To consider report PES/373bof the Head of Economy and Planning.
RECOMMENDATION to REFUSE.
The Committee considered report PES/373b of the Head of Economy and Planning which proposed as follows:
Erection of first floor extension and new roof to convert bungalow into a two storey dwelling.
Councillors A Belben, Burrett, Jaggard, Mwagale, and P Smith declared they had visited the site.
The Principal Planning Officer (VC) provided a verbal summation of the application which proposed an upward extension to a residential property. It was heard that the scale, height, bulk, and massing of the proposal, along with the inappropriate materials proposed, would be out of keeping with the nearby streetscene and refusal was therefore recommended.
Jas Saraw, the applicant, spoke in support of the application. Matters raised included:
· The report did not factor in the properties opposite when determining the character of the local streetscene.
· Other developments on the road were highlighted which were of a similar or larger size and bulk.
· The proposed footprint, when compared to the size of the plot, was not considered to be disproportionately large.
Councillor Bob Burgess (ward councillor for Three Bridges) spoke in support of the application. Matters raised included:
· No objections to the proposals had been made by neighbours of the site.
· Designs submitted showed an aspirational property of a substantial size.
· If permitted, neighbours would not experience a loss of privacy.
Councillor Brenda Burgess (ward councillor for Three Bridges) spoke in support of the application. Matters raised included:
· Other residential buildings in the locality, which were suggested to be out of character with the streetscene, had previously been granted planning permission.
· The width of the proposal was not dramatically greater than the width of the existing dwelling.
· The proposal would have no detrimental impact on parking provision.
The Committee then considered the application. The character of the streetscene along Three Bridges Road was discussed. It was suggested that, although the immediate neighbouring properties were of a different design to the proposals, there was a mix of designs along the road and wider area. It was therefore regarded that the proposal was not out of keeping with the local streetscene.
Clarity was sought regarding the proposed increase in the size of the property. The Planning Officer confirmed that the proposal would increase the overall width of the building due to its joining with the garage, which was proposed to be moved 1m further from the property boundary. The proposed footprint was therefore larger than the existing footprint. The width of the first floor would be wider than adjacent properties and would add considerable bulk to the existing dwelling.
A vote was taken on the recommendation set out in the report, which was overturned.
The Committee discussed possible conditions to attach to the planning permission, were it to be granted.
A vote was then taken on a proposal to permit the application.
Permit subject to the following conditions:
1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission.
REASON: To comply with Section 91 of the Town & Country Planning Act 1990.
2. The development hereby permitted shall not be carried out other than in accordance with the approved plans as listed below save as varied by the conditions hereafter:
Location/Block Plan & Existing Ground Floor Elevations
Proposed Plans and Elevations
REASON: For the avoidance of doubt and in the interests of proper planning.
3. No development shall be carried out unless and until a schedule of materials and finishes and, where so required by the Local Planning Authority, samples of such materials and finishes to be used for external walls (and roofs) of the proposed building(s) have been submitted to and approved by the Local Planning Authority.
REASON: To enable the Local Planning Authority to control the development in detail in the interests of amenity by endeavouring to achieve a building of visual quality in accordance with Policy CH3 of the Crawley Borough Local Plan 2015-2030.
4. The bathroom window on the first floor side (east) elevation of the dwelling shall at all times be glazed with obscured glass and apart from any top-hung vent, be fixed to be permanently non-opening.
REASON: To protect the amenities and privacy of the adjoining property, in accordance with Policy CH3 of the Crawley Borough Local Plan 2015-2030.
5. No windows (other than those shown on the plans hereby approved) shall be constructed in the side (east and west) elevations of the extension hereby permitted which adjoins the side boundaries with no.71 and no.73 Three Bridges Road without the prior permission of the Local Planning Authority on an application in that behalf.
REASON: To protect the amenities and privacy of the adjoining properties in accordance with Policy CH3 of the Crawley Borough Local Plan 2015-2030.
6. The hardstanding area / driveway to the front of the site shall be kept available for parking of 2 vehicles at all times.
REASON: To ensure adequate provision of parking for the dwelling clear of the highway in accordance with Policies CH3 and IN4 of the Crawley Borough Local Plan 2015-2030, and the Urban Design Supplementary Planning Document (2016).
7. The development shall not be occupied until the measures detailed in the submitted Sustainability Statement have been implemented or otherwise in accordance with details which have first been submitted to and agreed in writing by the Local Planning Authority.
REASON: In the interests of environmental sustainability, in accordance with policy ENV6 of the Crawley Borough Local Plan 2015-2030 and the Planning and Climate Change Supplementary Planning Document.
8. Prior to the installation of new showers, sinks and other water consuming components within the development, details of their water consumption levels shall be submitted to and approved in writing by the Local Planning Authority. The components shall subsequently be installed in accordance with the approved details.
REASON: To help address water stress in Crawley in the interests of sustainability and in accordance with policies ENV6 and ENV9 of the Crawley Borough Local Plan 2015-2030 and the Planning and Climate Change Supplementary Planning Document.
1. The applicant is advised that the Local Planning Authority considers that the details submitted to comply with condition 8 of this permission should, where feasible, demonstrate that the water consumption levels of new components fitted within the building should achieve the performance levels set out in Table 8.1 on page 48 of the Planning and Climate Change Supplementary Planning Document available at: https://crawley.gov.uk/sites/default/files/documents/PUB279782.pdf.
In determining this planning application, the Local Planning Authority assessed the proposal against all material considerations and has worked with the applicant in a positive and proactive manner based on seeking solutions where possible and required, by:
• Liaising with the applicant/agent and discussing the proposal where considered appropriate and necessary in a timely manner during the course of the determination of the application.
• Seeking amended plans/additional information to address identified issues during the course of the application.
This decision has been taken in accordance with the requirement in the National Planning Policy Framework, as set out in article 35, of the Town and Country Planning (Development Management Procedure) Order 2015.