AGENDA ITEM 5

BOROUGH OF POOLE

PLANNING COMMITTEE

26TH MARCH 2009

REPORT OF HEAD OF PLANNING DESIGN AND CONTROL SERVICES

79 LOWER BLANDFORD ROAD

PLANNING APPLICATION 08/01762/004/F

TWO STOREY EXTENSION TO FRONT, SIDE AND REAR

1.Matter for Consideration

1.1To consider the Application for the above development following deferment by the Planning Committee on 12th February for a Members’ site visit.

1.2Since the last Committee the Applicant has submitted a site plan analysis and street scene elevation, which are attached as Appendix 1.

  1. Recommendation

2.1Following a formal site visit, it is recommended that Members agree the officer recommendation as set out in the report to Committee attached as Appendix 2.

PETER WATSON

HEAD OF PLANNING DESIGN AND CONTROL SERVICES

Background Papers:

Planning file 08/01762/004/F

Contact Officer: Kevin Chilvers

Email:

APPENDIX 2

Item No:7

Case Officer:Mr K Chilvers

Site:79 Lower Blandford Road, Poole, Dorset, BH18 8NS

Application No:08/01762/004/F

Date Received:20th November 2008

Agent:A H Design 9 Nimrod Way Ferndown Dorset BH21 7SH

Applicant:Mr M Tanner

Development:Two storey extension to front, side and rear. (Revised scheme) (As amended by revised plans received 12/12/08, 19/12/08,16/01/09)

Ward:O 150 Broadstone

This application is brought before the Planning Committee at the request of Councillor Brooke due to concerns expressed by neighbours with regard to loss of light and extending significantly beyond the building line.

Site Description

A detached red brick chalet bungalow with cropped gable side elevations situated on land raised quite steeply from the road. It is located in a row of large detached houses, built in a variety of styles and situated in spacious gardens. To the rear of these properties are detached bungalows of Edwina Drive.

The application site is located on a District Distributor Road, the B3074.

Relevant Planning History

Bungalow approved in 1958.

An application to demolish existing garage & erect 2-storey side, front and rear extension was refused in October 2008 (/03 refers) because:

-of the overbearing relationship to no.81and the impact on the outlook, privacy and natural light to that property.

-The building would fill the width of the plot and combined with its projection forward of the building line the increased height and mass would result in an intrusive and overdominant building harmful to the appearance of the street scene and the character of the area.

A number of applications for roof alterations and two storey extensions have been approved at no. 75 and construction is underway in connection with the latest consent Ref 29596/07.

Current Proposal

Demolish existing garage & erect 2-storey side, front and rear extension.

REPRESENTATIONS

Letters received from two adjacent properties expressing concerns that:

-Insignificant reductions compared to previous refusal

-Visual prominence to the side and front of no.81 detrimental to outlook, privacy and natural light of that property.

-Intrusive and overdominant building harming the appearance and character of area

-red brick finish would have less visual impact than render

-the impact on privacy of no 28 Edwina Drive

Relevant Planning Policy

Policies BE1 and H12 of the Poole Local Plan First Alteration (Adopted 2004) (as amended by Secretary of State Direction September 2007).

Planning Considerations

  • There is no objection in principle to the extension/enlargement of this property subject to consideration of the impact of the enlargement on the street scene, character of the area and neighbouring amenities.
  • Consideration needs to be given to the extent to which the current application addresses the reasons for refusal of the previous application.
  • Compared to the previous scheme the proposed extension has been reduced
  • in width by 0.5m and it would now be 1m from the shared boundary with no.81
  • in length by 1.8m (1.2m at the front, and 0.6m at the rear)
  • in height by 0.2m,
  • and the front gable has been cropped.

Streetscene/character of area

  • There are a variety of property sizes and styles along this side of Lower Blandford Road, and there is no objection to the size and design of the enlarged building.
  • The reduction in width and forward projection, combined with the cropping of the front gable are considered sufficient to address the previous concerns with regard to the impact on the streetscene and the character of the area.

Neighbouring amenities

  • Although the proposal will still impact upon the adjacent property no.81, the set back from the boundary, combined with the reduction in height and length of the extension, and the cropped gable moderate the impact on that property.
  • The LPA did not previously object to the relationship of the proposal to the properties at the rear as they were over 35m away. The juliett balcony has been removed from the rear elevation and the extension has been reduced in rearward projection. The proposal would not have a significant impact on the privacy of the properties in Edwina Drive.

RECOMMENDATION

Grant

Subject to the following condition(s)

1 - GN150 (Detailed Permission - Time Expiry 3 Years (Standard) )

2 - GN040 (Match Materials to the Existing Building )

3 - GN100 (No Further Windows in the Specified Elevation(s) )

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 and the Town and Country Planning Act 1990 or any subsequent re-enactments thereof, no further windows/dormer windows (other than those expressly authorised by this permission) shall be constructed in the side elevations (such expression to include the roof and wall) of the extension hereby permitted, unless otherwise agreed in writing by the Local Planning Authority.

Reason -

To avoid loss of privacy to adjoining properties and in accordance with Policy H12 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).

Informative Note(s)

1 - IN620 - Summary of Reasons for Decision

Town and Country Planning (General Development Procedure) (Amendment) Order 2003

The proposed development has been tested against the following policies of the Development Plan and, in the opinion of the Local Planning Authority, is not in conflict with the following policies:

a) The proposal will not affect the character and amenities of the area - Policy BE1

b) Residential Amenity will not be affected adversely - Policy H12

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