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APPLICATION NO:
REPORT OF:
HEAD OF BUILDING & DEVELOPMENT SERVICES
AUTHOR:
LAWRENCE SIMMONS
TELEPHONE:
01737 276752
E-MAIL:
[email protected]
TO:
PLANNING COMMITTEE
DATE:
3 November 2004
AGENDA ITEM:
10
P/04/01810/F
WARD:
RE
RECEIVED:
AGENT:
Mr B Williams
10/09/2004
APPLICANT:
Mr M Nadal
LOCATION:
114 LADBROKE ROAD REDHILL
DESCRIPTION:
Two/three-storey rear extension, enlarged porch and internal alterations
to home for disabled people
DRAWING NUMBERS:
BW/330/1-3
SUMMARY
The proposal to extend an existing home for disabled people is supported by Local Plan
policies Cf2 and Cf3, which encourage the provision or extension of community facilities,
subject to the development meeting design criteria.
The extension would project towards the rear of the premises further into the property’s rear
garden and replicate the present form of the property. The porch and rear access would be
adapted to better cater for accessibility for disabled persons. All materials would match the
existing building.
RECOMMENDATION
Planning permission is GRANTED subject to conditions.
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Consultations:
Highway Authority: no objection
Network Rail: no objections
Representations:
Neighbours were notified by letter dated 13 August 2004. Five letters were received raising
the following issues:
Issue
Response
Loss of light and outlook
See paragraphs 5.3 – 5.5
Harm to character of the area
See paragraphs 5.6 – 5.10
Disturbance from construction activities and Some disturbance during construction is
parking
inevitable and cannot justify refusing
planning permission
1.0
Site and Surroundings
1.1
The application site is located on the east side of Ladbroke Road. It is bounded by the
120 Ladbroke Road to the north, which is currently under redevelopment as a block of
flats; and Warwick House to the south which is a 2½ -storey building containing flats.
At the rear is the north-south railway line. The property is accessed directly off
Ladbroke Road aligned approximately north-south to the west. The site slopes down
to the east.
2.0
Relevant Planning History
2.1
Relevant planning history is as follows:
85/12620
Change of use to residential care home
Granted 29/01/86
86/04450
Alteration to garage to provide office
doorway and light
Granted 12/06/86
88/15230
Additional 4 bedrooms and rear extension to
provide bathroom and dining room to
residential care home
Granted 17/04/89
90/09230
3 metre extension to ground floor and
repositioning of windows
Granted 19/09/90
3.0
Current Proposal
3.1
This is a full application for the extension of a home for disabled people. It comprises
a part two-storey, part three-storey rear extension, enlarged front porch and internal
alterations to provide an additional three bedrooms and improved facilities for
residents. The scheme would increase the number of registered bed spaces at the site
from 18 to 21 and would allow all rooms to be upgraded to single person
accommodation.
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3.2
Further details of the development are as follows:
Additional floor space
193.8 square metres
Existing use
Residential Institution - 18 bedrooms
Proposed use
Residential Institution – 21 bedrooms
4.0
Policy Context
4.1
Local Plan Designation
Urban Area
4.2
Surrey Structure Plan 1994
Protecting the Environment
Meeting Community Needs
4.3
PE10
DP1, DP2,
Reigate and Banstead Borough Local Plan 1994
Housing
Community Facilities
4.4
Ho2, Ho9, Ho13, Ho16 Ho21
Cf2, Cf3
Surrey Structure Plan Deposit Draft 2002
The Location of Development
Infrastructure and Development Needs
4.5
Local Plan First Alteration (Revised Deposit Draft) 2000
Housing
4.6
LO4
DN13
Ho9
Other Material Considerations
Planning Policy Guidance Notes
PPG 1, PPG2
Other
Human Rights Act 1998
Disability Discrimination Act 1995
5.0
Principal Issues
5.1
The main issues to consider are:



Provision of new community facilities
Neighbour amenity
Impact on the character of the area
Provision of New Community Facilities
5.2
Development for care homes purposes falls within the definition of community facilities
within the Borough Local Plan 1994. Policy Cf3 encourages the creation of new
community facilities that cannot be met from the use of the stock of existing facilities,
subject to that development meeting design criteria set out in policy Cf2. In addition,
Policy Ho2 of the Borough Local Plan requires that proposals for housing development
meet the needs, inter alia, of disabled persons. The care home was established in
1985 when permission as set out above was granted for change of use from
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residential. The home had eight rooms at that time and subsequent planning
permissions have allowed further rooms to be added. This latest application would be
consistent in its design and would provide an additional three disabled person’s rooms.
The principle of extending the care home is therefore supported by policies in the
Local Plan.
Neighbour Amenity
5.3
Warwick House, a 2½ storey building containing flats, lies parallel to and south of the
application site building at a separation of 8.5 metres. The proposal would not cause
any significant loss of light or reduced outlook for the flats within this property.
5.4
The site at 120 Ladbroke Road lies adjacent to the application site to the north and is
under redevelopment for the erection of a block of flats (pursuant to planning
permission P/04/01188/F). This building will be aligned parallel to and at a separation
of approximately 1 - 1.5 metres to the application site building. The three-storey
section of the extension at 114 Ladbroke Road would be a minimum of 8 metres from
the east-facing units of this neighbouring development. Due to the topography of the
land, the lower ground floor (rear) of the development at 120 Ladbroke Road would be
lower than the proposal site by up to 2 metres. The window in this permitted building
nearest to the proposed extension will be at lower ground floor level and will face east;
to the rear. Only during mid-winter would there be any loss of light to these flats.
However, as the rear/east facing balconies of the emerging flats will have large patios;
up to 3 metres deep and 6 metres wide, overshadowing from the extension would not
be significant as at least part of the patio of the ground floor flat would still receive an
adequate amount of daylight.
5.5
The windows in the sides of the proposed extension would be obscure glazed. Existing
obscure glazed windows in the side walls of the home currently proposed as clear
panel fenestration can be conditioned to remain obscure glazed, therefore preventing
overlooking or loss of privacy to the neighbouring properties. These factors, together
with the separation between the respective buildings, would mean that these
neighbouring properties would not be caused any significant loss of amenity.
Impact on the Character of the Area
5.6
The proposed development would follow the shape and design of the existing building
and would be constructed with the same materials as existing and therefore there
would result no harm to the character of the area so far as finish and form are
concerned. On the scale and bulk of the proposed development, with the proposal
affecting principally the rear of the site, the proposal would not cause any serious harm
to the character of the local street scene.
5.7
The porch area would be enlarged to enable better accessibility for wheelchair users.
This work to the front elevation would be in keeping with the existing building in
materials and design. This part of the proposal would therefore result in no significant
detriment to visual amenity or character of the area or the building.
5.8
The proposal would extend further into the rear garden of the premises. The increase
in the length of the building will be 7.5 metres. This would still leave a minimum of 25
metres of garden to the east (rear) of the site and the resultant overall built footprint
would still be below 50% of the total area of coverage of the site. A scheme for the
provision of additional landscaping could be sought by way of conditions.
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CONDITIONS
1.
The development hereby permitted shall be begun before the expiration of five years
from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990.
2.
Before the development hereby permitted is commenced, the developer shall obtain
the Local Planning Authority’s written approval of details of a landscaping scheme
within the rear garden area of the property.
Reason:
To ensure the provision of a landscaping scheme for the purposes of visual amenity.
3.
All hard and soft landscape works shall be carried out in accordance with the
approved details. The works shall be carried out prior to the occupation of any part
of the development or in accordance with the phasing programme agreed in writing
with the Local Planning Authority. All such trees and plants shall be maintained in
accordance with good landscape practice and within a period of 5 years from the
completion of the development, those which die, are removed or become seriously
damaged or diseased, shall be replaced before the end of the next planting season
(31st March) with others of a similar size and species, unless the Local Planning
Authority gives written consent to any variation
Reason:
To ensure that the landscape works are carried out as approved in the interests of
the visual amenities of the area.
4.
The development shall be carried out using the external facing materials specified in
the application and no others without the prior written consent of the Local Planning
Authority.
Reason:
To ensure that the development hereby permitted is only constructed using the
appropriate external facing materials or suitable alternatives in the interest of the
visual amenities of the area.
5.
The new or altered windows in the north and south facing elevations of the building
shall be fitted with obscure glazing which shall not be openable other than with a top
hung fanlight and shall be so maintained at all times.
Reason:
To ensure that the development does not affect the amenity of the neighbouring
property by overlooking.
INFORMATIVE
1.
The applicant’s attention is drawn to the requirement of the Fire Authority that a fully
engineered specification analysis is provided prior to construction to demonstrate
compliance with HTM 81.
REASON FOR PERMISSION
The development hereby granted has been assessed against development plan polices
Ho2, Ho9, Ho13, Ho16, Ho21, Cf2 and Cf3 of the Adopted Reigate & Banstead Borough
Local Plan 1994; Ho9 of the Reigate and Banstead Local Plan Revised Deposit Draft 2000;
DP1, DP2 and PE10 of the Approved Surrey Structure Plan 1994; and policies SE4 and
DN13 of the Surrey Structure Plan Deposit Draft 2002 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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