PLANNING COMMITTEE
19 JUNE 2003
03/00089/FUL
ITEM 03
Land at 93 Castle Avenue, Ewell, Surrey.
Two storey side and rear extension amended plan received 29th May 2003
deleting roof lights on south west roof slope and including one roof light on north
east roof slope.
(Plans)
NONSUCH
Residential
(18/02/2003)
RECOMMENDATION
PERMIT subject to the following conditions:
(1)
P03 Standard Duration (Other than Outline);
(2)
The materials used on the external faces of the extension hereby
permitted shall match in colour, type and texture those materials used on
the external faces of the original building unless otherwise agreed in
writing with the Local Planning Authority;
Reason. In order to ensure a satisfactory development that does not contrast
harshly with the original building in accordance with the requirements of
policies BE1 and DC1 of the Epsom and Ewell District Wide Local Plan 29000.
(3)
The extension hereby permitted shall be used only for purposes ancillary
to the use of the principal dwelling and for no other purpose and shall
not at any time be used as a separate unit of residential accommodation;
Reason. In order to ensure that the extension remains as an extension to the
dwelling house known as 93 Castle Avenue in view of the limited size of the plot
which is insufficient for the accommodation of two dwellings thereby ensuring
that the development conforms to the provisions of policies HSG11 and DC1 of
the Epsom and Ewell District Wide Local Plan 2000.
(4)
The development hereby permitted shall be carried out in accordance
with the details shown on the amended plan received 29/05/03 reference
drawing number CA/HD/P/01A showing the roof lights in the south-west
roof slope omitted from the scheme.
Reason. In order to ensure a satisfactory development that would minimise the
impact on the neighbouring property No: 91 Castle Avenue in accordance with
the provisions of policy DC1 of the Epsom and Ewell District Wide Local Plan
2000.
(5)
Notwithstanding the provisions of Class A of Schedule 2 of the Town and
Country Planning (General Permitted Development) Order 1995 (or any
Order re-enacting that Order with or without modification) no windows
or other openings shall be placed or formed in the flank wall or roof slope
facing 91 Castle Avenue.
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PLANNING COMMITTEE
19 JUNE 2003
03/00089/FUL
ITEM 03
Reason. In order to ensure the continued privacy from direct overlooking of that
property from the application site in accordance with the provisions of policy
DC1 of the Epsom and Ewell District Wide Local Plan 2000.
(6)
The garage hereby permitted shall be used for the parking of domestic
vehicles only and shall not be used for any other purpose whatsoever
without the prior permission of the Local Planning Authority in writing;
Reason. In order to ensure that the garage is used only for parking purposes in
association with the main dwelling in the interests of the residential character of
the neighbourhood and to restrict the possibility of parking on the highway at
this dangerous bend to the minimum in accordance with policies DC1 and MV8
of the Epsom and Ewell District Wide Local Plan 2000.
Informative. The permission hereby granted shall not be construed as authority
to carry out works on the highway. The applicant is advised that a licence must
be obtained from the highway authority (the Surrey County Council) before any
works are carried out on any footway, footpath, carriageway, verge or other land
forming part of the highway.
Summary
This application is submitted to Committee at the request of Cllr. Petrie.
The proposed scheme respects the residential amenities of existing neighbouring
properties and is considered to be acceptable.
ADDITIONAL INFORMATION
Site and Surroundings
The application site measures approximately 0.012 hectare in area and is located on
the northern side of Castle Avenue in the corner where Castle Avenue meets
Castlemaine Avenue. Castle Avenue is within a residential area and a section of the
application site’s side garden and part of the land to rear of the site is in ownership of
the Surrey County Council.
At present the property comprises a detached two-storey dwelling with two vehicular
accesses and two garages. Outline planning permission has been previously granted
for the erection of a two storey dwelling with integral double garage on the land to the
east of the dwelling house, partly on a section of the side garden of the property and
partly on the land to the rear in ownership of the Surrey County Council.
Properties in Castle Avenue and in the vicinity of the application site comprise a mix
of two storey dwellings of varied design.
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PLANNING COMMITTEE
19 JUNE 2003
03/00089/FUL
ITEM 03
Proposal
This application is for the demolition of the detached garage situated to the south-west
of the dwelling house to enable the erection of a two storey garage with roof
accommodation linked to the main house by a single storey extension to make
provision on the ground floor for improved garage facility, a garden store and wc and
a family room on first floor. Access to the proposed garage is provided by an existing
driveway.
Relevant Planning History
01/01178/OUT – Outline planning permission for the erection of two storey dwelling
with integral double garage on land to the east of the dwelling
house at 93 Castle Avenue - Granted
Policy Context
Epsom & Ewell Local Plan (May 2000)
Policy BE1
General Policy on the Built Environment
Policy DC1
General Policy
Policy DC17
Design of Householder Development
Policy DC18
Design of Householder Extensions
Planning Considerations
The main issues relate to (i) the impact on the character and appearance of the area,
(ii) the impact on residential amenity of neighbouring properties.
(i)
Impact on character
The application site lies within a predominantly residential area with Nonsuch Park to
the north of the application site. This part of Castle Avenue comprises mainly
detached two storey dwellings of varied design.
The existing garage that is built up to the boundary is to be demolished and replaced
by the part single part two storey side extension. The flank wall of the proposed
extension is shown to be set in 1 metre from the common boundary with the
neighbour. The proposed side extension measures 8.1 metres in length and 5.7 metres
in width. Access to the first floor is shown to be via an integral staircase from the
single storey link into the rear of the garage.
No windows on the side elevation facing 91 Castle Avenue are proposed at either
level. On the first floor side elevation two roof lights were proposed below the line of
full headroom, but amended plans received on the 29th May 2003 shows the removal
of these, and the insertion instead of a single roof-light on the north-eastern elevation.
On the front elevation two turn and tilt doors are proposed with similar doors on the
rear elevation and a decorative balustrade is to be fixed to the wall immediately
adjacent to the doors allowing no access beyond the face of those doors.
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PLANNING COMMITTEE
19 JUNE 2003
03/00089/FUL
ITEM 03
It is considered that the extension is well designed and will not detract from the
character of the area or the street scene. Its design does not conflict with policy. It is
therefore considered that it is acceptable and will make a positive contribution to the
character of the area.
(ii)
Impact on Amenity
Local residents have raised objections. The matters relate to a previous application
and ownership of the garden land and the safety of the access. The scheme has been
considered carefully to ensure no detrimental impact on the adjoining neighbours. No
91 Castle Avenue has no windows on the ground floor side elevation and one
obscured glazed window on first floor level serving a bathroom. It has a conservatory
to the rear of the property. The proposed side extension will project only 1.1 metre
from the rear building wall of the existing garage and it will not therefore have a
detrimental effect on No 91 Castle Avenue as the current rear building wall of its
garage is set back 1.25 metres from No 93’s rear wall, thus the proposal will have a
minimal impact on No:91 and thus be in accordance with policy DC1.
In terms of boundary screening, fencing and vegetation on most boundaries is
considered to be acceptable. The boundaries between both No93 and No91 are
marked by a 1.6 metre close boarded fence. An issue raised by the adjoining
neighbour of No 91 regarding the shared wall (the west elevation garage wall and the
utility room of No 91) is a matter between owners. However the applicant has agreed
that the south-western flank wall of the existing garage will be retained on the joint
boundary. Whilst it is acknowledged that there will be some impact on No 91 on
balance it is considered to be acceptable. In terms of residential amenity therefore it is
not considered that the extension will have a detrimental impact on the adjoining
residents.
Contact:
Brian Woods (WS Planning) and J. A. Gibbs.
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