appendix a kingston town planning sub committee … · report by head of planning & transport...

APPENDIX A

KINGSTON TOWN PLANNING SUB COMMITTEE

WEDNESDAY 10 DECEMBER 2014 REPORT BY

HEAD OF PLANNING & TRANSPORT PLANNING APPLICATIONS

INDEX

ITEM NO

REGISTER NO

ADDRESS DESCRIPTION RECOMMENDATION PAGE NO

Report 332328

A1 13/16872 Ravens Ait Conference And Banqueting Centre, Portsmouth Road, Kingston Upon Thames, KT6 4HN

Retention of existing marquee PERMIT A4

A2 14/12001 Kingston Power Station, Skerne Road, Kingston Upon Thames

Retention of 2x Existing Electrical Substations

PERMIT A11

A3 14/12651 87 Alfred Road, Kingston upon Thames, Surrey, KT1 2TZ

Demolition of existing dwelling and erection of a pair of semi-detached 3 bedroom dwellings with onsite parking with associated amenity space and landscaping.

PERMIT A17

A4 14/12922 22 Lower Kings Road, Kingston upon Thames, Surrey, KT2 5HR

Erection of a Two Storey Rear Extension.

PERMIT A32

APPENDIX A


WEDNESDAY 10 DECEMBER 2014 REPORT BY

HEAD OF PLANNING & TRANSPORT PLANNING APPLICATIONS

INDEX

ITEM NO

REGISTER NO

ADDRESS DESCRIPTION RECOMMENDATION PAGE NO

Report 332328

A5 14/12957 42 Bockhampton Road, Kingston upon Thames, Surrey, KT2 5JU

Erection of first floor side extension. PERMIT A40

A6 14/12962 Royal Borough of Kingston upon Thames, North Kingston Centre Richmond Road, Kingston upon Thames, Surrey, KT2 5PE

An advert stating the opening of The Kingston Academy in September 2015 on the site where the advert will be placed.

PERMIT A46

A7 14/13050 34 Gibbon Road, Kingston upon Thames, Surrey, KT2 6AB

Erection of single storey, 1x Bedroom 'Granny Annexe' in rear garden.

PERMIT A51


10TH DECEMBER 2014

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.

Kingston Town Planning Sub Committee

Date of Meeting: 10/12/2014

A1 Register No: 13/16872/FUL

Address: RAVENS AIT CONFERENCE AND BANQUETING CENTRE, PORTSMOUTH ROAD, KINGSTON UPON THAMES, KT6 4HN

(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: Grove Description of Proposal: Retention of existing marquee Plan Type: Full Application Expiry Date: 12/02/2014

Applicant's Plan Nos:

Block Plan Received 18/12/2013

East & North Facing Elevations Received 09/12/2013

Location Plan Received 18/12/2013

Plan of Marquees & Site Plan Received 06/12/2013

West & South Facing Elevations Received 09/12/2013

BASIC INFORMATION

National Planning Policy Framework (NPPF) 2012

Development Plan:

London Plan July 2011 LDF Core Strategy Adopted April 2012

Policies

LDF CORE STRATEGY CORE POLICIES CS 04 River Thames Corridor, Tributaries and t CS 08 Character, Heritage and Design LDF CORE STRATEGY DEVELOPMENT MANAGEMENT DM07 River Thames Corridor, Tributaries and t DM09 Managing Vehicle Use for New Development DM10 Design Requirements for New Developments DM12 Development in Conservation Areas and Af

Previous Relevant History

4945 Demolish existing buildings and boathouse and replace with a more modern structure

Conditional permission 30/06/1969

Consultations

1. Neighbour notification: letters have been issued to 123 neighbouring occupiers. A site notice has been posted and the application advertised in the press. There have been 4 letters of objection received. The objections can be summarised as follows:

2. Noise created by loud music and other sounds 3. Concerns that noise report assess noise levels for a narrower range of

operating hours than the hours currently

4. Lead to parking and traffic pressures 5. Richmond Borough Council: The marquee is substantial and is used

for a variety of entertainment, leisure and social uses. Whilst such structures are not uncommon on an occasional temporary basis it is not considered appropriate on a permanent basis, particularly in this environmentally sensitive riverside area opposite a Grade 1 Historic Park.

6. Kingston Town Neighbourhood Conservation Area Advisory Committee: No observation.

7. Pollution Control Officer: No objection subject to suitable noise conditions recommended.

8. Neighbourhood traffic engineer: Concern raised over parking and travel modes to the site. Applicant should provide written confirmation of ability to provide said car parking provision and promote travel modes in its sales/marketing brochures.

9. Officer response: Condition can be secured for applicant to provide a car parking and travel management plan.

Site and Surroundings

10. The application site is an island site on the River Thames adjacent Portsmouth Road that stretches in relation to the land between the junctions of Uxbridge Road and Grove Road. The site has a two storey building, marquee and jetty. The marquee is subject of this application for retention. The site is used for wedding and conferencing events.

11. The site is located in the Riverside South Conservation Area and a designated Environment Agency Fluvial Flood Zone 3A.

12. The uses on the land east of the site are predominantly residential in character and appearance. The land to the west of the site is not in the jurisdiction of the Council. The adjoining authority Richmond Council have been consulted.

Proposal

13. Planning permission is sought for the retention of an existing Marque at the southern end of the site. The Marquee is white in colour and has a ridge height of 5.5m, a width of 24m and a length of 24m.

14. The Marque is not wider than the buildings on site and is set below the height of the adjacent buildings on site.

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

15. The application seeks the retention of a marquee to provide ancillary floorspace for the existing use of the site which currently operates as a wedding hire and conference venue. The use is well established and the proposal would improve the existing use's offer and would be considered to be compatible with the existing use of the site and would not change the use of the site. It is considered the principle of development is acceptable subject to the proposal not causing harm to the character and appearance of the surrounding area and neighbouring residential amenity.

Impact on Character of Area

16. The marquee subject of this application is currently in situ. Its presence on the landscape is not seen as being visually intrusive and it blends into the backdrop of the larger built form of the higher buildings that have historically been and remain on the site. The marquee is located in a soft landscaped area of the site surrounded by lawn shrubbery and trees which provide natural screening to the marquee and mitigate any visual impacts of the marquee. It is considered that the proposed retention of the marquee would not detract from the host property or be out of keeping with the site as a whole and would preserve the character and appearance of the Riverside South Conservation Area and not impact upon Home Park on the Richmond Borough's Bankside.

17. It is therefore considered that the proposal would be in accordance with policies CS4, CS8, DM10 and DM12 of the Council's adopted Core Strategy April 2012.

Impact on Neighbours’ Residential Amenity

18. The application site is sited 90 metres to the west of the residential properties on Portsmouth Road and as such would not result in any loss of privacy, outlook or daylight sunlight provision of neighbouring occupiers. The island is largely screened from view at ground level on the Portsmouth Road by the vegetation along the roadside adjacent the river bank.

19. The application has attracted concerns from neighbouring occupiers about noise levels emanating from the premises due to the nature of the use of the site. The applicant has submitted a detailed acoustic report in support of the application and the Council's Principal Pollution Control Officer has reviewed the application in the context of whether or not the proposal would be acceptable in terms of noise levels with

particular regard to neighbouring residents. It has been concluded that the retention of the marquee would not result in harmful noise levels subject to control of noise by use of conditions to protect nearby neighbouring residential amenity.

20. It is therefore considered that the proposal would be in accordance with policy DM10 of the adopted Core Strategy April 2012.

Highways & Parking

21. The venue is an island site and only accessible by boat from the east river bank on the Portsmouth Road. This section of Portsmouth Road has a PTAL rating of 2 and the surrounding approach roads to the jetty site/riverbank are the subject of controlled parking and waiting restrictions. It is stated in the applicants Planning Appraisal that neighbouring car parks can accommodate 70 car park spaces.

22. It is considered that the retention of the Marque would not result in significant harm or prejudice to existing highway conditions in terms of parking, highway movement or safety.

23. It is therefore considered that the proposal would be in accordance with policies DM9 of the adopted Core Strategy April 2012.

Trees

24. The proposal does have any tree impacts.

Legal Agreements

25. There are no legal agreements required.

Sustainability

26. There are no sustainability measures required.

Recommendation:

Approve subject to the following conditions:

1 The development hereby permitted shall be commenced within 3 years 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:

Plan of Marquees & Site Plan 06/12/2013

Location Plan 18/12/2013

Block Plan 18/12/2013

West & South Facing Elevations 09/12/2013

East & North Facing Elevations 09/12/2013

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

3 The facing materials to be used in the construction of the marquee 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.

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 Within one month of this consent being granted a scheme shall be submitted to and approved in writing by the Local Planning Authority for all necessary noise control measures and the acoustic insulation of the marquee to ensure that the following music noise levels are complied with. The scheme shall be implemented before the marquee is first occupied and thereafter permanently retained:

(A) Between the hours of 9am to 11pm noise from any live or recorded music (including DJ) played on Ravens Ait shall not:

(i) cause an increase of more than 2dB in the LA90(1min)(f) when compared with the existing equivalent LA90(1min)(f) without the premises in operation and

(ii) cause an increase of more than 3dB above the real time simultaneous Leq(1min)(f) 1/1 octave band sound pressure level centred in the frequencies 63Hz and 125Hz, when compared with the existing equivalent Leq(1min)(f) 63Hz and 125Hz taken without the premises in operation.

(B) Between the hours of 11pm to midnight noise from any live or recorded music (including DJ) played on Ravens Ait at any time shall not:

(i) cause any increase in the LA90(1min)(f) when compared with the existing equivalent LA90(1min)(f) without the premises in operation and,

(ii) cause any increase in the real time simultaneous Leq(1min)(f) 1/1 octave band sound pressure level centred in the frequencies 63Hz and 125Hz, when compared with the existing equivalent Leq(1min)(f) 63Hz and 125Hz taken

without the premises in operation.

Music noise levels shall be measured or calculated 1m from the facade of the nearest noise sensitive premises.

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

5 Within one month of the scheme being approved by the Local Planning Authority an acoustic report shall be submitted validating the noise conditions detailed in (1A) and (1B) above.


6 The marquee shall not be used by the public for the purposes hereby permitted before 9am and after midnight Monday to Sunday


7 Prior to use of the Marquee hereby permitted a Car Parking and Travel Management Plan shall be submitted to and agreed in writing by the Local Planning Authority and thereafter operated in accordance with the agreed management plan unless otherwise agreed in writing by the Local Planning Authority.

Reason: In order to safeguard existing highway conditions and prevent traffic and parking congestion in the area during the use of the marquee 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.

Informative(s)

1 The applicants attention is drawn to Condition(s) 3 and 4; of this permission which refer to matters which must be submitted to and approved by the Local Planning Authority before any works on site commence. The applicant is advised to contact the Planning Officer at an early date to ensure no undue delay occurs in the development of this site.




Address: KINGSTON POWER STATION, SKERNE ROAD, KINGSTON UPON THAMES



Ward: Canbury Description of Proposal: Retention of 2x Existing Electrical Substations Plan Type: Full Application Expiry Date: 21/02/2014


C1-LO(03)200 Rev C4 Received 27/12/2013

C1-LO(09)200 Rev 01 Received 27/12/2013



Design and Access Statement Received 27/12/2013

BASIC INFORMATION


Development Plan:


Policies

LDF CORE STRATEGY CORE POLICIES CS 08 Character, Heritage and Design LDF CORE STRATEGY DEVELOPMENT MANAGEMENT DM10 Design Requirements for New Developments


06/12424/FUL Erection of a part 8, part 7 part 6 storey building on the eastern part of the site around the EDF substation facing Skerne Road for a 150 bedroom hotel (with conference/banqueting & meeting facilities) and 148 flats. Erection of a part 16, part 11, part 6 storey building comprising 222 flats, on the western part of the site (the Riverside).

Refuse Full Application 07/11/2007, Appeal Allowed 23/10/2008

Consultations

1. Neighbour notification: Neighbour notification letters were issued on 21/01/2014 and a site noticed posted 6/02/2014. No responses have been received.

2. Environment Agency raise no objection.


3. The application site is located on the south east side of Henry Macualay Avenue adjacent the west elevation of the mixed use residential led development known as Kingston Heights and adjacent the back edge of the pavement.

4. The surrounding area is predominantly residential in character and appearance with some commercial and hotel uses under construction within the vicinity of the site.

5. The proposal is located within an Environment Agency Fluvial flood Zone 3A.

Proposal

6. Planning permission is sought for the retention of two single storey electrical substations.

Assessment






• Trees


• Sustainability



7. The application relates to the retention of 2 electricity sub-stations which are to serve residential apartments in Skerne Road (Kingston Heights) and the Riverside (Riverside apartments). The development is operational development and compatible with the existing residential use of the site and the policies of the development plan do not preclude such types of development. It is considered that subject to compliance with the relevant development plan policies the principle of development is considered acceptable.


8. The sub-stations are adjacent the Kingston Heights building on Henry

Macaulay Way and are single storey in height, square in shape and have a flat top. The external appearance of the sub-station to serve the Kingston heights development is exposed brick (blue engineered) to match the backdrop of the Kingston Heights building. The external appearance of the riverside apartments sub-station is an off- white colour rendered. It is considered that the sub-stations are sub-ordinate to their surroundings and are of an appearance sympathetic to the character and appearance of the adjacent buildings.

9. The substations are not considered to be visually intrusive and are absorbed within the backdrop of the surrounding high rise residential developments .In addition between the substations a strip of soft landscaping as been planted which will serve to soften the impact of the built form through time and there are also a number of trees planted on the pavement just to the north of the sub stations that again through time will soften the impact of the built form.

10. The proposed development would not harm the character and appearance of the area and be in accordance with policies CS8 and DM10 of the LDF adopted Core Strategy April 2012.


11. The electricity sub-stations do not impede the outlook of any neighbouring occupiers as result of their siting and design or harm the provision of daylight or sunlight of the neighbouring occupiers. The development does not result in any loss of privacy to neighbouring occupiers.

12. A condition is recommended to be added to ensure that noise levels from the sub-station do not result in any noise pollution to neighbouring residential occupiers.

Highways & Parking

13. There are no highways issues.

Trees

14. There are no trees affected by this proposal.

Legal Agreements

15. There are no legal agreements required for this proposal.

Sustainability

16. There are no sustainability measures required for this proposal.

Recommendation:





Design and Access Statement 27/12/2013

C1-LO(61)100 Rev C2 27/12/2013

C1-LO(09)200 Rev 01 27/12/2013

C2-LO(05)102 Rev C4 27/12/2013

C1-LO(03)200 Rev C4 27/12/2013


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 The rating level of the noise determined by the cumulative sound emissions of the electricity sub-stations hereby permitted shall be at least 5dBA lower than the existing background noise level at any given time of operation. The noise levels shall be determined 1m externally to any window at the nearest residential façade. Measurements and assessment shall be carried out in accordance with British Standard 4142:1997


Informative(s)

1 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.

2 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.

3 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”.




Address: 87 ALFRED ROAD, KINGSTON UPON THAMES, SURREY, KT1 2TZ



Ward: Grove Description of Proposal: Demolition of existing dwelling and erection of a pair

of semi-detached 3 bedroom dwellings with onsite parking with associated amenity space and landscaping.

Plan Type: Full Application Expiry Date: 26/08/2014


1583 Alfred Road PA Report Received 13/06/2014

Alfred Road Landscaping Elevation LFR/P14/20 Received 16/10/2014

Alfred Road Landscaping Plan V2 Received 16/10/2014

ARK P13 01 LOCATION PLAN Received 13/06/2014

ARK P13 02 EXISTING SITE PLAN Received 01/07/2014

ARK P13 12 EXISTING BUNGALOW FLOOR PLAN

Received 13/06/2014

ARK P13 13 EXISTING BUNGALOW ELEVATIONS

Received 13/06/2014

Completed Mayoral CIL forms Received 30/09/2014

Design and Access Received 13/06/2014

Landscaping Front Garden Received 16/10/2014

Landscaping Rear Garden Received 16/10/2014

LFR P14 03 CONTEXT PLAN PROPOSED Received 13/06/2014

LFR P14 04 PROPOSED GROUND FLOOR PLAN

Received 13/06/2014

LFR P14 05 PROPOSED FIRST FLOOR PLAN Received 13/06/2014

LFR P14 06 PROPOSED SECOND FLOOR PLAN

Received 13/06/2014

LFR P14 07 PROPOSED ROOF PLAN Received 13/06/2014

LFR P14 08 PROPOSED CROSS SECTION AA

Received 13/06/2014

LFR P14 09 PROPOSED ELEVATIONS Received 13/06/2014

LFR P14 10 STREETSCENE ELEVATION TO ALFRED ROAD

Received 13/06/2014

Lifetime Homes Statement Received 13/06/2014

Plot 1 87 Alfred Road STRO007283 DS 20138155953314

Received 13/06/2014


Received 13/06/2014

BASIC INFORMATION


Development Plan:


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 DM08 Sustainable Transport for new Development DM09 Managing Vehicle Use for New Development DM10 Design Requirements for New Developments DM11 Design Approach DM12 Development in Conservation Areas and Af DM13 Housing Quality and Mix


12/12852/FUL Demolition of existing dwelling and erection of a pair of semi-detached 4 bedroom two storey houses with rooms in the roof

Refused 07/03/2013, Appeal Dismissed 21/11/2013

13/12416/FUL Demolition of existing dwelling and erection of 2 no. semi-detached dwellings.

Not proceeded with 26/07/2013

13/12745/FUL Demolition of existing dwelling and erection of a pair of semi-detached dwellings

Refuse Full Application 07/02/2014

14/12332/PRE Demolition of existing bungalow and erection of a pair of semi-detached dwellings.

Response Sent 14/05/2014

Consultations

1. Neighbour notification: 18 neighbours were notified. 3 neighbours objected on grounds which include loss of light and privacy, additional

pressure on local parking, and the design being out of character with the Local Area of Special Character and out of scale with the surroundings because of the roof design and loss of trees.

2. Neighbourhood Traffic Engineer - Responded with no objections and is satisfied with the car parking spaces provided, however, has commented that the scheme should be car capped.

3. Sustainability - Pre-assessment report for CSH4 provided. Condition final CSH4 report within 6 months of completion.

4. Housing - Response received raising no objections to the proposal. 5. Tree and Landscape Officer - Consulted and raised no objections.


6. The site is a detached bungalow on the north side of Alfred Road. It is not listed or in a conservation area but is in the Grove Local Area of Special Character.

Proposal

7. Permission is sought to demolish the existing bungalow and erect a pair of semi detached 3 bedroom dwellings.

8. The applicant originally sought planning permission in 2012 for a similar scheme to erect two semi detached properties, however, sought to include 4 bedrooms in each dwelling. In addition, the proposal included a single bay window at ground floor and include a mansard style roof with a rear dormer. The proposal was refused on the grounds of its character and appearance in relation to the size and bulk of the roof scape, the proposal not providing any off-street car parking and failing to agree to enter a S106 Agreement. The applicant appealed the decision, which the inspector dismissed. The inspector dismissed the appeal on the grounds of the scale and bulk of the mansard roof, however, concluded that there is a range of hipped and gable roofs that are characterised in the surrounding area. The inspector provided further reasons for dismissing the appeal on the grounds of not providing off street parking.

9. The applicant submitted a further application in August 2013 which sought to erect two semi detached 3 bedroom dwellings. The application was refused on the grounds that the proposal did not provide any off-street parking and failed to enter into a S106 Agreement.

10. The application in consideration is a revision of the above two schemes and would involve the erection of two semi detached properties which would include a gable roof and a rear dormer window. The proposal would have 3 bedrooms and would include 1 off-street parking space per dwelling.

Assessment






• Trees


• Sustainability



11. Principle of Proposed Development: Policy CS10 of the Core Strategy states that the Council will take full advantage of opportunities to deliver new housing and, in particular, maximise the delivery of affordable housing. New housing should be built in the most sustainable locations, and with the associated infrastructure necessary to support it. Given the site comprises residential accommodation and is within an established residential area where there are examples of flats above shops the principle of a flatted development is considered acceptable subject to it complying with other relevant policies in the Core Strategy.


12. Core Strategy Policy DM10 states that the most essential elements identified as contributing to the character and local distinctiveness of a street or area which will be required to be respected, maintained or enhanced include scale, layout, height, form (including roof forms), massing, landscape setting, building line set-back and front boundary. The Council's Residential Design Guide states in Policy Guidance 26, that "Where there is a strong, prevailing pattern of roof form/scape developers should design residential accommodation sensitively to reflect this prevailing character. The form individual dwellings take should reflect a desire to create a development that is of a human scale and that creates a welcoming sense of enclosure. Proposals to introduce dwellings or forms of development where the roof form diverges from the prevailing character of residential development will be resisted unless it can be demonstrated that these proposals would make a positive contribution to the streetscape. For example through the use of innovative design where the development site occupies a corner plot."

13. The findings of the Borough Character Study (2011) identifies issues which are undermining the character of the borough and includes the "distinctive roofscapes which are being lost to inappropriate roof

extensions or redevelopment, particularly hip to gable conversions, raised ridges, and the loss of characteristic roof forms and detailing. This is having greatest effect in the inner suburbs..."

14. The site is not in a conservation area but is in the Grove Local Area of Special Character and is enclosed to its east and west by houses built in the early 1930s. To its north and south is a range of houses built in the early 1900s. The character of the houses close to the site are defined by the neighbours to both sides as the housing to the south is flank on, being at the ends of street blocks. The houses to the east are 2-storey pitched roof part-timbered, part rendered typical 1930s detached with 2-storey bays under gablets with front entry. To the west beyond the 1960s immediate detached neighbour with hipped roof is a pair of 1930s semi-detached very similar to the houses to the east. The Edwardian housing shares a common typology of being 2-storey semi-detached, with hipped roofs and expressed party wall with ground floor bays and side entry. The Victorian housing varies in design, reflecting the designs of their different builders. The semi-detached forms have front entry and ground floor bays. Their roofs are generally either hipped with expressed party walls or gabled-side elevations (slope to street) with expressed party walls. In summary, the immediate architectural context is a range of 1930s 2-storey housing with hipped roofs and 2-storey bays. The wider context includes 2-storey Edwardian and Victorian housing with hipped or gabled roofs and expressed party walls.

15. The architectural approach in the application is to mimic the 2-storey Edwardian house typology whilst adding a rear dormer to accommodate a third storey in the roofspace. In principle, the repetition of an existing neighbouring house form is not unacceptable. The revised design proposes a less bulky second floor and unlike the previous scheme, the roofs of the houses would be pitched without any flat element on top. The width of the rear dormers have been reduced in this revised design and the front building line has been set-back to align with the neighbouring building line to the east. The proposal includes many of the elements of the Edwardian house which are part of the character of this area such as two storey bays, sliding sash windows, ornamental window heads, which would enhance the character and appearance of the street. It is considered that the amendments made to the design in this revised application have resolved the harm which would have been caused to the character and appearance of the area as identified by the Inspector in the previous scheme. In this respect, the proposed development is now in accordance with Policies DM10 and DM12 of the LDF Core Strategy.


16. Policy DM10 of the Core Strategy states that development proposals will be expected to have regard to the amenities of occupants and neighbours, including in terms of privacy, outlook, sunlight/ daylight, avoidance of visual intrusion and noise and disturbance.

17. The neighbouring property at No.85A Alfred Road has two windows in

the first floor flank which are obscure glazed, and a ground floor flank window to a living room which is considered a secondary window. The proposed house would be 1.2m away from the neighbour's side wall at ground floor. The new dwelling would be higher than the bungalow, and there would be some loss of light into the ground floor flank window, however, given the location of the window in the flank wall and the improved setting-off of the new house away from the side boundary, as well as the primary source of light being from the back garden, the proposal is unlikely to have an undue impact on the light received. There would be no habitable room windows in the flank of the new houses and the new front door would be located close to the front door of No.85A Alfred Road. There would be a potential for overlooking into the neighbour's garden, but given the urban location and mutual overlooking accepted in back gardens it is not considered to adversely affect amenity. As such, there would be no significant adverse impact on neighbour No.85A Alfred Road.

18. No. 89 Alfred Road, to the east has 2 first floor flank windows which serve a staircase and a bathroom; and a ground floor window which serves a kitchen. The flank wall of the development would be 2.5m from this house and would not include any habitable room windows. The side front door in the proposed house would be located away from the boundary. There would be a potential for overlooking into the neighbour's at No.89 Alfred Road, but as previously highlighted, given the urban location mutual overlooking is accepted in back gardens and it is not considered to adversely affect amenity. As such, there would be no significant adverse impact on the amenity of the neighbouring property at No.89 Alfred Road.

19. The neighbours to the rear would be subject to an increased potential for overlooking should the proposal be implemented, particularly from the second floor. It is also noted that the distances between the houses that back onto each other are comparatively small, around 16m at first floor from the neighbouring property at No.128 Portland Road. However, the mutual overlooking of back gardens is an accepted part of living in an urban area and the degree of overlooking here is not considered sufficient to warrant refusal. In terms of loss of light, the BRE test has been applied and it is found that the proposed development is unlikely to have a substantial effect on the diffuse skylight enjoyed by No.128 Portland Road. Therefore the development would not have a significant impact on loss of sunlight to the neighbouring properties. Whilst the proposed second floor would appear bulky without hipped ends, the dormer windows appear wide compared to the rest of the elevation and their size would increase the perception of overlooking, they are at least set back and set within a sloping roof. There is therefore considered to be no adverse outlook from the Portland Road houses.

20. Amenity Space Policy 3.5 of the London Plan states that all new housing should be of the highest quality internally, externally and in relation to their context. The minimum internal floor space for a 3 bedroom dwelling should be 87sqm. Each proposed dwelling would provide approximately 111.39sqm of internal floor space, which is considered as satisfactory

and would comply with Policy 3.5 of The London Plan. The Mayor's London Housing Design Guide (August 2010) states that a minimum of 50m2 of private outdoor space should be provided for 1-2 person dwellings and an extra 1m2 should be provided for each additional occupant. Policy DM10 of the Core Strategy states that development proposals will be expected to ensure adequate private and/or communal amenity space and make adequate provision for waste facilities and ensure that these are located where they can be adequately accessed. Policy Guidance 13 of the Council's Residential Design Guide suggests that family houses provide 50sqm of private garden + 5sqm per extra bedroom over three, which would be 55m2 for the proposed houses. The back gardens would provide approximately 48m2 and 53m2 respectively, and are therefore considered to provide sufficient garden space.

Highways & Parking

21. Policy DM8 of the Core Strategy states that the Council will require new development to provide secure, convenient cycle parking, in accordance with minimum standards. The London Plan requires 1 bike space per residential unit, which could be secured by condition. The application site is in a PTAL Zone of 1b (very poor) and within a Controlled Parking Zone (CPZ). The London Plan standard in policy 6.13 for 3 bedroom houses is a maximum of 1.5-2 spaces per unit. The applicant has provided 1 off-street parking space per dwelling which would not meet the required parking standards. However, in the previous appeal which was dismissed, the inspector commented that both dwellings should at least provide 1 off-street parking space. As the applicant has met the requirements stated by the planning inspector, the proposed number of parking spaces would be satisfactory. As the required 2 parking spaces cannot be provided, the Neighbourhood Traffic Engineer has requested that the scheme be car capped, which will be secured through a S106 Agreement. In addition, to ensure appropriate visibility splays are maintained, the applicant will be required to submit details of such to be subsequently agreed by the Local Planning Authority. Should an approval be given, this will be secured by condition.

Trees

22. Trees: There are no significant trees on the application site. Landscaping

23. The applicant has submitted a detailed Landscaping Scheme demonstrating the proposed planting that will take place in the front and rear of the proposed dwellings. The Landscaping Scheme has been annotated to include the proposed species of trees and plants that will be used. The Council's Tree and Landscape Officer has been consulted and a response has been receiving confirming that the Landscaping Scheme is satisfactory and would accord with Policy DM10 of the Core Strategy.

Legal Agreements

24. Policy IMP3 of the Core Strategy states that the Council will use Planning Obligations to secure financial contributions to meet on and off-site infrastructure requirements which are required to support and mitigate the impacts of development. The Council's approach is set out in its Supplementary Planning Document called Planning Obligations Strategy, adopted September 2011. Under this strategy the proposed development would be required to make the net contributions to the provision of school places as well as the provisions of health, leisure and sustainable travel measures and public open space and play provision as calculated below, (which includes the offset of the existing 3 bedroom dwelling)

a. Education £6,500 b. Health and social care £1,500 c. Sustainable travel measures £1,300 d. Public open space/children's play/ recreation and public realm

£2,600 e. In addition to the financial contributions, the applicant will be

required to car cap the scheme, which will be secured through the S106 Agreement.

f. The Council also requires payment for the management and monitoring of the clauses set out above. The payment per clause is £150 (£750, 5 clauses assumed (including the car cap clause)).

g. Total Contributions: £12,650

Sustainability

25. Policy DM1 of the Core Strategy would require this development to achieve level 4 of the Code for Sustainable Homes. Pre-assessment and interim assessments indicate that this provision could be achieved. A condition for a final certificate could be applied to secure the standard on completion of the development.

Recommendation:





1583 Alfred Road PA Report 13/06/2014

ARK P13 01 LOCATION PLAN 13/06/2014

ARK P13 12 EXISTING BUNGALOW FLOOR PLAN

13/06/2014

ARK P13 13 EXISTING BUNGALOW ELEVATIONS

13/06/2014

Design and Access 13/06/2014

LFR P14 03 CONTEXT PLAN PROPOSED 13/06/2014

LFR P14 04 PROPOSED GROUND FLOOR PLAN 13/06/2014

LFR P14 05 PROPOSED FIRST FLOOR PLAN 13/06/2014

LFR P14 06 PROPOSED SECOND FLOOR PLAN 13/06/2014

LFR P14 07 PROPOSED ROOF PLAN 13/06/2014

LFR P14 08 PROPOSED CROSS SECTION AA 13/06/2014

LFR P14 09 PROPOSED ELEVATIONS 13/06/2014

LFR P14 10 STREETSCENE ELEVATION TO ALFRED ROAD

13/06/2014

Lifetime Homes Statement 13/06/2014


13/06/2014


13/06/2014

ARK P13 02 EXISTING SITE PLAN 01/07/2014

Completed Mayoral CIL forms 30/09/2014

Landscaping Rear Garden 16/10/2014

Landscaping Front Garden 16/10/2014

Alfred Road Landscaping Plan V2 16/10/2014

Alfred Road Landscaping Elevation LFR/P14/20 16/10/2014


3 A sample of the facing materials to be utilised in the development

hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before any works on site are commenced. The development shall then be built in accordance with these approved samples.


4 No construction of any residential unit hereby permitted shall begin until details of the lifetime homes specification/standards have been submitted to and approved in writing by the Local Planning Authority.

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 Adopted April 2012, Policy 7.2 (An Inclusive Environment) of the London Plan July 2011 and comply with Supplementary Planning Document ‘Access for All’ (July 2005).

5 By the time the development hereby permitted is substantially complete,

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.

6 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.

7 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 side walls of the building hereby approved without the prior written consent of the Local Planning Authority.

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.

8 Before any occupation of the proposed semi detached dwellings the

windows in the side elevations that would serve bathrooms situated on the first floor of the buildings 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.


9 The landscape scheme as previously submitted and approved 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 areas shown to be so landscaped shall be permanently retained for that purpose. Alterations that affect these approved landscape details must be previously agreed to in writing by the local planning authority.

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.

10 All planting, seeding or turfing detailed in the approved landscape

scheme shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner; and any trees or plants which, within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. The area shown to be landscaped shall be permanently retained for that purpose only.

Reason: To ensure that these works are properly implemented and maintained and in the interest of visual amenity in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

11 Prior to commencement, a Code for Sustainable Homes Level 4 interim

design stage certificate for each dwelling should be submitted and approved by the Local Planning Authority.

Reason: In order to ensure the Code for Sustainable Homes criteria is met and to be in accordance with Policy D1 of the Core Strategy (Adopted April 2012)

12 Within 6 months of completion, a Final Code for Sustainable Homes Level 4 Certificate for each dwelling should be submitted to the Local Planning Authority in order to ensure the targeted Code rating has been met.

Reason: To ensure the development meets the criteria for the Code for Sustainable Homes and is in accordance with Policy DM1 of the Core Strategy (Adopted April 2012).

13 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.

14 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.

(l) A scheme for recycling/disposing of waste resulting from demolition and construction works (Major Applications).

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.

15 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.

16 No development shall take place until details of the implementation,

adoption; maintenance and management of a sustainable drainage system have been submitted to and approved in writing by the local planning authority. The system shall be implemented and thereafter managed and maintained in accordance with the approved details. Those details shall include a timetable for its implementation and a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the effective operation of the sustainable drainage system throughout its lifetime.

Reason: To prevent the increased risk of flooding in accordance with Policy CS1 (Climate Change Mitigation) of the Local Development Framework 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.

2 The lifetime homes specification/standards referred to in condition [ ] shall be in accordance with ‘Meeting Part M and Designing Lifetime Homes’ published in 1999 (or the latest edition thereof) by the Joseph Rowntree Foundation and incorporate the features listed in the Royal Borough of Kingston Upon Thames Supplementary Planning Advice Note ‘Lifetime Homes and Wheelchair Housing’ dated December 2007 (or as modified or replaced).






6 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.

7 The use of any type of film material affixed to clear glass is not acceptable for the purposes of Condition 8. All glazing should conform with Approved Document N of the Building Regulations 2000 which provides guidance about the suitability of glass at low level and in critical locations.



A4 Register No: 14/12922/HOU

Address: 22 LOWER KINGS ROAD, KINGSTON UPON THAMES, SURREY, KT2 5HR



Ward: Canbury Description of Proposal: Erection of a Two Storey Rear Extension. Plan Type: Householder Expiry Date: 04/11/2014


Block Plan 1:500 Received 09/09/2014

Design and Access Statement Received 26/08/2014

Site Plan 1:1250 Received 05/09/2014

WHD/22/2013 Rev F Proposed Section Received 07/11/2014

WHD/22/2013 Rev G Block and Location Plan Received 07/11/2014

WHD/22/2013 Rev G Existing Elevations Received 07/11/2014

WHD/22/2013 Rev G Existing Floor Plans Received 07/11/2014

WHD/22/2013 Rev G Proposed Elevations Received 07/11/2014

WHD/22/2013 Rev G Proposed Plans Received 07/11/2014

BASIC INFORMATION


Development Plan:


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


07/12643/LDP Erection of hip to gable roof extension and formation of dormer window to rear roof slope to facilitate loft conversion (LDC(P))

Issue Operations 15/10/2007

14/12008/HOU Erection of first floor rear extension and terrace


14/12009/LDP Loft conversion with rear dormer Issue Operations 14/03/2014

14/12574/LDP Erection of hip to gable roof extension and rear dormer window

Withdrawn 21/07/2014

14/12765/PRE Proposed first floor rear extension and terrace

Response Sent 05/09/2014

Consultations

1. 13 neighbours consulted. 4 responses received. 2. The 4 responses received objecting to the proposal. The main

concerns that would be considered as materially related to planning would be the potential impact the proposal would have on loss of light, outlook and privacy to the neighbouring properties and the overbearing impact the proposal may have. Other concern raised are in relation to inaccuracies to the plans and drawings.

3. Concerns have also been raised with regard to potential damage to the existing sewers and damage to neighbouring properties. Although the neighbour's concerns are noted, as they are not materially related to planning, they cannot affect the assessment of the proposal.

4. English Heritage - Consulted and responded with no objection.


5. The proposal is situated on the south side of Lower Kings Road and comprises a two storey semi detached property. The surrounding area is mainly residential in character and comprises mainly of two storey semi detached properties. The proposal site is not situated within a Conservation Area or a Local Area of Special Character and the property does not concern a Listed Building or a Building of Townscape Merit. The proposal site is located within an Area of Archeological Significance.

Proposal

6. Permission is sought to erect a two storey rear extension. 7. The applicant previously sought planning permission in January 2014

for a similar scheme assessed under planning 14/12008/HOU, however, the proposal was refused on the grounds that the proposal would not be subordinate to the original property and would adversely affect the visual appearance in the wider area.

8. Since the refusal, the applicant submitted a pre application for a smaller scheme which appeared to be acceptable and the applicant, on the basis of the advice received, submitted the current application.

9. The property has an existing part-width single storey rear extension with a depth of 9 metres from the original rear wall and a much shallower smaller rear conservatory which projects 4 metres along the shared boundary with No.20 Lower Kings Road which itself has a ground floor addition to a similar depth.

10. The proposal includes the demolition of the existing extension and the erection of a part single storey and part two storey rear extension. The

proposed single storey rear extension would have the same depth and footprint to that of the existing single storey rear extension and would include a part pitched and a part flat roof at 3 metres in height. The proposal would include removing the existing conservatory and to erect a single storey extension at 4 metres in depth and a height of 3 metres with a flat roof.

11. The two storey rear extension would have a depth of 4 metres and would be overlain by a green roof with a central ridge. The proposal would also be set in from the shared boundary of the neighbouring property by 1.5 metres and would not exceed the width of the original property.

Assessment






• Trees


• Sustainability



12. The proposed single storey element would largely be on a similar footprint to the existing single storey rear extensions and although it is noted that the single storey rear extension would be larger than what the Residential Design SPD states for single storey rear extensions, given the size of the existing single storey rear extensions, it is considered that the proposal would not have a further adverse impact on the character and appearance of the original property and the wider area than is the current situation. As such, the proposed single storey rear extension would be acceptable and would not adversely affect the architectural integrity of the original property or the character and appearance of the wider area. The proposal would therefore accord with Policies DM10 and CS8 of the Core Strategy and the Residential Design SPD.

13. The two storey rear extension would include a green roof and it is considered that the design and appearance of the two storey element would relate well to the character and appearance of the original property. It is considered that the depth and width of the proposed two storey element would be acceptable and would not be unduly prominent at the rear of the property or be visually intrusive in the wider area. As such the proposed two storey element would be acceptable and would accord with Policies DM10 and CS8 of the Core Strategy and the Residential Design SPD.


14. The proposed single storey rear extension based on its separation distance of 26 to 28 metres from the rear of the neighbouring properties at No.87 and No.89 Richmond Road would not be significantly visible and as such would not result in a loss of light or outlook to these properties. Although the proposed two storey rear extension would be visible, based on the separation distances between the proposal and the neighbouring properties, this element would not result in a material loss of light or outlook. The proposal would not include any side windows and as such would not result in a loss of privacy to these properties.

15. The neighbouring property at No.20 Lower Kings Road has an existing single storey rear extension which projects 4 metres in depth. The proposed single storey element would be staggered in appearance and would project 4 metres along the shared boundary and then step in by 3.1 metres from the boundary and continue to project an additional 4.9 metres. As the proposal would not project beyond the neighbour's existing rear extension the proposal would not result in a significant loss of light or outlook to this property.

16. The proposal would include a bi-folding door that would be set in 3.1 metres from the boundary fence of the neighbouring property. The existing fence is 2.3 metres height which is considered an acceptable height to minimise any potential impact of loss of privacy to the neighbouring property at No.20 Lower Kings Road. The proposed two storey element would be set in from the boundary by 1.8 metres and would project 4 metres in depth. The neighbouring property has a window at first floor which serves a hallway. It is noted that the proposed two storey rear extension would marginally breach the BRE 45 degree test in relation to loss of light, however, as the roof slope would be shallow and would slope away from the neighbour's window and as the neighbour's window do not serve a habitable room, the proposal would not result in an unreasonable loss of light or outlook that would warrant a refusal. In addition, the proposed two storey rear extension would not include the installation of any side windows. As such the proposed two storey rear extension would not result in a material loss of light, outlook or privacy to the neighbouring property at No.20 Lower Kings Road.

17. In terms of residential amenity, the proposal would be acceptable and would accord with Policy DM10 of Core Strategy and the Residential Design SPD.

Recommendation:



Reason: In order to comply with Section 91 of the Town and Country

Planning Act, 1990. (As amended)


Design and Access Statement 26/08/2014

Block Plan 1:500 09/09/2014

Site Plan 1:1250 05/09/2014

WHD/22/2013 Rev G Existing Floor Plans 07/11/2014

WHD/22/2013 Rev G Existing Elevations 07/11/2014

WHD/22/2013 Rev G Proposed Elevations 07/11/2014

WHD/22/2013 Rev G Proposed Plans 07/11/2014

WHD/22/2013 Rev F Proposed Section 07/11/2014

WHD/22/2013 Rev G Block and Location Plan 07/11/2014


3 The materials and finishes of the external walls and roof of the

development hereby permitted shall match in colour and texture those of the existing building, or such other materials as shall have been approved in writing by the Local Planning Authority 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 in the side walls of the extensions hereby approved without the prior written consent of the Local Planning Authority.


5 No development shall commence until a landscaping scheme for the

proposed green roof 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.


6 The landscape scheme including the proposed green roof as previously

submitted and approved shall be implemented within the first planting season following completion of the development and the 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 areas shown to be so landscaped shall be permanently retained for that purpose. Alterations that affect these approved landscape details must be previously agreed to in writing by the local planning authority.


7 Before the development hereby permitted is complete the existing

boundary fence erected along the west boundary of the site indicated on drawing no. WHD/22/2013 Rev G (Proposed Plans and Proposed Elevations) shall be thereafter permanently retained in accordance with details hereby approved by the Local Planning Authority.


Informative(s)


2 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:










Address: 42 BOCKHAMPTON ROAD, KINGSTON UPON THAMES, SURREY, KT2 5JU



Ward: Canbury Description of Proposal: Erection of first floor side extension. Plan Type: Householder Expiry Date: 03/11/2014


42BR.14.01 Existing Plans & Elevations and Site Location Plan

Received 08/09/2014

42BR.14.02A Proposed Plans & Elevations and Block Plan

Received 08/09/2014

BASIC INFORMATION


Development Plan:


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 DM12 Development in Conservation Areas and Af


14/12647/HOU Erection of first floor side extension.


Consultations

1. 12 neighbours consulted. 9 responses received. 2. The 8 responses received object to the proposal on the grounds of the

proposals impact on the character and appearance of the wider area and its impact on the amenities of the neighbouring properties in terms of loss of light, outlook and privacy.

3. 1 letter of support has been received and states that the proposal would neaten up the street scene and would be more in keeping.


4. The application site is located on the south side of Bockhampton Road with the east boundary adjoining the rear of boundaries of 207 and 209 Park Road. The site is occupied by a detached 2 storey residential dwellinghouse.

5. The surrounding area is predominantly residential in character and appearance, however, the dwelling in consideration is relatively modern in appearance in relation to the nieghbouring Victorian style villas which are common types of dwellings along Bockhampton Road. The site is not located in a conservation are but is in a designated Local Area of Special Character.

Proposal

6. Permission is sought to erect a first floor side extension. 7. The applicant previously sought planning permission in June 2014 for a

similar proposal, however, the scheme was refused based on its impact on the character and appearance of the wider area and its impact on loss of light and outlook to the neighbouring property at No.40 Bockhampton Road. The applicant has now revised the scheme reducing the depth of the side extension, setting the roof of the proposal down from the main roof and setting the first floor back from the main front elevation.

8. The proposed first floor side extension would have a depth of 4.2 metres and would extend the dwelling to a height of 5.1 metres to the eaves and 6.7 metres to the ridge. The proposed hipped roof would be similar in design to the original roof on the main dwelling. The proposal would include the installation of 2 new windows in the front elevation and two rooflights in the eastern roof slope.

Assessment






• Trees


• Sustainability



9. Character and Appearance; The proposed first floor side extension would be stepped down from

the existing ridge height by 1.2 metres and set back at first floor by 300mm which would be considered to be a subordinate addition to the host property. The extension would be set in from the side boundary by 800mm which would be considered acceptable and would maintain the characteristic separation gaps between the host and the neighbouring properties. Although it is noted that the original property is out of character in relation to the neighbouring detached Victorian properties, it is considered that the proposed materials would be similar in design and appearance to the original property and therefore would not adversely affect its architectural integrity. In addition, the proposed extension by reason of its set down from the main roof and set back at first floor would not be visually intrusive in the streetscene and would not adversely affect the character and appearance of the Local Area of Special Character.

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


11. Residential Amenity; The neighbouring property has habitable room windows on the side elevation facing the proposed extension, but the proposed first floor side extension would be set in from the shared boundary of the neighbouring property at No.40 Bockhampton Road by 800mm. The proposed first floor side extension would project half the depth of the host property and would not project past the neighbour's habitable room window. Although it is noted that the proposal would be visible when viewed from the neighbour's habitable room window, it is considered that as this window would not directly face proposed side extension, the loss of light and outlook would not be significantly material to refuse the proposal on these grounds. Therefore, on-balance, the proposal would be acceptable.

12. The proposal would not be visible when viewed from the neighbouring properties along Park Road and, as such would not result in a loss of light or outlook. The proposal would include roof lights on the existing roofslope to the east side of the property that would face the rear of the nearby properties along Park Road. It is considered that, by reason of the angle of the roof lights and as they would be inserted above 1.7 metres from floor level, they would not result in a loss of privacy to these properties.

13. In terms of residential amenity, the proposal would be acceptable and would accord with Policy DM10 of the Core Strategy and the Residential Design SPD.

Recommendation:





42BR.14.01 Existing Plans & Elevations and Site Location Plan

08/09/2014

42BR.14.02A Proposed Plans & Elevations and Block Plan

08/09/2014


3 The materials and finishes of the external walls and roof of the development hereby permitted shall match in colour and texture those of the existing building, or such other materials as shall have been approved in writing by the Local Planning Authority 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 in the side walls of the extension hereby approved without the prior written consent of the Local Planning Authority.


Informative(s)




A6 Register No: 14/12962/ADV

Address: ROYAL BOROUGH OF KINGSTON UPON THAMES, NORTH KINGSTON CENTRE RICHMOND ROAD, KINGSTON UPON THAMES, SURREY, KT2 5PE



Ward: Tudor Description of Proposal: An advert stating the opening of The Kingston

Academy in September 2015 on the site where the advert will be placed.

Plan Type: Advert Application Expiry Date: 03/11/2014


North Kingston Centre - red line plan Received 08/09/2014

TKA sign image Received 08/09/2014

Visual (1) Received 08/09/2014

Visual (2) Received 08/09/2014

BASIC INFORMATION


Development Plan:


Policies

LDF CORE STRATEGY CORE POLICIES CS 08 Character, Heritage and Design LDF CORE STRATEGY DEVELOPMENT MANAGEMENT DM10 Design Requirements for New Developments

Consultations

1. 90 neighbours consulted. No responses received. 2. Neighbourhood Traffic Engineer - Consulted and a verbal response

has been received that the sign would be an acceptable distance from the footpath and highway not to result in an adverse impact on public safety.


3. The proposal site is located on the east side of Richmond Road and is currently known as the North Kingston Centre. The surrounding area is mixed in character with residential units to the west and south of the site and to the north of the site comprising Tiffin Girls School. The proposal site is not located within a Conservation Area or a Local Area of Special Character and the building does not concern a Listed Building or a Building of Townscape Merit.

Proposal

4. Permission is sought to erect an advert at the front of the building stating the opening of the Kingston Academy.

5. The proposed sign has already been erected and is placed within the site boundary. The sign is 4 metres in height and 4 metres in width and is situated approximately 1 metre front the footpath and the sign is not illuminated.

Assessment






• Trees


• Sustainability



6. The principle to erect an advertisement within the boundary of the proposal site is acceptable in principle, subject to compliance with other Core Strategy Policies.


7. The proposed sign would advertise the opening of the Kingston Academy in September 2015. The size of the sign would be 4 metres in height and 4 metres in width and would be sited behind the boundary wall of the site and set in from the footpath by approximately 1 metre.

8. It is noted that the proposed sign is large in comparison to the other signs situated within in the site, however, it is considered by reason of the sign's neutral colours and as the sign is not illuminated it is not considered to be visually intrusive and would not result in an adverse impact on the character and appearance of the wider area.

9. As such, the proposed sign is considered to be acceptable and accords with Policy DM10 of the Core Strategy.


10. The proposed sign would be visible from the neighbouring properties on the opposite side of Richmond Road (Nos.227 and 229 Richmond Road and No.58 Albany Park Road). The proposed sign is sited approximately 31 metres from these neighbouring properties and is considered, as the sign is not illuminated it would not materially affect the amenities of the neighbouring properties in terms of visual outlook.

11. The proposal in terms of its impact on residential amenity is therefore acceptable and accords with Policy DM10 of the Core Strategy.

Highways & Parking

12. The proposed sign would be sited approximately 1 metre from the footpath and 10 metres from the highway. Although it is noted that the sign is large in appearance, it is considered, based on the sign's design, appearance, and with it being set back from the highway, it would be acceptable and would not obstruct the footpath or distract motorists on the highway. As such the proposed sign is considered acceptable and would not adversely affect pedestrian or highway safety and accord with Policy DM10 of the Core Strategy.

Recommendation:


1 Where an advertisement is required under these Regulations to be removed, the site shall be left in a condition that does not endanger the public or impair visual amenity.

Reason: To comply with Regulation 14 of the Town and Country Planning (Control of Advertisements) (England) regulations, 2007 in accordance with Policy BE17 (Signs and Advertisements) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alternation.

2 Any structure or hoarding erected or used principally for the purpose of

displaying advertisements shall be maintained in a condition that does not endanger the public.

Reason: To comply with Regulation 14 of the Town and Country Planning (Control of Advertisements) (England) regulations, 2007 in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

3 Any advertisement displayed, and any site used for the display of

advertisements, shall be maintained in a condition that does not impair the visual amenity.


4 No advertisement to be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant permission.


5 No advertisement shall be sited or displayed so as to –

(a) endanger persons using any highway, railway, waterway, dock, harbour or aerodrome (civil or military);

(b) obscure, or hinder the ready interpretation of, any traffic sign, railway signal or aid to navigation by water or air; or

(c) hinder the operation of any device used for the purpose of security or surveillance or for measuring the speed of any vehicle.


Informative(s)





Address: 34 GIBBON ROAD, KINGSTON UPON THAMES, SURREY, KT2 6AB



Ward: Canbury Description of Proposal: Erection of single storey, 1x Bedroom 'Granny

Annexe' in rear garden. Plan Type: Householder Expiry Date: 01/12/2014


Application links 11-12112 Received 06/10/2014

DandA Statement - final Received 06/10/2014

TP-101-3 drawing Received 06/10/2014

TP-102-3 drawing Received 06/10/2014

BASIC INFORMATION


Development Plan:


Policies

LDF CORE STRATEGY CORE POLICIES CS 07 Managing Vehicle Use CS 08 Character, Heritage and Design LDF CORE STRATEGY DEVELOPMENT MANAGEMENT DM09 Managing Vehicle Use for New Development DM10 Design Requirements for New Developments


10/12613/FUL Erection of a single storey, 1 x bedroom 'granny annexe' in rear garden


11/12112/FUL Erection of a single storey, 1 x bedroom 'granny annexe' in rear garden

Permit with conditions 10/05/2011

Consultations

1. Neighbour notification: 11 letters of consultation have been issued to neighbouring occupiers. There have been 7 letters of objection received and one petition of objection with 13 signatories. The objections can be summarised as follows:

2. Use would not be ancillary and would be self-contained

3. Not in accordance with policy 4. sets a precedent 5. Circumstances of site different to previous permission (site changed

ownership) 6. Out of keeping with the character and appearance of the area 7. Harm to neighbouring residential amenity 8. Noise and disturbance 9. Harm to trees


10. The application site is located on the south side of Gibbon Road. The site is an elongated rectangular plot with a semi-detached residential property occupying the site. The rear garden is currently split in two by a dividing fence creating two areas of garden space.

11. The site is surrounded by the curtilage of residential properties and the wider area is predominantly residential in character and appearance. The site is not located in a conservation area.

Proposal

12. Planning permission is sought for the erection of a detached single storey outbuilding at the rear of the property to facilitate an annexe to be used as ancillary residential accommodation to the host dwellinghouse and not be used as a separate self-contained residential unit independent of the occupants of the residential dwellinghouse.

13. The building would be located at the southern end of the site at the bottom of the rear garden. The building would have a dual pitched roof with an eaves height of 2.75 metres and a ridge height of 3925mm. The building would be set of the west boundary by 500mm. The outbuilding would not have a separate access to the highway.

14. A condition to remove the existing internal dividing fencing situated between the side rear shared boundaries of the neighbouring properties be removed ensuring that there is no subdivision of the plot layout.

Assessment






• Trees


• Sustainability



15. The proposed development is to provide ancillary residential accommodation to the main dwellinghouse. It is not proposed that the building would be used as a self-contained unit independent of the main dwellinghouse and a condition would be imposed to prevent the building being used in any other way.

16. 'Domestic outbuildings' within rear gardens, which are incidental to the enjoyment of the dwellinghouse are commonplace. In this instance, the proposed outbuilding structure would be similarly ancillary to the existing residential property and therefore compatible with the existing use of the site and the policies of the current development plan do not preclude such types of development.

17. It is considered that the principle of the proposed development is acceptable.


18. The proposed building would be proportionate to the size of plot it would be located on and sub-ordinate to the existing built form on the application site. The building would be wholly to the rear of the site and would not be visually intrusive in the streetscene. The building would be set away from the neighbouring residential buildings and would not be a dominant or overbearing feature in the views from the neighbouring properties' private communal garden areas.

19. There are other outbuildings prevalent at the rear of the existing main residential properties in the local immediate surrounding area and the proposed development would be in keeping with the general form and pattern of development in the area and commonplace of a domestic plot.

20. It is considered that the proposal is in accordance with policies CS8 and DM10 of the Council's adopted LDF Core Strategy April 2012.


21. The proposed outbuilding would not have any windows overlooking the neighbouring habitable room windows or private amenity space. The proposed outbuilding would not create a dominant or overbearing feature at the boundary that would create an unnecessary sense of enclosure or loss of outlook to the neighbouring occupiers. The proposal by virtue of its siting and size would not result in a loss of daylight/sunlight provision to the neighbouring occupiers. It is not considered the use would result in increased activity at the rear of the property that would result in adverse noise impacts on the living conditions of neighbouring occupiers.

22. It is therefore considered that the proposal would be in accordance with policy DM10 of the Council's adopted LDF Core Strategy April 2012.

Highways & Parking

23. The proposal relates to ancillary residential floorspace linked to the existing dwellinghouse in an area of controlled residential parking. It is considered that the proposal would not result in adverse additional parking demands that would exacerbate existing on street parking levels and pressures.

24. It is therefore considered that the proposal is in accordance with policy DM9 of the Council's adopted LDF Core Strategy April 2012.

Trees

25. The proposal would be in close proximity to an evergreen tree at the rear of the neighbouring property. The tree does not benefit from any protected status but nevertheless does offer some visual interest at the rear of the site and greens the urban/suburban landscape. A suitable condition to construct the outbuilding in a way so as to avoid harm to the tree is recommended.

26. The proposal would therefore be in accordance with policies CS8 and DM10 of the council's adopted LDF Core Strategy April 2012.

Legal Agreements

27. There is no legal agreement requirement.

Sustainability

28. There are no sustainability requirements.

Recommendation:





Application links 11-12112 06/10/2014

DandA Statement - final 06/10/2014

TP-101-3 drawing 06/10/2014

TP-102-3 drawing 06/10/2014


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 The levels of the outbuilding 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).

5 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 side and rear walls of the building hereby approved without the prior written consent of the Local Planning Authority.


6 The accommodation hereby permitted shall be occupied solely for purposes incidental to the occupation and enjoyment of the application property as a single dwelling 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.

7 No demolition, site clearance or building operations shall be commenced until tree protection to the standards set out in BS5837: 2005 "Protection of Trees on Construction Sites" (figures 4 and 5) has been erected around the trees shown on the approved drawings as being retained on the site. The fencing is to be not less than 1.5 metres in height and shall enclose either:-

(a) the area described by the limit set out in Table 1

or

(b) a radius as set out in Figure 2 of BS 5837: 2005,

or alternatively

(c) such an area as may have previously been approved in writing by the Local Planning Authority.

Such tree protection shall be maintained during the course of development, and no storage, site structures, parking or any other operation shall be permitted within the area thereby protected.

Within the protected area:

(a) levels shall not be raised or lowered in relation to the existing ground level,

(b) no roots shall be cut, trenches dug, or soil removed or drains and services laid,

(c) no buildings, site huts, roads or other engineering operations shall be constructed or carried out,

(d) no vehicles shall be driven over the area,

(e) no materials or equipment shall be stored.

(f) and the destruction by burning of any materials shall not take place on the site or adjoining land unless the fires are at a minimum distance from the protected area of 6.00 metres.

Reason: To prevent damage occurring to the Picea tree during building operations, thereby safeguarding the visual amenities of the site in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

8 The development shall be completed in accordance with the following details which shall have been submitted to and approved in writing by the Local Planning Authority, before building operations commence:

(a)Further details of foundations of the annexe building

(b) Details of permeable/porous surfaces and the decking around the Picea Tree

Reason: To prevent damage occurring to, and ensure the long term health of the Picea tree, thereby safeguarding the visual amenities of the

site in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012.

9 Prior to the commencement of the development hereby permitted the existing fencing subdividing the existing rear garden between the shared side boundaries of the neighbouring properties shall be removed.

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

10 Before the development hereby permitted is complete a fence or wall shall be erected along the east side boundary of the site in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority and shall thereafter be permanently retained.


Informative(s)


2 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.



