19.09/0531/FUL - Conversion of garage into habitable accommodation, at 26ROSS WAY, NORTHWOOD, HA6 3HU, for MrsSMamtora
(DCES)
Parish: Non-Parished / Ward: MoorParkand EastburyExpiry Statutory Period: 12 June 2009 / Officer: Claire Thorley
The application is brought before the Committee at the request of the Development Manager.
1.Relevant Planning History
1.109/0532/FUL - Amendment to 08/0408/FUL: Two-storey side and rear extension, single-storey front porch extension to include: Additional front porch extension, removal of front chimney, front solar panels, alterations to fenestration, ramp to side, rear rooflights, alterations to single-storey roof to rear and render to front. Current, pending decision.
1.208/0408/FUL - Two storey side and rear extension, single storey front porch extension. Permitted 2008.
2.Detailed Description of Proposed Development
2.1The application site is located at26 Ross Way, Northwood. Ross Way is a residential cul-de-sac located off Batchworth Lane. The application site is occupied by a two-storey detached residential dwelling house. Planning permission ref. 08/0408/FUL was granted in 2008 for a two-storey side and rear extension and single storey front porch, these works have been largely implemented on site. A planning application has been made for amendments to planning approval 08/0408/FUL as the development has not been implemented in full accordance with the approved plans; this is a separate application and does not form part of the proposal being considered under this application.
2.2As existing, the property has an integral double garage. Additionally, there is a driveway that can provide further off-street parking for 3 vehicles. The application site slopes up from the front to the rear and as such the driveway slopes up from the road to the building.
2.3This application relates to the conversion of the garage into habitable accommodation. The application has been amended so that the existing front elevation with garage door will remain rather than being replaced with windows. The internal space will be converted to provide a utility room, store room and bathroom. No alterations are proposed to the external appearance of the garage, a double garage door will remain.
3.Consultation
3.1Eastbury Residents’ Association – the proposal would reduce available on-site parking; loss of parking will have a detrimental impact on the surrounding dwellings; the proposed change in materials is out of character; the conversion is not in keeping.
3.2Site/Press Notice
3.2.1Not applicable.
3.3Neighbourhood
3.3.1Number consulted: 18
Number of responses:5 + 1 petition containing 28 signatures (at time of writing report). Consultation period expires 12/05/09.
4.Summary of Representations
4.1Proposal would be out of character; we are not aware of other houses in Ross Way where garages have been converted; the proposed dwelling is a large property with a substantial need for car parking; the lack of garage will inevitably increase the demand for roadside parking; health and safety implications of increased roadside parking; concerns over breach of covenants.
5.Reason for Delay
5.1None.
6.Relevant District Plan Provision
6.1Policies GEN3, T7, T8 and Appendices 2 and 3 of the Three Rivers Local Plan 1996-2011.
7.Analysis
7.1Design & Access Statement
7.2Not required for this householder application.
7.3Planning Analysis
7.4Street Scene/Character of Area
7.5The application originally included the replacement of the existing garage door with 2 windows. The property has a wide building frontage and as such it was considered that the loss of the garage door and introduction of additional fenestration would be harmful to the character of the host property. Looking at the wider street scene, it was also noted that integral garages are a feature of properties in Ross Way, therefore the loss of the garage door would have a detrimental impact on the character and appearance of the wider street scene. In light of these concerns, the application has been amended to include the retention of the double garage door, therefore whilst it is proposed to convert the garage internally, no alterations are proposed to the external appearance of the garage. It is considered that the retention of the garage door will ensure that the proposed conversion does not have a negative impact on the character and appearance of the host property or wider street scene.
7.6Parking
7.7Parking requirements for residential development are set out in Appendix 3 of the Three Rivers Local Plan 1996 – 2011. The requirement for a 4 bedroom plus house such as that at 26 Ross Way, is 3 off-street parking spaces. The existing property benefits from a double garage (2 spaces) and driveway (3 spaces) with a total of 5 off-street parking spaces. Following the proposed garage conversion, the property would benefit from 3 off-street parking spaces as the existing driveway is not proposed to be altered. Whilst neighbours objections on parking grounds are noted, following the garage conversion the property would still meet the parking standards identified in Appendix 3 of the Three Rivers Local Plan 1996 – 2011, and as such there are no objections to the proposed garage conversion on these grounds.
8.Recommendation
8.1That PLANNING PERMISSION BE GRANTED subject to the following conditions:-
C1The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
REASON: In pursuance of Section 91(1) of the Town and Country Planning Act 1990 and as amended by the Planning and Compulsory Purchase Act 2004.
C2The converted garage shall not be occupied or used at any time other than incidental to the enjoyment of and ancillary to the residential dwelling located on the site and it shall not be used as an independent dwelling.
REASON: The creation of a separate and independent unit would not comply with the Policy GEN3 and Appendix 2 of the Three Rivers Local Plan 1996 – 2011.
INFORMATIVES:
I1Subject to the conditions attached to this permission, the proposed development would be in compliance with Policies GEN3, T7, T8 and Appendices 2 and 3 of the Three Rivers Local Plan 1996-2011 (Adopted 2001), and would not have a significant adverse effect on the residential amenities of any neighbouring properties or otherwise result in demonstrable harm, to such an extent to justify the refusal of planning permission.
I2The applicant is encouraged to incorporate energy saving and water harvesting measures when implementing this permission. Information is available from the Council’s Building Control Section, who may be contacted on 01923 727138, and on the website Any external changes to the building which may be subsequently required should be discussed with the Council’s Development Control Section prior to the commencement of work.
I3The applicant is advised that the Government has introduced new fees for the written discharge of conditions. Requests can be made by letter or by application form. Forms are available on our website together with further details for the new charges. The fees are payable per request and not per condition. Requests made without the appropriate fee will be returned unanswered. The fees are £85 per request (or £25 where the related permission was for extending or altering a dwellinghouse or other development in the curtilage of a dwellinghouse).
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