Agenda item

Variation of condition nos. 2 (Approved plans) and 4 (Windows) of application 30997/APP/2018/660 to allow for minor material amendments (First floor side extension, first floor rear extension, single storey rear extension, single storey front extension and installation of a rear dormer to create additional habitable roof space) to allow changes to the design of the dormer windows, the installation of 2 rooflights to the single storey rear extension and the excavation of a basement.

Recommendation: Refusal

RESOLVED: 

1.    That the application be refused; and

2.    That the Head of Planning be delegated authority, in consultation with the Chairman and Labour Lead, to add an informative setting out the Council’s expectations for information to be submitted as part of any future applications.

Variation of condition nos. 2 (Approved plans) and 4 (Windows) of application 30997/APP/2018/660 to allow for minor material amendments (First floor side extension, first floor rear extension, single storey rear extension, single storey front extension and installation of a rear dormer to create additional habitable roof space) to allow changes to the design of the dormer windows, the installation of 2 rooflights to the single storey rear extension and the excavation of a basement.

Officers introduced the report, confirming that the application sought to vary conditions of a previously approved application. The proposed alterations were considered to be out of keeping with the character and

appearance of the original dwelling and the wider Area of Special Local Character, and the application was therefore recommended for refusal.

A petitioner addressed the Committee in objection to the application, and welcomed the officers’ report and recommendation that the application be refused. However, it was felt that there were grounds for additional reasons for refusal to be added. These were:

·         There are large conifers on the site which overhang neighbouring properties. However, no tree survey has been submitted, contrary to policy;

·         Policy states that there must be soft landscaping above the basements, though this has not been proposed;

·         The proposed basement is extensive and Hillingdon’s emerging Local Plan states that basements that extend the length or width of the property above should not be allowed;

·         The proposed works to the garage and basement will result in a four-story building which raises concerns over stability. No structural report has been submitted, contrary to policy; and

·         The applicant has not submitted ground water surveys and concerns remain regarding flooding risks.

In response, officers advised that the referred to policy regarding basements and flooding was in place to ensure sufficient room to incorporate flood prevention measures. In this instance, the proposed basement did not extend so substantially that there was no room for these measures, hence the Council’s Flood Water Management Officer was satisfied that the basement under the garage would not cause flooding issues.

Regarding the trees, officers were satisfied that the proposed alterations as part of the application under determination would not cause harm to any trees on site.

In relation to soft landscaping and stability, these matters could have been dealt with by condition, if the application was recommended for approval. However, the application was recommended for refusal, thus there were no conditions being applied.

Members requested that officers attempt to source detailed surveys, including groundwater and stability surveys, from the applicant should they be minded to submit another application. Officers advised that an informative could be added, under consultation with the Chairman and Labour Lead, specifying the expected information to be submitted with future applications.

The officer’s recommendation was moved, seconded, and when put to a vote, unanimously agreed.

RESOLVED: 

1.    That the application be refused; and

2.    That the Head of Planning be delegated authority, in consultation with the Chairman and Labour Lead, to add an informative setting out the Council’s expectations for information to be submitted as part of any future applications.