Meeting documents

2001/47/TC

Case Officer:      Keith Musgrave

Date Received:     20/09/01     Decide by Date:     01/11/01

Parish:     Amersham     Ward:     Amersham the Hill

App Type:     Work to unpreserved trees in Conservation Area

Applicant:      ELM CLOSE ESTATE (1980) LIMITED

SITE CONSTRAINTS

Amersham - Elm Close Conservation Area

Established Residential Area of Special Character - Local Plan Policy H4

Unclassified road

Thames Water - groundwater protection zone

RELEVANT PLANNING HISTORY

94/0031/TC     Pollarding of twelve maples and two cherries. No TPO made.

97/0019/TC     Pollarding of twelve maples and pruning other trees obscuring street lights. No TPO made.

99/0061/TC     Pollarding of twelve maples. No TPO made.

THE APPLICATION

Pollarding of the 12 maple trees around the Close.

REPRESENTATIONS

Applicant:     Currently planning Elm Close annual Autumn/Winter Clear Up – work scheduled for weekend of 24/25 November.

CONSULTATIONS

District Forestry and Landscape Adviser:     Maple trees in grass verge outside house around Close – maples had been pollarded annually until CDC advice suggesting pollarding on 2 or 3 year cycle – pollarded in 1994, 1997 and 1999 – two years since most recent work – now 1-3m re-growth – reasonable to pollard to maintain mangement regime.

POLICIES

The Adopted Chiltern District Local Plan – 1997: Policy CA5 

ISSUES

1.     The maple trees are situated in the grass verge in front of the houses around Elm Close and are prominent in views from the road.

2.     The trees have been regularly pollarded at a height of about four metres for many years.  It is considered that this system of management should continue and that a cycle of two or three years is appropriate.  A Tree Preservation Order would therefore not be appropriate.

3.     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

(1) INFORMATIVE - You are advised that the maple tree outside No 22 Elm Close appears to be dead. Consequently this tree can be regarded as dead, dying or dangerous within the meaning of Section 10 (1) (a) of the Town and Country Planning (Trees) Regulations 1999, which apply under Section 211 of the Town and Country Planning Act 1990.  The tree would therefore be exempt from the notification procedure required under Section 211 of the Act and so any work to the tree may be carried out immediately without any further reference to this Council. However, if a tree is removed, Section 213 of the Act requires the owner to replace it with a tree of an appropriate size and species, which should be planted as close as possible in position to the tree removed.  This should be carried out as soon as is reasonably possible.  Nonetheless, an owner can request in writing that the Council dispense with this duty to plant a replacement tree.

2001/1553/CH

Case Officer:      Neil Higson

Date Received:     19/09/01     Decide by Date:     13/11/01

Parish:     Chalfont St Peter     Ward:     Chalfont St Peter Central

App Type:     Full application

Applicant:      MR S DEAR

SITE CONSTRAINTS

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

Unclassified road

Mineral Consultation Area

RELEVANT PLANNING HISTORY

01/0547/CH     Erection of two-storey side extension, single storey rear extension and detached double garage – Refused.

THE APPLICATION

Permission is sought for a two-storey rear extension on the east elevation of the dwelling to measure 8.1m in overall width and between 2.5m deep at its northern end, adjacent to the common boundary, and 3.7m deep at its southern at two storey level. It would maintain the height to ridge of 7.1m to match the existing house with a hip to the south east elevation. It would include a central bay window at ground floor level 2.04m wide by 0.6m in depth to the front elevation. A second bay window would be constructed to this elevation of the existing building along with a squaring off of the porch to the main front entrance. Mono-pitch roofs would cap both the new porch and the bay window.

It is also proposed to demolish the existing detached garage and construct a new detached garage 1.2m from the south-east boundary of the site. This building would measure 4.5m wide by 6.5m deep with a ridged roof to a height of 3.7m; it would have hips to all elevations. This is a re-submission following a previous refusal.

PARISH COUNCIL

No objection to the extension but unable to approve as the access to the garage is not shown and concerned the site plan is not to scale.

REPRESENTATIONS

1 letter from adjoining resident stating objection on the grounds of loss of light to kitchen and patio area due to position of proposed rear extension.

POLICIES

The Adopted Chiltern District Local Plan - 1997: Policies GC1, GC2 GC3, H13, H14, H15, TR11, and TR16.

ISSUES

1.     The application site is located within a residential area where there are no objections to the proposed development in principle, subject to compliance with the relevant local policies.

2.     The property is semi-detached and occupies the corner plot at the junction of Joiners Lane and Beacon Close. Local Plan Polices GC1 and H15 indicate that extensions to dwellings should be in keeping both with existing buildings and their surroundings. The previous scheme proposed the extension going on the side of the property extending towards Joiners Lane. This was refused due to its increased prominence in the street scene. The current proposal has, inter alia, moved the extension to the rear and would not therefore bring the dwelling any closer to the highway than is the current situation. It is considered that this new arrangement would prevent any adverse impact in the street scene.

3.     The proposal is also considered acceptable in terms of relating to the existing dwelling notwithstanding the objections that have been received from the adjoining property that daylight will be lost to the kitchen window of the property to the north. It is felt that it would be unsustainable to refuse permission for a rear extension which only projects 1m beyond the rear elevation of the adjacent property at single storey level and only 0.5m at first floor. It is not considered that any light loss would be so material as to cause demonstrable harm.

4.     The proposed extension would be clearly visible from within the curtilage of the adjacent property to the east No.45 however there no windows in the flank facing the application site, which would be materially, affected. It is not considered that it would have an adverse effect on the amenities enjoyed by these neighbouring residents. The proposal therefore meets the requirements of Policies GC1, GC3, H11, H13, H14, H15, and H16.

5.     Notwithstanding the comments of the Parish Council, there is no proposal to change the existing means of access and adequate on site parking space for three cars exists.

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

2001/1558/CH

Case Officer:      Neil Higson

Date Received:     18/09/01     Decide by Date:     12/11/01

Parish:     Seer Green     Ward:     Seer Green & Jordans

App Type:     Full application

Applicant:      MR AND MRS T COX

SITE CONSTRAINTS

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

Unclassified road

Mineral Consultation Area

RELEVANT PLANNING HISTORY

00/1150/CH     First floor and single storey side extensions and single storey rear extension. Permission.

01/0261/CH     First floor and single storey side extensions and single storey rear extension. (Amendment to Planning permission 00/1150/CH). Permission.

01/0571/CH     Erection of side boundary wall and fence – approved.

THE APPLICATION

The application seeks permission for the removal of the existing fence which constitutes the eastern boundary of the property, along the line of the back of footpath to Drovers Way to be replaced by a wall/fence. The wall/fence would consist of brick piers 325mm x 325mm and 1.9m high with vertical feather edged boarding between the piers. The wall/fence would be approx. 31m in length.     

REPRESENTATIONS

1 letter expressing no objection.

POLICIES

The Adopted Chiltern District Local Plan – 1997: Policies GC1 and GC3.

ISSUES

1.     The application site is located within a residential area where there are no objections to the proposed development in principle, subject to compliance with the relevant local policies.

2.     Permission was granted in May of this year for the similar replacement of an 11m stretch of boundary fencing towards the front of the site at the junction of Long Grove and Drovers Way. This application seeks to replace the remainder of the fence to this boundary in an identical manner.

3.     It is considered that there would be no adverse visual affect in the street scene or unacceptable impact on neighbouring properties. The wall/fence would comply with the relevant policies relating to the general design of development throughout the district and match the boundary treatment, which has previously taken place.

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) The development hereby permitted shall only be constructed in the materials specified on the plans hereby approved or in materials which shall previously have been 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.

2001/1559/CH

Case Officer:      Neil Higson

Date Received:     18/09/01     Decide by Date:     12/11/01

Parish:     Chalfont St Peter     Ward:     Chalfont St Peter Central

App Type:     Full application

Applicant:      CHALFONT PARK SPORTS ASSOCIATION

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

River Chess & River Misbourne - area liable to flood

Class A Road

Unclassified road

Northolt Airfield safeguarding zone

Denham Airfield safeguarding zone

Colne Valley Park

Area of Special Advertisement Control

adj Biological Notification site

Within 8 m. of NRA-designated 'main river'

Mineral Consultation Area

RELEVANT PLANNING HISTORY

AM/850/55     Pavilion. Outline application. Approved.

AM/576/56     Cricket Pavilion. Reserved matters in pursuant to above outline application. Approved. Implemented.

AM/1871/66     Alterations and additions to existing Pavilion. Approved.

AM/685/68     Two squash courts adjoining Pavilion. Refused. Adverse impact on Green Belt and Countryside. Felling of preserved trees would make building prominent in road.

AM/321/70     Use of clubhouse for playgroup. Approved. Condition imposed restricting amount of children to 16.

AM/1664/70     Two squash courts. Outline application. Approved. Not implemented.

AM/1448/71     Two squash courts additional changing, shower and w.c. accommodation and boiler room. Approved. Implemented.

AM/1663/73     Extension to pavilion for bar and store. Approved. Implemented.

CH/2003/75     Increase play group to 32 children. Approved. Conditions imposing time restrictions for play group and restricting amount of children to 32.

CH/1655/77     Erection of new kitchen, additional toilets and enclosure of covered way, and new store. Approved. Implemented.

CH/2432/80     Continued use of premises for playgroup for 32 children between the hours of 9.15 a.m. and 12 noon, Monday to Friday in each week. Approved.

86/0687/CH     Renewal of CH/2432/80. Approved.

92/0819/CH     Variation of hours of use imposed by condition 1 of 86/0687/CH for pre-school play group of 32 children. Approved. Condition 1 varied to read: “These premises shall not be used by a play group except between the hours of 09.00 and 15.00 on Mondays to Fridays in each week.”

98/1615/CH     Erection of replacement clubhouse incorporating retention of squash courts - Approved. Not implemented.

01/0059/CH     Part two-storey part single storey extensions to squash court building – Approved.

THE APPLICATION

The proposal seeks permission for an extension to the car park to provide a total of 39 spaces.

PARISH COUNCIL

No objection.

REPRESENTATIONS

Applicant included supporting letter stating:

a)     The former Amersham Men’s and Women’s hockey clubs have merged with the Chalfont St. Peter Hockey Club. This merger has increased the adult membership by around 100 and thus there is extra demand on car parking when the expanded number of teams will be using the new clubhouse as a venue for home matches;

b)     The imminent opening of the nearby Campus Business Park has resulted in enquiries from incoming business to take out corporate membership to use the sports facilities. One such company has taken out such membership for 50 of their staff;

c)     Wish to restate the devastating effect that the arson attack on the old clubhouse had. Not only did it deprive the sports association of the opportunity of proceeding with the application to Sports England for a lottery funded grant to assist in the development of sport in Chalfont St Peter as the insurance only covered reinstatement value of old clubhouse, but it also meant that obliged to borrow funds so that new clubhouse could be completed;

d)     Having sufficient car parking spaces available for members and visiting teams would be of considerable help in enabling CPSA to maintain the quality of our grounds and to continue offering sports and leisure facilities to the local community.

CONSULTATIONS

Thames Water – No objection.

Colne Valley Working Party Officer – No objection in terms of impact on the Colne Valley Park landscape subject to there being no Environment Agency objection to the development. This is due to the proximity of the car park to the River Misbourne and the possible wildlife implications of the development.

District Engineer – Highways – The visibility for vehicles emerging from the site onto Chalfont Park is substandard to the right due to the curvature of the road. However, this could be slightly improved by trimming the hedge within the highway land. Assuming there would be no further intensification of traffic beyond what is proposed then no objection subject to condition and informative.

Environment Agency – object on the grounds that the proposal includes development in close proximity to the River Misbourne. This will disturb the character of the watercourse and the wildlife using the river corridor.

POLICIES

The Adopted Buckinghamshire County Structure Plan 1991 – 2011: Policies SR1, SR2, GB1, and GB3.

The Adopted Chiltern District Local Plan – 1997: Policies GB2, GB28, GC1, GC3, R5, R15, TR2, TR11 and TR16.

ISSUES

1.     Follows a fire at the club in 2000 when a substantial area of the building was damaged beyond repair and subsequently demolished due to it being unsafe. Planning permission was granted earlier this year (01/0059/CH) for works involving the conversion of the existing squash court building to changing room and club facilities by the insertion of a mezzanine floor and the construction of extensions to the southern and western elevations of the building.

2.     As part of that proposal the parking area serving the previous facilities was to be retained. The current application seeks to increase the size of the parking area and the number of spaces being provided to 39. In order to provide these spaces and a service area between the spaces and the building; the row containing spaces numbered 1-22 is to be sited only 4m from the banks of the River Misbourne. This row would be separated from the Riverbank by an earth bund comprised of the topsoil scraped off the surface of the extended parking area.

3.     Both the Colne Valley Working Party and the Environment Agency are concerned about the character of the watercourse and the habitats of the wildlife, which use this stretch of the river corridor. In this regard a Buffer Zone 8metres wide should be maintained alongside the River Misbourne. This proposal brings the surfacing of the Car Park inside this buffer zone which is unacceptable to the Environment Agency who object to the proposal as submitted.

4.     The proposed development would result in an unacceptable loss of bankside habitat adjacent to the River Misbourne which is a high quality chalk river, supporting a diverse and distinct range of floral and fauna species.

5.     The layout of the parking area as proposed meets the requirements of the Highway Engineer.

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 proposal includes development in close proximity to the River Misbourne which would result in the unacceptable disturbance of the bankside habitat adjacent to the River Misbourne which would adversely affect the character of the watercourse and the wildlife using the river corridor.

(1) INFORMATIVE - It may be able to overcome the Environment Agency objection by the provision of an 8m buffer strip adjacent to the River Misbourne. This buffer strip should be free from all development, including buildings, hardstanding and artificial bank protection works.

2001/1564/CH

Case Officer:      Iwan Jones

Date Received:     19/09/01     Decide by Date:     13/11/01

Parish:     Great Missenden - Prestwood     Ward:     Prestwood

App Type:     Full application

Applicant:      NURUDIN LOCH

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Within Chilterns Area of Outstanding Natural Beauty

Ancient Woodland

Class A Road

Class C Road

Area of Special Advertisement Control

Biological Notification site

Tree Preservation Order

RELEVANT PLANNING HISTORY

AM/574/63: Erection of dwelling. Refused.

THE APPLICATION

The application relates to the erection of a single storey rear extension to the ancillary residential cottage within the application site, which has been previously used as a gardener’s accommodation although it currently appears that it has been vacant for a while. The extension would measure 4.4m deep, 7.2m wide and to a pitched roof height of 4.7m. The external walls would be finished to match existing with artificial slates proposed for the roof. From planning records it appears that the ancillary residential building has not been extended previously and neither has the main house.  

PARISH COUNCIL

No objections.

CONSULTATIONS

Forestry Officer:  No objection.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, GB2, GB13, LSQ1, H14, H15, TR11 and TR16.

ISSUES

1.     The application site is located in the open Green Belt where domestic extensions may be permissible providing that they are subordinate in size and scale to the original dwelling, are not intrusive in the landscape and maintain the openness of the Green Belt location. It is also located within the Chilterns Area of Outstanding Natural Beauty.

2.     The application site is located within the open Green Belt. The main issue for consideration therefore, is whether the proposed extension is acceptable in relation to Policy GB13 of the Adopted Chiltern District Local Plan 1997. The floorspace of the original ancillary dwelling measured 105sq m. This current proposal represents a floorspace increase of 28sq m, a cumulative increase of 26.7% over and above the original gross floor area. This may be considered subordinate to the original dwelling and therefore does comply with the requirements of GB13(a).

3.     Having regard to the siting of the ancillary residential building at the centre of a vast curtilage that consists of an extensive coverage of trees, it is considered that the proposal would not be intrusive within the landscape. Consequently, no impact whatsoever would be had upon any neighbouring properties. No objection raised in relation to Policies GB13(ii), LSQ1, GC3 and H14.    

4.     The proposal has no implications in terms of parking. No objection 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) C432 Materials - As on Plan or Subsequently Specified

(1) INFORMATIVE - The applicant is advised that the  development hereby permitted has been granted as an extension to the Cottage which is considered to be ancillary residential accommodation within the curtilage of the main dwelling at Peterley Corner.

2001/1571/CH

Case Officer:      Geoffrey Hugall

Date Received:     17/08/01     Decide by Date:     11/10/01

Parish:     Chalfont St Peter     Ward:     Chalfont St Peter Central

App Type:     Application to vary or to not comply with a condition on a previous permission

Applicant:      WILCOX AND CO

SITE CONSTRAINTS

Employment Area for Business, Storage or Distribution

River Chess & River Misbourne - area liable to flood

Class C Road

Within 8 m. of NRA-designated 'main river'

Mineral Consultation Area

Northolt Airfield safeguarding zone

RELEVANT PLANNING HISTORY

THE APPLICATION

The application is to vary condition (1) of planning permission 96/820/CH to allow development, namely the erection of three two-storey blocks for Business (Use Class B1) purposes, to commence within ten years of the date of permission.

The application proposes five separate offices in three blocks.  Two separate offices of 187m2 each are proposed at the front of the site, fronting onto Lower Road.  A third office building containing three offices providing a total of 761.5m2 of offices is proposed on the north-east corner at the rear of the site.

PARISH COUNCIL

Accept Planning Officer’s recommendations.

REPRESENTATIONS

Letter from Agents acting on behalf of applicants submitted with the application noting the following points –

1.     In pursuance of planning permission Ref: 96/0820/CH dated the 23rd August 1996 and apply to vary a condition under Section 73 of the 1990 Act.

2.     It is necessary to submit this application to extend the date to be able to retain the value of the property that forms an important part of the business.

3.     Accordingly, we are therefore seeking to vary Condition (1) to extend the period within which the development must be begun by a further five years, as follows –

“The development to which this permission relates must be begun before the expiration of 10 years from the date of this permission”.

CONSULTATIONS

District Engineer –

1.     No objection subject to conditions.

Vivendi Water –

1.     Site is located within a Ground Water Protection Zone 2 corresponding to Gerrards Cross Pumping Station.

2.     The construction works and operation of the proposed development site should be done in accordance with the relevant British Standards and Best Management Practices, thereby significantly reducing the ground water pollution risk.

3.     It should be noted that the construction works may exacerbate any existing pollution.  

4.     If any pollution is found at the sites then the appropriate monitoring and remediation methods will need to be undertaken.

Thames Water –

1.     No objection.

Environment Agency –

Refer back to consultation letter in connection with previous application (01/1327/CH), this letter stated the following -  

Objects for two reasons, and suggests a condition and an informative should the objections be resolved.

1.     The proposals include development in close proximity to the River Misbourne.  This will prejudice flood defence interests and adversely affect the character of the River Misbourne, and restrict necessary access to the watercourse for the Environment Agency to carry out its functions.  (Suggests a resolution to this objection)

2.     The site is shown as being within the indicative floodplain for the River Misbourne.  The development therefore may be at direct risk of flooding and may increase the risk of flooding to other properties by taking up floodplain storage and affecting flood flows.  (Suggests a resolution to this objection).

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, GC6, GC10, E1, E3, TR2, TR3, TR11 & TR16.

ISSUES

1.     In determining an application under Section 73 of the 1990 Act, The Council are entitled to take into account any changes in local plan policy and other material considerations now arising that are pertinent to this type of development.  Given the previous approvals for the same development, the only issue to consider is whether circumstances have changed in such a way that would now make the scheme unacceptable.

2.     The area is identified in the Adopted Local Plan as a site for business and storage or distribution.  The Office use proposed falls within Use Class B1 and is an employment generating use, therefore the proposed use is still acceptable in principle.  The design of the buildings is acceptable and no objections are raised in this respect.

3.     Issues regarding the impact upon the amenities of the surrounding properties were considered under the previous applications.  Given that the proposed buildings are the same as previously approved and that there are not considered to have been any material changes in circumstances in this respect, it is not considered that objections would be warranted in terms of impact upon surrounding properties.

4.     Notwithstanding this, the Environment Agency have raised objections to this proposal on two grounds (as noted above in the consultees section).  Paragraph 35 of PPG25 notes that ‘in making proposals for...redevelopment [of previously developed land vulnerable to flooding] local planning authorities should take account of the risks of flooding’.  Given the comments received from the Environment Agency regarding the risk of flooding of the proposed site and, notwithstanding the previous approvals for the same scheme it is considered that there have been sufficient material changes in circumstances, including the flood problems of recent times in this area, to warrant a refusal of the application.

5.     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 proposal conflicts with Policy GC10 of the Adopted Chiltern District Local Plan which states that there is a presumption against development in flood plains or in areas of flood risk where, in the opinion of the Local Planning Authority in consultation with the Environment Agency the proposed developmment would be at risk from flooding or would result in an increased risk of flooding elsewhere.  To permit this application would be in conflict with this Policy.

(2) The application included development in close proximity to the River Misbourne.  This will prejudice flood defence interests and adversely affect the character of the River Misbourne, and restrict necessary access to the watercourse for the Environment Agency to carry out its functions.  Policy GC6 of the Adopted Chiltern District Local Plan states that all proposed development throughout the District should comply with the requirements of Statutory Undertakers, including the Environment Agency, as such, the proposal would be contrary to this Policy.

2001/1584/CH

Case Officer:      Iwan Jones

Date Received:     21/09/01     Decide by Date:     15/11/01

Parish:     Great Missenden     Ward:     Ballinger & South Heath

App Type:     Full application

Applicant:      MR AND MRS R KELLY

SITE CONSTRAINTS

Green Belt settlement GB4

Within Chilterns Area of Outstanding Natural Beauty

Unclassified road

Area of Special Advertisement Control

THE APPLICATION

The application relates to the erection of a first floor side extension linking the garage to the dwelling. The height of the extension would be substantially subordinate to that of the existing ridge of the dwelling. Two dormer windows would be erected within the front and rear of the proposed roof. Single storey front and rear extensions are also proposed measuring 4.2m wide, 1.7m deep, 2.9m high and 4.3m wide, 1.2m deep and 3.7m high respectively. All external materials would match those of the existing dwelling.

PARISH COUNCIL

No objections.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, GB2, GB4, GB12, LSQ1, H13, H14, H15, TR11 and TR16.

ISSUES

1.     The application site is located within the Green Belt settlement of Ballinger and within the Chilterns Area of Outstanding Natural Beauty where there are no objections in principle to the proposed development subject to compliance with the relevant local plan policies.

2.     The height and design of the proposed first floor extension would link the garage to the dwelling in a way that would be well related to both buildings and would not be visually intrusive when viewed from the street scene. The proposed two single storey extensions are considered to be minimal. No objection raised in relation to Policies GC1, GB12, H13(ii) and H15.

3.     Having regard to the scale, height and siting of the proposed extensions, it is not considered that the residential amenities of neighbouring properties would be affected. No objection in terms of Policies GC3 and H14.

4.     Ample parking provision is provided within the curtilage of the site. No objection raised in relation to 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

2001/1585/CH

Case Officer:      Andrew Fuller

Date Received:     21/09/01     Decide by Date:     15/11/01

Parish:     Chesham Bois     Ward:     Chesham Bois & Weedon

App Type:     Full application

Applicant:      MR AND MRS CLARK

SITE CONSTRAINTS

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

Unclassified road

THE APPLICATION

A single storey rear extension, 2.75m deep and 3.9m wide, with monopitched roof to 4m. The structure is flush with the southern flank.

PARISH COUNCIL

No objection.

POLICIES

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

ISSUES

1.     The application seeks permission for a single storey rear extension in the built up area of Chesham Bois. The extension is in a secluded rear garden where it is not visible to the street scene and therefore raises not issues with regard to design or amenity. Local Plan Policy is complied with.

2.     The property has a single garage linked to the house by an open carport, while to the front garden is a single parking space. Together these parking provisions cater for the necessary off street parking needed for compliance with Local Plan Policy TR11 and TR16.

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) C108 General Time Limit

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

2001/1586/CH

Case Officer:      Thomas Gabriel

Date Received:     21/09/01     Decide by Date:     15/11/01

Parish:     Penn     Ward:     Penn

App Type:     Full application

Applicant:      MR AND MRS H GROTEFELD

SITE CONSTRAINTS

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

Unclassified road

Mineral Consultation Area

RELEVANT PLANNING HISTORY

CH/808/84   Construction of external chimney. Conditional permission - implemented.

01/0703CH   Rear conservatory, front ground floor bay window, front porch and single storey rear extension to garage including new dummy pitched roof over existing garage. Conditional permission – not implemented.  

THE APPLICATION

The application is for a rear conservatory, two front ground floor bay windows, a front porch, a single storey rear extension to the garage and a pitched roof over the existing garage incorporating two rooflights (amendment to planning permission 2001/0703/CH). The rear conservatory is to measure 3.6m deep, 4.7m wide and 4.2m high to the pitched roof. The front bay windows are to measure 2.9m wide by 1.8m high and 2.4m wide and 1.8m high and are to project approximately 350mm to the front of the surrounding walls (the smaller of the two windows is to be to the left of the front door of the dwelling). They are to be approximately 600mm above ground level. The front porch is to be open sided with a footprint of 3.6m by 2.6m. It is to be 3.7m high to the top of the pitched roof. The extension to the garage is to measure 4.5m by part 5.45m/ part 5.65m and is to project beyond the rear of the existing dwelling by 1.15m. The pitched roof over the garage is to be 3.55m high. The rooflights are to measure 2.5m by 1.55m, pitched in design, the pitches being 4.2m high.

PARISH COUNCIL

No comment.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, H13, H14, H15, TR11 and TR!6.

ISSUES

1.     The principle of the application has been established by the grant of the previous application on the site (ref. 2001/703/CH). This application differs from that previously granted in that the rear conservatory has been repositioned 5.5m away from the boundary fence with the neighbouring dwelling, no.4 Robinswood Close, it incorporates a second bay window at ground floor level on the front elevation of the dwelling, and it is to incorporate two rooflights in the garage roof. The issue to have regard to here is whether new issues have arisen which may affect the decision.

2.     The re- sited conservatory will have less impact upon the neighbouring dwelling, no.4 Robinswood Close, than the approved conservatory. Overlooking to the private amenity space of no.4 can be overcome through the use of obscure glazing in the south east elevation of the conservatory. Neither the second bay window on the front elevation of the dwelling nor the rooflights in the pitched roof over the garage will detract from the appearance of the dwelling or the street scene. They will not impact upon the neighbouring dwellings, either. No objections are raised to the proposed extensions.

3.     The floorspace of the dwelling already exceeds 120sq. m. No objections are raised in terms of Policies TR11 and 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

(3) The windows in the south east elevation of the rear conservatory 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.

2001/1589/CH

Case Officer:      Thomas Gabriel

Date Received:     24/09/01     Decide by Date:     18/11/01

Parish:     Great Missenden - Prestwood     Ward:     Prestwood

App Type:     Full application

Applicant:      MR A PHILLIPS

SITE CONSTRAINTS

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

Adjoining Green Belt

Within Chilterns Area of Outstanding Natural Beauty

Unclassified road

THE APPLICATION

The application is for a rear conservatory measuring 3.4m by 3.4m and 3.1m to the pitch.

PARISH COUNCIL

No objections.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, LSQ1, H13, H14, H15, 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 proposed conservatory will not have an adverse impact upon either of the neighbouring dwellings, will respect the scale and proportions of the dwelling, will not represent overdevelopment of the site and will not result in the loss of privacy for the occupiers of the neighbouring dwellings. No objections are raised in these respects.

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

4.     Three carparking spaces exist within the curtilage of the dwelling. No objections are raised in terms of 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 external appearance of the enlarged building is not detrimental to the character of the locality.

2001/1591/CH

Case Officer:      Kathryn York

Date Received:     24/09/01     Decide by Date:     18/11/01

Parish:     Chesham     Ward:     Pond Park

App Type:     Full application

Applicant:      MR AND MRS JONES

SITE CONSTRAINTS

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

Adjoining Green Belt

Unclassified road

Thames Water - groundwater protection zone

RELEVANT PLANNING HISTORY

CH/1955/75  Single storey side extension.  Permitted – Not implemented.

CH/2080/75  Retention of 3’ fencing.  Permitted.                                                       

THE APPLICATION

Proposes part two storey, part single storey side extension measuring 9.5m x 4.4m at ground floor level; 8m x 4.4m at first floor level, and continuing the existing roofline.  

TOWN COUNCIL

Approve.

CONSULTATIONS

Environment Agency: No comment.

Thames Water: No objection.

REPRESENTATIONS

One letter stating no objection.

POLICIES

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

ISSUES

1.     The application site is located in 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 extension falls flush with the existing front and rear elevations.  No windows are proposed at first floor level in the flank elevation facing across Little Hivings.  There will be no adverse on the neighbouring properties, and therefore no objections are raised in this respect.

3.     The extension continues the form and design of the existing dwelling, and is sited at least 2.5m from the site boundary in accordance with the requirements of Policies H11 and H16.  The extension will not be unduly prominent in the street scene despite the house being sited on a corner plot.

4.     Adequate parking space exists within the curtilage of the dwelling.  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) C134 Single plan amended by plan (01/278/02 Rev.A) received on 05/10/01.

2001/1592/CH

Case Officer:      Geoffrey Hugall

Date Received:     26/09/01     Decide by Date:     20/11/01

Parish:     Chalfont St Peter     Ward:     Austenwood

App Type:     Application to vary or to not comply with a condition on a previous permission

Applicant:      CREEBRAY LIMITED

SITE CONSTRAINTS

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

Unclassified road

Northolt Airfield safeguarding zone

Mineral Consultation Area

RELEVANT PLANNING HISTORY

THE APPLICATION

The application is to vary Condition (5) of planning approval 01/834/CH so as to allow a first floor window to be inserted in the western side elevation.  This window is proposed to be obscurely glazed and fixed shut.

PARISH COUNCIL

No objection.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1 & GC3.

ISSUES

1.     The reason given for the imposition of the condition was to ‘protect the amenities and privacy of the adjoining property’.  The proposed window is to be approximately 0.7m in width and 1.2m in height.   The main consideration therefore is the impact upon the amenities of the neighbouring property, ‘Maltmans House’.  Given that the proposed window is to be both obscured glass and also fixed shut, both of which could be secured by condition, it is considered that this would effectively protect the amenities of the neighbouring property.

2.     The window would not have an adverse impact upon the street scene and no parking implications arise.

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) C108 General Time Limit

(2) The window hereby approved shall shall be permanently fixed shut and shall not be glazed other than with obscured glass, at any time.

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

2001/1593/CH

Case Officer:      Kathryn York

Date Received:     24/09/01     Decide by Date:     18/11/01

Parish:     Great Missenden - Prestwood     Ward:     Prestwood

App Type:     Full application

Applicant:      MR AND MRS C ANDERSON

SITE CONSTRAINTS

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

Within Chilterns Area of Outstanding Natural Beauty

Class A Road

RELEVANT PLANNING HISTORY

CH/472/82  Extension to garage and erect covered play area.  Permitted and implemented.

01/1601/CH  Single storey side/rear extension including conservatory, first floor side extensions, part two storey part single storey front extension.  Not yet determined.

THE APPLICATION

Proposes detached double garage measuring 5.1x x 5.1m, with a pitched roof 4m high.

CONSULATIONS

Buckinghamshire County Council – Highways: No objections.

REPRESENTATIONS

One letter of objection: Issues relate to another application on same site.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, LSQ1, H13, H14, H15, H20, TR11 and TR16.

ISSUES

1.     The application site is located in the built up area of Prestwood, 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 proposed garage is sited a sufficient distance from the neighbouring properties so as not to appear either visually intrusive or overbearing.  No objections are raised in this respect.

3.     The garage is sited in the front garden only four metres from the front boundary of the site.  The front boundary screening comprises a one metre brick wall plus some shrubs, resulting in a very open frontage.  The applicant has indicated that additional shrubs will be provided, however due to the close proximity of the garage to the front boundary of the site and the open aspect of this site, it is nevertheless considered that the garage will be prominent and visually intrusive in the street scene.  Objection is therefore raised in relation to Policies H13(ii) and H15.

4.     The application site is located within the built up area in Prestwood, and it is not considered that the proposed garage will be detrimental to the Chilterns Area of Outstanding Natural Beauty.  

5.     Adequate parking space exists within the curtilage of the site.  No objections are raised in terms of 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 proposed garage is located in a prominent position within the site, only four metres from the front site boundary, the screening for which currently comprises a one metre high brick wall plus some shrubs.  Notwithstanding that the applicant has proposed additional planting, it is nevertheless considered that due to the close proximity of the garage to the front boundary of the site and the open aspect of this site, a garage in this location will be prominent and visually intrusive in the street scene.  Objection is therefore raised in relation to Policies H13(ii) and H15.

2001/1595/CH

Case Officer:      Thomas Gabriel

Date Received:     24/09/01     Decide by Date:     18/11/01

Parish:     Chartridge     Ward:     Chartridge

App Type:     Full application

Applicant:      MR J WOODHOUSE

SITE CONSTRAINTS

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

Adjoining Green Belt

Unclassified road

adj Biological Notification site

RELEVANT PLANNING HISTORY

AM/518/66   Garage. Conditional permission – implemented.

00/2030/CH   Single storey rear extension. Refused – overbearing impact upon no.38, visually intrusive and detrimental to residential amenities.

01/0283/CH   Single storey rear extension – not implemented.

THE APPLICATION

The application is for a single storey rear extension including a conservatory. The rear extension element is to measure 2.1m by 7.75m and is to have two pitched roofs. One, adjacent to the boundary with no.38 The Warren, is to be hipped, 4m high. The other is to form a gable end, 4.7m high. The conservatory is to be 4.75m wide, 4.7m deep and 3.85m high to the pitch.  

REPRESENTATIONS

1 letter received from the occupiers of a nearby property, no.40 The Warren: no objections.

POLICIES

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

ISSUES

1.     The application site is located within the built up area of Chartridge 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 either of the neighbouring dwellings. The pitched roof in close proximity to no.38 The Warren will not appear overbearing when viewed from the windows of no.38 that are in close proximity to the boundary with no.36. The degree of overlooking to no.34 The Warren will not alter from that of the previous application. The extension will not represent overdevelopment of the site, will not impact upon the street scene and will respect the scale and proportions of the existing dwelling. No objections are raised in these respects.

4.     Four parking spaces exist within the curtilage of the dwelling. 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) C431 Materials of Development to Match Those of Existing Building

2001/1599/CH

Case Officer:      Iwan Jones

Date Received:     24/09/01     Decide by Date:     18/11/01

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

App Type:     Full application

Applicant:      MR AND MRS CARGILL

SITE CONSTRAINTS

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

Class C Road

RELEVANT PLANNING HISTORY

98/1484/CH: Alterations, front porch, rear conservatory and detached double garage. Refused.

99/0159/CH: Alterations, front porch, rear conservatory and detached double garage. Permitted and part implemented.

THE APPLICATION

The application relates to the erection of a first floor extension above the existing single storey aspects at the northern end of the dwelling. It would be constructed to the same height as existing.  

PARISH COUNCIL

Overlarge, ugly and completely unimaginative proposal which will have a deleterious effect upon the street scene and surroundings.

REPRESENTATIONS

Letter received from Park Grove Residents Association raising concern over significant additional traffic and detrimental effect upon road and verges should application be approved.

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 application site is located within the built up area of Little Chalfont where there are no objections in principle to the proposed development subject to compliance with the relevant local plan polices.

2.     The application site represents a corner plot. The impact of the proposed extension would therefore need to be considered when viewed from both Burton’s Lane and Park Grove. The scale and bulk of the proposed extension would be softened when viewed from Burton’s Lane due to the screening on the front boundary that consists of tall mature trees at a spacing of 3m and an evergreen hedge at 2m. It would also consist of a hipped roof. However, when viewed from Park Grove the side elevation of the dwelling would look excessively large at two storey level and would consist of a bland gable. It is therefore considered that the proposed extension and resulting dwelling in terms of its scale and bulk would result in an overbearing and prominent appearance detrimental to the character and appearance of the street scene. Objection is therefore raised in relation to Policy H13(ii).

3.     Having regard to the vast curtilage that the property enjoys, the level of screening around the site and the distance from neighbouring properties, it is not considered that the extension would reduce the level of residential amenities that the occupiers of neighbouring properties currently enjoy. No objection raised in relation to Policies GC2, GC3 and H14.

4.     It is acknowledged that the footprint of the existing dwelling would not be extended. However, the overall scale and bulk of the dwelling would be dramatically increased. The southern side elevation of the dwelling at two storey level would measure 17.8m and would consist of two gables. It is therefore considered that the size and design of the extension would not be in proportion to that of the existing dwelling and would not relate well to it. Objection is therefore raised in relation to Policies GC1 and H15.       

5.     Sufficient parking space would be provided within the site for at least three vehicles. 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: Refuse permission

For the following reasons

(1) The scale and bulk of the proposed extension would appear excessively large and out of proportion with the existing dwelling especially when viewed from Park Grove, whilst its design would appear bland and unsympathetic. Cumulatively, the resulting dwelling would appear overbearing and prominent to the detriment of the character and appearance of Park Grove. As such, the proposed development would be contrary to Policies GC1, H13(ii) and H15(i) of the Adopted Chiltern District Local Plan 1997 (including the Adopted Alterations May 2001).

2001/1601/CH

Case Officer:      Kathryn York

Date Received:     24/09/01     Decide by Date:     18/11/01

Parish:     Great Missenden - Prestwood     Ward:     Prestwood

App Type:     Full application

Applicant:      MR AND MRS C ANDERSON

SITE CONSTRAINTS

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

Within Chilterns Area of Outstanding Natural Beauty

Class A Road

RELEVANT PLANNING HISTORY

CH/472/82  Extension to garage and erect covered garage area.  Permitted and implemented.

01/1593/CH  Detached double garage at front of property.  Not yet determined.

THE APPLICATION

Proposes single storey rear extension including conservatory extending across the entire width of the property, measuring 2.5m deep on the west elevation and 4.9m deep on the east elevation, with the conservatory having a pitched roof 3.3m high and the extension a mono-pitch roof 3.6m high; first floor side extension towards the rear of the property measuring 2.4m wide x 6.7m deep, with a hipped roof 6.9m high.  The application also proposes the conversion of the garage to living accommodation and an extension to the garage measuring 2m x 4.9m, with a first floor above forming a front gable projection measuring 4.5m x 5m, with a pitched roof 6.5m high.  

REPRESENTATIONS

One letter of objection:

1.     The first floor side extension and the part two storey, part single storey front extension will reduce light to three ground floor rooms at No.60.  The rooms affected are a children’s playroom/family room, a downstairs toilet and a sitting room, although the sitting room window is a secondary window.

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 in the built up area of Prestwood, 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 neighbouring property – No.60 has two principal flank elevation windows serving a playroom/lounge facing directly into onto the proposed first side extension.  This extension has a ridge height of 6.9m, and is sited approximately 2.6m from the aforementioned windows.  The height and bulk of the first floor side extension coupled with the close proximity of the extension to the playroom/lounge windows in the flank elevation of the neighbouring property, results in a visually intrusive and overbearing appearance to the occupiers of No.60.  Furthermore, the cumulative impact of the side extension and the part two storey, part single storey front extension results in a significant loss of daylight to the family room/playroom windows in the flank elevation of No.60.  Objection is therefore raised in terms of Policies GC2, GC3, H13(i), and H14(ii) of the Adopted Chiltern District Local Plan, 1997 (including the Adopted Alterations May 2001).

3.     The single storey rear extensions are small scale and will not be detrimental to the residential amenities of the occupiers of the adjoining properties.  There will be no adverse impact in terms of overlooking to the adjoining properties from any part of the development, and therefore no objections are raised in this respect.

4.     The existing integral garage to the front of the property is to be converted to living accommodation, with an extension to the side forming an entrance hall, and a first floor extension above to create a fifth bedroom.  The extensions do not project forward of the existing front elevation of the garage, which is level with the front elevation of No.60.  No objections are raised in relation to the impact of the front extensions on the street scene.  However, according to the submitted ground floor plan, the first floor side extension is located only 90cm from the boundary with the adjoining property – No.60.  Policies H11 and H16 require a minimum distance of one metre to be maintained between the flank elevation of a dwelling and the boundary of the dwellings curtilage.  A number of exceptions to this policy are identified, however none are pertinent to this application, and it is therefore considered that the close proximity of the first floor side extension to the boundary with the adjoining property would be detrimental to the character and appearance of the street scene.  Objection is therefore raised in relation to Policies H11, H13(ii), H15, and H16.

5.     Adequate parking space exists within the curtilage of the site.  No objections are raised in terms of 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 proposed first floor side extension, by virtue of its height, overall bulk and close proximity to two principal windows in the flank elevation of the adjoining property - No.60 High Street, would have a visually intrusive and overbearing appearance, detrimental to the residential amenities of the occupiers of this property.  Furthermore, the cumulative impact of the first floor side extension and the part two storey, part single storey front extension would result in a significant loss of daylight to the principal windows in the flank elevation of No.60.  Objection is therefore raised in relation to Policies GC2, GC3, H13(i), and H14(ii) of the Adopted Chiltern District Local Plan, 1997 (including the Adopted Alterations May 2001).

(2) The proposed first floor side extension is sited at a distance of less than one metre to the boundary with the neighbouring property, and as such the proposed development would result in a cramped appearance in the street scene, out of character with the prevailing character of the area.  The proposed development does not fall within one of the categories detailed in Policy H11, under which an exception can be made.  Objection is raised in relation to Policies H11, H13(ii), H15 and H16 of the Adopted Chiltern District Local Plan, 1997 (includnig the Adopted Alterations May 2001).

2001/1608/CH

Case Officer:      Andrew Fuller

Date Received:     25/09/01     Decide by Date:     19/11/01

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

App Type:     Full application

Applicant:      MR AND MRS A CROWSTON

SITE CONSTRAINTS

Established Residential Area of Special Character - Local Plan Policy H4

Class C Road

THE APPLICATION

A part single storey, part first floor and part two-storey rear extension. The extension is proposed to extend the whole of the two-storey section of the house (12.7m) back by 3.8m and cap it with a hipped-pitched roof at 8.6m (level with the existing roof of the house). As the property has a single storey side/rear element, the two storey structure partly extends over it, while that left exposed to the side is extended flush with the new rear elevation.

PARISH COUNCIL

No objections.

POLICIES

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

ISSUES

1.     The application is to the rear of a property in the Little Chalfont Established Residential Area of Special Character, with a 2m high hedging to the boundary with Loudhams Wood Lane. As such the structure is positioned well away from the boundary having little if any impact on the appearance of the area. The extension could not be termed as small but nevertheless will fuse well with the existing house. Local Plan Policy GC1 and H15 are complied with.

2.     The two-storey element of the extension is set back 4m from the 1.8m side fence with ‘Greystacks’, this neighbour can only view the structure from the rear windows at an acute angle. Although permission has been granted for a detached house to the rear of the garden, a distance of more than 25m will be preserved between the dwellings. As such the proposal is not considered to compromise the amenity of the neighbourhood and Local Plan Policy GC3, H13 and H14 have not been breached.

3.     The first floor window on the flank facing ‘Greystacks’ is only to an en-suite and therefore will be acceptable should it be glazed with obscure glazing.

4.     The large forecourt, side driveway and rear detached garage will more than cater for Local Plan policy TR11 and TR16, requesting the provision of three off street 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) C431 Materials of Development to Match Those of Existing Building

(3) C178 Obscure glass in en-suite window in north west elevation

2001/1618/CH

Case Officer:      Iwan Jones

Date Received:     26/09/01     Decide by Date:     20/11/01

Parish:     Chesham Bois     Ward:     Chesham Bois & Weedon

App Type:     Full application

Applicant:      MR AND MRS LOWBRIDGE

SITE CONSTRAINTS

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

Unclassified road

THE APPLICATION

The application relates to the erection of a detached double garage off Hollow Way Lane measuring 7m wide, 5.5m deep and to a ridge height of 4.7m.

PARISH COUNCIL

Objection. This part of Hollow Way Lane has a semi rural feel with mostly hedges and mature trees. We object to the urbanisation that would result from the building of a large garage and the removal of a hedge to be replaced by a 1.85m fence. The proposal to construct a garage and new access in this location is wholly inappropriate and frankly dangerous. The access would be virtually opposite the junction of St Leonards Road and Hollow Way Lane, a major and significant omission from the plans. In addition, the plans indicate that this stretch of Hollow Way Lane is fairly straight. This is most definitely not the case as the road curves to the left as one travels down hill. The fact that the road is a steep hill is yet another major omission from the plans. Any new traffic movements at this junction would be extremely dangerous and we ask that you refuse planning permission.

REPRESENTATIONS

One letter of objection received on highway safety grounds.

CONSULTATIONS

Head of Engineering – Highways: The dwelling already enjoys a vehicular access onto Runrig Hill, which is a cul-de-sac. The proposal involves the creation of another vehicular access onto Hollow Way Lane, which has fast moving traffic. Under Policy T3 of Chiltern District Local Plan 1997 proliferation of accesses onto faster roads will not be permitted. The layout of the garage forecourt is such that vehicles would have to reverse onto Hollow Way lane when exiting the site. The visibility available for such a manoeuvre is substandard. Based on the above comments I recommend refusal on this application.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC3, H13, H14, H20, TR2 and TR3.

ISSUES

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

2.     The siting of the garage would involve the removal of a significant amount of trees, shrubs and hedging which would expose the garage when viewed from Hollow Way Lane. Its siting on an elevated position to that of the existing dwelling and in close proximity to Hollow Way Lane would not be in accordance with any existing adjoining buildings. As such, it is considered that the proposed garage would represent a visually intrusive appearance thus adversely affecting the character and appearance of the street scene. The development could also set a precedent for future such developments to the further detriment of the street scene. Objection is therefore raised in relation to Policies GC1 and H13.

3.     The proposal would have no impact upon the residential amenities of neighbouring properties. No objection raised in relation to Policies GC3 and H14.   

4.     The Highway Engineer’s comments are noted where objection is raised to an access being created onto a faster road and to the fact that vehicles may not be able to leave the site in a forward gear, thus having to reverse onto Hollow Way Lane where visibility for such a manoeuvre is substandard. Objection is therefore raised in relation to Policies TR2 and TR3.  

5.     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 siting of the proposed garage in an elevated and prominent position in close proximity to Hollow Way Lane would result in a visually intrusive development, detrimental to the character and appearance of the street scene. This adverse effect would be exacerbated by the loss of existing tree and shrub screening. The development could also set a precedent for future such developments in the vicinity of the site to the further detriment of the street scene. As such, the proposal would be contrary to Policies GC1 and H13 of the Adopted Chiltern District Local Plan 1997 (including the Adopted Alterations May 2001).

(2) The proposed development is contrary to the requirements of Policies TR2 and TR3 of the Adopted Chiltern District Local Plan 1997 (including the Adopted Alterations May 2001) in that the proposed access is at a point where visibilty for drivers of vehicles leaving the site would be substandard. This would lead to danger and inconvenience to people using it and to road users in general. The dwelling already enjoys a vehicular access, a second access would unnecessarily add to the danger and inconvenience inherent in accesses to the highway.

2001/1630/CH

Case Officer:      Andrew Fuller

Date Received:     27/09/01     Decide by Date:     21/11/01

Parish:     Seer Green     Ward:     Seer Green & Jordans

App Type:     Full application

Applicant:      MR AND MRS R VROOBEL

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Class C Road

Area of Special Advertisement Control

Mineral Consultation Area

RELEVANT PLANNING HISTORY

99/0580/CH   Application for Certificate of Lawfulness for an existing use relating to the vehicular across onto Chalfont Road.   Existing Use Certificate.

00/1873/CH   Replacement detached house.   Conditional permission.

01/1610/CH   Replacement detached house (amendment planning permission 00/1873/CH).   Not yet determined.

THE APPLICATION

The demolition of three parallel green houses between 20 and 24m in length and replacement with a garage with over store and WC. The new outbuilding will be at right angles to the green houses, no closer than 5m to the road. The structure will be 15m long, 6m wide and hipped roof peaking at 5.8m.

REPRESENTATIONS

One letter from a Parish Councillor raising the following comments:

The proposed garages should be constructed entirely from natural materials, including the garage doors.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, GB15, TR11 and TR16.

ISSUES

1.     The application seeks approval for an ancillary residential building within the curtilage of an existing habitable dwelling in the green belt near Seer Green. Local Plan Policy states that structures such as garages are acceptable, provided that such buildings are both small scale and subordinate to the original dwelling. Although the garage structure is closer to the road than the house and relatively large it has a floorspace (111.5sq.m) it is a significant reduction to the 315sq.m. floorspace of the greenhouses it replaces. Although the garage is proposed in a more prominent position than the house, it will be only 40 percent of the house’s floorspace and its volume and height (2.5m shorter than the dwelling) ensure that it appears subordinate to the house. This is aided by the distance secured between the two build elements in the estates extensive grounds. As such the structure is an acceptable outbuilding in the curtilage of a Green Belt dwelling in compliance with Local Plan Policy GB15.

2.     The garage is to be constructed in oak weatherboarding and capped with clay tiles, this will be in character with the proposed house on the site and the adjacent structures at Ponds Farm. As such Local Plan Policy GC1 and H15 have been complied with. Furthermore due to the ample distances involved between Penny Oaks and Ponds Farm amenity issues are not raised.

3.     The structure and forecourt leading to it more than cater for the off street car parking necessary to comply with Local Plan policy TR11 and 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) C432 Materials - As on Plan or Subsequently Specified

(3) C196 Ancillary residential buildings at Penny Oaks, Chalfont Road, Seer Green - garage

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

(5) No windows shall be installed at any time within any part of the roof of the building hereby permitted.

Reason: In order to ensure that the development is not obtrusive in the Green Belt, and to preclude the use of the space above the garage and carport for any purpose other than ancillary storage.

(6) C406 Landscaping Scheme to be Submitted

(7) C407 Landscaping Scheme to be Implemented

(8) The existing glasshouses on the site of the proposed development shall be demolished and all debris removed from the site prior to the erection of the building hereby approved.

Reason: In order to prevent overdevelopment of the site which would detract from the rural character of this part of the Green Belt.

2001/1635/CH

Case Officer:      Andrew Fuller

Date Received:     28/09/01     Decide by Date:     22/11/01

Parish:     Latimer     Ward:     Ashley Green & Latimer

App Type:     Full application

Applicant:      MR P FORSTER

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

Site within 250 m. of active or disused rubbish tip

adjoining Public Amenity Open Space

adjoining Common land

Class C Road

Eastern Gas pipeline

Area of Special Advertisement Control

adjoining a SINC - NC1

adj Biological Notification site

Grade 2 Listed Building

RELEVANT PLANNING HISTORY

01/0808/CH   Reconstruction of 24m length of brick and flint front boundary wall.   Conditional permission.

01/0809/CH   As above (LBC).   Conditional consent.

01/0810/CH   Installation of new door and frame.   Conditional consent.

THE APPLICATION

The property currently consists of a two-storey farmhouse with a long single storey limb projecting to the front, these two elements do not connect square on to the rear, instead, the single storey section overhangs the flank by 1.6m. As such the application is to infill this angle of the property forming a two-storey element 1.8m deep and 6.1m wide, extending the main ridge of the house at 6.8m above the ground.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies GC1, GC2, GC3, GB13, H11, H13, H14, H15, H16, LB1, TR11 and TR16.

ISSUES

1.     The application is to further extend the length of the main body of a 17th century Grade II listed farmhouse in the Green Belt near Ley Hill. Local Plan Policy GB13 states that extensions in the open Green belt should take into account the accumulative effect on the scale of the original dwelling and aim to be as unobtrusive and small scale as possible. The property has had a significant two-storey extension in the past linking it up to the old stable building; The converted stables, two-storey extension and current proposal increases the habitable floorspace of the house by 37 percent. The extension is to the rear corner of the property overlooking the very large secluded garden, leaving only the extended ridgeline visible to the front courtyard. As such the small scale nature of the extension is considered acceptable in terms of the above Policy.

2.     The design of the structure is in character with the existing property and not considered detrimental to the proportions of this listed historic structure. As such Local Plan Policy LB1, GC1 and H15 have been complied with.

3.     No neighbours are able to overlook the extension and therefore Local Plan amenity policies are no compromised.

4.     The large courtyard to the front of the farm caters for Local Plan Policy TR11 and TR16, for the adequate provision of off street parking of vehicles.   

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

2001/1636/CH

Case Officer:      Andrew Fuller

Date Received:     28/09/01     Decide by Date:     22/11/01

Parish:     Latimer     Ward:     Ashley Green & Latimer

App Type:     Application for Listed Building Consent

Applicant:      MR P FORSTER

SITE CONSTRAINTS

Green Belt other than GB4 or GB5 settlement

adjoining Public Amenity Open Space

adjoining Common land

Class C Road

Eastern Gas pipeline

Area of Special Advertisement Control

adjoining a SINC - NC1

adj Biological Notification site

Site within 250 m. of active or disused rubbish tip

Grade 2 Listed Building

RELEVANT PLANNING HISTORY

01/0808/CH   Reconstruction of 24m length of brick and flint front boundary wall.   Conditional permission.

01/0809/CH   As above (LBC).   Conditional consent.

01/0810/CH   Installation of new door and frame.   Conditional consent.

THE APPLICATION

The property currently consists of a two-storey farmhouse with a long single storey limb projecting to the front, these two elements do not connect square on to the rear, instead, the single storey section overhangs the flank by 1.6m. As such the application is to infill this angle of the property forming a two-storey element 1.8m deep and 6.1m wide, extending the main ridge of the house at 6.8m above the ground.

CONSULTATIONS

District Historic Buildings Officer:

There are no problems with this from the listed building aspect.  The proposed extension is to continue the line of an existing c.1950s extension by only 1.8 metres.  This does extend the overall length of the ridge, and will be visible from the front of the house, but the extension is a very small proportion of the whole and continues a previous pattern of addition.  In my opinion the effect will not be too detrimental, and is outweighed by the benefit of eliminating the inappropriate patio doors in the existing gable end.  Nor are there any objections to the new window in the 1950’s extension.

The extension will have no impact on the 17th-century structure of the listed house, and will involve demolition only of the 1950’s end wall.  The only other historic structure to be affected will be the adjacent single-storey wing.  This has original brick and flint panels to the half gable due to be enclosed by the new extension.  I would suggest that these building materials be left exposed as they will be visible through the ground-floor glazing and will help to provide evidence of the former arrangement of the house.

POLICIES

The Adopted Chiltern District Local Plan - 1997 (including The Adopted Alterations May 2001): Policies LB1.

ISSUES

1.     The application is to further extend the length of the main body of a 17th century Grade II listed farmhouse in the Green Belt near Ley Hill. The District Historic Buildings Officer is satisfied with the submitted plans to sensitively extend the property in a fashion, which will be small scale in comparison to the size of the original property. The proposal will improve the badly designed end elevation to the main body of the farmhouse, therefore satisfying Local Plan Policy LB1.

2.     The following recommendation is made having regard to the above and also to the content of the Human Rights Act 1997.

RECOMMENDATION: Conditional consent

Subject to the following conditions

(1) C141 Listed Building Consent - Time Limit

(2) C142 Listed Building Consent - List of Works

(3) C432 Materials - As on Plan or Subsequently Specified

(4) C437 Listed Building Materials - Affecting Interior and Exterior