South Bucks District Council
Planning Committee
Date of Meeting:
Town Council: Beaconsfield
12 March 2014
Reference No:
14/00140/VC
Proposal:
Variation of Condition 2 of Planning Permission 13/01888/FUL to:
omit chimney and rooflights and lengthen garden room.
Location:
71 Gregories Road, Beaconsfield, Buckinghamshire, HP9 1HL
Applicant:
Zafiro Homes
Agent:
David Parker Architects
Variation of Condition
Date Valid Appl Recd: 23rd January 2014
Recommendation:
PER
LOCATION PLAN – This plan is supplied only to identify the location of the site and for no other purpose whatsoever.
Reproduced from the Ordnance Survey Mapping with the
permission of the Controller of Her Majesty’s Stationery
Office  Crown Copying.
Unauthorised reproduction
infringes Crown Copyright and may lead to prosecution or
Civil proceedings.
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South Bucks District Council
Licence Number LA 100025874
SCALE : NOT TO SCALE
THE PROPOSAL:
Planning permission 13/01888/FUL, allowed for a replacement dwelling, subject to a
number of conditions. Condition No.2 requires the development to be carried out in
accordance with the approved plans and details.
This application has been submitted as the applicant wishes to make some amendments to
the approved development. These amendments have been submitted as a variation of
condition application due to the fact that they are of a scale that would not constitute a
non-material amendment.
The revisions consist of the following:
1. Omission of chimney;
2. Omission of roof lights to kitchen area at rear of dwelling;
3. Increase depth of rear garden room by 2.6m.
All other aspects of the scheme are identical, to that already approved and therefore it is
considered appropriate that only the above revisions require assessment.
It should be noted that an amended elevation plan has been received. This was due to the
original plan incorrectly showing an increase in the height of the proposed dwelling. The
height of the dwelling is not being increased over that which has been approved, and the
amended plan shows the proposed dwelling with the same ridge height as the approved
dwelling. On this basis, it was considered that neighbouring properties and the relevant
consultees did not need to be re-consulted.
LOCATION & DESCRIPTION OF SITE:
The application site originally consisted of a low level detached dwelling of modest size
set within a substantial plot. This bungalow has now been demolished. The site is
situated on the south side of Gregories Road, located within the developed area of
Beaconsfield, and within a Residential Area of Exceptional Character.
RELEVANT PLANNING HISTORY:
13/01888/FUL:
Replacement detached dwelling.
access. Conditional Permission.
Construction of new vehicular
13/01308/FUL:
Replacement detached dwelling. Refused.
12/01772/FUL:
Redevelopment of site to create two detached dwellings
incorporating attached garages. Refused. Appeal dismissed.
Adjacent property No.69 Gregories Road:
12/01837/FUL:
Two storey side and single storey rear extensions.
Permission.
Conditional
REPRESENTATIONS AND CONSULTATIONS:
TOWN COUNCIL COMMENTS:
The Committee objected to the application for the variation of condition 2 and
considered that the condition was imposed for a good reason and those reasons
should continue to be upheld.
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CORRESPONDENCE:
Letters of objection have been received from 18 separate sources. Concerns include:
-
Proposals increase size of dwelling back to what was previously proposed and refused;
Overdevelopment;
Dwelling excessive in size and out of character;
Process should not allow piecemeal enlargement of an approved dwelling - these are
not minor amendments;
Impact on sewerage system.
SPECIALIST ADVICE:
Arboriculturalist:
No objections.
ISSUES & POLICY CONSIDERATIONS:
RELEVANT POLICIES:
National Policy
National Planning Policy Framework (NPPF)(published March 2012)
Development Plan
South Bucks District Local Plan (adopted March 1999) (Saved policies):Local Plan Policies: EP3, EP4, EP5, H9, H10, L10, TR5, and TR7
South Bucks Local Development Framework Core Strategy (adopted February 2011):Core Policies: CP8, CP9, CP12, and CP13
Other material considerations
Residential Design Guide SPD
Interim Guidance on Residential Parking Standards
1.0 KEY POLICY ASSESSMENT:
1.1 With regard to planning policy, whilst the recently published NPPF (National Planning
Policy Framework) replaced the previous Planning Policy Statements and Guidance Notes,
it does not replace existing local policies that form part of the development plan.
Provided the local policies are in line with the guidance set out within the NPPF, they can
still be afforded maximum weight in terms of assessing the acceptability of a proposal.
With regard to this specific application, it is considered that all of the relevant local
policies, as highlighted above, are in accordance with the NPPF, and as such, it is
appropriate to assess this current application against relevant local policies.
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2.0 VISUAL IMPACT/IMPACT ON LOCALITY:
2.1
The Committee will recall approving the dwelling for this site at the meeting on
11.12.2014. The proposed amendments to that approved scheme are considered below.
2.2 The proposed omission of the roof lights would have no adverse visual impacts on the
development, especially as they were located at the rear of the dwelling.
2.3 The proposed omission of the chimney would reduce the bulk and physical presence of
the dwelling within the street scene, albeit only marginally and therefore it is considered
that this would not adversely impact upon the visual amenities of the site or the character
of the area including the RAEC.
2.4 In terms of the proposed enlargement of the garden room, whilst it is acknowledged
that this would increase the overall amount of built form on the site, the increase is small
scale in relation to the size of the development, only adding an extra 2.6m to this element
of the dwelling. As such, it is considered that it would not significantly alter the
appearance of the development, and it would have limited impact, if any, on the street
scene and character of the area by virtue of the fact that it would be located at the rear
of the dwelling, and therefore would not be visible from the front of the site or within the
street scene.
2.5 Concern has been raised by residents that this enlargement reverts the dwelling back
to that originally refused under planning application 13/01308/FUL. This is not the case
as the dwelling proposed in this current application is identical to that which was
approved under application 13/01888/FUL, save for the small revisions now being
proposed. The garden room, whilst 2.6m deeper than that approved scheme, still projects
0.65m less than the refused scheme 13/01308/FUL, which was also larger in terms of its
overall width, bulk and massing.
2.6 This current application retains the same level of spaciousness and gaps to the
boundaries as the approved scheme, and overall, save for the small increase to the single
storey garden room, the dwelling would display the same level of bulk and massing and
physical presence within the street scene as that which has been approved. Therefore, it
is considered that the resultant level of built form is still appropriate and acceptable for
the site, and it does not result in the scheme becoming a cramped overdevelopment of the
site, as the plot is substantial in size and an appropriate level of spaciousness is retained.
3.0 NEIGHBOUR IMPACT:
3.1 Due to the distances retained to the nearest neighbouring properties, combined with
the scale and nature of the proposed amendments, it is considered that there would be no
adverse impacts on their amenities in terms of loss of light, loss of privacy or
overdominance.
4.0 PARKING/ACCESS/HIGHWAY IMPLICATIONS:
The proposed amendments would not have any impacts on these aspects of the scheme.
5.0 TREES/LANDSCAPING:
5.1 The Council’s Arboriculturalist advises that the proposed amendments would not result
in any adverse impacts on the existing trees on site.
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6.0 OTHER ISSUES:
6.1 Concerns have been raised by local residents that the existing sewerage system is not
adequate enough to cater for new development. The replacement of the dwelling on this
site has already been approved, at which time there were no concerns relating to this
matter. The revisions subject of this current application would not result in any greater
impact on the sewerage system than the already approved scheme. In any case, if it was
an issue it would be a matter between the developer and the sewerage provider, not an
issue that could be used to object to the current application on planning grounds.
CONCLUSION:
It is considered that a fair balance would be struck between the interests of the
community and the human rights of the individuals in the event of planning permission
being granted in this instance.
The Committee visited the site on 13.11.2014 before approving the dwelling. The changes
to that dwelling are relatively minor. Therefore, despite the concerns expressed by the
Town Council and residents, it is not considered that value would be added to the decision
making process by conducting a further committee site visit.
RECOMMENDATION:
Full Planning Permission
Conditions & Reasons:
1.
The development to which this permission relates must be begun not later than the
12th day of December 2016. (NS01)
Reason: To comply with the provisions of Section 91(1) (a) of the Town and Country
Planning Act 1990 (or any statutory amendment or re-enactment thereof).
2.
NMS09A
Development To Accord With Application Drawings
3.
The construction of the dwellinghouse hereby permitted, as well as the
hardsurfacing of the site, shall be constructed in accordance with the schedule of
materials submitted and approved as part of application 13/01888/FUL, unless
alternative materials have been approved in writing by the District Planning
Authority.
Reason: To safeguard and enhance the visual amenities of the locality. (Policy EP3
of the South Bucks District Local Plan (adopted March 1999) refers.)
4.
5.
6.
7.
NT01
NT02
NH46
NH33
Landscaping Scheme to be Submitted
First Planting Season
Parking Full
Closure of Existing Access (Full) –1 month -13-GRB-SP02 Rev D
8.
9.
NH34
NH19
Entrance Gates –13-GRB-SP02 Rev D - 5
Private Access Constructed Prior to Occupation Full –13-GRB-SP02
Rev D
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10.
The roof lights in the east and west elevations of the dwelling hereby permitted
shall be of a high level type with the cill heights a minimum of 1.7m above floor
level.
Reason: To prevent overlooking and loss of privacy in the interests of the amenities
of the adjoining properties. (Policy EP3 of the South Bucks District Local Plan
(adopted March 1999) refers.)
11.
ND17
No Further First Floor Windows -east or west – dwellinghouse –
Properties
12.
The first floor window in the east flank elevation, serving ensuite 3, as shown on
drawing no. 13-GRB-P1 rev G shall be of a permanently fixed, non-opening design
below a high level opener with a minimum cill height of 1.7m above the floor level
of the room it serves and shall be fitted and permanently maintained with obscure
glass.
Reason: To prevent overlooking and loss of privacy in the interests of the amenities
of the adjoining property. (Policy EP3 of the South Bucks District Local Plan
(adopted March 1999) refers.)
13.
The living accommodation above the garage shall be used solely in connection with
the dwelling hereby approved, as a single family dwelling unit and not as a
separate unit of accommodation.
Reason: To ensure that the premises are not sub-divided and a separate dwelling
created without the permission of the District Planning Authority, in the interests
of safeguarding the amenities of the locality.
(Policy EP3 of the South Bucks
District Local Plan (adopted March 1999) refers.)
14.
No work shall take place, including demolition, until a full survey of the site has
been carried out by or on behalf of the applicant, and approved in writing by
the District Planning Authority, to ascertain the presence of any contaminants
on or under the surface of the site and to determine the potential for the
pollution of the water environment. The details shall include appropriate
measures to prevent pollution of ground water and surface water, including
provisions for monitoring together with any necessary remedial works to render
the site fit for occupation. Such agreed remedial works shall be fully
implemented before the development commences, and such measures shall
thereafter be retained as required by the written approval. (NMS02)
Reason: To protect workers during development, the amenities of the area and
future occupiers and prevent the pollution of the water environment. (Policy
EP3 of the South Bucks District Local Plan (adopted March 1999) refers).
15.
16.
NT04
NT06
Soil Levels Maintained
Retention of Existing Landscaping Features – GHA/DS/2020:13
17.
The development shall be implemented in accordance with the arboricultural
method statement submitted and approved as part of planning application
13/01888/FUL and under the supervision of a retained arboricultural specialist in
order to ensure that the phasing of the development accords with the stages
detailed in the method statement and that the correct materials and techniques
are employed.
Reason: To maintain the visual amenity of the area. (Policies EP4 and L10 of the
South Bucks District Local Plan (adopted March 1999) refers.)
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Informatives:1.
2.
3.
4.
5.
IN02
IH11
IH23
IH24
IN39
Details Required Pursuant to Conditions - 4 and 14
Surface Water Drainage
Mud on the Highway
Obstruction of the Highway
Permeable Hard-Surfacing
6.
The applicant is advised that a licence must be obtained from the Highway
Authority before any works are carried out on any footway, carriageway, verge or
other land forming part of the highway. A period of 28 days must be allowed for
the issuing of the licence, please contact the Area Manager at the following
address for information.
Transport for Buckinghamshire
Handy Cross Depot
Marlow Hill
High Wycombe
Bucks HP11 1TJ
Tel: 0845 230 2882
(IH17)
LIST OF APPROVED PLANS
Plan number/name
Date received by District
Planning Authority
13-GRB-SP02 Rev D
13-GRB-P1 Rev G
23.01.2014
13-GRB-E1 Rev F
18.02.2014
13-GRB-SL01
07.11.2013
13-GRB-SP01
07.11.2013
GHA/DS/2020:13
07.11.2013
23.01.2014
…………………………………………………………………………………………………………………………………………………
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