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Cockaigne, Sandhills Meadow, Shepperton - 15/00424/HOUScale 1:1,250

Planning Committee

03rd June 2015

Application No. 15/00424/HOU

Site Address Cockaigne, Sandhills Meadow, Shepperton

Proposal Erection of single storey rear extension, installation of window in western elevation, installation of rear dormer window and installation of 200mm high raised timber terrace

Applicant Mr D Fuller

Ward Shepperton Town

Call in details Called in by Cllr R Watts due to concerns from neighbouring property regarding loss of privacy and non-compliance with previous planning decisions.

Case Officer Peter Brooks

Application Dates Valid: 25.03.15 Expiry: 20.05.15 Target: Over 8 weeks

Executive Summary

The application site comprises a detached dwelling which has been raised above ground level with underfloor voids. The building is set back from the river when compared to the two adjoining dwellings. The property has a detached garage to the north. The site is located within the Greenbelt, the Plotlands area and the functional floodplain (1:20 year flood event area). The proposal is for the erection of an extension over the existing raised patio area, installation of one side facing window and the installation of a 200mm high raised timber terrace to the rear (riverside) of the dwelling. Permission has been granted previously for the extension and terrace in February 2015, and the difference with this application is the installation of a flank window to serve a kitchen.

Recommended Decision

This application is recommended for approval subject to conditions.

MAIN REPORT

1 DEVELOPMENT PLAN

1.1 The following policies in the Council’s Core Strategy and Policies DPD 2009 are considered relevant to this proposal:

EN1 - Design of New Development EN2 – Replacement and Extension of Dwellings in the Green Belt

including Plotland Areas

LO1 - Flooding

2 RELEVANT PLANNING HISTORY

2.1 The site has been the subject of a number of previous relevant planning applications which are listed below. Note the latest application (14/02040/HOU) approved in February 2015, which this scheme replicates, with the exception of the addition of a flank window:

14/02040/HOU Erection of single storey rear extension and installation of rear dormer window, and the installation of raised timber terrace Grant Conditional 16.02.2015 10/00200/HOU Erection of detached garage following demolition of existing garage and garden shed. Refused 03.06.2010 Appeal Allowed 10.01.2011 09/00394/HOU Erection of detached garage following removal of existing shed. Refused 19.08.2009 08/00326/FUL Erection of detached double garage. Refused 02.07.2008 06/00671/FUL Relaxation of condition 16 of planning permission 03/00693/FUL to allow external elevations to be finished in brick. Refused 07.09.2006 Appeal Allowed 03.04.2009 06/00670/FUL Relaxation of condition 5 of the planning permission 03/00693/FUL to allow three windows in side elevation of dwelling to be openable and fitted with clear glazing. Refused 07.09.2006 Appeal Allowed 29.11.2007 05/00983/FUL Erection of a replacement detached garage. Refused 22.12.2005 Appeal Dismissed 10.07.2006 05/00566/FUL Relaxation of Condition 5 of Planning Permission 03/00693/FUL to allow three windows in side elevation of dwelling to be openable and fitted with clear glazing. Refused 10.08.2005 Appeal Dismissed 23.11.2005

05/00565/FUL Relaxation of Condition 16 of Planning Permission 03/00693/FUL to allow external elevations to be finished in brick. Refused 10.08.2005 Appeal Dismissed 23.11.2005 05/00393/FUL Laying out of block paving and erection of detached shed. Grant Conditional 18.08.2005 04/01229/FUL Conversion of roofspace to form habitable accomodation and installation of three rooflights in road elevation and two rooflights in river elevation of roof. Grant Conditional 09.02.2005 04/01228/FUL Erection of a detached garage following demolition of existing garage. Refused 10.02.2005 Appeal Dismissed 10.08.2005 04/00567/FUL Relaxation of condition 5 of Planning Permission 03/00693/FUL to allow three windows in side elevations of dwelling to be openable and fitted with clear glazing. Refused 03.07.2004 04/00500/FUL A) Conversion of roofspace to form habitable accommodation and installation of two rooflights in road elevation and glazed doors with ballustrade in river elevation of roof. B) Erection of a detached garage and potting shed C) Relaxation of condition 16 of planning permission 03/00693/FUL to allow external elevations to be finished in brick. Refused 03.07.2004 03/00693/FUL Erection of a replacement dwelling. Grant Conditional 15.12.2003 02/01100/FUL Erection of a replacement dwelling following demolition of existing bungalow. Grant Conditional 28.02.2003

3 DESCRIPTION OF CURRENT PROPOSAL

3.1 The application site comprises a rectangular plot with its southern end adjoining the River Thames. The dwelling is set further back from the river than the two adjoining dwellings (‘Sunnybank’ to the east and ‘Gypsy’ to the west). The property has a detached garage and block paved off street parking area to its

north and an open garden to its south which leads down to the river. The garden is raised up from the river bank. The dwelling is raised up from ground level and has underfloor voids to allow infiltration of water during times of flood. The existing raised decking area contains a sitting out area with chairs and a table.

3.2 The proposal would involve the erection of a single storey extension over the existing raised decked area (which is identical in form to that approved in February 2015), including the addition of a western facing flank window to serve a kitchen, the installation of a rear dormer window to serve the habitable room in the roofspace and the installation of a 200mm high raised timber terrace to the rear of the dwelling.

3.3 Permission has been granted for the erection of the single storey rear extension, installation of the rear dormer and the 200mm high rear timber terrace, and this application seeks to install a single window in the flank elevation of the single storey extension to serve the kitchen.

4 CONSULTATIONS

4.1 The following table shows those bodies consulted and their response

Consultee Comment

County Highway Authority No highway requirements.

Environment Agency Refer to Standing Advice.

Environmental Health -Pollution Control Officer (Contaminated Land)

No comments.

5 PUBLIC CONSULTATION

7 neighbour notification letters were sent, with 1 response objecting to the proposal. The letter of objection raised the following points: - Loss of privacy and overlooking - Overdevelopment of the site - Dispute over claims made in the application regarding verbal agreements

6 PLANNING ISSUES

- Design, Appearance and Visual Impact - Residential Amenity - Flooding - Green Belt and Plotland Area

7 PLANNING CONSIDERATIONS

Design, Appearance and Visual Impact 7.1 As the proposed additional window has been presented as an entirely fresh

application for the extension I set out an analysis of the proposal as a whole. 7.2 The proposed extension would be partially visible from within Sandhills

Meadow, and the property is set away some distance from the road itself. The extension would be set lower than the main ridge of the dwelling, and has a pitched hipped roof over the eastern side which would project beyond the existing hipped rear section, and a lower element of flat roof adjoining the dwelling to the west with a sloping parapet/tiled edge. The extension would extend across the extent of the existing raised patio area. It is considered the proposal, by virtue of its design and position would not harm the character of the area.

Residential Amenity

7.3 The proposed building would have an acceptable impact upon the amenities of the adjoining neighbouring properties. The previously approved scheme (14/02040/HOU) has agreed the principal of extending the property, and it was considered that the scale and design of the extension would not cause harm to the amenities of the adjoining dwellings by virtue of either loss of light, outlook, privacy or have an overbearing impact.

7.4 The only issue therefore under consideration here is the acceptability of the addition of a clear glazed window in the western flank elevation. It is considered that a window installed in this position would not lead to an unacceptable loss of privacy above what is already experienced on site. The proposed window would be located in a position which would overlook the front garden of the adjoining dwelling ‘Gypsy’. The existing raised terrace area already overlooks this area, and it is considered on balance that the addition of a window in a position where overlooking already occurs, would not give rise to a greater level of overlooking. As such it is considered there would not be a material harm by the introduction of a window in this proposed location.

Flooding

7.5 The proposal would not have an adverse impact upon the flood zone. The dwelling is located within the functional flood plain (1:20 year flood event area). The extension to the dwelling would be located upon an existing raised deck area and would not therefore introduce any new built footprint into the flood plain. It is therefore considered the proposed extension would have no greater impact upon the flood zone than the existing dwelling. The proposal also involves the erection of a raised deck area to the rear of the dwelling. This deck area would be raised 200mm from ground level, and would be open sided, supported by posts. It is considered this design would allow the flow of floodwater under and through it and would therefore not act as a barrier to flood water, and would not result in the loss of flood storage capacity. It is therefore considered the proposal would have an acceptable impact upon the flood zone.

Green Belt and Plotland Area

7.6 The proposals provision of an additional window would have no greater impact upon the Green Belt and Plotland Area than the proposal already approved. The dwelling was originally approved under planning application 03/00693/FUL (floor area of 94.3m2) which replaced the original dwelling on site which had an area of 70.5m2. The proposed extension would add a further 31.5m2 of habitable floorspace. This principal has already been agreed in the previous permission and it would be located the existing building footprint, and so would not cause harm to the openness of the Green Belt.

7.7 It is considered the proposal would broadly comply with the aims of Plotland policy. It is considered the extension would be compatible is size to the plotland dwellings and scale of adjoining properties, would be set in from the boundaries and have a lower profile roof. It is therefore considered the proposal would have an acceptable impact upon the Green Belt and the Plotland area.

Conclusion

7.8 The proposal complies with the Councils Policies on design, residential amenity, flooding, Green Belt and Plotland area and so is considered acceptable.

8 RECOMMENDATION

8.1 The application is recommended for approval subject to the following conditions:

CONDITIONS

1. The development hereby permitted shall be begun before the expiration of

three years from the date of this permission. Reason:-.This condition is required by Section 91 of the Town and Country

Planning Act, 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The extension hereby permitted must be carried out in facing materials to

match those of the existing building in colour and texture. Reason:-. To ensure a satisfactory external appearance in accordance with

policies SP6 and EN1 of the Spelthorne Borough Core Strategy and Policies Development Plan Document 2009.

3. There shall be no raising of existing ground levels on the site within the area

liable to flood, other than in accordance with the approved details. Reason:-. To prevent the increased risk of flooding due to impedance of flood

flows and reduction in flood storage capacity in accordance with policies SP1, SP7 and LO1 of the Spelthorne Borough Core Strategy and Policies Development Plan Document 2009.

4. All spoil and building materials stored on site before and during construction

shall be removed from the area of land liable to flood upon completion. Reason:-. To prevent the increased risk of flooding due to impedance of flood

flows and reduction of flood storage capacity in accordance with policies SP1, SP7 and LO1 of the Spelthorne Borough Core Strategy and Policies Development Plan Document 2009.

5. The flat roofed area of the extension at no time be used as a roof terrace area

by the occupiers of the dwelling.

Reason:-. To protect the amenities of the adjoining neighbouring properties.

6. The development hereby permitted shall be carried out in accordance with the following approved plans Location Plan received 20.11.2014 SM/01,SM/02,SM/03,SM/05, SM/07 received 20.11.2014 SM/04B,SM/06B received 22.01.2015

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

7. That no further openings of any kind be formed in the eastern and/or western elevation(s) of the development hereby permitted without the prior written consent of the Local Planning Authority.

Reason:-. To safeguard the amenity of neighbouring residential properties, in

accordance with policies SP6 and EN1 of the Spelthorne Borough Core Strategy and Policies Development Plan Document 2009.