Acolnet Officer's Report 08/P/01330 This application has been referred to the Planning Committee because more than 10 letters of objection have been received, contrary to the officer's recommendation. Site Description. The application site is located within the urban area of Guildford. The area is characterised by semi-detached and terraced properties. The site itself is an end of terrace property within a row of five, which has a detached garage to the side and driveway. A pathway leading to the rear of the garden is situated between these two structures. The plot is triangular shaped, and is located on the corner of Oakfields Road. Proposal. Erection of a single storey side extension following demolition of existing garage (as amended by plans received 27/08/2008). Height: 3.05m (max) Width: 3.6m Depth: 7.8m Proposed floor area: 28.08m² Relevant Planning History. 06/P/00694 - Erection of a two storey side extension. Refused 05/06/2006. 06/P/01842 - Erection of a two storey side extension. Refused 13/10/2006. 06/P/01843 - Erection of a double garage (Resubmission of 06/P/00703). Approved 30/10/2006. Consultations. Worplesdon Parish Council: Raise objection for the following reasons: Out of keeping with the scale and character of the existing properties. Change from a corrugated roof to a sloping roof would be particularly out of character. Single small opening between the dwelling and the extension (shown on the floor plan) suggests the extension would be used as a self contained dwelling. Could set a precedent. (Officer comment: As amended, the opening has now been clarified, providing access between the main house and extension). Applicant has stated that the existing parking arrangements would not be affected, however the loss of the existing garage would, in fact, have an impact on 'on-street' parking. No indication of a pathway to the side entrance is provided in the plans. Access would therefore be via the existing grassed area. Two previous applications were refused for similar proposals. (Officer note: Both applications were for two storey side extensions and therefore vary from this application). No design statement has been submitted. (Officer note: Design statements are not required for developments within urban areas, outside of a conservation areas). Westborough Broadacres & District Resident Association: Raise objection for the following reasons: Two previous applications were refused for similar proposals. (Officer note: Both applications were for two storey side extensions and therefore vary from this application). Plan are poor but clear proposal is for separate dwelling and not extension as no door proposed between existing property and proposed extension. (Officer comment: As amended, the opening has now been clarified, providing access between the main house and extension). The single small opening between the main dwelling and the proposed extension shown on the floor plan, suggests that the extension would be used as a self contained dwelling. This could set a precedent for other properties in the area. (Officer comment: As amended, the opening has now been clarified, providing access between the main house and extension). The applicant has stated on the application form that the existing car parking arrangements would not be affected by the proposal. However, the resultant loss of the existing garage would have an impact on 'on-street' parking. No design statement has been submitted. (Officer note: Design statements are not required for developments within urban areas). The sloping roof is out of character with the adjacent properties. A new access would need to be created and this would only be possible onto the open grassed area, requiring a new path to the pavement. Third party comments: 9 letters of representation have been received raising the following concerns: Plans are unclear and extension could be converted into a separate dwelling. Out of keeping with the local area. No design statement. Roof will be out of keeping with the character of the surrounding properties. Loss of garage will result in cars parking on front lawn. 2 similar previous applications were refused. Concern that the correct boundaries would be adhered to. Would object to a second storey (Officer note: the application must be determined as submitted). Following the receipt of amended plans, 19 additional letters have been received reiterating the original comments. Planning Policies. The following policies are relevant to the determination of this application. Guildford Borough Local Plan 2003 (as saved by CLG Direction 24 September 2007): Supplementary Planning Documents. Supplementary Planning Guidance: Residential Extensions 2003 Planning Considerations. The main planning considerations in this case are: The principle of development Impact on the scale and character of the existing dwelling, street scene and surrounding area Impact on the neighbouring properties amenities Parking considerations The principle of development Policy H8 of the Guildford Borough Local Plan 2003 (as saved by CLG Direction on 24 September 2007) permits extensions to dwellings in the urban area subject to meeting the criteria listed under the headings below. Impact on the scale and character of the existing dwelling, street scene and surrounding area This application seeks permission for the erection of a single storey side extension measuring approximately 28sqm. As amended, the proposal would measure 3.6m in width and would be no wider than the side wall of the garage that will be replaced. The proposal, when compared to the width of the existing dwelling at 5m, would be in scale with the existing property. The proposal would be set back from the front wall of the main dwelling by 0.5m, and would measure 7.8m in depth. The extension would project back to the rear boundary wall of the existing dwelling. Although relatively deep, the size of the proposed extension would not have an adverse impact on the existing dwelling. The proposed extension would have a shallow lean-to roof and would replace a flat roof garage. Given the location of the application site, the lean-to would be visible, however, it would not detract from the appearance of the existing dwellinghouse and other properties in the surrounding area. Given the above, the proposal would not be harmful to the scale and character of the existing dwelling, street scene and the surrounding area. The proposal therefore complies with Policy H8 and G5 of the Guildford Borough Local Plan 2003 (as saved by CLG Direction on 24 September 2007) and Supplementary Planning Guidance: Residential Extensions 2003. Impact on the neighbouring properties amenities The neighbouring property, 23 Oakfields, is located west of the site approximately 5m away from the common boundary. The boundary treatment consists of 1.45m close board panel fencing and runs the depth of the garden. The proposed extension would be located 2.5m from the boundary and would be 2.55m high at its nearest point, increasing up to 3.05m where the proposal meets the main house. 23 Oakfields, has a large clear glazed window on the elevation facing the application site, however, this would not be adversely impacted by the proposed development. There would be no impact to the rear of the site. Given the above, the proposed extension would not result in a detrimental impact to any neighbouring properties amenities, in terms of loss of light, loss of privacy or overbearance, and therefore complies with policies H8 and G1(3) of the Guildford Borough Local Plan 2003 (as saved by CLG Direction 24 September 2007). Parking considerations Although the existing garage would be lost as a part of the proposal, sufficient space remains on the existing hard standing for one car. The loss of parking space in the garage, which would potentially lead to 'on street' parking, would not normally be deemed acceptable. However, in this instance, the applicant has a further existing garage located to the rear of the Oakfields allotments. In addition to this, a double garage within the Oakfield allotments was granted planning permission under application (06/P/01843). Therefore the resultant loss of a garage would not be detrimental in terms of causing any 'on street' parking in the area. Copyright © Guildford Borough Council, All rights reserved. Millmead House, Millmead, Guildford, Surrey, GU2 4BB Telephone 01483 505050 planningenquiries@guildford.gov.uk