O Crown copyright and database rights 2017 Ordnance Survey 100019614 Title: CA//16/02739/FUL Author: Planning and Regeneration Scale 1:1,250 Map Dated: 22/02/2017 Canterbury City Council Military Road Canterbury Kent CT1 1YW
AGENDA ITEM NO 13 PLANNING COMMITTEE APPLICATION NUMBER: SITE LOCATION: PROPOSAL: APPLICATION TYPE: CA//16/02739/FUL 34 St Annes Road, Whitstable, CT5 2DP Proposed two-storey front, rear and side extensions with roof terrace and glazed balconies following demolition of garage and cinema room. FULL APPLICATION DATE REGISTERED: 08 December 2016 TARGET DATE: 02 February 2017 LISTED BUILDING: CONSERVATION AREA: WARD: APPLICANT: AGENT: CASE OFFICER: WEB LINK: NOT LISTED NO Tankerton Mr & Mrs Howard Blink Architecture Mr David Stewart https://publicaccess.canterbury.gov.uk/onlineapplications/applicationdetails.do?activetab=documents& keyval=_cante_dcapr_108368 RECOMMENDATION: Grant subject to appropriate conditions. SITE LOCATION AND DESCRIPTION 1. The application site is located on the corner of St Anne s Road with Northwood Road and comprises a large detached two storey house with an extensive single storey extension facing Northwood Road. Vehicular access is from Northwood Road but the main front door faces St Anne s Road. 2. The front elevation is of a modest width with the house extending back in depth to the east. It is a facetted front elevation which has an exposed brick plinth with rendered elevations. The roof is tiled. 3. The property is located in an area of larger properties in this part of Whitstable with surrounding buildings a mix of single and two storey properties. Properties in St Anne s Road are also two storeys in the vicinity of the site.
RELEVANT PLANNING HISTORY 4. CA/12/00831: Erection of 2 detached dwellings. Granted 5. CA/15/00206: Variation of conditions 2, 6, 7, 8, 9, 10, 11, 12, 13 and 14 of planning permission CA/12/00831/FUL. Granted PROPOSED DEVELOPMENT 6. The proposal involves the demolition of the large single storey extension to the rear of the property and the construction of a wide two storey side and front extension facing Northwood Road and St Anne s Road. The roof of this extension is extended over in a hipped form. 7. A further extension at the rear of the building at first floor level replaces an existing cat slide roof. 8. A wrap around corner balcony is shown facing the two roads at first floor level enclosed by a glazed safety barrier which is repeated at ground floor level to protect the steps leading down to the lower ground level on this part of the site. 9. A reconfigured roof allows for accommodation to be provided within the roof space and the application drawings show roof terraces set in the roof on the St. Annes Road and Northwood Road sides. A further small dormer is shown on the south facing elevation. 10. Materials are shown to match the existing dwelling with the extensions rendered to match the existing house and the roof to be slated rather than tiled. CONSULTATIONS 11. Archaeology: No comments received. REPRESENTATIONS 12. The application is brought to Committee at the request of Councillor Neil Baker for the following reasons: While the principle of development in the area is obviously established, and the character and appearance in itself is broadly acceptable, the key concern seems to be the impact on neighbouring amenity due to the inclusion of additional windows and balconies. Policy BE1 of the Adopted Local Plan clearly states "The City Council will expect proposals to have regard to the privacy and amenity of the existing environment". Whether obscured glazing can reduce the impact on neighbouring properties in terms of privacy and amenity is a point of debate. However, as has been mentioned by an objector, using obscured glazing to ameliorate concerns about loss of privacy raises the question of whether such materials would be suitable for the location. By its very nature, corner plots on the Tankerton grid system are prominent and are arguably "landmark" properties which need to take into account the nature of the two roads they are on. As a balcony, by definition, is a prominent feature to ensure those using it can gain the best views, it will also be prominent in relation to neighbouring dwellings.
As stated, there is no argument against development in principle here but thought needs to be given to whether the development proposed is acceptable in terms of the impact it will undoubtedly have on the amenity of those living nearby. 13. The application was advertised in the local press and 11 nearby residents were notified with two representation received raising the following concerns: Loss of Privacy. The external balconies proposed, at both first floor level and roof levels, will result in the direct overlooking of both my house and garden and my neighbours' houses and gardens. Loss of Amenity, The external balconies would allow people to sit outside the application property, at high level, potentially causing noise and nuisance. The plans show a large reception room within the roof (linked to the balconies) and noise and nuisance will ensue. Overdevelopment. The house to land ratio will become disproportionate. A large area of its former grounds/ garden have been sold off and a new large detached house erected. Highway safety, inadequate parking and access. The use of glazing to the balconies at first floor level is not in keeping with the materials of the existing property. DEVELOPMENT PLAN POLICIES 14. The following policies of the Canterbury District Local Plan first review 2006 apply: BE1 - High quality designs, sustainable developments and specific design, amenity and land scape criteria to which the Council have regard. 15. The following policies of the Canterbury District Local Plan (publication draft) 2014 apply: DBE3 Principles of Design DBE10 Alterations and Extensions to Buildings to respect character of the original building, to not result in overshadowing and overlooking and to avoid detriment to the amenity and character of the locality. Particular care to be given to the works to Heritage Assets. ASSESSMENT 16. The application is reported to Planning Committee at the request of Cllr Neil Baker as he considers that thought needs to be given to whether the development proposal is acceptable in terms of the impact it would undoubtedly have on the amenity of those living nearby. 17. The main considerations in the assessment of this application are: - Character and appearance in the street scene - Living conditions
Character and Appearance 18. The existing house has an imposing appearance which is partly offset by the multi faceting of the principal elevations. It sits well back in its large plot. 19. The proposed extensions will alter the character of the house and the dominance that it has on this corner plot. However the proposed extensions will not break the established building line along Northwood Road or St Anne s Road. Nor do they increase the height of the building significantly. The separation of the house from the neighbouring properties ensures that the proposal do not have an overbearing impact on them or the street scene and within the context of its setting the development is considered to be an appropriate form of development in this location. Whilst its prominence will be increased it is considered that its corner position and generous space around dwelling facing the roads ensures that the extended building will not adversely affect the street scene. 20. In terms of its design the proposed extension seeks to sympathetically match the existing with matching materials. The only exception is the use of slate for the roof. In this respect the predominant material in the area is tiles but there are examples of slate close by in Northwood Road. The wrap around balcony originally proposed was considered to be an alien feature in the area with a design that was considered to detract from the appearance of the main house. 21. This balcony has now been removed in the revised drawings and replaced with a smaller balcony serving bedroom one with access from a pair of double doors. This is considered to be a more suitable addition to the building and as such the proposal is now considered to accord with development plan policies BE1 of the Canterbury District Local Plan 2006 and DBE3, DBE10 of the Draft Canterbury District Local Plan 2014. 22. In considering the overall impact of the proposed extensions account has been taken of the planning permission to build houses within the grounds of the existing house. One house, fronting St Anne s Road is shown on the site plan. However it is noted that the application site includes the site of the second dwelling fronting Northwood Road. Notwithstanding this it is not considered that the development, when considering previous approvals, would result in an unacceptable density or massing of development. 23. It is therefore considered that the proposal is in accordance with policy BE1 of the Canterbury District Local Plan 2006 and DBE3 of the Draft Canterbury District Local Plan 2014. Living conditions 24. The NPPF states that planning decisions should aim to secure a good standard of amenity for all existing and future occupants of land and buildings (paragraph 17). 25. The proposal s primary impact is on the main road frontage elevations with the extensions mainly facing north and west. From these points the new openings in the north and west elevations are set some distance from the properties opposite, acceptable in a suburban location. The first floor windows on the east elevation facing 96 Northwood Road are existing openings. The only additional window on the south elevation is the new dormer window giving light to the stairwell. It is considered that there is no adverse impact on the amenities of the adjoining property to the south.
26. Concern was expressed over the potential for overlooking form the proposed first floor balcony. However as this has been removed these concerns no longer apply. The development also shows terraces set at roof level on the north and west elevations. The terrace on the west elevation looks towards the windows in the side elevation of the house on the opposite corner of Northwood Road/St Anne s Road. The approximate distance between the two properties is 30m and this distance is considered to prevent undue loss of privacy. Similarly the separation between the north facing balcony and the property opposite is in the order of 24m and again this is considered to be acceptable in this urban situation. 27. The application is therefore considered to accord with section 7 of the NPPF, Policy BE1 of the CDLP First Review 2006 and Policy DBE3 of the CDLP First Review 2006 as it is not considered to harm neighbouring living conditions. Conclusions 28. The proposed works will not have an adverse impact on the street scene, will not be overbearing and will not result in a loss of light or privacy and will therefore be in accordance with Policy BE1 of the Canterbury District Local Plan 2006 and Policies DBE3 and DBE10 of the draft Canterbury District Local Plan 2014. It is therefore recommended that Planning Permission be granted subject to suitable safeguarding conditions.
DRAFT CONDITIONS/REASONS FOR DECISION NOTICE Application No: CA/16/02739/FUL Proposal: Location: Proposed two-storey front, rear and side extensions with roof terrace and glazed balconies following demolition of garage and cinema room. 34 St Annes Road, Whitstable, CT5 2DP CONDITIONS/REASONS: 1 The 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 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. 2 The development hereby approved shall be carried out in accordance with the submitted drawings: 1. 16038 PO3, 16038 PO4, received on 8 December 2016 REASON: To secure the proper development of the area. 3 The external materials and external finishes to be used in the erection of the development hereby approved shall be of the same, colour, finish and texture as those on the existing property. REASON: In the interests of the visual amenities of the area in accordance with policy BE1 of the Canterbury District Local Plan 2006 and policy DBE3 of the Canterbury District Local Plan Publication Draft 2014.