Meeting documents

2001/46/TC

Case Officer:      Keith Musgrave

Date Received:     12/09/01     Decide by Date:     24/10/01

Parish:     Chalfont St Peter     Ward:     Austenwood

App Type:     Work to unpreserved trees in Conservation Area

Applicant:      MRS MJ KERNS

SITE CONSTRAINTS

Chalfont St Peter-Firs Estate Conservation Area

Established Residential Area of Special Character - Local Plan Policy H4

Unclassified road

Northolt Airfield safeguarding zone

Mineral Consultation Area

THE APPLICATION

Scots pine (Xmas tree) – fell tree and remove root.

PARISH COUNCIL

This is a prominent tree on the street scene and appears to be healthy so a crown reduction may be more appropriate than removal but would accept Forestry Officer’s report.

REPRESENTATIONS

Applicant:     Propose to create an in and out drive – will replace with two medium-sized trees and shrubs.

CONSULTATIONS

District Forestry and Landscape Adviser:     Large Norway spruce in front garden of property – prominent in street scene – fork at about 4m – topped at about 10m – has now developed large coarse branching at top – although healthy tree has poor shape – furthermore not native species characteristic of area – although some crown reduction could improve shape a little, it would not provide a long-term solution – bearing in mind reason for proposed removal of tree, TPO not considered appropriate.

POLICIES

The Adopted Chiltern District Local Plan – 1997: Policy CA5 

ISSUES

1.     The Norway spruce is situated in a prominent position in the front garden of the property.

2.     The tree is large and prominent but it has developed a poor shape as a result of being topped many years ago.  Although some crown reduction, as suggested by the Parish Council, could improve the shape a little, it would not provide a long-term solution to the appearance of the tree or achieve the objective of the owner.  Bearing in mind the circumstances of the case and the reason for the proposed removal of tree, it is considered that a Tree Preservation Order would not be appropriate.

3.     The applicant is proposing to plant two medium-sized trees as replacements and it is considered that this would be appropriate.

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; single replacement tree requested

2001/1477/CH

Case Officer:      Iwan Jones

Date Received:     31/08/01     Decide by Date:     25/10/01

Parish:     Latimer     Ward:     Ashley Green & Latimer

App Type:     Full application

Applicant:      MR AND MRS P SYDNEY

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Green Belt settlement GB4

Class B Road

United Kingdom Oil pipeline

Area of Special Advertisement Control

RELEVANT PLANNING HISTORY

A number of applications have been previously submitted for the site of which none are of direct relevance to this current application.

THE APPLICATION

The application relates to the closure of the eastern most access, the construction of a new access approximately 6m westward, modifying the existing most western access and the erection of a 1.35m high front boundary with railings and pillars up to 2m high.   

CONSULTATIONS

County Highways Engineer: Visibility at the existing accesses is below standard in the westerly direction. Proposal involves closing eastern most access and constructing new access some 6m westward. Although this reduces visibility further, evident that existing eastern access has been little used in recent times. Proposal will enable/encourage occupants to enter and leave site in forward gear. Will also be able to choose appropriate exit for the direction of their journey. Proposal involves erection of ‘inward’ opening automatic gates which would be set 6m behind the edge of the carriageway which should enable a vehicle to pull clear of the highway without obstructing the main carriageway in the event of the gates being closed. No objections raised subject to conditions.   

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GB12, GB13, GB25, TR2, TR3 and TR11.

ISSUES

1.     The application site lies partly within a Green Belt settlement and partly within the open Green Belt where the proposed development is assessed against relevant local plan policies, in particular GB25..

2.     The height and external appearance of any walls, gates and piers should not be visually intrusive in the street scene or countryside setting and the openness of the Green Belt must be maintained. The other 20 or so properties in this stretch of Rushmere Lane are typefied by hedging, with two having post and rail fences. There are no instances of the type of wall and railing combination proposed in this scheme. The height of the proposed wall would be 1.35m with the piers and railings projecting up to 2m. The existing wall on the front boundary of the site is approximately 1.3m high. Erecting piers at intervals of 3 to 3.5m along the front boundary to a height of 2m with railings in between would create an urban feature within a rural setting and could set a precedent for other dwellings on Rushmere Lane to construct similar enclosures adjacent to the highway which would be of further detriment to the openness of the Green Belt and represent a visually intrusive appearance within a predominantly countryside setting. As such objection is raised in relation to Policy GB25.     

3.     The County Highway Engineer’s comments are noted where no objection is raised to the proposal as it would enable/encourage vehicles to enter and leave the site in forward gear and allow them to choose the appropriate exit for the direction of their journey. Furthermore, as the proposed gates would be set 6m behind the edge of the carriageway a vehicle would not obstruct the main carriageway in the event of the gates being closed. No objection raised in relation to Policies TR2, TR3 and TR11.

4.     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 application site lies partly in a Green Belt settlement and partly in the open Green Belt, and opposite farmland in the open Green Belt. The proposed boundary wall, piers and railings, by reason of their height  and position along the front boundary of the site adjacent to Rushmere Lane would constitute an alien urban feature within a predominantly rural setting that would have  a visually intrusive appearance detrimental to the openness of the Green Belt. Furthermore, the proposal could set a precedent for other properties on Rushmere Lane to erect such boundary walls and railings that would further erode the openness of the Green Belt and detract from the rural appearance of the locality. As such, the proposal is contrary to Policy GB25 of the Adopted Chiltern District Local Plan 1997 (including Adopted Alterations May 2001).

2001/1481/CH

Case Officer:      Iwan Jones

Date Received:     03/09/01     Decide by Date:     28/10/01

Parish:     Chalfont St Peter     Ward:     Austenwood

App Type:     Full application

Applicant:      MR AND MRS JONES

SITE CONSTRAINTS

Established Residential Area of Special Character - Local Plan Policy H4

Adjoining Green Belt

Unclassified road

Northolt Airfield safeguarding zone

Mineral Consultation Area

RELEVANT PLANNING HISTORY

CH/194/80: Single storey rear extension. Permitted and implemented.

CH/1873/80: Single storey rear extension, first floor extension and garage extension. Permitted and implemented.

THE APPLICATION

The application relates to the erection of rear conservatory measuring 7m wide, 4.5m deep and 3.6m high. All external materials would match those of the existing dwelling.

PARISH COUNCIL

No objection.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, H4, H13, H14, H15, TR11 and TR16.

ISSUES

1.     The application site is located within an Established Residential Area of Special Character where there are no objections in principle to the proposed development subject to compliance with the relevant local plan policies.  

2.     As the conservatory would be located to the rear of the property no impact would be had upon the street scene. No objections raised in relation to Policy H13(ii).

3.     Having regard to the size of the rear garden and to the screening around the side and rear of the curtilage, the conservatory would not have an effect upon the residential amenities of neighbouring properties. No objection raised in relation to Policies GC3 and H14.

4.     The scale, height and design of the conservatory is considered acceptable. No objection raised in relation to Policies GC1 and H15.  

5.     The application raises no implications in terms of parking provision. No objection raised in relation to 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: Conditional permission

Subject to the following conditions

(1) C108 General Time Limit

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

(3) C137 Selected plans amended by one unnumbered plan received on 18 September 2001.

2001/1482/CH

Case Officer:      Geoffrey Hugall

Date Received:     29/08/01     Decide by Date:     23/10/01

Parish:     Chalfont St Peter     Ward:     Chalfont Common

App Type:     Full application

Applicant:      MR BABB

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

THE APPLICATION

The proposal involves extending the existing roofline forwards with a ridge running perpendicular to the existing dwelling’s main ridge.  This ridge would be approximately 5.8m long and would be hipped to an eaves line to match that of the existing.  The extension’s front main wall would be approximately 0.3m in front of the existing garage’s front elevation.  In front of this main extension would be a further single storey projection of approximately 3m in front of the existing garage’s front elevation which would incorporate a garage extension, over this would be a flat roof with railings forming a balcony over.  The roof of the main extension would be extended down so that the eaves level is approximately 2.5m below that of the main dwelling, into this roofslope a dormer window is proposed which would have its eaves at the same height as those of the main dwelling with its ridge would be 1.4m higher than the eaves, the dormer would be approximately 2.9m wide.  A further extension is proposed in front of the existing lounge area, this would project approximately 2.9m forwards squaring off the area between the hall way and the lounge, it would have a ‘false pitched’ roof over.  Adjacent to the main extension a porch area is proposed, this would be approximately 2.4m in depth and 2.4m wide, the extended roofslope of the main extension would be over this part of the scheme.

PARISH COUNCIL

No objection.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, H11, H13, H14, H15, H16, H17, H18, TR11 & TR16.

ISSUES

1.     The application site is located within a residential area wherein there are no objections to development in principle, subject to its compliance with the relevant local policies relating, amongst others, to its appearance within the street scene and its effect on the residential amenity of neighbouring properties.

2.     The principle of this type of front extension has been repeated numerous times within Foxdell Way.  However, this application also incorporates a dormer window in its flank elevation facing No.55 and an additional single storey front extension to incorporate a garage that would project in front of the main two-storey front extension.  Notwithstanding this, it is not considered that the extension would appear unduly obtrusive when viewed in the overall character of the area.  It is noted that the balcony railings over the garage projection are not replicated elsewhere, however, it is not considered that this feature would be sufficiently out of character in its own right to justify a refusal of the application.  As such, no objections are raised to the impact of the proposal upon the character of the area.

3.     The dormer window in the flank elevation of the extension is considered to be both small and subordinate in size and scale to the roofslope in which it is to be located, in this respect no objections are raised under Policy H18.

4.     It is not considered that the impact upon the amenities of the neighbouring properties would be limited mainly to No.51, it is considered that the two-storey extension would have a minimal impact upon the amenities of No.55 and the single storey extension is of minimal scale and should not have a significant impact upon the amenities of No.55.  The neighbouring dwelling at No.51 has a number of windows in its north-eastern facing elevation.  These are, however, considered to be either secondary windows to a habitable room or are windows to non-habitable rooms.  Given these factors and the aspect of the elevation being to the north-east, therefore receiving a limited amount of sunlight at present, it is not considered that the impact upon No.51 would be sufficiently great so as to sustain a refusal on these grounds.  As the balcony is at the front of the dwelling, no issues are raised over any potential loss of amenity that would result.

5.     The garage together with the driveway are sufficient to park two vehicles, subject to a condition requiring a plan to show the parking of an additional vehicle clear of the highway, no objections are raised under Polices 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: Conditional permission

Subject to the following conditions

(1) C108 General Time Limit

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

(3) C174A No additional windows in first floor of both the side elevations or roofslope of extension

(4) C202 Garage/Parking Space (for extension) - Plans to be Approved

(5) The window at first floor level in the north-eastern elevation of the development hereby approved shall not be glazed other than with obscured glass at any time.

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

2001/1494/CH

Case Officer:      Keith Musgrave

Date Received:     06/09/01     Decide by Date:     31/10/01

Parish:     Little Missenden     Ward:     Little Missenden

App Type:     Application for work to tree(s) covered by a Tree Preservation Order

Applicant:      JANE BASS

SITE CONSTRAINTS

Green Belt settlement GB5

Within Chilterns Area of Outstanding Natural Beauty

Unclassified road

Area of Special Advertisement Control

Tree Preservation Order

RELEVANT PLANNING HISTORY

The Chiltern District Council (Land at 76 New Road, Little Kingshill) Tree Preservation Order 1988 (No 19 of 1988) covering 4 individual trees, including T4 – horse chestnut.

89/0642/CH     Detached house and double garage with new vehicular access. Conditional permission.

Adjacent property – 76 New Road

00/1312/CH     Crown reduction of a pine tree and a fir tree. Conditional permission.

THE APPLICATION

Topping of a horse chestnut tree in the front garden.

PARISH COUNCIL

Recommend approval, subject to the approval of the Arboricultural Officer.

REPRESENTATIONS

Applicant:     Danger of tree splitting (as has split trunk about two feet from base) as height now over 65ft and becoming very top heavy. Also danger to passers-by of falling branches, due to proximity of road, in high winds.

CONSULTATIONS

District Forestry and Landscape Adviser:     Very large multiple-stemmed horse chestnut in front lawn, fairly close to road – some longitudinal stress cracks in stems, one weeping – some lower branches previously removed with some minor decay present – base of tree structurally weak with weight of stems and consequent risk of splitting – some reduction in weight sensible.

POLICIES

The Adopted Chiltern District Local Plan – 1997: Policy TW2 

ISSUES

1.     The horse chestnut is situated in the front garden and is clearly visible from the road.

2.     It is a tall tree with five large stems and a consequent risk of splitting.  It is considered that some height and weight reduction would be sensible management.

3.     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) C109 Time Limit for Consent under Tree Preservation Order

(2) The tree surgery hereby approved shall not exceed crown reduction and re-shaping by 30%.

Reason: In order to maintain, as far as possible, the amenity value of the tree and the special character of the area which were the reasons for the making of the Tree Preservation Order.

(1) INFORMATIVE - I213 Quality of Tree Work                                                        

(2) INFORMATIVE - I212 Tree Work - Crown Reduction                                                 

2001/1506/CH

Case Officer:      Andrew Fuller

Date Received:     07/09/01     Decide by Date:     01/11/01

Parish:     Ashley Green     Ward:     Ashley Green & Latimer

App Type:     Full application

Applicant:      MR AND MRS C W MEACHAM

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Class A Road

Unclassified road

Area of Special Advertisement Control

RELEVANT PLANNING HISTORY

98/1811/CH   Alterations, front porch, rear conservatory, first floor side extension and part two-storey, part single storey front extension incorporating double garage.   Conditional permission.

THE APPLICATION

The current property has a 9.2m wide and 7.3m deep single storey element to the side with room over in the roof space. The roof of this structure is to be removed and extended up to a hipped structure 8.1m in height. Three dormers are proposed to the rear elevation (1.5m wide), one to the front and one to the end elevation (both 2m wide). Forwards of this is a single storey extension with room over 8.8m long and 6.5m wide with roof at 6m in height finished with four dormer windows one on each elevation and a second on the east. This element houses the garage, with double doors on the front elevation. The proposal is complete with a half-hexagonal conservatory on the rear elevation 4.2m wide, 2.6m deep and capped by a pitched roof at 3.6m.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, GB13, H11, H13, H14, H15, H16, H17, H18, TR11 and TR16.

ISSUES

The application is to a large detached house in the Green Belt a little outside Ashley Green and is an amendment to the previous approval under application 98/1811/CH. The only real changes to the application other than details of window sizes and door positioning, is the 0.3m increase to the front elevation of the garage, an additional dormer on the front and side of the garage wing and the spacing out of the two dormer windrows on the western elevation.

Although the external volume of the property will not change, other than the inclusion of three dormer windows, the formation of a room in the roof over the garage of the property will increase the total extended floorspace to 57 percent, a 4 percent increase from the approved scheme (98/1811/CH). As such the Local Plan Policy GB13 which states that extensions to dwellings in the Green belt should be subordinate to the size and scale of the original dwelling and not intrusive on the landscape, has been complied with.

The proposed dormer (amended by this application) in the western elevation would face the front of dwellings to the west. However a distance of 33m will still be maintained between the properties and overlooking as such is not considered detrimental to these neighbours. Furthermore the property is surrounded by a 2.5m brick wall and no other surrounding properties would suffer from any further overlooking.

The integral double garage and large forecourt more than caters for Local Plan parking requirements housed under Local Plan Policy TR11 and TR16.

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

2001/1508/CH

Case Officer:      Andrew Fuller

Date Received:     07/09/01     Decide by Date:     01/11/01

Parish:     Chalfont St Giles-Little Chalfont     Ward:     Chalfont St Giles

App Type:     Full application

Applicant:      MR AND MRS J COOMBE

SITE CONSTRAINTS

Established Residential Area of Special Character - Local Plan Policy H4

Unclassified road

RELEVANT PLANNING HISTORY

90/0606/CH   Detached double garage at front of property.   Withdrawn.

90/0946/CH   Detached domestic double garage at front of property.   Conditional permission.

92/1086/CH   Single storey rear extension, two-storey side extension, first floor front and rear extension and alterations to roof.   Conditional permission.

00/1794/CH   Side/front extension incorporating replacement garage with ancillary accommodation in roof space.   Refused permission – allowed on appeal.

THE APPLICATION

A side/front extension incorporating replacement garage with ancillary accommodation in roof space. The structure is 10.5m long, 6m wide and pitched in a hipped roof to 5.9m, with two dormer windows facing north over the front garden and forecourt. There is an additional 3.5m by 2.5m structure to link it to the right-hand side of the house. Beneath the garage is proposed a 4m wide and 10.5m long basement.

PARISH COUNCIL

No objection.

REPRESENTATIONS

Two letters from neighbouring residents raising no objections, but concerned that the excavation of the basement may cause structural problems to the garage to be constructed at ‘Wychwood’ may occur, and that a condition to safeguard its stability is attached to the approval.

POLICIES

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

ISSUES

1.     The size and appearance of the garage and room over are identical to that in application 00/1794/CH and therefore the design and amenity issues are no different than before and have been considered acceptable by the Inspector under Appeal.

2.     The large forecourt and garage itself, more than satisfy off street parking standards as set out under Local Plan Policy TR11 and TR16.

3.     The basement, by nature of its underground definition will raise no issues to substantiate refusal of the application.

4.     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) C174 No additional windows in north elevation of extension

(4) C195 Residential Extension to be Ancillary to Dwelling

(5) Construction of the garage extension hereby permitted shall not be commenced until after drawings showing the proposed finished floor level of the building together with existing ground levels of surrounding property, have been submitted to and approved in writing by the Loacl Planning Authority. The extension shall only be constructed in accordance with the approved drawings.

Reason:   In order to ensure that the development is carried out at suitable levels to prevent it from being over-prominent in the street scene.

(1) The applicant is advised that reasonable care be taken during the construction of the garage and basement, to avoid damage to the adjacent garage at Wychwood.

2001/1512/CH

Case Officer:      Thomas Gabriel

Date Received:     10/09/01     Decide by Date:     04/11/01

Parish:     Little Missenden     Ward:     Little Missenden

App Type:     Full application

Applicant:      MR AND MRS O'CONNELL

SITE CONSTRAINTS

Green Belt settlement GB5

Within Chilterns Area of Outstanding Natural Beauty

Unclassified road

Area of Special Advertisement Control

THE APPLICATION

The application is for a side/ rear conservatory measuring part 4.9m/ part 5.5m by part 1m/ part 4.9m and 3.4m high to the top of the pitched roof.

PARISH COUNCIL

Approve.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, GB5, LSQ1, H13, H14, H15, TR11 and TR16.

ISSUES

1.     The application site is located within the Green Belt Settlement of Little Kingshill where extensions to residential dwellings are acceptable in principle under the terms of Policy GB5 of the Adopted Chiltern District Local Plan. The site is also located within the Chilterns Area of Outstanding Natural Beauty where it is the Council’s policy to maintain the natural beauty of the landscape. The other relevant local plan policies should also be complied with.

2.     The proposed conservatory will not have an adverse impact upon either of the neighbouring dwellings. It will relate to the dwelling in a satisfactory manner, will not represent overdvelopment of the site and will not impact upon the street scene. No objections are raised in these respects.

3.     Located within the Green Belt Settlement of Little Kingshill, the conservatory will not detract from the Chilterns Area of Outstanding Natural Beauty. No objections are raised in terms of Policy LSQ1.

4.     The floorspace of the dwelling already exceeds 120sq. m. There are therefore no implications for the Council’s Adopted Carparking Standards.

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) The bricks to be used in the construction of the plinth of the conservatory hereby permitted shall match the size, colour and texture of those of the existing dwelling.

Reason: To ensure that the appearance of the enlarged dwelling is not detrimental to the character of the locality.

(3) C138 Selected plans amended by more than one unnumbered plan recd on 3 and 15 October 2001.

2001/1515/CH

Case Officer:      Kathryn York

Date Received:     10/09/01     Decide by Date:     04/11/01

Parish:     Little Missenden - Holmer Green     Ward:     Holmer Green

App Type:     Full application

Applicant:      MR D F RICHARDSON

SITE CONSTRAINTS

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

Adjoining Green Belt

Class C Road

RELEVANT PLANNING HISTORY

CH/1314/78  Two storey side extension for dining room and bedroom.  Permitted and implemented.

96/1332/CH  Side/rear conservatory.  Permitted and implemented.

01/0783/CH  Two storey side extension, front canopy extension and dummy pitched roof to front of garage.  Permitted.

THE APPLICATION

Proposes an amendment to planning permission 01/0783/CH.  The length of the extension is to be reduced from 8.05m to 4.2m, eliminating the dining room and the fourth bedroom towards the rear; and the width of the extension is to be increased from 2.95m to 4.1m.  The roofline is as previous.  There are no alterations to the dummy pitched roof over the garage.

PARISH COUNCIL

Approve.

REPRESENTATIONS

One letter of objection:

1.     Extension will significantly reduce views of the countryside.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, H11, H13, H14, H15, H16, H17, TR11 and TR16.

ISSUES

1.     The application site is located in the built up area of Holmer Green, where there are no objections to the proposed development in principle subject to compliance with the relevant local plan policies.  The principal of a two storey extension in this location has already been established by the granting of planning permission 01/0783/CH, and therefore the only issues for consideration are whether the reduced depth and increased width of the extension would be detrimental to either the character of the street scene or the amenities of the adjoining properties.

2.     The proposed extension remains 3.2 from the boundary with the neighbouring property, with a garage in between.  There are no windows in the flank elevation of the neighbouring property, and as such the extension will not appear visually intrusive or overbearing to the occupiers of this property.  No objections are raised.

3.     There will be no adverse impact on the street scene, and therefore no objections are raised in this respect.

4.     There are no implications for parking provision.

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) C134 Single plan amended by plan (22/01-04) received on 04/10/01

2001/1518/CH

Case Officer:      Thomas Gabriel

Date Received:     11/09/01     Decide by Date:     05/11/01

Parish:     Chesham     Ward:     Hilltop

App Type:     Full application

Applicant:      MR M ARMISTEAD

SITE CONSTRAINTS

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

Unclassified road

RELEVANT PLANNING HISTORY

87/2464/CH   Relocation of northern boundary fence. Conditional permission – implemented.

87/2491/CH   Conservatory. Conditional permission – implemented.

96/1439/CH   Alterations and single storey side extension to provide replacement garage. Conditional permission – implemented.

THE APPLICATION

The application is for a part first floor/ part two storey side extension. The ground floor element of the extension is to measure part 2.9m/ part 3.2m wide and 4m deep, the first floor element is to measure 3.2m wide and 8.4m deep and the roof is to be 7.6m high to the pitch. The extension is also to incorporate a pitched roof over the front of the existing single storey side projection, 3m high to the pitch.

TOWN COUNCIL

No objections.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, H11, H13, H14, H15, H16, H17, TR11 and TR16.

ISSUES

1.     The application site is located within the built up area of Chesham where there are no objections to the proposed development in principle, subject to compliance with the relevant local plan policies.

2.     The proposed extension will not have an adverse impact upon any of the neighbouring or nearby properties and will not result in the loss of privacy for the occupiers of those properties. It will respect the scale and proportions of the existing dwelling, will not represent overdevelopment of the site, will not detract from the street scene and will maintain a one metre gap to the boundary of the site at first floor level. No objections are raised in these respects.

3.     Three parking spaces exist within the curtilage of the dwelling. No objections are raised in terms of Policies TR11 or TR16.  

4.     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

2001/1522/CH

Case Officer:      Kathryn York

Date Received:     11/09/01     Decide by Date:     05/11/01

Parish:     Little Missenden     Ward:     Little Missenden

App Type:     Full application

Applicant:      MR AND MRS D JONES

SITE CONSTRAINTS

Green Belt settlement GB5

Within Chilterns Area of Outstanding Natural Beauty

adjoining Common land

Class C Road

Unclassified road

Area of Special Advertisement Control

RELEVANT PLANNING HISTORY

89/1747/CH  Alterations and two storey rear extension.  permitted and implemented.

98/0310/CH  Alterations and single storey rear extension.  permitted and implemented.

THE APPLICATION

Proposes two storey side extension to provide accommodation for elderly relative, measuring 9.6m x 7.8m at ground floor level, and 6.5m x 7.8m (including two dormer windows in the north east elevation) at first floor level.  The extension is located partly on the site of an existing garage, and increases the ridge height from 5m to 6.2m.  The application also proposes a detached garage measures 5.8m x 5.9m with a pitched roof 4.2m high.

PARISH COUNCIL

Approve.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, GB2, GB15, LSQ1, H11, H13, H14, H15, H16, H18, H19, TR11 and TR20.

ISSUES

1.     The application site is located within both a GB5 area in Little Kingshill and the Chilterns Area of Outstanding Natural Beauty, where there are no objections to the proposed development in principle subject to compliance with the relevant local plan policies.

2.     There will be no adverse impact on the amenities of the adjoining residents and therefore no objections are raised in this respect.

3.     The two-storey side extension is located primarily on the site of the existing garage, which has a ridge height of 5m.  The current proposal converts the garage to living accommodation and extends the footprint of the building and increases the ridge height.  However the height of the extension remains subordinate to the height of the main dwellinghouse, and the extension maintains an adequate distance to the boundary of the site.    The design of the extension is considered acceptable in relation to the existing dwelling, and the two dormer windows are suitably small scale and subordinate to the roofslope in which they are sited.  There is a high level of screening on all boundaries, and as such there will be no adverse impact on either the street scene or the Chilterns Area of Outstanding Natural Beauty.  No objections are raised in this respect.

4.     The two-storey side extension is to form an annex for an elderly relative, and has an internal link to the main house on the ground floor.  The annex is modest in its size, and subordinate in scale to the original dwelling.  No objections raised in terms of Policy H19.

5.     Although sited forward of the main dwellinghouse, the level of screening around the site is such that the garage will not appear unduly prominent in the street scene.  The garage is small scale and modest in size in relation to the original dwellinghouse.  No objections are raised in terms of Policies GB2, GB15 and LSQ1.

6.     Adequate parking space exists within the curtilage of the site.  No objections are raised.

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) C193 Residential occupancy - extension to Holly Lodge(for elderly relative)

2001/1526/CH

Case Officer:      Kathryn York

Date Received:     11/09/01     Decide by Date:     05/11/01

Parish:     Penn     Ward:     Penn

App Type:     Full application

Applicant:      MR AND MRS YOUNG

SITE CONSTRAINTS

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

Unclassified road

Mineral Consultation Area

THE APPLICATION

Proposes two storey side/front/rear and single storey front extension incorporating garage.  The extension is on the site of the existing garage, and measures a maximum of 5.6m x 14.1m at ground floor level, and 5.6m x 11.5m at first floor level.  The extension forms a two-storey front and rear gable projection with a pitched roof the same height as the existing, and also incorporates a small single storey front projection with a hipped roof 3.6m high.

PARISH COUNCIL

No comment.

REPRESENTATIONS

One letter of objection:

1.     The extension will result in a loss of light to the master bedroom and sitting room windows.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, H11, H13, H14, H15, H16, H17, TR11 and TR16.

ISSUES

1.     The application site is located in the built up area of Knotty Green, where there are no objections to the proposed development in principle subject to compliance with the relevant local plan policies.

2.     The extension does not cut the forty five degree line taken from the mid point of the windows of No.6 closest to the extension.  The windows concerned serve a lounge and a master bedroom, both of which have large south facing rear windows, and as such the front windows are therefore considered to be secondary windows.  There are no windows in the facing flank elevation of No.6, and therefore no other windows would be affected. The siting of the properties within the respective plots is such that there will be no significant increase in overlooking to the rear amenity area of No.6, and whilst the side study window would overlook the amenity area of No. 8, the window could be obscure glazed and therefore no objections are raised in this respect.  

3.     There are two styles of property in Oldbury Grove, with No.7 being one of the smaller properties.  The adjoining properties are both larger properties, and the proposed extension will not adversely affect the character of the street scene.  The extension maintains a one metre gap to the boundary at first floor level in accordance with the requirements of Policies H11 and H16.  No objections are raised in this respect.  

4.     The double garage provides two car-parking spaces, with a further two provided in front of the garage.  No objections are raised in terms of 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) 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 at first floor level or above in either the north east or south west elevations of the extension hereby permitted.

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

(4) The window at first floor level in the south west elevation of the development hereby approved shall not be glazed other than with obscured glass at any time.

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

(5) C306 Garage Not to be Converted to be Part of Dwelling

2001/1527/CH

Case Officer:      Thomas Gabriel

Date Received:     11/09/01     Decide by Date:     05/11/01

Parish:     Great Missenden - Prestwood     Ward:     Great Missenden

App Type:     Full application

Applicant:      DR AND MRS S WILSON

SITE CONSTRAINTS

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

Within Chilterns Area of Outstanding Natural Beauty

Unclassified road

RELEVANT PLANNING HISTORY

CH/837/81   Ground floor front and first floor side extensions. Conditional permission – not implemented.

THE APPLICATION

The application is for a single storey rear extension, incorporating a conservatory, and a first floor side/ rear extension, incorporating a pitched roof over the existing front projection. The single storey rear extension is to measure 12.2m wide and part 4m/ part 3.7m/ part 6.5m deep. The first floor side/ rear extension is to measure 4.6m wide and 10.5m deep. The roof is to be 7.7m high to the pitch, equalling the height of the existing roof. The pitched roof over the existing front projection is to be 7.6m wide, 1m deep and 3.3m high.

PARISH COUNCIL

No objections.

REPRESENTATIONS

1 letter received from the occupiers of a nearby property, Golden Broom – no objections.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, LSQ1, H11, H13, H14, H15, H16, H17, TR11 and TR16.

ISSUES

1.     The application site is located within the built up area of Prestwood where there are no objections to the proposed development in principle, subject to compliance with the relevant local plan policies.

2.     The single storey rear extension will not have an adverse impact for the neighbouring dwelling, Whitecroft House, or the adjacent public house. The first floor side extension and the pitched roof over the front projection will not have an adverse impact upon the public house, either. The extensions will respect the scale and proportions of the existing dwelling, will not represent overdevelopment of the site, will not result in the loss of privacy for the occupiers of WhiteCroft House and will not detract from the street scene. No objections are raised to the proposed extensions.

3.     Located within the built up area of Prestwood, the extension will not detract from the Chilterns Area of Outstanding Natural Beauty. No objections are raised in terms of Policy LSQ1.

4.     The floorspace of the dwelling already exceeds 120sq. m. There are therefore no implications for the Council’s Adopted Carparking Standards.  

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

2001/1535/CH

Case Officer:      Thomas Gabriel

Date Received:     13/09/01     Decide by Date:     07/11/01

Parish:     Great Missenden     Ward:     Ballinger & South Heath

App Type:     Full application

Applicant:      MR J P WILCE

SITE CONSTRAINTS

Green Belt settlement GB5

Within Chilterns Area of Outstanding Natural Beauty

Class C Road

Area of Special Advertisement Control

RELEVANT PLANNING HISTORY

85/0564/CH   Single storey rear extension. Conditional permission – implemented.

95/1304/CH   First floor rear extension and single storey side/ rear extension incorporating garage. Conditional permission – implemented.

THE APPLICATION

The application is for a rear conservatory measuring 3.6m deep, 3.1m wide and 3.1m high.

PARISH COUNCIL

No objections.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, GB5, LSQ1, H13, H14, H15, H17, TR11 and TR16.

ISSUES

1.     The application site is located with the Green Belt Settlement of South Heath where extensions to residential dwellings are acceptable in principle under the terms of Policy GB5 of the Adopted Chiltern District Local Plan. The site is also located within the Chilterns Area of Outstanding Natural Beauty where it is the Council’s policy to maintain the natural beauty of the landscape. The other relevant local plan policies should also be complied with.

2.     Though 3.6m deep at the boundary with the neighbouring dwelling, no.1 Bayleys Hatch, the conservatory will not have an overbearing impact for that dwelling. It will not impact upon the other neighbouring dwelling, no.10 Bayleys Hatch, will not represent overdevelopment of the site and will respect the scale and proportions of the existing dwelling. Though the conservatory will be visible from Potter Row, it will not have a large visual impact. Subject to the use of obscure glazing in the north east elevation of the conservatory, overlooking will not be an issue. No objections are raised in these respects.

3.     Located within the Green Belt Settlement of South Heath, the conservatory will not detract from the Chilterns Area of Outstanding Natural Beauty. No objections are raised in terms of Policy GB5 or LSQ1.

4.     Four parking spaces exist within the curtilage of the dwelling. No objections are raised in term of Polices TR11 or 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) The materials to be used in the construction of the plinth of the conservatory hereby permitted shall match the colour and texture of those of the existing dwelling.

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

(3) The glass panels in the north east elevation of the conservatory hereby permitted shall not be glazed other than with obscured glass to a minimum height of 1.8m above internal floor level, at any time.

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

2001/1536/CH

Case Officer:      Thomas Gabriel

Date Received:     12/09/01     Decide by Date:     06/11/01

Parish:     Penn - Winchmore Hill     Ward:     Coleshill & Penn Street

App Type:     Full application

Applicant:      MRS M SEYMOUR

SITE CONSTRAINTS

Green Belt settlement GB5

Within Chilterns Area of Outstanding Natural Beauty

Unclassified road

Area of Special Advertisement Control

RELEVANT PLANNING HISTORY

01/1118/CH   Part two storey/ part single storey rear extension. Refused – overbearing and visually intrusive when viewed from the neighbouring dwellings. Appeal lodged – not yet determined.

THE APPLICATION

The application is for a part two storey/ part single storey rear extension. The ground floor element of the extension is to measure 5m deep and 4m wide. The first floor element is to measure 3.1m deep and 4m wide. The extension is to have a pitched roof, 7.3m high to the pitch.

PARISH COUNCIL

No comment.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, GB5, LSQ1, H11, H13, H14, H15, H16, TR11 and TR16.

ISSUES

1.     The application site is located within the Green Belt Settlement of Winchmore Hill where extensions to residential dwellings are acceptable under the terms of Policy GB5 of the Adopted Chiltern District Local Plan. The site is also located within the Chilterns Area of Outstanding Natural Beauty where it is the Council’s policy to maintain the natural beauty of the landscape. The other relevant local plan policies should also be complied with.  

2.     The reduction in depth of the first floor element of the proposed extension is sufficient to reduce the impact of the extension upon the neighbouring dwellings to a satisfactory level. At ground floor level, the extension will project to the rear of nos.4 and 6 Underwood Cottages by 5m and will be set off the boundary with no.6 by approximately 1.8m and with no.4 by approximately 1.5m (the extension will be partially screened from no.4 by the boundary treatment of a 1.6m fence, bushes and a tree). At first floor level, the extension will project to the rear of nos.4 and 6 by 3.1m. Though the extension will still have a considerable visual impact for the occupiers of both of the neighbouring dwellings, it is, on balance, considered acceptable.  

3.     Overlooking from the window in the east elevation of the ground floor extension across the rear of no.6 Underwood Cottages can be overcome through the use of obscure glazing. The loss of privacy for the occupiers of the neighbouring dwellings is otherwise not considered to be an issue. The extension will relate to the existing dwelling in a satisfactory manner and will not represent overdevelopment of the site. No objections are raised in these respects.

4.     Located within the Green Belt Settlement of Winchmore Hill, the extension will not detract from the Chilterns Area of Outstanding Natural Beauty. No objections are raised in terms of Policy LSQ1.

5.     As a result of the extension, the floorspace of the dwelling will exceed 120sq. m, thereby requiring an additional parking space to be provided within the curtilage of the dwelling to accord with the Council’s Adopted Carparking Standards. This can be provided. No objections are raised in terms of Policies TR11 or TR16.  

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) C431 Materials of Development to Match Those of Existing Building

(3) C176 Obscure glass in single window in east elevation

(4) C174 No additional windows in east or west elevations of extension

(5) Before the development hereby permitted is brought in to use, a second carparking space shall be provided within the curtilage of the dwelling in accordance with a plan that shall have been submitted to, and approved in writing by, the Local Planning Authority. Thereafter, the parking space shall be retained as approved.

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

(1) INFORMATIVE You are requested to ensure that, in any subsequent applications, the east and west elevations are correctly titled.

2001/1537/CH

Case Officer:      Kathryn York

Date Received:     12/09/01     Decide by Date:     06/11/01

Parish:     Cholesbury     Ward:     Cholesbury & The Lee

App Type:     Full application

Applicant:      MR AND MRS G HOWARD-SPINK

SITE CONSTRAINTS

Green Belt settlement GB4

Within Chilterns Area of Outstanding Natural Beauty

Unclassified road

Area of Special Advertisement Control

Site within 250 m. of active or disused rubbish tip

RELEVANT PLANNING HISTORY

91/1162/CH  Demolition of garage and attached single storey outbuildings and erection of detached single storey building incorporating domestic garage, store, utility room and workshop.  Permitted – Not implemented.

THE APPLICATION

Proposes part two storey, part single storey rear extension incorporating rear conservatory, extending across the entire width of the rear elevation and measuring 8m deep at ground floor level and 3.85m deep at first floor level, with a pitched roof 7m high. The application also proposes a garage adjoining the rear conservatory, measuring 3.8m x 8.9m, with flat roof 2.5m high incorporating a dummy pitch to the rear 3.3m high.

PARISH COUNCIL

No comment.

CONSULTATIONS

Environment Agency: No comment.

REPRESENTATIONS

One letter received: No objection.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, GB2, GB12, LSQ1, H11, H13, H14, H15, H16, H17, TR11 and TR16.

ISSUES

1.     The application site is located within a row of dwellings in the Green Belt, and also within the Chilterns Area of Outstanding Natural Beauty.  There are no objections to the proposed development in principle subject to compliance with the relevant local plan policies.  

2.     The first floor rear extension does not project past the rear elevation of the adjoining semi detached property.  There is adequate screening on the boundary with the adjoining property such that the single storey rear extension will appear neither visually intrusive nor overbearing to the occupiers of the this property.  The garage is to replace an existing, slightly smaller detached garage, and is parallel with a similar style side projection at the neighbouring property.  There will be no adverse impact on the residential amenities of the occupiers of the neighbouring properties, and therefore no objections are raised in this respect.

3.     The extension is confined to the rear of the property with only the garage and the side of the conservatory visible from the road.  There will be no adverse impact on either the street scene or the Chilterns Area of Outstanding Natural Beauty, and therefore no objections are raised in this respect.

4.     Adequate parking space exists within the curtilage of the site to meet the Councils parking requirements.

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) C306 Garage Not to be Converted to be Part of Dwelling

2001/1539/CH

Case Officer:      Ray Martin

Date Received:     13/09/01     Decide by Date:     07/11/01

Parish:     Little Missenden - Holmer Green     Ward:     Holmer Green

App Type:     Full application

Applicant:      MR AND MRS N HUNTER

SITE CONSTRAINTS

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

Unclassified road

RELEVANT PLANNING HISTORY

CH/681/77  Removal of store shed and extension and alterations to provide utility room and enlarged bathroom.  Permitted and implemented.

85/1552/CH  Single storey extension and loft conversion including two dormer windows.  Permitted and implemented.

THE APPLICATION

Proposal comprises a replacement single storey extension and a first floor addition to this dwelling.  The single storey element would replace a narrower wing with a L-shaped addition about 8 metres wide and up to 7.2 metres deep, with a pitched roof to 4.3 metres in height.  The first floor element comprising accommodation within a roof slope with a dormer window, would be 4 metres wide and 3.8 metres deep, with a pitched roof to match the height of the two storey accommodation that it adjoins, which is 5.3 metres.  This element of the proposal would be located at least one metre from the site boundary.

PARISH COUNCIL

Recommend approval.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, H13, H14, H15, H16, H17, H18, TR11, TR16.

ISSUES

1.     The application site is located within the built-up area of Holmer Green, wherein residential extensions can be acceptable in principle, provided they are not visually intrusive in the street scene, or detrimental to the amenities of neighbouring residents.

2.     This dwelling is located well back from other properties in Orchard Way and indeed, is closer to properties in Turners Place.  The additions, therefore, would not be prominent in the street scene and given their acceptable design and materials would not appear visually intrusive.

3.     The first floor addition is quite close to the rear garden of the neighbouring property in Turners Place.  However, given its limited height and the existence of a mature tree which will significantly soften the impact of this proposal as viewed from the neighbouring property it is not considered that the amenities of the occupiers of that property would be significantly adversely affected.

4.     The single storey addition replaces an existing single storey structure of similar dimensions and as such will not have a significantly different impact on the amenities of neighbouring properties.  The addition is larger, but the increase in its size is accommodated by extending this wing further in towards the centre of the application site.

5.     There is adequate on site parking to meet the Council’s standards.

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) C431 Materials of Development to Match Those of Existing Building

(3) C174A No additional windows in first floor of north elevation of extension.

(4) C414 Landscaping - No Felling Except Specified Trees and Hedges

2001/1543/CH

Case Officer:      Kathryn York

Date Received:     14/09/01     Decide by Date:     08/11/01

Parish:     Penn     Ward:     Penn

App Type:     Full application

Applicant:      MR AND MRS K GILL

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Within Chilterns Area of Outstanding Natural Beauty

adjoining Ancient Woodland

Class B Road

Area of Special Advertisement Control

RELEVANT PLANNING HISTORY

AM/102/49  Additions to outbuilding.  Permitted.

AM/1369/59  Addition.  Permitted development.

01/1045/CH  Two-storey front/side/rear extensions and single storey rear extension.  Permitted.

THE APPLICATION

Proposes detached domestic triple garage with three dormer windows in front elevation and external stairs to first floor roof space.  the garage measures 6m x 9.6m, with a pitched roof 6m high.  The external stairs leading to the first floor roof space are located along the side (north west) elevation, and have a platform approximately 2.6m above ground level.

PARISH COUNCIL

No objection in principle to the new garages, but we note that the old garages are being kept and would suggest that a condition be imposed preventing the use of the new garages as a separate dwelling.

REPRESENTATIONS

On letter of support from occupiers of ‘Timbered Cottage’

One letter received from occupiers of ‘Waverley’ – No objections in principle, but express a number of concerns regarding overlooking:

1.     The external staircase at the northern end would provide a viewing platform, overlooking our property.  staircase should be located within the building or at the southern end of the building.

2.     Would prefer no window to the rear wall of the garage.  If the application is permitted, the window should be obscure glazed.  

3.     A condition should be imposed preventing any further windows in the rear elevation.

4.     The garage should be sited a sufficient distance from the boundary to ensure that the hedge between the properties survives.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, GB2, GB15, H15, H18, TR11 and TR16.

ISSUES

1.     The application site is located within both the open Green Belt and the Chilterns Area of Outstanding Natural Beauty.  In accordance with the requirements of Policy GB15, ancillary residential buildings may be acceptable provided they are small scale and subordinate to the size of the original dwellinghouse, and are not visually intrusive in the landscape.  

2.     The proposed garage has a ground floor area of 58sq m, and a total floor area of 92sq m.  The garage is clearly subordinate in both size and scale to the size of the original dwellinghouse, which had a floor area of 365sq m.  The site has high levels of screening on all sides, and therefore there will be no adverse impact on the openness of the Green Belt location or the Chilterns Area of Outstanding Natural Beauty.  No objections are raised in terms of Policies GB2, GB15 and LSQ1.

3.     The nearest property ‘Waverly’ is some distance away from the proposed garage.  There is a high level of screening between the two properties, and as such the garage will not appear visually intrusive or overbearing to the occupiers of this property, nor will there be any increase in overlooking towards the rear amenity area of the property.  No objections are raised in this respect.

4.     Adequate parking space exists within the curtilage of the site.  No objections are raised.

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) C432 Materials - As on Plan or Subsequently Specified

(3) C197 Ancillary residential buildings at 'Beech Grove' - building other than garage

2001/1546/CH

Case Officer:      Thomas Gabriel

Date Received:     14/09/01     Decide by Date:     08/11/01

Parish:     The Lee     Ward:     Cholesbury & The Lee

App Type:     Full application

Applicant:      MR AND MRS FORTGANG

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Within Chilterns Area of Outstanding Natural Beauty

Class C Road

Area of Special Advertisement Control

RELEVANT PLANNING HISTORY

CH/1041/84   Single storey rear extension and two storey side extension. Conditional permission – implemented.

87/3117/CH   Detached double garage, drive and vehicular access. Conditional permission – implemented.

95/0278/CH   Single storey rear extension and parapet to existing rear extension. Conditional permission – implemented.  

THE APPLICATION

The application is for a front conservatory measuring 5.5m wide, a maximum 3.6m deep and 3.6m high to the pitch. The original dwelling had a floorspace of 149.5sq. m. The previous extensions to the dwelling have added 62.6sq. m, representing an increase in the floorspace of the original dwelling of 41.9%. The current proposal represents a net increase in the floorspace of the dwelling of 11.4sq. m, a cumulative increase in the floorspace of the dwelling of 49.5%.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, GB13, LSQ1, H14, H15, TR11 and TR16.

ISSUES

1.     The application site is located within the open Green Belt where extensions to residential dwellings may be acceptable provided that they are both small and subordinate in size and scale to the original dwellinghouse. The site is also located within the Chilterns Area of Outstanding Natural Beauty where it is the Council’s policy to conserve the natural landscape beauty of the area. The other relevant local plan policies should also be complied with.

2.     Though the proposed extension projects beyond the footprint of the existing building, it is not considered that it would have an adverse impact upon the openness of the Green Belt. The cumulative increase in the floorspace of the dwelling as a result of the proposed conservatory is 49.5%, and the proposal is at ground floor level only, such that the cumulative bulk and massing of the extensions is acceptable in terms of the impact upon the Green Belt. Furthermore, the resultant dwelling will not be intrusive in the landscape and will not detract from the Chilterns Area of Outstanding Natural Beauty. No objections are raised in terms of Policies GB13 or LSQ1.

3.     The conservatory will respect the scale and proportions of the existing dwelling, will not impact upon the neighbouring semi- detached dwelling, The Vicarage, or result in loss of privacy for the occupiers of that dwelling, and will not impact upon the street scene. No objections are raised in these respects.   

4.     The floorspace of the dwelling already exceeds 120sq. m. No objections are raised in terms of Policies TR11 or 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) The bricks to be used in the construction of the plinth of the conservatory hereby permitted shall match the size, colour and texture of those of the existing building.

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

2001/1548/CH

Case Officer:      Ray Martin

Date Received:     14/09/01     Decide by Date:     08/11/01

Parish:     Amersham     Ward:     Chesham Bois & Weedon

App Type:     Full application

Applicant:      MR AND MRS M TILLBROOK

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Within Chilterns Area of Outstanding Natural Beauty

Class C Road

Unclassified road

Area of Special Advertisement Control

Dwellings

Total New Dwellings - proposed:          1

Total Dwellings - displaced/demolished:     0

Floor Space

Codes:     AG

Proposed (m2):     0

Displaced (m2):     232

RELEVANT PLANNING HISTORY

00/0736/CH  Conversion of building to a single dwelling and change of use of land to residential use.  Permitted, but not implemented.

01/0874/CH Conversion of building to a single dwelling including basement, change of use of land to residential use and installation of oil tank (amendment to planning permission 00/0736/CH).  Permitted, but not yet implemented.

THE APPLICATION

Proposal comprises the conversion of an existing barn to residential use.  The barn is of single storey construction and is 27.1 metres wide, 8.6 metres deep, with a pitched roof to a height of about 4 metres.  It is partly enclosed and partly open in its front and rear elevations.  The proposal retains the existing openings in the enclosed section of the building and infills the open front and rear sections set back slightly from the existing supporting posts. The roof was originally slated but presently is formed by fibre cement sheeting. It is proposed that the slate be reinstated. The building would be served by a front garden 17 metres deep, across the width of the building, providing parking space and a rear garden of the same width and up to about 15 metres in depth.  The curtilage of the property wholly comprises part of the existing farm yard.  This scheme differs from that recently approved in that the infilling of the presently open fronted area would now comprise just glazing rather than a combination of a brick plinth, timber boarding and glazing; and an external lightwell is formed around the northern end of the building, providing an excavated passage around the basement area one metre wide allowing light to this lower accommodation and pedestrian access to it.

TOWN COUNCIL

Recommend approval.

REPRESENTATIONS

Agent: Proposal incorporates frameless glazing to existing openings with the aim of expressing and enhancing the existing structure.  The continuous lightwell adjacent to the sunken floor at the northern end of the building provides daylight and enables access to the rear of the building.  This low level feature will be concealed by planting.  Profile and visible mass of building remains unchanged, but now results in a effective preservation of the agricultural vernacular.  Oil storage tank previously proposed is deleted.  

CONSULTATIONS

Building Control Officer: No comments in respect of fire fighting access.

Head of Engineering – Highways: No objections.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 – 2011 Policies GB1, GB3, LS2.

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GB2, GB3, GB11, LSQ1, H12, GC1, GC3, TR2, TR11, TR16.

ISSUES

1.     Under Green Belt policy it is acceptable in principle for an existing non-residential building in the Green Belt to be converted to residential use provided a number of detailed criteria are satisfied, which seek to maintain the open and rural character of the countryside.  This makes such proposals acceptable as an exception to the general presumption against inappropriate development. In this case the principle of converting the building to residential use has already been accepted.

2.     The proposed alterations to the building would not significantly alter its character or the scenic beauty of the landscape.  Indeed, the replacement roof material and design will improve its appearance in the landscape.  The proposed narrow lightwell to serve the basement would not alter the impact of the development in the Green Belt or Chilterns Area of Outstanding Natural Beauty and therefore, is not objectionable.

3.     The garden area proposed for the dwelling would be within an existing well-defined curtilage. The development would not therefore, encroach into open agricultural land.  This is as previously approved, as is the provision of car parking spaces which meet the Council’s standards.

4.     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) C433 Materials - General Details

(3) C178 Obscure glass in bathroom window in south elevation

(4) C298 Exclusion of Permitted Development in Classes A - H, Part 1

(5) The dwelling hereby permitted shall not be occupied until parking spaces for three vehicles have been provided in accordance with the approved plans.  Thereafter, these parking spaces shall be permanently reserved for parking purposes.

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