).

Prior to the consideration of the application, the following persons addressed the Committee in accordance with Public Speaking Procedure Rules 3(b):

·        Mr Chris Orthodoxou (to object) and;

·        Mr Sumant Doorgapershad (In Support) (online)

The Committee received a presentation from the Senior Planning Officer, James Amos.  The Committee noted the supplementary late sheets which detailed a response from the Parish Council who had responded to amended plans as well as one further representation of objection and one of support.

The site was located on the south side of Send Road and was comprised of a semi-detached bungalow.  It was part of a group of 12 properties located off an access road which ran parallel with Send Road.  The property had an attached garage and a gap to the western side.  The garage has already been removed and some building works commenced under permitted development rights to start an extension to the roof.  Principally, the accommodation was at ground floor level and there was a very small area within the roofspace which was illuminated by the rear facing dormer.  The proposed floor plans for the extension were at ground floor level and would be set back from the main front elevation and extend for the full depth of the dwelling with a small projection of less than 1 metre towards the rear garden.  The boundary of the property widened at the rear, so that gap at the front was 1.6 metres and the gap at the rear was 2.1 metres.  The extension would partially fill the gap between the dwelling and its neighbour.  On balance however the proposal was considered acceptable and complied with the guidance in the adopted residential extensions SPD.  It had a degree of subservience to the main dwelling and would not cause harm to the amenities of neighbouring properties.  The application was therefore recommended for approval, subject to conditions.   

In response to comments made by public speakers, the Senior Planning Officer, James Amos confirmed that kitchen were not classified as habitable rooms.  The BRE Sunlight and Daylight Assessment looked at habitable rooms which included living rooms, dining rooms and bedrooms.  Whilst it was recognised that the extension would have an impact, the BRE Test was not relevant in this instance.  In relation to comments made about terracing, a significant gap between the flank wall of the proposed extension and the boundary was proposed and the hipped roof was orientated away from the boundary so terracing would not occur.

The Committee noted concerns raised that whilst the kitchen was not a habitable room, an elderly couple used it extensively and would have their amenities affected as a result.  It appeared that no other property in Send Road had been extended to such an extent and therefore by virtue of its bulk and mass failed to comply with policy D1 due to its poor design.  The Committee also noted concerns that the scheme was not in character with the surrounding area. 

The Senior Planning Officer, James Amos confirmed that no.187 Send Road had been extended many years ago and the footprint was larger than what was proposed at no.188.  It was a balanced judgement with regard to harm and the Committee had to consider the fact that residents had the right to apply for planning permission to extend their properties and extend them under permitted development rights.  There was a small degree of subservience and the proposal was considered to be well designed in the context of what was there currently.     

A motion was moved and seconded to approve the application which was carried.

In conclusion, having taken consideration of the representations received in relation to this application, the Committee;

RESOLVED to approve application 22/P/01834 subject to the conditions and reasons as detailed in the report.