application no: application full type: case officer:...

Application No: 2016/2638 Application Type: FULL

Case Officer: Steve Elliott Ward: Claygate Ward Expiry Date: 08/11/2016 Location: 8 Claremont Road Claygate Esher Surrey KT10 0PL Proposal: Two-storey side and rear extension, 1m high increase in roof height, side

dormer window and alteration to fenestration following part demolition of existing house

Applicant: Mr Gordon Clark Agent: Mr Daniel Frost

Frost Architects Studio 305 The Light Bulb 1 Filament Walk Wandsworth SW18 4GQ

Decision Level: If Permit – Sub Committee If Refuse – Sub Committee

Recommendation: Permit

Representations: One letter of objection has been received raising concerns in relation to the design and height of the building, the inclusion of a side dormer window will create a loss of privacy and the proximity to the side boundaries will result in a building that will appear disproportionate and dominating.

R e p o r t Description

1. The application site relates to a two-storey detached dwelling located to the west of Claremont Road, a residential Road in Claygate.

Constraints

2. The relevant planning constraint is:

• Adjacent to Conservation Area

Policy

3. In addition to the National Planning Policy Framework and the National Planning Practice Guidance, the following local policies and guidance are relevant to the determination of this application:

Core Strategy 2011 CS11 – Claygate CS17 – Local Character, Density and Design Development Management Plan 2015 DM1 – Sustainable Development DM2 – Design and amenity DM12 – Heritage

Design & Character SPD 2012 Home Extensions Companion Guide

4. Relevant Planning History

Reference Description Decision 2016/1512 Part two-storey part first floor front, side

and rear extension, increased ridge height to accommodate additional rooms in the roofspace, side dormer window and alterations to fenestration following demolition of the existing single storey side and rear projections

Withdrawn

2010/1133 Part two storey/part first floor side extension, single storey rear extension, first floor rear extension and alterations to roof space incorporating rear dormer window

Granted

2010/0519 Part two/part first floor side extension, single storey rear extension, first floor rear extension, alterations to roof space incorporating front dormer with juliet balcony and alterations to fenestration

Withdrawn

Proposal

5. This is a planning application for a part single/part two storey side and rear extension, 1m high increase in roof height, side dormer window and alteration to fenestration following partial demolition of existing house.

6. The proposed two storey side and rear extension would replace the existing single storey side (adj to No. 10) and rear projection, which would square off the rear corner of the house. The side extension would be sub-ordinate to the principle elevation.

7. This proposal includes a ridge height that is some 1m higher than that of the existing roof and includes a side dormer. This side dormer has been amended during the determination process to alter the materials on its cheeks from glass to hanging tile.

Consultations

8. Claygate Parish Council – Raised objection due to the increased height of the ridge and the dormer windows not being in keeping with the character of the area.

9. Conservation Officer – Would prefer to see the materials used on the dormer cheeks matching the roof, otherwise no objection raised.

10. Claygate CAAC – Concerns raised relating to the proposed design in conjunction with the use of upvc and aluminium doors and windows would not be in keeping with the period.

Positive and Proactive Engagement

11. In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of 186-187 of the NPPF by making available pre-application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

12. No formal pre-application advice was sought prior to the submission of this proposal.

Planning Considerations

13. The main planning considerations in the determination of this application are: • Design and impact on the host dwelling, character of the area and the street scene • Impact on amenity of neighbouring properties • Impact on garden space • Financial considerations Design and impact on the host dwelling, character of the area and the street scene

14. The proposed design indicates that the ridge height will increase by 1m, however given the eclectic mix of property styles and ridge heights within the locality it is not considered that this element of the proposal will create any adverse impact upon the views from within the streetscene, general character of the area or the views from within the Conservation Area.

15. The proposed two storey side extension would be located in excess of 1m away from the side boundary adjacent to No. 10 towards the rear but only 0.85m at the front, this is due to a splayed boundary. This distance is not in strict accordance with the guidance identified within the Elmbridge Design & Character SPD however due to the splayed nature of the boundary and the fact that the neighbouring property is located 1.2m away from the boundary it allows for a separation distance between the first floor flank walls to exceed 2m and therefore not create a terracing affect.

16. Concerns have been raised relating to the proposed materials (upvc and aluminium for the doors and windows). It is noted that within the locality there is a mix of materials used most notably on No.’s 4 and 14 which benefit from wooden clad frontages and a number of other properties both within and outside of the Conservation Area have windows that are not wooden framed. As a result, the proposed materials are not considered to detract upon the views from within the Conservation Area. Impact on amenity of neighbouring properties

17. No part of this proposal will breach the 45 degree angle from any of the neighbouring properties habitable room windows; as such it is considered that there will be no adverse loss of light or amenity created.

18. This proposal does include a first floor side facing window adjacent to No.10 and a side facing dormer window adjacent to No. 6. In order to prevent any adverse loss of privacy being created upon either of the neighbouring properties it is considered reasonable to impose an obscure glazing condition. The amended plans removing the glazed cheeks of the side dormer window ensure that there would be no additional loss of privacy created and addressed the concerns raised by the Conservation Officer.

19. The plans also include side facing rooflight windows adjacent to No.10. These windows will be located in excess of 1.7m above the finished floor level and therefore they are not considered to create any adverse loss of privacy upon the neighbouring property. Impact on garden space

20. Due to the depth of the rear garden it is considered that a sufficient amount of private residential amenity space will be retained. Financial considerations

21. The proposal would not increase the floor space in excess of 100sqm, as a result this proposal would not qualify for a financial contribution towards the Community Infrastructure Levy.

Matters Raised in Representations

22. The concerns raised have been addressed above. Conclusion

23. On the basis of the above and in light of any other material considerations, the proposal is

considered to be in accordance with the Development Plan. Accordingly the recommendation is to grant permission.

Recommendation: Grant Permission

Conditions/Reasons 1 TIME LIMIT (FULL APPLICATION)

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 51 of Part 4 of the Planning and Compulsory Purchase Act 2004.

2 LIST OF APPROVED PLANS

The development hereby permitted shall be carried out in strict accordance with the following list of approved plans: 01 Rev P1, 110 Rev P1, 111 Rev P2, 120 Rev P1 and 131 Rev P1 received on 9 August 2016, 113 Rev P2 received on 23 August 2016, 112 Rev P3 and 130 Rev P2 received on 19 September 2016 and 02 Rev P2 received on 19 October 2016.

Reason: To ensure that the development is carried out in a satisfactory manner.

3 MATERIALS TO MATCH

The materials to be used in the construction of the external surfaces of the extension shall match as nearly as is practically possible those of the existing building to which it is attached, in colour, type, finish and profile.

Reason: To ensure that a satisfactory external appearance is achieved of the development in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015.

4 OBSCURE GLAZING

The first floor side facing window (adjacent to No. 10) and the side facing dormer window (adjacent to No. 6) of the development hereby permitted shall be glazed with obscure glass and fitted with non-opening principal lights, and subsequently maintained in this form. Such glass shall be sufficiently obscure to prevent loss of privacy. The affixing of an obscure film will not be sufficient.

Reason: To preserve the reasonable privacy of neighbouring residents in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015.

8

110

31

31.7m

12

59

61

32.3m

2

1

25

Notes:

1) All dimensions to be checked on site.

2) Do not scale from this drawing.

Location Plan

15215

PROJECT NO.

A4

SIZE

DRAWN BY AE

REV.

DRAWING

PROJECT

DRAWING NO.

01

DateIssueRev

Status

1:1250

SCALE

8 Claremont Road

Claygate

KT10 0PL

Location Plan

1 : 1250

50m10 20

P0

P1

PLANNING

C

la

re

m

o

n

t R

o

a

d

F

o

l

e

y

R

o

a

d

28.04.16For comment

Gordon Road

P1 31.05.16Location plan extended

1020

855

6377

2981

6148

2073

2214

3531

3385

3422

12674

2807

1648

1722

8883

4612

1575

9718

949

Block Plan

Scale 1:200

1 : 200

5m2 10m

Notes:



PROJECT NO.

A3

SIZE

DRAWN BY

REV.

PROJECT

DRAWING NO.

02

DateIssueRev

Status

1:200

SCALE

15215

AE

8

10

6

Clarem

ont R

oad

Block Plan

P0

P2

PLANNING

12

28.04.16For comment

NOTE:

- Blue cross-hatch indicates footprint

of proposed ground and first floor

extension

- Red dashed line indicates outline

of existing ground floor extension

P1 31.05.16General amendments

8 Claremont Road

Claygate

KT10 0PL

P2 19.10.16General amendments

1 : 100

5m1 2

Notes:



Proposed East / Front Elevation

PROJECT NO.

A3

SIZE

DRAWN BY

REV.

PROJECT

DRAWING NO.

130

DateIssue

Rev

Status

1:100

SCALE

15215

8 Claremont Road

Claygate

KT10 0PL

Proposed West / Rear Elevation

Proposed East and

West Elevations

AE

P0

PLANNING

New dormer New dormer

Brick to match

existing.

Render to match

existing.

Roof extended.

Tiles to match

existing.

Brick to match

existing.

Render to match

existing.

Roof extended.

Tiles to match

existing.

Lead to dormer

RooflightsRooflights

28.04.16For comment

P2

P1 08.08.16Dormer altered

Tiles to dormer

cheeks to match

existing roof tiles

P2 19.09.16Dormer side lights omitted

1 : 100

5m1 2

Notes:



Proposed South Elevation

PROJECT NO.

A3

SIZE

DRAWN BY

REV.

PROJECT

DRAWING NO.

131

DateIssue

Rev

Status

1:100

SCALE

8 Claremont Road

Claygate

KT10 0PL

Proposed North Elevation

Proposed South and

North Elevations

AE

15215

Obscure

glass to

window

Obscure

glass to

window

Obscure

glass to

window

New

RWPNew

RWP

New

SVP

P0

PLANNING

P1

Brick to match

existing.

Render to match

existing.

Roof extended.

Tiles to match

existing.

Rooflights

Flue to

wood

burner

Roof extended.

Tiles to match

existing.

New dormer

AAV

28.04.16For comment

Obscure

glass to

window

P1 08.08.16- Dormer altered

- New window

3000

1020

855

215

6377

2981

12442

Proposed Ground Floor Plan

KITCHEN

AAV

1 : 100

5m1 2

Notes:



PROJECT NO.

A3

SIZE

DRAWN BY

REV.

PROJECT

DRAWING NO.

110

DateIssueRev

Status

1:100

SCALE

Section

Drawing reference

-

DWG

ENTRANCE

LOBBY

WC

Hard

standing

New

RWP

Gas

PORCH

Proposed Ground

Floor Plan

RECEPTION 1

DINING

AE

Ex. Fence

MH

NO. 6

MH

MH

LAWN

FAMILY ROOM

RWP RWP

RWP

Ex. Fence

Ex. Fence

Ex. Fence

15215

8 Claremont Road

Claygate

KT10 0PL

NO. 10

COATS

STORAGE

B

Wood

burner

PATIO

Obscure

window

Existing stove

relocated.

New surround

UTILITY

A A

BB

New

RWP

New

SVP

New

SVP

New

MH

P0

PLANNING

28.04.16For comment

12

01

20

120 120

New

MH

New

MH

Level+00.00

+35.30+34.51

+35.30

+35.30

NOTE:

- Red dashed line

indicates outline of

existing building

P1

P1 31.05.16External dimensions indicated

6377

12442

2981

1 : 100

5m1 2

Notes:



PROJECT NO.

A3

SIZE

DRAWN BY

REV.

PROJECT

DRAWING NO.

111

DateIssueRev

Status

1:100

SCALE

BEDROOM 1

BATHROOM

AE

BEDROOM 2

15215

8 Claremont Road

Claygate

KT10 0PL

ENSUITE

BEDROOM 3

BEDROOM 4

DRESSING

ROOM

Proposed First Floor Plan

Proposed First Floor

Plan

STUDY

New stair

Shelves

Obscure

window

Cup'd

A A

BB

LANDING

New

SVP

New

SVP

P0

PLANNING

P2

12

01

20

120 120

28.04.16For comment

NOTE:

- Red dashed line


existing building


P2 28.07.16Stair revised

6377

12442

2981

3592

1 : 100

5m1 2

Notes:



PROJECT NO.

A3

SIZE

DRAWN BY

REV.

PROJECT

DRAWING NO.

112

DateIssueRev

Status

1:100

SCALE

BEDROOM 5

AE

A A

15215

Proposed Loft Plan

Proposed Loft Plan

STORE

R/L

R/L

New stair

Obscure

windows

BB

STORE

ENSUITE

R/L

R/L R/L R/L

R/L

New

SVP

P0

PLANNING

12

01

20

120 120

28.04.16For comment

NOTE:

- Red dashed line


existing building


P3

P2 28.07.16Stair, dormer and room layout

revised

R/L

Ward'b

8 Claremont Road

Claygate

KT10 0PL

P3 19.09.16Dormer side lights omitted

5780

3905

790

3000

6710

1790

5715

2425

1 : 100

5m1 2

Notes:



Section AA

PROJECT NO.

A3

SIZE

DRAWN BY

REV.

PROJECT

DRAWING NO.

120

DateIssueRev

Status

1:100

SCALE

15215

8 Claremont Road

Claygate

KT10 0PL

Proposed Sections

AE

P0

PLANNING

Section BB

KITCHEN

FAMILY ROOM

P1

WCKITCHEN

UTILITY

RECEPTION 1

BATHROOM

DRESSING

ROOM

BEDROOM 5

STORE

PATIO

LAWN

28.04.16For comment

BEDROOM 2

STUDY

LANDING

New stair

LANDING

P1 28.07.16Stair and dormer revised

Proposed Roof Plan

1 : 100

5m1 2

Notes:



PROJECT NO.

A3

SIZE

DRAWN BY

REV.

PROJECT

DRAWING NO.

113

DateIssueRev

Status

1:100

SCALE

Section

Drawing reference

-

DWG

Proposed Roof Plan

AE

15215

8 Claremont Road

Claygate

KT10 0PL

12

01

20

120

A

120

A

BB

P0

PLANNING

P2

28.04.16For comment



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