Agenda item

Ward

Shepperton Town

Proposal

Change of use from offices/bank to a mixed use of commercial units at ground floor level and to 3 no. residential flats above on the first floor with balconies, erection of new second floor with 3 no. flats with balconies, erection of part single storey, part two storey rear extension and new windows and doors including new access to front and demolition of chimney stacks.

Officer recommendation

To approve the application subject to conditions set out at Paragraph 8 of the Report.

Description:

The application proposed a change of use from offices/bank to a mixed use of commercial units at ground floor level and to 3 no. residential flats above on first floor with balconies, erection of new second floor with 3 no. flats with balconies, erection of part single storey, part two storey rear extension and new windows and doors including new access to front and demolition of chimney stacks.

Additional Information:

The Planning and Development Manager provided the following further information for the Committee on the changes to this application compared with the previous approved scheme:

·         Distance from FFL to top of railings on rear balconies – 1.3m (compared with the approved 1.6m to top of glazing on rear balconies).

·         Height of new first floor windows to rear and side increased by approximately 10cm.

·         Windows on first and second floor rear elevations are higher by approximately 40cm/50cm, with dormers being increased in height by approximately 20cm to allow this increase.

·         Rear ground floor service door to rear is reduced in size to a single door.

·         Commercial ground floor windows increased in size and altered design.

She also advised that an additional Condition was proposed to be added if the application were approved:

“The development hereby approved shall not be occupied unless and until at least two of the available parking spaces are provided with a fast charge socket (current minimum requirements - 7 kw Mode 3 with Type 2 connector - 230v AC 32 Amp single phase dedicated supply) for the charging of electric vehicle in accordance with a scheme to be submitted and approved in writing by the Local Planning Authority and thereafter retained and maintained to the satisfaction of the Local Planning Authority.”

Reason

In order that the development makes suitable provision for sustainable travel in accordance with the objectives of chapter 9 “Promoting Sustainable Transport”  of the National Planning Policy Framework and policies CC2 and CC3 of Spelthorne Borough Council’s Core Strategy and Policies Development Plan Document February 2009.

Public Speaking:

In accordance with the Council’s procedure for speaking at meetings, Andrea Koskela spoke against the proposed development raising the following key points:

• Concern over removal of obscure glazing balconies
• Low railing would be hazardous for children who could climb over them
• Loss of privacy
• Loss of residential amenity concerns over larger windows

·         obscure glazing was originally proposed by applicant to safeguard privacy and amenity of adjoining properties

• NPPF does not justify the current proposal
• Construction concerns
• Concern over removal of chimneys

In accordance with the Council’s public speaking procedures, the Chairman read out a statement against the proposal on behalf of R.W. Sider BEM, who had called-in the application but was not able to attend the meeting. His statement raised the following key points:

·         Rear and flank balconies will overlook residential properties and cause loss of privacy

·         Enlarged windows on shop fronts not acceptable

·         No parking for commercial units

Debate:

During the debate the following key issues were raised:

·         Scheme has a current approval for change use and flats

·         Privacy no longer safeguarded

·         Obscure glazing should be conditioned

·         Railings do not improve streetscene

·         Concern about increased size of windows

·         Shopfronts old fashioned not attractive to businesses

·         Application complies with our planning policies

·         No renewable energy proposed

·         Query over whether the railings meet safety tests

The Committee agreed to an amendment to the motion to grant the application, by the addition of the standard renewable energy condition, if approval was given.

Decision:

The recommendation to approve was overturned and the application refused planning permission for the following reason:

The proposed development, by reason of the balconies and railings to the rear, would have an unacceptable and significant harmful impact in terms of loss of privacy on the neighbouring dwellings to the east in Broadlands Avenue, contrary to policy EN1b) of the Core Strategy and Policies DPD 2009.