APP 04 Application Number: 16/00140/FUL Other Two storey side extension to existing dwelling and formation of hard standing to provide parking for number 54 (Resubmission of withdrawn application 15/02852/FUL) AT 54 Tadmarton, Downhead Park, Milton Keynes FOR Mr Jamie Harber Target: 21st March 2016 Extension of time 27/04/2016 Ward: Campbell Park And Old Woughton Parish: Great Linford Parish Council Report Author/Case Officer: Joanne Horner Contact Details: 01908 252724 joanne.horner2@milton-keynes.gov.uk Team Leader: Debbie Kirk DM Core Business Unit Manager Contact Details: 01908 252335 Debbie.Kirk@milton-keynes.gov.uk 1.0 INTRODUCTION The main section of the report set out below draws together the core issues in relation to the application including policy and other key material considerations. This is supplemented by an appendix which brings together planning history, additional matters and summaries of consultees responses and public representations. Full details of the application including plans, supplementary documents, consultee responses and public representations are available on the Council s Public Access System www.miltonkeynes.gov.uk/publicaccess. All matters have been taken into account in writing this report and recommendation. 1.1 This application is referred to the Development Control Panel for determination as the application has been objected to by Great Linford Parish Council. 1.2 Background This application was subject to pre-application advice, 15/01744/PRESMA and was part of the proposal which also included the erection of a two storey dwelling to the garden area at the side of the existing dwelling. The limited information submitted regarding the application gave rise to issues in regard to parking, landscaping and orientation of the new dwelling. 1.3 On the advice of a member of the validation team, separate applications were then submitted, 15/02852/FUL for a two storey side extension and 15/02886/FUL for a single dwelling. Issues were raised by the Highways Officer in regard to the layout of the parking provision which were addressed
through the submission of amended plans and were acceptable to the Highways Officer. Due to issues raised by the Urban Design Officer, the Parish Council, objectors to the schemes and incorrect information on the submitted plans and after discussions with the Development Management Core Business Unit Manager, it was suggested to the applicant and agent that both applications be withdrawn in order to sufficiently address the issues. A meeting took place with the applicant, the agent, Planning Officer and the Interim Senior Planning Officer to highlight the issues before re-submitting the applications. The applications were re-submitted in January 2016 and associated application number 16/00141/FUL, which relates to withdrawn application 15/02886/FUL. The resubmitted planning application 16/00141/FUL is currently invalid and will relate to both the two storey side extension and the single dwelling. However due to the parking provision for the single dwelling being reliant upon the outcome of this application 16/00140/FUL, the application 16/00141/FUL will be validated once application 16/00140/FUL has been determined at this panel. 1.4 The Site The application site consists of an end of terrace dwelling within a row of six dwellings in two sets of three, located off a cul-de-sac on Tadmarton in Downhead Park. The application site has a garden area to the rear and to the side of the existing dwelling. There are no neighbouring dwellings to the west or front of the site. Parking provision is within a garage block to the rear of the site. The dwelling is accessed by foot from the red way running to the front of the site and leads to the underpass beneath the V9, Overstreet, which passes to the west of the site. To the front of the dwelling is a low wooden fence and some established planting. Beyond the redway to the front of the site is open green space. The boundary fence of the garden area to the side of the dwelling consists of high closed board fencing of approximately 2.0 metres in height with amenity land to the front of the fence, which is overgrown and with two trees identified on the site plan as a Cherry and a Whitethorn. The boundary treatment to the rear of the site comprises 1.8 metre high closed board fencing. Beyond the garage block area to the rear are dwellings which are at a slightly higher level than the existing dwelling. The neighbouring dwelling at No.52 has a conservatory to the rear. 1.5 The Proposal This application seeks planning permission to construct a two storey side extension and hardstanding to provide parking. 1.6 The two storey side extension will be built to the west side of the existing dwelling. It will create a car port at ground floor, with an additional bedroom with en-suite at first floor. The car port at ground floor will be open to the rear and the side, will measure 3.1 metres in width and will be accessed from the rear and side of the site via the garage block area. An area of hardstanding will be created to the rear of the existing rear garden for 1 x parking space and will be within the boundary of the application site. At first floor it is proposed to install a dormer window to the front to serve the new bedroom and to the rear a
dormer window to serve the new en-suite. 1.7 The two storey extension will be set back from the front elevation by 1.0 metres and will be built flush to the rear elevation. The roof of the proposed extension will be pitched to match the pitch of the roof of the existing dwelling and will be set lower than the existing ridge line to create a subservient addition to the existing dwelling. 1.8 It is proposed that the extension will be built with bricks to match the existing dwelling, and the roof will be tiled to match the existing roof. A buff soldier course will be provided to the side and rear of the proposed extension. 2.0 RELEVANT POLICIES (The most important policy considerations relating to this application) 2.1 National Planning Policy National Planning Policy Framework 2012 paragraph: Section 7 Requiring good design 2.2 Local Policy Local Planning Policy Milton Keynes Local Plan 2001-2011(Saved Policies) D1 - Impact of Development Proposal on Locality D2 - Design of Buildings T15 Parking 2.3 Supplementary Planning Documents Milton Keynes Residential Design Guide (Adopted April 2012) Parking Standards For Milton Keynes (Adopted January 2016) 3.0 MAIN ISSUES (The issues which have the greatest bearing on the decision) 3.1 Principle of Development 3.2 Impact on the Character and Appearance of the Area 3.3 Impact on Neighbouring Amenity 3.4 Impact on Parking Provision 4.0 RECOMMENDATION (The decision that officers recommend to the Committee) 4.1 It is recommended that planning permission be granted subject to the conditions set out at Section 6 at the end of this report.
5.0 CONSIDERATIONS (An explanation of the main issues that have lead to the officer Recommendation) 5.1 Principle of Development Saved Policy D2 of Milton Keynes Local Plan 2001 2011 states that all new buildings and extensions to buildings must relate well to the surrounding area and sets out the criteria which governs the designs of new buildings and extensions to existing buildings to make sure they create a positive contribution to the environment. The policy also states that extensions to existing buildings will only be permitted providing the scale of the proposed extension does not detract from the character of the original building. The proposed development is within an established housing area. Therefore the principle of the development is therefore acceptable. 5.2 Impact of the Character and Appearance of the area The objective of Saved Policy D2 of the Milton Keynes Local Plan 2001 2011 is to ensure that all new buildings and extensions to existing buildings are well designed and relate well to the surrounding area. Good design is a key aspect of sustainable development and should contribute positively to making places better for people. This requirement is outlined within the National Planning Policy Framework, Section 7. 5.3 The proposed extension will be seen from the public realm to the front of the site and will be visible from the garage block to the rear of the application site. The scale and design of the proposed extension will create a subservient addition to the existing dwelling. By stepping the proposed extension back from the front elevation will not interfere with the building line of the terrace of dwellings and will therefore have less of an impact on the street scene. The expanse of brick creating the rear of the car port will be less disruptive in the street scene by being set back from the front elevation. This will also ensure that the main dwelling remains dominant to the proposed extension. 5.4 The roof line of the proposed extension will be lower than the existing dwelling so that the proposed extension is seen as subservient to the existing dwelling and would not detract from the character and appearance of the area or the existing dwelling. 5.5 The proposed use of dormers windows at first floor to the front and rear elevation of the proposed extension are not common features within the terrace of dwellings. However dormers are visible in the wider area and it is not considered that they impact significantly on the character and appearance of the area or on the existing dwelling to their detriment, due to the setting back of the proposed extension to the front of the site and the low roof line, which allows them to appear less obtrusive within the setting. 5.6 The subservient scale and design of the proposed extension will not detract from the style and character of the existing property. The submitted plans indicate that it is proposed to provide a buff soldier course to the side and rear
of the proposed extension to match the existing dwelling. The Parish Council commented that the buff soldier course should be continued on the proposed front elevation to match the soldier course on the existing dwelling. Officers considered that the lack of the proposed soldier course on the front elevation will not have a significant enough negative impact on the character and appearance of the existing dwelling to justify refusing the application on design grounds. It is proposed that facing brick materials and roof tiles will match those already existing therefore ensuring that the proposed development will integrate sufficiently well with the existing property. 5.7 It is therefore considered that the proposed works will not have a significantly negative impact on the character and appearance of the surrounding area or on the existing dwelling due to the siting of the proposed works to the side of the existing dwelling, the location of the application site in relation to neighbouring dwellings, the subservient roof line and the setting back from the front elevation. The development would comply with saved policy D2 of Milton Keynes Local Plan 2001 2011 and Section 7 of the National Planning Policy Framework 2012. 5.8 Impact on Neighbouring Amenity Saved Policy D1 (iii) of the Milton Keynes Local Plan 2001 2011states: Planning permission will be refused for development that would be harmful and result in unacceptable visual intrusion, loss of privacy, sunlight and daylight. It is not felt that the proposed extension will have a significant impact on neighbouring amenity. The proposed extension will not extend past the front or rear elevations of the existing dwelling. To the front the proposed extension will be set back by 1.0 metre from the front elevation and to the rear the proposed extension will be built flush to the existing rear elevation. There are no dwellings to the front or west side of the existing dwelling. 5.9 Those dwellings to the rear of the site beyond the garage block are of sufficient distance away from the proposed works not to be unduly affected by it. Those dwellings to the rear of the site are at a slightly higher level than the application site; therefore any impact to neighbouring amenity will be minimal and is acceptable. 5.10 It is therefore considered that the proposed development will not have an unacceptable impact on neighbouring amenity in regard to visual intrusion, loss of privacy, sunlight and daylight. The proposed development would comply with saved policy D1 (iii) of Milton Keynes Local Plan 2001 2011 and Section 7 of the National Planning Policy Framework 2012. 5.11 Impact on Parking Provision Saved Policy T15 of Milton Keynes Local Plan (2001-2011) requires adequate parking provision which should allow for the safe movement of traffic and pedestrians. The Parking Standards SPD (Adopted January 2016) sets out
the level of parking provision required for dwellings and also confirm that garages do not count as parking spaces. 5.12 The existing parking provision consists of a garage and parking space in the garage block to the rear of the site. This parking provision will be used for the proposed new dwelling in the side garden of the existing dwelling. As part of the proposed side extension a car port will be constructed to provide parking provision for No.54. An additional parking space will be created with hard standing to the rear of the existing rear garden. 5.13 The proposed car port will be open on two sides to the side and rear. The car port width of 3.1 metres is less than the advice given in the Residential Development Design Guide (April 2012) and Milton Keynes Parking Standards Supplementary Planning Document (Adopted Jan 2016), however the Highways Officer deems this reduced space as acceptable. 5.14 In line with advice received from the Highways Officer, the corner of the boundary fence from the western wall of the extension is chamfered to provide increased visibility to the garage block area. Therefore 2 no. on-plot parking spaces will be provided in line with Milton Keynes Parking Standards Supplementary Planning Document (Adopted Jan 2016), the advice given by the Highways Officer and would comply with Saved Policy T15 of Milton Keynes Local Plan (2001-2011). 5.15 Conclusion Due to the location of the proposed works to the side the existing dwelling, being set back from the existing front elevation, having a subservient roof line, the creation of 2 no. on-plot parking spaces, and the use of facing brick and roof materials to match the existing dwelling, the development will not have a detrimental impact on the character and appearance of the area, the existing dwelling or on the occupiers of neighbouring dwellings. The proposed development therefore complies with saved policies D1 (iii), D2 and T15 of Milton Keynes Local Plan 2001 2011 and Section 7 of the National Planning Policy Framework 2012. 5.16 It is recommended that planning permission is granted subject to the conditions set out in section 6 below: 6.0 CONDITIONS (The conditions that need to be imposed on any planning permission for this development to ensure that the development is satisfactory. To meet legal requirements all conditions must be Necessary, Relevant, Enforceable, Precise and Reasonable ) 1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To prevent the accumulation of planning permissions; to enable the Local Planning Authority to review the suitability of the development in the light of altered circumstances; and to comply with section 51 of the Planning and Compulsory Purchase Act 2004. (D11)
2 The external surfaces of the development hereby permitted shall be constructed only of materials of a type and colour which match exactly those of the existing building unless otherwise agreed in writing by the Local Planning Authority.(M01) Reason: To ensure that the development does not detract from the appearance of the locality. 3 Prior to the occupation of the development hereby permitted the car parking area shown on the drawing number 15/180/06 Rev E (site layout of extension) shall be constructed, surfaced and permanently marked out. The car parking area so provided shall be maintained as a permanent ancillary to the development and shall be used for no other purpose thereafter. Reason: To ensure adequate parking provision at all times so that the development does not prejudice the free flow of traffic or the safety on the neighbouring highway and accord with Saved Policy T15 of Milton Keynes Local Plan (2001-2011). 4 Once erected the car port herby permitted and the space within it shall be retained as an open space for the parking of vehicles. Notwithstanding the provision of the Town and Country Planning (General Permitted Development)(England) Order 2015 or any subsequent order revoking and re-enacting the provisions of that Order, the car port shall not be altered in any way (including the addition of doors or gates to the front) and shall not be used for any purposes other than the parking of vehicles. Reason: To ensure that car parking facilities are retained on site in the interest of highway safety and convenience, and accord with Saved Policy T15 of Milton Keynes Local Plan (2001-2011). 5 The approved development shall be carried out in accordance with the following drawings/details: 15/180/06 REV A LOCATION PLAN electronically registered on 25th January 2016 15/180/05 REV E SITE LAYOUT electronically registered on 25th January 2016 15/180/02 REV B PROPOSED FLOOR PLANS OF EXTENSION electronically registered on 25th January 2016 15/180/05 REV D PROPOSED ELEVATIONS electronically registered on 25th January 2016 Reason: For the avoidance of doubt and in accordance with the requirements of The Town and Country Planning (General Development Procedure) (Amendment No. 3) (England) Order 2009.
Appendix to 16/00140/FUL A1.0 RELEVANT PLANNING HISTORY (A brief outline of previous planning decisions affecting the site this may not include every planning application relating to this site, only those that have a bearing on this particular case) A1.1 15/02852/FUL Two storey side extension to existing dwelling and formation of hard standing to provide parking for number 54 Withdrawn 07.01.2016 15/02886/FUL Proposed two storey three bedroom dwelling on existing garden land and use of existing garage and hard standing associated with number 54 as parking Withdrawn 07.01.2016 16/00141/FUL Proposed two storey three bedroom dwelling on existing garden land and use of existing garage and hard standing associated with number 54 as parking (Resubmission of withdrawn application 15/02886/FUL) Invalid A2.0 ADDITIONAL MATTERS A2.1 None (Matters which were also considered in producing the Recommendation)
A3.0 CONSULTATIONS AND REPRESENTATIONS (Who has been consulted on the application and the responses received. The following are a brief description of the comments made. The full comments can be read via the Council s web site) Comments Officer Response A3.1 Cranfield Airport - No response received Noted A3.2 Parish - Great Linford - Objection Noted See paragraphs 5.3, 5.4, 5.5, 5.6 The objections made by the GLPC primarily concern the design of the extension and the fact that it does not reflect the key elements used in the existing terrace including; Stepping back the front elevation by 1m. The setback breaks up the continuity of the street frontage, so the dwelling is not in scale with other buildings in the immediate vicinity in terms of height and massing and does not relate well to or enhance the surrounding environment. It also directly creates the situation where the roof ridge line is 1m below the existing roof line. Using a lower hipped roof, 1m below the existing ridge, The introduction of two dormer windows, Omitting the detailing of the contrasting buff coloured facing brickwork to the first floor, Excluding the continuous soldier course at cill levels, GLPC recommends refusal: Policy D2A (i) (ii) D2 (i), (ii) and (iv) Milton Keynes Local Plan 2001-2011 Adopted December 2005 A3.3 Ward - Campbell Park And Old Woughton - Cllr Brackenbury - No response received Noted
A3.4 Ward - Campbell Park And Old Woughton - Cllr McDonald No response received A3.5 Ward - Campbell Park And Old Woughton - Cllr McCall No response received A3.6 Local Residents The occupiers of the following properties were notified of the application: 23 Windrush Close Downhead Park Milton Keynes 22 Windrush Close Downhead Park Milton Keynes 39 Tadmarton Downhead Park Milton Keynes 50 Tadmarton Downhead Park Milton Keynes 41 Tadmarton Downhead Park Milton Keynes 52 Tadmarton Downhead Park Milton Keynes 10 Tower Crescent Neath Hill Milton Keynes A3.7 Two Third Party Representations were received from: Noted Noted Noted Noted. See paragraph 5.12, 5.13 No.39 Tadmarton relating to car port details and whether the car port is wide enough. No.48 Tadmarton objected to the associated application for the new dwelling and parking issues. A3.8 Highways Officer Noted. See paragraphs 5.13, 5.14, 6.3, 6.4 No comments were received from the Highways Officer on this application.
A3.9 Landscape Officer Noted. No comments were received from the Landscape Officer on this application. A3.10 Urban Design Noted. No comments were received from the Urban Design Officer on this application.