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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. D:\478177158.doc 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. D:\478177158.doc 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 D:\478177158.doc 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. D:\478177158.doc 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. D:\478177158.doc