Meeting documents

2002/65/TC

SITE CONSTRAINTS

Chesham Bois Conservation Area

Established Residential Area of Special Character - Local Plan Policy H4

Unclassified road

RELEVANT PLANNING HISTORY

Adjacent property No 44

02/0046/TC     Crown reduction of a cherry tree. No TPO made.

THE NOTIFICATION

Winter pruning of a cherry and a may.

PARISH COUNCIL

No objection.

REPRESENTATIONS

Applicant:     Both trees have not been pruned for a number of years and need doing. As they are both over 8ft high I understand permission is required.

CONSULTATIONS

District Forestry and Landscape Adviser:     Terraced property with front garden used as parking area – small fastigiate cherry about 4m high – climber (Clematis?) growing up tree and causing top to lean over – tree not considered important – some pruning reasonable – small hawthorn in rear garden – not visible from public viewpoints.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policy CA5

ISSUES

1.     The cherry tree is situated in the front garden and visible from the road, while the hawthorn is in the rear garden and not visible from public viewpoints.

2.     Both trees are small and it is considered that neither makes a significant contribution to the character or appearance of the Conservation Area. A Tree Preservation Order would therefore not be appropriate.

RECOMMENDATION: That a TPO shall not be made; no replacements requested

2002/66/TC

SITE CONSTRAINTS

Amersham Old Town Conservation Area

Established Residential Area of Special Character - Local Plan Policy H4

Adjoining Green Belt

Unclassified road

Area of Special Advertisement Control

Thames Water - groundwater protection zone

Site within 250 m. of active or disused rubbish tip

RELEVANT PLANNING HISTORY

02/0013/TC     Crown reduction of a willow and a cypress. No TPO made.

02/1256/CH     Single storey side / rear extension. Conditional permission.

THE NOTIFICATION

Felling of a Norway spruce.

TOWN COUNCIL

Recommend refusal – members could see no grounds for felling.

REPRESENTATIONS

Agent:          Reason for felling is that tree is a blot on the landscape – no replacement planting considered necessary as surrounding trees will fill space.

CONSULTATIONS

District Forestry and Landscape Adviser:     Norway spruce about 12m high in back corner of garden – probably old Christmas tree – some thinning of foliage especially lower down tree – other trees in garden including cherry, spruce and willow – views from Little Shardeloes largely blocked by willow – not considered to be important tree and not characteristic of the Conservation Area.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policy CA5

ISSUES

1.     The spruce tree is situated in the corner of the rear garden with limited visibility from public viewpoints.

2.     The tree is not prominent and it is considered that it does not make a significant contribution to the character or appearance of the Conservation Area. A Tree Preservation Order would therefore not be appropriate.

3.     There are still several other trees in the garden and it is considered that it would not be appropriate to request replacement planting.

4.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: That a TPO shall not be made; no replacements requested

2002/67/TC

SITE CONSTRAINTS

Amersham Old Town Conservation Area

Established Residential Area of Special Character - Local Plan Policy H4

Adjoining Green Belt

Unclassified road

Area of Special Advertisement Control

Thames Water - groundwater protection zone

Site within 250 m. of active or disused rubbish tip

RELEVANT PLANNING HISTORY

93/0015/TC     Removal of a horse chestnut, cutting back of a beech, reduction of a hornbeam, and crown reduction and thinning of a copper beech. No TPO made.

96/0036/TC     Crown reduction of a chestnut and a beech. No TPO made.

THE NOTIFICATION

Felling of a Norway spruce.

TOWN COUNCIL

No objection.

REPRESENTATIONS

Agent:          Reason for felling is that tree is planted too close to magnificent blue cedar and is starting to affect its shape and growth – no replacement planting considered necessary as surrounding trees will fill space.

CONSULTATIONS

District Forestry and Landscape Adviser:     Norway spruce already removed at time of inspection – stump of large tree in back corner of garden – probably old Christmas tree – about 3m from good blue cedar – some suppression of branching by spruce – likely to have been less important tree than cedar – owner says another tree surgeon knocked on door on 30 December and offered to fell tree for good price – owner accepted and before remembered need for permission work was already underway – apologises for pre-empting permission – also says tree had thin foliage – not likely to have been important tree and not characteristic of the Conservation Area.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policy CA5

ISSUES

1.     The spruce tree was situated in the corner of the rear garden close to a blue cedar with limited visibility from public viewpoints.

2.     The tree has already been removed and so a Tree Preservation Order would therefore not be appropriate.  It is likely that it would have been considered that the tree did not make a significant contribution to the character or appearance of the Conservation Area.

3.     The spruce was starting to suppress a good blue cedar and it is considered that it would not be appropriate to request replacement planting.

4.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: That a TPO shall not be made; no replacements requested

2002/2044/CH

SITE CONSTRAINTS

Built-up area other than Local Plan Policy  H2 or H4

Class C Road

Mineral Consultation Area

RELEVANT PLANNING HISTORY

None relevant

THE APPLICATION

Proposed is an ‘L’ shaped two storey extension enveloping the south flank and part of the front elevation of the property.  The south flank of the property would be extended by a width of 3.5m at ground floor level and 2.5m at 1st floor level.  This side extension would project past the existing front building line by 1.5m and extend across the front by a further 3.1m.  Over the new build would be a hipped roof design continuing the roof ridge over by 2.5m at a height of 8.2m above the slab.

PARISH COUNCIL

No objection.

REPRESENTATIONS

None received at time of drafting report.

CONSULTATIONS

None relevant.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, H13, H14, H15, TR11 and TR16.

ISSUES

1.     The property is sited in the built up area of Chalfont St. Peter wherein the principle of the proposed extension is acceptable subject to the compliance with all relevant Local Plan Policies.

2.     Although adding a substantial bulk to the existing property the extension would respect the form and proportions of the dwelling.  Its relationship to the street scene and built up character of the area is considered acceptable.  Local Plan Policies GC1 and H15 are complied with.

3.     No.28 Chesham Lane has a rear garden length of only 8.5m.  The rear boundary of the garden is screened by 4m leylandii from the north eastern corner up to the north flank of the existing garage structure.  This prevents any overlooking from the existing second storey rear windows into the rear garden area of No.3 Cross Lanes.  However the proposed extension would introduce a rear facing bedroom window that would not be screened by this length of leylandii.  This would overlook the rear of No.3 Cross Lanes and cause a loss of privacy that would be detrimental to the residential amenities held by the occupants.  This would be contrary to Local Plan Policies GC3, H13(i) and H14 (iii).

4.     The extension at ground floor level would be sited up to the flank boundary but the second storey bulk is hipped back 1m so to comply with Local Plan Policies H11 and H16.  There are no flank windows on the facing flank side of the adjacent property No.1 Cross Lane, and the relationship between this property and the applicant’s extension is acceptable.

6.     There would be sufficient car parking space to comply with Local Plan Policies TR11 and TR16.

7.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Refuse permission

For the following reasons

(1) The rear facing second storey window on the proposed extension would not be screened by the row of 4m Leylandii sited along the rear curtilage boundary and therefore would overlook the rear garden area of No.3 Cross Lanes.  This would cause a loss of privacy that would be detrimental to the residential amenities held by the occupants of this property and is contrary to Policies GC3, H13(i) and H14 (iii) of The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001).

2002/2049/CH

SITE CONSTRAINTS

Employment Area for Business , General Industry, Storage or Distribution

Unclassified road

Floor Space

RELEVANT PLANNING HISTORY

02/1427/CH     Erection of three 10m high sprinkler water storage tanks and detached single storey building to house pump room.  Permitted not implemented.

02/1926/CH     Erection of four 10m high sprinkler water storage tanks and detached single storey building to house pump room.  (amendment to planning permission 02/1427/CH)  Permitted not implemented.

THE APPLICATION

Planning permission is sought for a water storage tank for a commercial sprinkler system.  The tank would be 12.2m in diameter and 10m high.  The structure would be sited 3.4m from the south western corner of the warehouse that in comparison has a height of 15m.

It is also proposed to erect a pump room adjacent to the tank, measuring 4m x 5m, with a flat roof 3.8m high.

TOWN COUNCIL

No objection.

REPRESENTATIONS

None received at time of drafting report.

CONSULTATIONS

None relevant.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, E2, TR11 and TR16.

ISSUES

1.     The application site is an existing employment site wherein the proposed development would be in principle acceptable in respect of Policy E2, subject to compliance with all other relevant Local Plan Policies.

2.     The development would be set against the backdrop of the existing 15m high warehouse and therefore not visible from the east along Bell Lane. It would be partly screened by tree planting along the west boundary from the vacant employment land at the rear. It is considered that the design of the proposal is acceptable within the context of an employment site. No objection in respect of policy GC1.

3.     It would be approximately 50m from the closest residential properties to the south beyond the railway line and it is considered that no harm to the amenities of the occupiers would result. No objection in respect of GC3.

4. No additional traffic would be generated and therefore no additional parking requirements. No objection in respect of policies TR11 and TR16.

5.     There have been two previous planning applications on this site that have received permission for the erection of four smaller water tanks and pump room.  This single larger tank is assumed to be a replacement for the previous four tank sprinkler system.  A condition to this affect will be reasonably placed for the revocation on the previous planning permissions to ensure that they can not be implemented alongside, which would be an over development of the site.

6.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional permission

Subject to the following conditions

(1) C108 General Time Limit

(2) Before any construction works commences details of the proposed external materials of the pump room and colour finish for the water storage tanks hereby approved shall be first  submitted to and approved in writing by the Local Planning Authority.  

Reason:  To ensure that the external appearance of the development is not detrimental to the character of the locality.

(3) The permission hereby granted shall lapse if the whole or part of the development covered by the planning permission granted under reference 02/1427/CH, 02/1926/CH and/or 02/2049/CH is carried out.

Reason: To avoid an overdevelopment of the site and because you have so agreed in writing.

(4) If the development under the permission hereby granted is carried out in whole or in part, this development shall be removed or demolished if the earlier permission granted under reference 02/1427/CH and /or 02/1926/CH is implemented in whole or in part.

Reason: To avoid an overdevelopment of the site and because you have so agreed in writing.

2002/2052/CH

SITE CONSTRAINTS

Green Belt settlement GB4

Class C Road

Area of Special Advertisement Control

Mineral Consultation Area

RELEVANT PLANNING HISTORY

98/1763/CH     Single Storey side extension.     Permitted

91/0665/CH     Alterations, demolition of garage and erect single storey side/rear extension incorporating a garage.

CH/1008/81     2 storey extension at rear of storm porch at front. Permitted

THE APPLICATION

Seeks planning permission for the development of a single storey rear extension measuring 5.15 metres long by 1.9 metres wide. It would have a flat roof with a false pitch roof at the front, extending a further 1.7 metres towards Little Finches. In terms of distance from the boundaries, the extension would be at least 1 metres from the boundary with Little Finches and approximately 11 metres from the north boundary to the front.

PARISH COUNCIL

None received at time of drafting report.

REPRESENTATIONS

None received at time of drafting report.

CONSULTATIONS

None received at time of drafting report.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, GB12, H13, H14, H15, and TR11 and TR16.         

ISSUES

1.      The application site is situated within a Green Belt settlement in Seer Green where there is no objection in principle to development subject to compliance with relevant local plan policies.

2.      The extension would in its scale respect the height and proportions of the dwelling and its appearance and design would be appropriate to the street scene, character of the locality and form of the existing dwelling. The design of the proposal will have a part flat roof and a false pitched roof at the front. There are no objections with regard to Local Plan Policies GC1, GB12 and H15.

3.      Due to its relatively small size the new build would not significantly intrude on the privacy or amenity of neighbouring properties, particularly Little Finches. Little Finches does have one habitable window that would face the extension, however, this window is relatively small and is considered to be a secondary window. Therefore there are no objections with regard to Local Plan Policies GC3, H13 and H14.         

4.      The dwelling has adequate parking within its curtilage to comply with Local Plan Policies TR11 and TR16.    

5.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional permission

Subject to the following conditions

(1) C108 General Time Limit

(2) C431 Materials of Development to Match Those of Existing Building

(3) C132 All plans amended - by one unnumbered plan received on 13/12/02

2002/2054/CH

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Within Chilterns Area of Outstanding Natural Beauty

Class B Road

Area of Special Advertisement Control

Article 4 Direction

RELEVANT PLANNING HISTORY

AM/8/51     Additions at rear of existing cottage. Permitted.

CH/900/77     Single storey extension for use as bathroom, bedroom and lounge. Refused: size and bulk of extension is not modest, detracting from rural appearance of local views and precedent.

CH/413/78     Single storey extension to bungalow for use as lounge, bedroom and all. Permitted.

CH/1775/78     Erection of garage.  Permitted.

87/1126/CH     Single storey rear extension. Permitted.

99/1190/CH     Two single storey rear extensions and new chimney (option 1). Refused: extension would not be subordinate to the size and scale of the original property, which has been very substantially enlarged in the past, to more than double its original size.

99/1191/CH     Two single storey rear extensions and new vehicular access (option 2). Appeal allowed

THE APPLICATION

The application is for the retention of a close-boarded 1.5m fence erected along the front boundary with Nightingales Lane and parts of the side boundaries of the property. The width of the fence fronting Nightingales Lane is approximately 19 metres.

Planning permission is required for the erection of this fence because it has been constructed adjacent to the highway on land subject to Article 4 Direction No.50 (December 1981). This precludes permitted development rights for means of enclosure along a strip of land which is 20 metres deep on each side of Nightingales Lane.

PARISH COUNCIL

No objections.

REPRESENTATIONS

Letter from applicant raising the following points: -

1.     The fence replaces an old wire fence which marked the boundary in front of holly bushes.

2.     The fence was erected to prevent noise and pollution caused by traffic on Nightingales Lane, exacerbated by gaps in the boundary bushes.

3.     The fence is of the same construction as the neighbouring property.

4.     It is proposed that a Beech hedge be planted in front of the fence.

CONSULTATIONS

Bucks County Council – Highways:

Nightingales Lane in the vicinity of the site is subject to only to the national speed limit and does not have the benefit of street lighting.  There is a verge of approximately 1.0m in width across the site frontage.

There are two access points serving this dwelling and visibility is severely substandard from both.

The application is for the retention of a 1.5m high front boundary fence.  It is stated in the information submitted with the application that this fence replaces an old fence, and is along the same line.  The fence does impair visibility from this site, however even if it were not here the boundary hedges restrict visibility, and it appears that this fence does not considerably worsen the existing situation.

If this were a new fence and not one replacing the existing it is likely that I would recommend refusal on visibility grounds.  However this is a replacement fence, and as there is no information to show what the previous fence was like, it would be difficult to sustain a refusal reason on appeal.

I therefore do not wish to recommend any reason for refusal, and I have no highway condition or informative that would be appropriate for inclusion on any planning permission that may be granted.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies GB3, LS2

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, GB2, GB25, LSQ1, TR11, TR16

ISSUES

1.     The Article 4 Direction No. 50 restricts permitted development, in respect of the erection of gates, walls or other means of enclosure, within 20 metres of the highway boundary with Nightingales Lane. This direction was made in December 1981 in recognition of the unusually attractive rural character of this section of Nightingales Lane, which is characterised by fields, woods and generally substantial houses standing in extensive grounds.

2.     The property lies within the Green Belt, other than GB4 or GB5 settlement, and Chilterns Area of Outstanding Natural Beauty. Consideration must be given to whether the fencing undermines the purpose of the Article 4 Direction and if the fence detracts from the rural character and appearance of the area, having regard to its height, design and construction materials, its siting and relationship with adjoining buildings and the highway, and its effect on the amenities of local residential properties.

The height, design and appearance of this fence are not considered to be unduly visually intrusive such that it detracts from the rural character and appearance of the Nightingales Lane. The appearance of the fence along the road frontage is broken by two existing vehicular accesses serving the dwelling.

Whilst it is not considered necessary to impose a condition to plant a Beech hedge in front of the fence, as proposed by the applicant, a condition is recommended requiring this fence to be coated in a dark coloured wood stain to further reduce its impact in the street scene.

The fence does not affect the amenities of the other properties. The Northern boundary looks onto fields and the Southern boundary faces substantial hedging and trees.

3.     It is noted that there are several other timber fences along Nightingales Lane.

4.     The property has a large forecourt with dual entrance/exit that satisfies Local Plan Policies TR11.

5.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional permission

Subject to the following conditions

(1) Within two months of the date of this permission, the fencing hereby approved shall be stained in a dark colour that has previously been agreed in writing by the Local Planning Authority, and thereafter shall be retained in that colour unless the prior written consent of the Local Planning Authority has been obtained for any variation in colour.

Reason: In order to safeguard the visual amenities and rural character of the locality.

2002/2058/CH

SITE CONSTRAINTS

Built-up area other than Local Plan Policy  H2 or H4

Adjoining Green Belt

Unclassified road

Site within 250 m. of active or disused rubbish tip

Mineral Consultation Area

RELEVANT PLANNING HISTORY

None relevant

THE APPLICATION

Seeks planning permission for the development of a dormer window in the rear elevation of the property. The dormer window would measure 1.4 metres wide, 1.8 metres in height and protrude to an extent of 1.6 metres from the pitch of the roof. The dormer window would be centrally positioned 1 metres above eaves height and reaching the pitch of the roof.

PARISH COUNCIL

Object because dormer is not subordinate to the main roof.

REPRESENTATIONS

None received at time of drafting report.

CONSULTATIONS

None received at time of drafting report.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, H13, H14, H15, H18, TR11 and TR16.

ISSUES

1.      The application site is situated within the built up area of Chalfont St Peter where development is normally acceptable subject to complying with relevant Local Plan Policies.

2.      The dormer window would in its scale respect the height and proportions of the dwelling. The design of the proposal will have a pitch roof like the main building and matching materials are to be incorporated. It is apparent that another property on Boundary Road, ‘Canyellas’ already has a front facing dormer window. There are no objections with regard to Local Plan Policies GC1, H15 and H18.

3.      The height of the ground on which the application site is located is higher than the properties situated further along the road towards Field Way. It is due to this change in level that concerns of overlooking for properties at a lower level arise. It is important to note that there is no particular set design of dwelling that dominates the locality. Boundary Road comprises of a mixture of 2 storey dwellings and bungalows. ‘Ravenhead’, west of the application site is a 2 storey dwelling while ‘Grasmere’ to the east is a bungalow. Therefore due to these issues it appears that ‘Grasmere’ is already overlooked to an extent. The dormer window would consequently not exacerbate this and would not appear overbearing. Overall, it is considered that the privacy and amenity of neighbouring properties would not be adversely affected.  There are no objections with regard to Local Plan Policies H13, H14 and GC3.

4.      There is adequate parking within the curtilage of the dwelling to accord with Local Plan Policies TR11 and TR16.

5.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional permission

Subject to the following conditions

(1) C108 General Time Limit

(2) C431 Materials of Development to Match Those of Existing Building

2002/2060/CH

SITE CONSTRAINTS

Employment Area for Business, Storage or Distribution

Unclassified road

RELEVANT PLANNING HISTORY

CH/1068/83     Site signboard.  Consented and permitted.

CH/1796/84     Erection of 3 flagpoles.  Consented and implemented.

THE APPLICATION

Consent is sought for the erection of 3 flagpoles and associated flags to be positioned on top of the main entrance lobby fronting a building occupied by Amersham PLC.  Each of the flagpoles would be 4m in height giving them a total height of 11.7m above the slab.  Hung from the poles would be a flag of a size, 2m wide and 1m high.

TOWN COUNCIL

No objection.

REPRESENTATIONS

None received at time of drafting report.

CONSULTATIONS

County Highway Engineer:

The erection of flagpoles have no highway implications.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, TR2 and A1.

ISSUES

1.     The proposed flagpoles and associated flags would relate well to the existing corporate images on the site.  Although prominent they would not adversely affect the street scene appearance or the amenities of the surrounding residential flats and shopping parade opposite.  As such Local Plan Policies GC1, GC3 and A1 are complied with.

2.     Following a consultation with the County Highway Engineer the flagpoles raise no issues with either vehicular or pedestrian safety.

3.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional consent

Subject to the following conditions

(1) C118 5 Year Limited Period - Adverts

(2) C261 Standard Advert Conditions

2002/2061/CH

SITE CONSTRAINTS

Adjoining Green Belt

Employment Area for Business , General Industry, Storage or Distribution

Class A Road

RELEVANT PLANNING HISTORY

None relevant

THE APPLICATION

Planning permission is sought for the erection of a flagpole 7.5m in height.  It would be sited to the right hand side of the main entrance on the landscaped verge in front of a 6.4m high flat roof office building.

To the immediate left of the main access to the site is proposed the erection of a wall 2m wide and 1.3m high on which a non illuminated sign would be mounted.  The sign would be 1.4m wide and 0.5m high, positioned central on the wall.

TOWN COUNCIL

No objection

REPRESENTATIONS

None received at time of drafting report.

CONSULTATIONS

County Highway Engineer:

The proposed new flagpole and sign are not located in any visible splays and therefore there are no highway implications.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, TR2 and A1.

ISSUES

1.     The proposed flagpole and associated flag would join a row of three existing flagpoles displaying corporate banners.  The addition of this fourth pole and well-proportioned flag would relate well to the existing corporate images and although prominent would not adversely affect the street scene appearance or the amenities of the residential flats and church opposite.  As such Local Plan Policies GC1, GC3 and A1 are complied with.

2.     The wall and sign to be erected to the left of the main entrance would not intrude on the street scene or harm the amenities of the surrounding development.

3.     Following a consultation with the County Highway Engineer the flagpole and wall mounted sign raises no issues with either vehicular or pedestrian safety.

4.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional consent

Subject to the following conditions

(1) C118 5 Year Limited Period - Adverts

(2) C261 Standard Advert Conditions

2002/2062/CH

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Within Chilterns Area of Outstanding Natural Beauty

Ancient Woodland

Class B Road

Unclassified road

Area of Special Advertisement Control

Biological Notification site

RELEVANT PLANNING HISTORY

(None relevant)

THE APPLICATION

Proposed is the erection of 4 flagpoles to be sited along the side of the main entrance driveway at the front of a cluster of buildings used for Class B1 business use at Pollards Wood.  The flagpoles would be 7.4m in height and from them would project 3 banners and 1 flag displaying corporate signage for Amersham PLC.

PARISH COUNCIL

No objections.

REPRESENTATIONS

None received at time of drafting report.

CONSULTATIONS

County Highway Engineer:

The erection of the 4 flag poles have no highway implications.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, A1 and TR2.

ISSUES

1.     The siting of the flagpoles would not be visible from the street scene, harm the semi-rural character of the locality, or intrude on the visual amenities of any of the surrounding properties in the area.  The flagpoles are well positioned in relation to the buildings on the site and are appropriate to the character, business use and corporate image of Pollards Wood.  As such Local Plan Policies GC1, GC3 and A1 are complied with.

2.     Following a consultation with the County Highway Engineer the flagpoles raise no issues with either vehicular or pedestrian safety.

3.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional consent

Subject to the following conditions

(1) C118 5 Year Limited Period - Adverts

(2) C261 Standard Advert Conditions

2002/2065/CH

SITE CONSTRAINTS

Built-up area other than Local Plan Policy  H2 or H4

Unclassified road

Site within 250 m. of active or disused rubbish tip

Mineral Consultation Area

RELEVANT PLANNING HISTORY

None relevant

THE APPLICATION

Planning permission is sought for a single storey garage and store along the north flank of the existing property and a two storey extension at the rear.

The side extension would be 2.8m wide and 8.5m deep projecting past the front building line by 1m and flush with the rear.  It would have a flat roof over, 3.2m above the slab with a dummy pitch on the front elevation.

The two storey rear extension would be 7.1m wide, 4m deep with a pitched roof over, hipped at both sides, with a height of 5.2m to the eaves and 7.5m to the ridge.

PARISH COUNCIL

No objection.

REPRESENTATIONS

None received at time of drafting report.

CONSULTATIONS

Environment agency – No comment.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, H11, H13, H14, H15, H16, TR11 and TR16.

ISSUES

1.     The property is situated in the built-up area of Chalfont St. Peter wherein the principle of the extension is acceptable, subject to the compliance with all other relevant Local Plan Policies regarding design, impact on residential amenities and car parking.

2.     Both the two storey rear extension and side garage extension respect the form, proportions and scale of the dwellinghouse.  The garage is designed with a false pitch on the front elevation and the bulk of the two storey element is integrated well with the existing property and is mostly sited out of view from the street scene.  Therefore the proposed extension would have little impact on the character of the area and would comply with Local Plan Policies GC1 and H15.

3.     Although the two storey rear extension would add a substantial mass and bulk to the existing dwelling it is considered that it would not project out so far to the rear as to appear unduly overbearing to the occupants of Nos. 42 and 46 Fieldway.  Despite its 1m proximity to the flank boundaries its impact is reduced to an acceptable level by No.44’s siting slightly forwards of No.46 and the roof being hipped on both sides.  Its orientation it would result in some loss of light to the rear amenity area of No.46 but this would not be so significant as to warrant a refusal.

4.     The windows at second storey level on the south flank of the extension can be reasonably glazed with obscure glass to protect the amenities of No.42.  At second storey level the existing rear facing bedroom window would be repositioned to the north flank side.  This would cause some degree of overlooking towards the rear garden of No.46 but as the window could be positioned as Permitted Development and the overlooking would not be grossly intrusive a refusal on these grounds cannot be sustained.  The development is adequately screened at ground floor level by 2m closeboard fencing and hedging at the rear and curtilage flanks.  Local Plan Policies GC3, H13 and H14 are complied with.

5.     The garage extension would result in a loss of light to the ground floor windows on the south flank of No.46.  But these windows serve the entrance hall to this property, a non habitable room which is also duel aspect, therefore a refusal on the grounds of loss of light to this room again cannot be sustained.

6.     There is ample driveway to comply with Local Plan Policies TR11 and TR16.

7.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional permission

Subject to the following conditions

(1) C108 General Time Limit

(2) C431 Materials of Development to Match Those of Existing Building

(3) C177 Obscure glass in multiple windows in south flank elevation - 1st floor only

(4) C174A No additional windows in first floor of south flank elevation of extension.

(5) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order, with or without modification), no windows/dormer windows other than those expressly authorised by this permission, or as subsequently agreed in writing by the local planning authority, shall be inserted or constructed at any time in the north flank elevation of the extension hereby permitted.

Reason: To protect the amenities and privacy of the adjoining property.

2002/2070/CH

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Class C Road

Area of Special Advertisement Control

adj Biological Notification site

Mineral Consultation Area

RELEVANT PLANNING HISTORY

00/1568/CH     Detached double garage at front of property. Permitted.

98/0235/CH      Retention of detached double garage and store at front of property. Permitted

96/0516/CH     Alterations, single storey rear extension, first floor side extension and 2 dormer windows in rear elevation.     Permitted.

THE APPLICATION

Seeks planning permission for the development of a side extension to garage and new pitched roof over with 2 dormer windows in the east elevation. The extended roof will measure in total 11 metres long and will create a covered store on the south elevation. This will measure 2.3 metres wide by 7.1 metres long reaching a height of 2.3 metres. The 2 dormer windows will have pitched roofs and will measure 1.4 metres wide, protrude 1.5 metres from the side of the roof and stand 2.1 metres tall. The extension will be sited 1 metre from the boundary with Willow Croft and at least 25 metres from the boundary with Welders Lane at the front of the property.

PARISH COUNCIL

No objection, except that the Parish Council recommends a condition precluding separate residential use.

REPRESENTATIONS

One letter from a neighbouring property in support of the proposed development.

CONSULTATIONS

None received at time of drafting report.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, H13, H14, H15, H18, GB13, TR11 and TR16.

ISSUES

1.      The application site is situated within the Green Belt where the principle of development is acceptable subject to other relevant Local Plan policies. The main issue for consideration of this application is that the proposed development is sited within the Green Belt. In addition to this, other considerations include the impact of the proposal on the appearance of the street scene and character of the area, the impact on the amenities of neighbouring properties and whether there is sufficient parking space within the site to comply with parking standards. It is important to note that a previous planning permission granted under reference 2000/1568/CH has been revoked in order to proceed with this application.

2.      The extension would be subordinate to the size and scale of the original dwelling. The appearance and design of the new build would be appropriate and relates well to the characteristics of the site and the street scene. The extension is sited in accordance with existing buildings and the surrounding neighbourhood. The proposed development will have a new pitched roof that will accommodate 2 dormer windows which will respect the scale and proportion of the roof. No objections under Local Plan Policies GC1, GC3, GB13, H18 and H15.

3.      The new build would not appear overbearing and would not be of detriment to the amenities or privacy of neighbours. This is due to the situation of the extension being screened by mature trees and hedging at the front of the property. It is evident that the new build would not project past the building line of the original garage. No objections under Local Plan Policies H13, H14 and GC3.

4.      There is sufficient parking to comply with Local Plan Policies TR11 and TR16.

5.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional permission

Subject to the following conditions

(1) C108 General Time Limit

(2) C431 Materials of Development to Match Those of Existing Building

(3) C173A  No additional windows in first floor of west elevation of dwelling

(4) C197 Ancillary residential buildings at The Garf, Welders Lane, Chalfont St Peter.

(5) C121 This permission shall lapse if 2000/1568/CH is carried out

(6) C122 Removal of this development if 2000/1568/CH is carried out

2002/2071/CH

SITE CONSTRAINTS

Built-up area other than Local Plan Policy  H2 or H4

Unclassified road

RELEVANT PLANNING HISTORY

CH/ 1730/76  Pair of semi-detached houses and garages. Permitted and Implemented.

THE APPLICATION

Seeks planning permission to convert a garage into living accommodation incorporating a pitched roof at the front measuring 5.8 metes long by 2.3 metres wide. It will have a pitched roof at the front reaching a height of 3.2 metres. Thereafter the roof height will measure 2 metres to the eaves.

TOWN COUNCIL

No objection, subject to sufficient off street parking being available.

REPRESENTATIONS

Occupiers of immediate neighbouring property objects due to side window facing their property causing overlooking.

CONSULTATIONS

None received at time of drafting report.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, H13, H14 and H15.

ISSUES

1.      The application site is located in the built up area of Amersham where development in principle is acceptable provided that relevant Local Plan Policies are complied with.

2.     The garage conversion would in its scale respect the height and proportion of the existing dwelling. The appearance and design of the proposal would be appropriate to the dwelling and relates well to the characteristics of the site and street scene, which it is to be located. The garage conversion is sited in accordance with existing buildings and the surrounding neighbourhood. No objections under Local Plan Policies GC1, H13, H14 and H15.

3.     The garage conversion will not be of any significant detriment to the amenities of neighbours and will not affect their privacy. No objections under Local Plan Policies GC3 and H13.  The flank window facing the existing property is existing and faces only the side passageway and not habitable room windows.

4.     Planning permission was needed in this instance due to a condition on a previous application, CH/ 1730/76 that required the garage be used for parking a car only. With the conversion of the garage into living accommodation the dwelling would exceed 120 square metres in floor space. However, a condition can be attached to this permission to provide further car parking spaces.

5.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional permission

Subject to the following conditions

(1) C108 General Time Limit

(2) Before the study hereby permitted is first occupied three car parking spaces shall be provided within the curtilage of the site in accordance with details shown on a plan which shall have previously been submitted to and approved in writing by the Local Planning Authority.  Thereafter, these parking spaces shall be permanently retained for parking.

Reason: To ensure that adequate and satisfactory provision is made for the parking of vehicles clear of the highway.

(3) C431 Materials of Development to Match Those of Existing Building

2002/2073/CH

SITE CONSTRAINTS

Built-up area other than Local Plan Policy  H2 or H4

Unclassified road

RELEVANT PLANNING HISTORY

85/0545/CH     Erection of a double garage for residential use.  Permitted and implemented.

THE APPLICATION

Proposed is a single storey extension to the front of the garage 5.2m wide, 6m deep with a flat roof over 2.5m above the slab at the front of the garage and 3.5m in height where the extension joins the existing garage.

An extension on the front elevation would be added between the side of the existing garage structure and the entrance hall.  This would be 2.5m wide and 1.9m deep with a flat roof canopy over, 2.9m above the slab.

At the rear of the property the area of timber decking would be extended across the width of the property up to the north east flank boundary.  This would be raised 0.6m above the slab level with a 2m screen block wall on top sited on this adjoining boundary.  

PARISH COUNCIL

Object.  The garage is forward of the building line and would be unduly prominent and overbearing in the street scene.  It would also set an unwelcome precedent.

REPRESENTATIONS

Occupier of immediate neighbouring property closest to development objects due to loss of light, noise disturbance, overbearing appearance and intrusive in street scene.  Other immediate neighbour has no objection to principle, but concerned that flat roof will be intrusive.

CONSULTATIONS

None received at time of drafting report.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, H13, H14, H15, TR11 and TR16.

ISSUES

1.     The front projecting garage extension, sited on the front elevation of the property would be of a substantial mass, but in relation to the garage at the front of the adjacent property Long Range it no wider of deeper and is sited further back from the highway. Therefore the bulk of the garage on the street scene appearance is acceptable.  However the garage would have a flat roof that would be highly prominent on the street scene, this would be out of keeping with the wider character of the locality.  This is contrary to Local Plan Policies GC1 and H15(iv).

2.     The proposed garage would be sited 0.3m from the north east flank curtilage boundary.  Due to the slope of the driveway, the height of the garage would be 3.5m above the slab at a point level with the front building line of Amberley.  The property Whisperwood adjoining Amberley to the north east is sited approx. 1.5m lower than the lowest slab level of the applicant’s property.  The garage when viewed from the front of Whisperwood would be a height of 5m above the slab level of their front building line.  This would represent a mass that is unduly overbearing in appearance, exacerbating an already unsatisfactory juxtaposition between the two properties and significantly harming the residential amenities of Whisperwood.  This is contrary to Local Plan Policies GC3, H13(i) and H14.

3.     The extension to the decking at the rear of the property would take it up to the north east boundary fence shared with the adjacent property Whisperwood.  The level of the decking would be 1.4m above the rear garden level of Whisperwood and would require by condition a solid 2m screening fence to be placed along the depth of the decking on the boundary to prevent overlooking.  Despite this height of 3.4m above the rear slab level of Whisperwood any fence is not considered to cause an appearance so overbearing as to warrant a refusal.

4.     The extension to in fill the void between the entrance hall and the existing garage raises no issues with regard to its design of impact on the street scene.

5.     There is sufficient off street parking to comply with Local Plan Policies TR11 and TR16.

6.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Refuse permission

For the following reasons

(1) The front projecting garage extension would be highly prominent on the street scene and by reason of the size of its flat roof would be out of keeping with the appearance of the locality and character of the area.  This is contrary to Policies GC1 and H15(iv) of The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001).

(2) The garage in relation to the change in slab levels between the front and rear of the plot, its proximity to the north east flank boundary, and the change in slab levels between Amberley and Whisperwood would present a mass 5m above the slab level of the front building line of Whisperwood.  This would appear unduly overbearing exacerbating an already unsatisfactory juxtaposition between the two properties and significantly harming the residential amenities of Whisperwood.  This is contrary to Policies GC3, H13(i) and H14 of The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001).

2002/2076/CH

SITE CONSTRAINTS

Built-up area other than Local Plan Policy  H2 or H4

Unclassified road

Thames Water - groundwater protection zone

RELEVANT PLANNING HISTORY

89/862/81 Garage and access. Permitted

91/0244/CH Alterations and 2 storey side extension. Permitted.

THE APPLICATION

Seeks planning permission for the development of a dormer window in the rear elevation. This would measure 3 metres wide by 2.1 metres in height and protruding 2.5 metres from the existing roof slope. It is proposed to be positioned off-centre, nearest to No.16 Grimsdell’s Lane.

TOWN COUNCIL

No objection.

REPRESENTATIONS

One letter from a neighbour who has no objection to the proposed dormer window.

CONSULTATIONS

None received at time of drafting report.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 –2011: Policies (none relevant)

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, H13, H14, H15, H18, TR11 and TR16.

ISSUES

1.     The application site is situated within the built up area of Amersham where development is normally permitted subject to complying with relevant Local Plan Policies.

2.      The dormer window would in its scale respect the height and proportions of the dwelling. The design of the proposal will have a flat roof, which is considered not to be particularly aesthetically pleasing however a pitched roof would extend the height of the main dwelling’s roof. There are no objections with regard to Local Plan Policies GC1, GC3, H15 and H18

3.      The dormer window would not appear overbearing and would not be of detriment to the amenities or privacy of neighbours. The issue of overlooking has been addressed and it is considered that existing first floor windows of the main dwelling would currently have views into the garden of No.16. The dormer window would therefore not exacerbate this. Overall, it is considered that the privacy and amenity of neighbouring properties would not be adversely affected. No objections under Local Plan Policies H13, H14 and GC3.

4.      There is sufficient parking to comply with Local Plan Policies TR11 and TR16.

5.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1998.

RECOMMENDATION: Conditional permission

Subject to the following conditions

(1) C108 General Time Limit

(2) C431 Materials of Development to Match Those of Existing Building

2002/2077/CH

SITE CONSTRAINTS

Built-up area other than Local Plan Policy  H2 or H4

Class A Road