date: report of: development · pdf filedevelopment services author: christopher osborne ward:...

AGENDA ITEM: 16

TO: PLANNING COMMITTEE

DATE: 8 August 2007

REPORT OF: HEAD OF BUILDING AND DEVELOPMENT SERVICES

AUTHOR: Christopher Osborne

WARD: Redhill East

RECEIVED: 15 June 2007

APPLICATION NUMBER: P/07/01249/F

APPLICANT: Kinghtford Associates Ltd. AGENT: Miller Hughes Associates

LOCATION: 41 NORTH MEAD, REDHILL

DESCRIPTION: New two storey building comprising two flats

DRAWING NUMBERS: 06-184 001C, 002B SUMMARY The proposal is to develop the side of the plot of 41 North Mead with a detached building with the appearance of a house, but accommodating two flats. The application is pursuant to a previous and similar application for a three bedroom dwelling, which was granted in May 2007. This application seeks permission for a building that would be almost identical to that already granted, but housing two flats rather than a single house. The proposal in this revised form would remain consistent with the character of North Mead and development plan policies Ho9 and Ho16. RECOMMENDATION Planning permission is GRANTED subject to conditions.

O:\Planning Scans\Committee Plans\2007\07.01249.F - 41 North Mead, Redhill.doc

Consultations: Highway Authority: no objection subject to conditions. Representations: Letters were sent to neighbouring properties on 19 June 2007. One response has been received outlining the following concerns: Issue Number Response

Overlooking and loss of privacy 1 See paragraph 5.5 & condition 6

Overbearing 1 See paragraph 5.5

Inadequate Parking 1 See paragraph 5.8 1.0 Site and Character Appraisal 1.1 The site is the end plot in a short offshoot of North Mead; a loop-shaped road

around an open green in the Redhill urban area. Pairs of semi-detached houses characterise the road, which ends abruptly with an emergency access gate to a school. On site is a two-storey semi-detached dwelling. The curtilage of the dwelling is larger than typically found in the road, by virtue of a side garden. A conifer hedge encloses the garden.

1.2 The school fence runs past the bottom side of the site and rear gardens of

houses in Colesmead Road back onto the rear of the site. 1.3 The character of the area is consistent, with pairs of semi-detached houses

presented in a uniform design. Houses have front gardens, a number of which have been partially hard-surfaced, giving a mixture of on- and off-street parking around the road.

2.0 Relevant History 2.1 07/00447/F Erection of two-storey three-bedroom

detached house Granted

8 May 2007 3.0 Proposal and Design Approach 3.1 This is a full application for erection of a detached building to house two flats

to the side of the end plot. The proposal has been designed with one off-street parking space for the ground floor flat and no allocated parking for the first floor flat. The appearance of the building would reflect the existing character of the houses in the locality.


3.2 Given the regular nature of North Mead, the proposal has been designed to continue the existing building line, eaves and ridge heights and roof pitches. The proposed building would be narrower than the existing semi-detached houses, which are compensated for by greater depth.

3.3 A hedge would be removed to accommodate the development. The space to

the rear would be partitioned into rear gardens. Some landscaping at the front is proposed in order to soften the site and avoid a parking-dominated frontage.

3.4 Further details of the development are as follows:

Proposed parking spaces 1

Parking standard 2 (maximum)

Proposed number of dwellings 2

Proposed site density 91 dwellings per hectare

Density of the surrounding area 40 – 50 dwellings per hectare 4.0 Policy Context 4.1 Designation Urban Area 4.2 Surrey Structure Plan 2004

The Location of Development LO1, LO2 Sustaining the Environment SE4 Infrastructure and Development Needs DN2, DN3

4.3 Reigate & Banstead Borough Local Plan 2005

Housing Ho9, Ho9A, Ho13, Ho16 Movement Mo7

4.4 Other Material Considerations

Planning Policy Statements/Guidance PPS1, PPS3, PPG13

Supplementary Planning Guidance Local Distinctiveness Design Guide A Parking Strategy for Surrey Parking Standards for Development

Other Human Rights Act 1998


5.0 Principal Issues 5.1 The main issues to consider are:

• Design and character appraisal • Neighbour amenity • Access and parking • Impact on trees

Design and Character Appraisal

5.2 The proposal would take place to the side of the end property and continue

the theme and pattern of articulation of the existing houses. Whilst introducing a detached building in an area of semis, the development would take place at the very end of the road in an area of little prominence. The regular effect of the line of houses would therefore be maintained without significant or adverse effect.

5.3 Adequate amenity space for both the donor property and the flats would be

provided. One off-street parking space is proposed, and some front lawn and landscaping retained, which is typical of other houses in the road.

5.4 The building frontage has been designed to reflect the existing pattern, in

which houses have stepped front building lines. The proposed building would be marginally narrower than the other houses, and to compensate goes deeper into the site. The roof pitch, eaves and ridge height however, match the existing building line and the extra depth is accommodated with a rear gable section, which would not be prominent from the front. The plans also reproduce the unorthodox frontal semi-dormer with a shallower roof pitch, which is a feature of the other houses that characterise the locality

5.5 The detailing of the house, including materials and fenestration, does not

copy the other houses, but the form more closely adheres. In this location the design is considered to be acceptable and is consistent with the planning permission granted for a single dwellinghouse on this site earlier this year

Neighbour Amenity

5.6 The proposed dwelling would extend back from the rear building line of the donor property, but would not transgress the 45-degree guidance used to determine the likely impact of development in terms of light to habitable rooms in adjoining dwellings. A flat-roof side garage on the donor property also gives a degree of separation. The rearmost section would be stepped away from the boundary. There would be no significant overbearing impact. Two side-facing windows are proposed at first floor level, but these are


indicated to be obscure-glazed and can be conditioned to avoid overlooking issues.

5.7 Whilst slightly farther back (and hence closer to the rear of these properties in

Colesmead Road) there would remain space adequate to avoid significant overlooking or overshadowing and the relationship would be one that is commonly found in urban areas.

5.8 No other properties would be significantly affected by the proposal.

Access and Parking

5.9 The proposal allocates one off-street parking space for the lower flat. There is no allocated space for the upper flat, but on-street parking does not appear to be in short supply. The proposal is compliant with maximum parking standards and is in a relatively sustainable location within walking distance of Redhill town centre and station. Furthermore, with the imposition of conditions recommended by the Highway Authority, the proposal would be acceptable in terms of highway safety and capacity.

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

three years from the date of this permission. Reason: To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

2. No new development shall be occupied until space has been laid out in accordance with the approved plans for cars to be parked. The parking area shall be retained exclusively for its designated use. Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users with regard to Reigate and Banstead Borough Local Plan 2005 policy Mo7 and Surrey Structure Plan 2004 policies DN2 and DN3.

3. Before any other operations are commenced, the proposed vehicular access to

North Mead shall be constructed in accordance with the approved plans, and thereafter maintained. Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users with regard to Reigate and Banstead


Borough Local Plan 2005 policy Mo7 and Surrey Structure Plan 2004 policies DN2 and DN3.

4. Notwithstanding the provisions of the Town and Country Planning (General

Permitted Development Order) 1995 (or any order revoking and re-enacting that Order with or without modification) no further hardstanding or paving shall be laid within the curtilage of any dwellinghouse forward of any wall of that dwellinghouse which fronts onto North Mead without the prior written consent of the Local Planning Authority. Reason: To prevent a vehicle-dominated frontage of the site in the interests of the character and appearance of the area with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13.

5. All hard and soft landscape works shall be carried out in accordance with the

approved plans. The works shall be carried out prior to the occupation of any part of the development or such later date as may be agreed in writing by the Local Planning Authority. Reason: To preserve and enhance the visual amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9.

6. The first floor windows in the side (north) elevation of the development

hereby permitted shall be glazed with obscured glass which shall be fixed shut, apart from a top hung opening fanlight whose cill height shall not be less than 1.7 metres above internal floor level, and shall be maintained as such at all times. Reason: To ensure that the development does not affect the amenity of the neighbouring property by overlooking with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9.

INFORMATIVES 1. Your attention is drawn to the safety benefits of installing sprinkler systems

as an integral part of new development. Further information is available at www.firesprinklers.info.

2. The permission hereby granted shall not be construed as authority to carry

out works on the highway. The applicant is advised that a licence must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway.


3. The permission hereby granted shall not be construed as authority to carry out works on the highway. The applicant is advised that a licence must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway.

REASON FOR PERMISSION The development hereby granted has been assessed against development plan policies LO1, LO1, SE4, DN2, DN3, Ho9, Ho9A, Ho13, Ho16 & Mo7 and material considerations, including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest.


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