DEVELOPMENT CONTROL COMMITTEE - Date: 25 February 2009

Report of the Executive Head of Planning, Transportation and Highways. Ref: A2008/60543/HHA WARD: Cheam Time Taken:

15 weeks, 1 day Site: Cooinda, Cuddington Way, Cheam Proposal: Erection of a part one, part two storey side and rear extension, provision of

a new entrance lobby at front and two dormer windows at rear. Applicant: Mr S Sawyer Agent: D B Designs Recommendation: GRANT PLANNING PERMISSION Reason for report to Committee: The application has been de-delegated by Councillor Jonathon Pritchard.

Summary of why the application is acceptable: The proposed extensions have been reduced in depth and the single storey extension set back from the boundary with the adjoining property Carwendel. The proposed size, bulk and design of the extensions and the resultant relationship with adjacent property is considered acceptable.

1.0 BACKGROUND 1.1 Site and surroundings: 1.2 The property is a detached dwelling, situated on the south east side of

Cuddington Way. The property has a substantial plot size and is situated within the South Cheam Special Policy Area.

1.3 The properties on this side of the road are staggered, following the angle of

the road. As a result, the neighbouring property, Carwendel is sited forward of the subject property and Fairmile, to the west, is staggered back compared to Cooinda.

1.4 The Special Policy Area is characterised by large detached houses set in

attractive, well landscaped grounds. The overall character and quality is one of attractive openness, with spacing and landscaping between houses contributing positively towards the character of the area.

1.5 Site Specific UDP Designation: 1.6 The property is within the South Cheam Special Policy Area.

1.7 Relevant Planning History: 1.8 There is no recorded planning history on the property. 2.0 APPLICATION PROPOSALS 2.1 Details of Proposal: 2.2 The proposal involves the erection of a part one, part two storey side and

rear extension, provision of a two storey front extension and two dormer windows at rear.

2.3 The proposed part one, part two storey side and rear extension has been

amended, through negotiation. As amended, the proposed two storey rear extension is 3.5 metres deep, with an additional 400mm projection set centrally to the existing dwelling, with a hipped roof treatment. A single storey side extension is proposed, replacing the existing garage with a new garage, utility room and kitchen extension behind. The garage is shown to be set 1 metre from the boundary with ‘Carwendel’ and the kitchen element steps in from the boundary a further 1 metre. The single storey element has a flat roof treatment with a parapet detail and roof lantern.

2.4 The proposed rear dormers are 1.3 metres wide, set 1.9 metres apart. The

dormers are dominated by the window, with no tile hanging around the window. A flat roof treatment is proposed. The dormers are positioned either side of the roof treatment over the additional 400mm projection to the extension.

2.5 The proposed two storey front extension is 2.5 metres deep, with a hipped

roof treatment and the garage to the side projects 1.5 metres to the front of the existing dwelling. The proposal also involves replacement windows, altering the existing style and size.

3 PUBLICITY 3.1 Adjoining Occupiers Notified – Yes. 3.2 Method of Notification: . Letters and plans hand delivered to adjacent

properties in Cuddington Way. Letters sent to properties in Sandy Lane, Golf Side and Cheyham Way that border that site. Neighbours were re-notified of the amended plans.

3.3 Number of Letters Received: Four in response to the original proposal and

4 further letters responding to the amended plans. 3.4 Addresses of letters : 3.5 Fairmile, Carwendel, Mayfield, Talgarth, Cuddington Way, Cheam. 3.6 Summary of material responses :

3.7 Concern has been raised (to the original scheme) in relation to the size of

the proposed extensions, being disproportionate and over-dominating, blocking light and casting shadows, impact on views; properties are staggered benefitting from eastern rear aspect and a fair degree of privacy; disproportionately sized porch with columns, changing the symmetry and pattern of windows; dormers and skylights, potential precedent for other extensions, accuracy of existing plans. Concerns raised in relation to the amended plans reiterating the original points and expanding on the size of the proposals, noting that the extension to the front has been increased as a result of the amendment and that the donor property should be the focal point; proposals not respecting the character of the host dwelling.

3.8 Non material responses 3.9 No demonstration of need for the extension. 3.10 Official Consultation 3.11 Internal:

3.12 None. 3.13 External: 3.14 None. 3.15 Councillor Representation: Councillor Jonathon Pritchard de-delegated the

application raising concern that the proposal represents overdevelopment of the site and would be potentially out of character with the street scene in that area.

4.0 MATERIAL PLANNING POLICIES

4.1 PPS1 – Delivering Sustainable Development PPS3 - Housing Sutton Unitary Development Plan

BE15 – Residential Extensions BE39 – New Developments in Special Policy Areas

4.2 Supplementary Planning Guidance SPD4 – Design of Residential Extensions

5. PLANNING CONSIDERATIONS

• Design • Impact on residential amenity

5.1 Design: 5.2 The proposed two storey rear extension is designed to be fully integrated with

the appearance of the existing property, with a roof design to match the existing. The single storey side extension includes a flat roof element but this would not appear overly prominent. The proposed extensions provide more a symmetrical design, including the dormer windows that are modestly proportioned within the roof slope.

5.3 At the front of the property, the amended plans incorporate a two storey front

extension and front extension to the garage, with a flat roof treatment over the garage/utility room. The flat roof is set behind a parapet, which is modestly decorative, complimenting the style of the property. The proposals also involve replacement windows with a different size and style of window. Whilst the proposals differ from the original design of the property, they are considered to result in a well balanced elevation within the plot, which, whilst changing the appearance of the building, is detailed to compliment the style of the existing building. By setting the first floor extensions away from the site boundaries the property will maintain the spaciousness around it and will not enclose the gap between dwellings. These gaps are considered to be an integral part of the character of the area, as highlighted in Section 1. The proposed extension is not considered to alter the overall spacious character of the area, as viewed from the street scene, in accordance with policy BE39 of the SUDP.

5.4 Impact on Neighbours: 5.5 The proposed two storey front extension and the front extension for the

proposed garage are not considered to have a direct impact on neighbouring property, but are noted to sit forward of ‘Fairmile’.

5.6 The proposed rear extensions have been given careful consideration and

amended as a result of negotiation. The proposed two storey element of the extension, as amended, projects 3.5 metres beyond the original rear wall of the property. It is noted that under the recent changes to the permitted development rights (October 2008), a 3 metre deep two storey rear extension, set 2 metres from the boundary, could be built without requiring planning permission. Whilst the proposed extension is 3.5 metres deep, it is 1.57 metres from the boundary with ‘Fairmile’ and 4.6 metres from the boundary with ‘Carwendel’. Due to the stagger in the building line, the proposed extension would sit approx.1.35 metres to the rear of ‘Fairmile’. The projection to the rear is less than the distance from the boundary, reducing the impact of the extension on that property. The resultant impact of the proposed two storey rear extension, as amended, on ‘Fairmile’ is considered to be acceptable.

5.7 The proposed single storey extension adjacent to ‘Carwendel’ has been

amended, bringing it 2 metres off the boundary to the rear of the existing property. This will allow sufficient space for the existing hedge to be retained. The two storey element is set 4.6 metres from the boundary with ‘Carwendel’.

The overall projection of the two storey element behind ‘Carwendel’ is less than the distance to the side of the adjacent property. If a 45 degree line is drawn from the window of the adjacent property (Cawendel), it would not strike the proposed two storey rear extension. This basic test gives an indication of the degree of impact that the proposed extension will have on the property. The relationship with ‘Carwendel’ is considered to be a balanced case, noting the projection beyond the neighbouring property, which will be particularly noticeable from the patio area to the rear of the house. However, retaining a reasonable distance is considered to be the important issue in this case, noting that a 3 metre deep extension could be built 2 metres away from the boundary under permitted development. Given the opportunity for development under permitted development, the proposal is, on balance, considered to be reasonable, noting the distance to the boundary of the two storey element. It is concluded that the resultant impact on ‘Carwendel’ is reasonable, noting that the first floor element of the proposal is set significantly (4.6 metres) off the boundary with that property.

5.8 The proposed dormer windows to the rear introduce windows at roof level.

There is some general overlooking between properties at first floor level and the introduction of windows at roof level is not considered to have a detrimental impact in terms of loss of privacy, noting that windows at higher level give more distant views. Loss of privacy has also been raised as a concern from first floor windows, which will be deeper into the plot. Whilst there may be some difference in the level of possible overlooking, the windows are no closer to the boundary than the existing first floor rear windows and it is considered that the impact in relation to overlooking from bedroom windows is not so direct to be of concern, retaining a reasonable degree of privacy between properties. A side bathroom window is also shown. This would be conditioned to be obscure glazed with high level opening only.

5.9 Sustainability: 5.10 The application is for extension to an existing dwelling, using traditional

materials, to match the existing. The extensions would have to meet the standards of Building Control in respect of insulation, generally upgrading the levels of insulation compared to the existing property.

6.0 CONCLUSION AND RECOMMENDATION 6.1 The proposed extensions are considered, on balance, to comply with the aims

and objectives of policies BE15 and BE39 of the SUDP and SPD4 – Design of Residential Extensions.

Background Papers: Drawings and other documents can be viewed on line – 1) Go to page: http://82.43.4.135/FASTWEB/welcome.asp2) Enter Planning Application Number: A/08/60534/HHA

3) Click on Search and View Current Applications 4) Click on View Plans & Documents

Mr Bishop D B Designs 11 Netherby Park Weybridge KT13 0AE

A2008/60543/HHA

DRAFT

The Council of the London Borough of Sutton as Local Planning Authority under the provisions of Part lll of the Town and Country Planning Act 1990, DO HEREBY GRANT permission for the development specified in the First Schedule hereto, subject to the conditions (if any) specified in the Second Schedule. 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 The development specified in the application for planning permission received valid on 11/11/2008 namely: Cooinda CUDDINGTON WAY Cheam SM2 7HY Erection of a part one, part two storey side and rear extension, provision of a two storey front extension and replacement windows to front elevation and two dormer extensions at rear.

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. (4) The bathroom window(s) in the flank elevation(s) of the development hereby approved shall be glazed with obscure glass fixed shut in a manner that they cannot be opened and so maintained. Reason: To safeguard the current level of privacy enjoyed by the occupants of adjoining properties. 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 38(6) of the Town and Country Planning Act 2004 (as amended) and for this reason planning permission is granted. (5) The drawing no(s). relating to this decision is/are COOINDA/08/01, COOINDA/08/02A & COOINDA/08/03. For Head of Planning and Transportation Date: 12 February 2009 (LBSDCNdraftGTD)