Agenda item

Part two storey, part single storey rear extension and single storey side extension involving installation of additional windows to side elevations, involving demolition of existing conservatory to rear and existing attached garage to side

Recommendation: Refusal

In introducing the report, officers advised that a previous scheme had been dismissed on appeal and had not been considered by the Inspector to be subordinate to the original house. The current scheme was still considered to be unacceptable, as the depth of the scheme’s two-storey extension was identical to the previously refused scheme at 4 metre from the original rear wall of the house.

A Member commented that after visiting the site, in their view, the size of the plot was adequate enough to accommodate the extension but had concerns about the timber cladding.

A member expressed some sympathy to the application and noted that the proposed development would be set back by 4metres, which would mitigate the concerns in the Inspector’s report that ‘the appeal proposal would noticeably alter this to create a roof and upper level with an unduly bulky nature and a key design quality of the existing home would be lost by the sizeable rearward projection following the same roof and vertical wall lines as the existing property’. This projection was at the back of the property and the application had sought to address this issue.

Officers advised that the main issue regarding the proposal was related to the comments of the Conservation Officer which concerned the character of the property, the symmetrical design at the back of the property and the unacceptable use of timber cladding. Officers suggested that if Members considered that the timber cladding was the only issues of concern, this could be dealt with by condition, should the Committee be minded to approve the application.

In response to the question of how strongly this refusal reason could be defended on appeal, officers advised that on balance, the decision could go either way.

It was moved and seconded that the application be approved and on being put the vote, the application was approved subject to conditions and informatives being prepared by officers in consultation with the Chairman and the Labour Lead.

Resolved – That the application be approved subject to the following conditions and informative:

CONDITIONS

1.                  The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

   2.            Notwithstanding the materials indicated on the submitted drawings and documentation, all materials to be used in the construction of the external surfaces of the development hereby permitted shall match those used in the existing building and shall thereafter be retained as such.

Reason: To safeguard the visual amenities of the area and to ensure that the proposed development does not have an adverse effect upon the appearance of the existing building in accordance with Policy BE15 of the Hillingdon Unitary Development Plan Saved Policies (September 2007).

3.         Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no additional windows, doors or other openings shall be constructed in the walls or roof slopes of the development hereby approved facing 46 and 50 Pinn Way.

Reason: To prevent overlooking to adjoining properties in accordance

with policy BE24 of the Hillingdon Unitary Development Plan Saved

Policies (September 2007).

4.         Access to the flat roof over the single storey extension hereby approved shall be for maintenance or emergency purposes only and the flat roof shall not be used as a roof garden, terrace, balcony, patio or similar amenity area.

Reason: To prevent overlooking to adjoining properties in accordance with policy BE24 of the Hillingdon Unitary Development Plan Saved Policies (September 2007).

INFORMATIVE:

With regard to condition 2, the use of timber cladding is not acceptable and the walls of the proposed extension should be in render to match the existing building.