Agenda item
47 Brierly Gardens, London E2 0TF (PA/15/01337)
- Meeting of Strategic Development Committee, Thursday, 19th November, 2015 7.00 p.m. (Item 6.2)
- View the background to item 6.2
Proposal:
The proposed works are for a new 4.6m x 4.1m single storey rear extension which facilitates the provision of two new bedrooms, alongside a reconfigured living/dining/ kitchen.
Recommendation:
That the Committee resolve to GRANT planning permission subject to the conditions and informatives as set out in the Committee report.
Minutes:
Update report tabled.
Paul Buckenham (Development Control Manager) introduced the item for a new single storey rear extension which facilitates the provision of two new bedrooms, alongside a reconfigured living/dining/ kitchen.
The Chair invited registered speakers to address the Committee.
Stephen Smillie and Mary Smillie (local residents) spoke in objection. They objected to the impact of the extension on their property with regard to:
· Loss of amenity in terms of outlook and privacy due to the scale of the proposal, design, position of the roof light and proximity to neighbours.
· Safety and security issues given the position of the handrail in relation to the extension allowing easy access to their property. This conflicted with planning policy promoting safe and secure schemes. It was considered that the measures suggested at the last meeting (anti climb spikes and anti - climb paint) would be ineffective and unsightly.
· Out of character with the appearance of the neighbouring properties and the wider estate.
· Lack of consultation with neighbours as stated by the ward Councillor.
· Insufficient consideration to the objectors petition.
Overall, they considered that scheme would adversely affect their quality of life.
At the request of the speakers and agreement of the Chair, Officers circulated the representations submitted by the local residents from the planning file to Committee Members.
The speakers then replied to questions of clarification from Members on the above points. In terms of the consultation, Officers drew attention to the statutory consultation carried out by the Council. However they could not comment on the scope of the applicant’s consultation.
Muhammad Shahid, (Tower Hamlets Homes) and Mr Abdul Kadir Mohamoud (occupant) spoke in support. The stressed the need for the extension to alleviate overcrowding at the property in view of the occupants medical needs. They also described the proposed layout, the impact on the garden and the stepped back design to reduce the impact of the scheme. The speakers considered that incidents of anti - social behaviour in the area were relatively few and far between.
In response to Members’ questions, they referred to the problems with overcrowding at the property. They considered that the site could accommodate the additional rooms, avoiding the need for the occupants to find alternative accommodation. They also referred to the reasons why the property met the criteria for improvements under the THH extensions programme and the consultation carried out by the Council. In response to further questions, Officers informed Members that rent issues were not a material planning issue in this case since the scheme did not trigger the Council’s affordability policy. Members must consider the material planning issues only.
Esha Banwait (Planning Officer) presented the detailed report and update.
She explained the application site and the surrounding area including listed buildings and Conservation Areas.
She also explained the flat roof design providing the shortest possible height for the scheme, the dimensions of the proposed extension that would be subservient to the main building (whilst slightly visible at street level). She also explained the proposed internal changes and the plans to re provide the ramp enabling access to the rear garden. A sufficient level of the green space would be retained.
The Committee also noted the plans to install new windows and a door, the proposed materials that were in keeping with the area and the separation distance between the proposal and the neighbouring Conservations Areas. The results of the Council’s consultation were also noted.
Overall, given the above, it was considered that the extension would be an appropriate form of development and would preserve the setting of the area.
Concern had been raised about neighbouring amenity. However no adverse impacts were anticipated in terms of loss of outlook, privacy, overshadowing, daylight or sunlight due to various factors. The measures to ensure this were noted.
In view of the concerns around the security of neighbours, the Applicant had suggested that anti climb measures could be installed at the development. The Committee may wish to consider the merits of this.
In view of the merits of the scheme, Officers were recommended that it be granted.
In response to Members, it was noted that details of the roof light would be secured by condition. The proposed glazing would be of a standard that would be unbreakable as recommended by the Crime Prevention Officer to prevent illegitimate access to the extension. Officers were supportive of this measure given the specialist advice.
Officers were mindful of the concerns about the application of anti - climb measures (as suggested by the applicant) given their impact on the appearance of the property. It was felt that the scheme with the conditions would not need this anyway. Furthermore, given the crime statistics for the area for the average number of burglaries (shown to Members at this point), it would be very difficult to justify such additional features on the grounds of crime prevention.
In response to further questions about overlooking from the roof light, it was noted that steps could be taken to avoid this. Following a discussion on the merits of this, Councillor Denise Jones proposed and Councillor Khales Uddin Ahmed seconded a condition requiring that the roof light be obscure glazed to protect the privacy of the nearest properties. This was agreed.
Officers also answered questions about the proposed materials, referring to the condition in the committee and update about this.
On a vote of 5 in favour and 1 against, the Committee RESOLVED:
That planning permission be GRANTED at 47 Brierly Gardens, London E2 0TF for a new 4.6m x 4.1m single storey rear extension which facilitates the provision of two new bedrooms, alongside a reconfigured living/dining/ kitchen (PA/15/01337) subject to the conditions and informative set out in the committee report and the update reports and an condition requiring that details of the roof light to include obscured glazing be submitted to the Council for approval.
Supporting documents:
- 47 Brierly Gardens PA 15 01337 -FINAL, 03/09/2015 Development Committee, item 6.2 PDF 1 MB
- 47 Update, item 6.2 PDF 81 KB