House plan changes at Land West Of 14 River Avenue, Thames Ditton

What was proposed

The application sought changes to an approved house, including more living space, a basement extension, dormer, rear extension, altered windows, 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 2023/3191 for the construction of a detached two-storey dwelling with basement, cycle store and new access from Portsmouth Avenue.”

“The proposed amendments include the creation of additional living accommodation, alongside a basement extension, dormer window, single-storey ground floor extension, alterations to the fenestration and the omission of the chimneys. The proposed plans also show the insertion of a pedestrian gate into the approved front boundary treatment.”

Officer report

The site and surroundings

The site is former rear garden land in a residential area, beside a house being built under an earlier permission, with mostly 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 west of No. River Avenue currently being developed pursuant to planning permission ref. 2023/3191 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 original house permission was approved, while some later applications for internal changes and amendments were refused or approved.

“2025/0517 Internal alterations to the first floor layout to create additional bedroom to the approved plans under application 2023/3191 Refused 2024/3004 Confirmation of Compliance with Condition: 3 (Materials details) with planning permission 2023/3191 Approved 2024/1567 Non-Material Amendment to planning permission 2023/3191 for internal alterations to the first floor plan Refused 2023/3191 Detached two-storey house with basement, cycle store and new access from Portsmouth…”

“OFFICIAL OFFICIAL 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…”

Officer report

What officers recommended

Officers recommended permission because the changes would retain the approved building’s main form and would not harm the street scene or neighbouring homes.

“The current proposal would retain the approved siting, ridge height and eaves height of the dwelling. While the proposed side dormer would alter the approved roofscape, the principal roof form and overall architectural approach of the dwelling would remain broadly as approved.”

“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 35 letters from 19 households raised concerns about appearance, neighbours’ amenity, the basement, compliance, construction and other matters.

“Basement, flood risk and ground conditions • The basement is alleged to be significantly larger than approved. • The enlarged basement, lightwell and external stair could enable habitable use of the basement. • Concerns were raised regarding groundwater, flood risk, structural implications and impacts on neighbouring properties.”

“Other matters raised • Construction traffic, HGV movements, noise, vibration and road damage. • Loss of garden space, loss of vegetation and potential environmental impacts. • Party wall matters, Building Control matters, CIL/self-build exemption issues and developer conduct.”

Officer report

Who spoke

The Sub-Committee heard from an objector and a person speaking for the agent.

What members discussed

Members discussed obscure glazing and decided that the roof-slope window should also have obscure glazing.

“During the determination of the application, the Sub-Committee discussed the obscure glazing of the windows and whilst noting that the first and second floor windows on the side elevations would be obscure glazed, considered that the roof slope window should also be glazed with obscure glazing. Accordingly, it was agreed that Condition 5 – Obscure Glazing should be amended to reflect this.”

Minutes

The committee’s decision

The Sub-Committee permitted the application subject to the agenda conditions and informative, with amended conditions.

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

Minutes

Changes to conditions

The approved plans were corrected, and obscure glazing was extended to include the roof-slope window.

“Obscure glazing Prior to the first occupation of the development hereby permitted the first and second floor windows on the side elevations (including the roof slope) of the development hereby permitted shall be glazed with obscure glass that accords with level three obscurity as shown on the Pilkington textured glass privacy levels (or equivalent level of obscurity) and no part of those windows that is less than 1.7 metres above the floor of the room in which it is…”

Minutes