Proposal: Retention of roof extensions comprising: extension of existing dormer on west elevation; extension of existing dormer on east elevation with provision of new windows on east and south elevation of dormer. Retention of replacement roof tiles from concrete to slate. Provision of burnt natural timber cladding to external facade of existing and proposed extended dormers and front gable.
Associated Documents - https://tinyurl.com/y8vkj72s
Proposal: Retention of roof extensions comprising: extension of existing dormer on west elevation; extension of existing dormer on east elevation with provision of new windows on east and south elevation of dormer. Retention of replacement roof tiles from concrete to slate. Provision of burnt natural timber cladding to external façade of existing and proposed extended dormers and front gable.
The Committee considered the written report and recommendation of the Head of Planning to grant permission.
The Committee received supplementary information, circulated prior to the meeting, which set out:
a) Additional information in relation to boundary screening, alterations to windows in the existing east facing dormer window and material samples;
b) A proposed additional condition to reflect the altered position on materials for the proposed cladding;
c) Additional statements and photographs submitted by the applicant; and
d) An additional statement submitted by an objector.
The Committee was addressed by the following deputees:
(1) Mr Percy, who objected to the application for the following reasons:
a) The clear glass windows on the east elevation result in direct overlooking and loss of privacy in his residence at 11C Salterns Lane; and
b) There was a need for consistency between conditions applied to properties in this area, as a conservatory at 11C Salterns Lane was required to have obscured glass windows that were fixed shut.
(2) Mr Roper, who objected to the application for the following reasons:
a) The application was not consistent with Policy CS12 of the Local Plan, which sets out that developments in this area must be considerate of the Chichester Harbour Area of Outstanding Natural Beauty (AONB);
b) The application was not consistent with Policy CS16 of the Local Plan, which concerns high quality design;
c) The application would be detrimental to visual amenities of the local area; and
d) There had been a lack of enforcement activity from the Council that had resulted in the current situation and this should be rectified.
(3) Mr Garton, who spoke in support of the application for the following reasons:
a) The application was mostly within permitted development parameters;
b) There had been a lack of contact from the Chichester Harbour Conservancy to discuss their objections, despite a willingness from the applicants to discuss the impact to the Chichester Harbour AONB with the Conservancy;
c) The application would not result in additional overlooking of neighbouring properties; and
d) The application would not harm the visual amenities of the area and there was a variety of differing house designs within Simmons Green.
(4) Councillor Satchwell, who highlighted the following to the Committee:
a) There had been confusion in the Council’s procedures and delays in responses that had led to difficulties in the application process and neighbourly disputes; and
b) The objections raised by the Chichester Harbour Conservancy had now been shown as incorrect as the application was not within the Chichester Harbour AONB.
Following the deputations, the Chairman invited members to ask questions of officers regarding the report and proposal. In response to these questions it was advised that;
· The matters that were not considered permitted development were the cladding to be used on the external façade of existing and proposed extended dormers and front gable, the retention of the replacement slate roof tiles and the recommended obscuration of glass for 2no. windows on the east elevation.
· The materials to be used for the external cladding would be determined by the proposed additional condition.
The Committee then considered the proposal, taking into account the responses from officers, points raised by the deputations and the recommendation to grant permission.
During the debate, questions were raised over the windows on the east elevation and whether these constituted an unacceptable level of overlooking into the neighbouring properties. Some members pointed out that the existing windows on the east elevation did not feature obscured glass and it therefore would be unreasonable to require obscured glass in the windows in question.
Some members were minded however to approve the application with the additional condition.
A motion to grant planning permission as recommended in the report and the additional condition set out in the supplementary planning information was moved.
However, the majority of the Committee considered that Condition 4 was not necessary. Therefore it was
RESOLVED that Application APP/18/00158 be granted subject to the following conditions:
1 The development (for those parts not retrospective) must be begun not later than three years beginning with the date of this permission.
Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2 The external materials used with the exception of the cladding to the dormers and south facing gable end of the building (considered under Condition 3) shall be as indicated on the submitted forms and hereby approved plans, or shall match, in type, colour and texture, those of the existing building so far as practicable.
Reason: In the interests of the amenities of the area and having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.
3 Notwithstanding any description of materials in the application no above ground construction works shall take place until samples and / or a full specification of the materials to be used for the cladding of the dormers and south facing gable end on the building have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the type, colour and texture of the materials. Only the materials so approved shall be used, in accordance with any terms of such approval.
Reason: To ensure the appearance of the development is satisfactory and having due regard to policies CS11 and CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework
4 The development hereby permitted shall be carried out in accordance with the following approved plans:
Existing floor and elevations plan
Proposed floor and elevations plan revised 23/05/2018
Design and access statement
Reason: - To ensure provision of a satisfactory development