Expanded house at Land North of 14 River Avenue, Thames Ditton

What was proposed

The application sought changes to an approved detached house, including more living space, a larger basement, porch and window alterations, removed chimneys and a pedestrian gate.

“The proposal seeks planning permission under Section 73 of the Town and Country Planning Act 1990 for the variation of Condition 2 (Approved Plans) of planning application 2023/2538 for the construction of a detached two-storey dwelling with basement, cycle store and new access from River Avenue.”

“The proposed amendments include the creation of additional living accommodation, alongside a basement extension, alterations to the porch design and fenestration detailing, and the removal of the approved chimney stacks. The proposed plans also show the insertion of a pedestrian gate into the approved boundary wall and railings.”

Officer report

The site

The site is a backland residential plot north of 14 River Avenue, within an established area of detached homes on spacious plots.

“The site comprises part of the former rear garden land associated with No. River Avenue, situated on the western side of River Avenue within the established residential area of Thames Ditton. The site lies to the north of No. River Avenue and forms a backland residential plot currently being developed pursuant to planning permission ref. 2023/2538 for a detached dwelling with basement, cycle store and new access.”

“There are no relevant planning constraints associated with this site.”

Officer report

Earlier planning decisions

The existing house permission was approved in 2023, followed by several applications concerning amendments, internal changes, materials and tree removal.

“2025/3297 Non-Material Amendments to planning permission 2023/2538 to remove chimney stacks and to add a pedestrian gate and piers Refused 2025/2759 Non-Material Amendments to planning permission 2023/2538 for the replacement of the ground floor openings on the rear (west) elevation including two sets of french doors and oriel window and the addition of a side door on the north elevation Approved 2025/0518 LDC – Internal alterations to the ground and first floor layouts to…”

Officer report

Officers’ recommendation

Officers recommended permission because the amendments would retain the approved building’s main form and would not materially harm the area or neighbours.

“The proposed change to the rear elevation would involve bringing the ground and first floor rear element back by approximately 0.56m so that it sits flush with the main rear elevation. This would be a modest alteration to the approved built form and would not project beyond the approved rear building line. It would therefore not materially alter the approved scale, massing or appearance of the dwelling.”

“While chimney stacks are present on a number of nearby dwellings and form part of the traditional character of the area, they are not a consistent or defining feature of all properties within the immediate street scene. Their omission would result in a simpler roof form, but would not appear discordant in this context.”

Officer report

Consultation and objections

Nine neighbouring properties were consulted, and 39 letters from 19 households raised concerns about design, privacy, basements, trees, construction and planning compliance.

“Neighbouring amenity • Concerns are raised regarding overlooking and loss of privacy from additional and enlarged windows. • Concerns are raised that the scale, siting and proximity of the development would have an overbearing impact on neighbouring occupiers. • Concerns are raised that the basement and roofspace could be used as additional habitable accommodation, increasing the intensity of use.”

“Planning history and compliance • Concerns are raised that the development as built materially differs from the approved plans. • Objectors consider that retrospective approval would undermine the planning process and set an undesirable precedent. • Concerns are raised that the approved smaller dwelling/3-bedroom concept has been undermined by the increased basement size, roofspace alterations, additional windows and overall scale of accommodation.”

Officer report

Who spoke

The committee heard from an objector and a representative speaking for the agent.

Committee decision

The Sub-Committee permitted the application with the agenda conditions and informative, subject to an amended condition about constructing the vehicular access before occupation.

“Permit with the conditions and informative as outlined in the agenda, subject to the following amended condition:”

“Amend Condition 10. Obstruction The development hereby approved shall not be first occupied unless and until the proposed vehicular access to River Road has been constructed and thereafter permanently clear of any obstruction over 0.6 metres high.”

Minutes