Wraparound house extension at 43 West Hallowes, Eltham, London SE9

What was proposed

The application proposed removing the lean-to garage and building a part-two, part-one storey side and rear wraparound extension with other alterations.

“The Committee is requested to grant full planning permission for the following proposal – “Demolition of existing lean-to side garage; construction of a part-two part-one storey side and rear wraparound extension; installation of front rooflights; alterations to front porch; other associated alterations including the introduction of a side passage between boundary and property.”

“To authorise the Assistant Director of Planning & Building Control to make any minor changes to the detailed wording of the recommended conditions as set out in this report and its addendums, where the Assistant Director of Planning & Building Control considers it appropriate, before issuing the decision notice.”

Officer report

The site and surroundings

The site is a two-storey semi-detached house in a mainly residential area, with an existing side garage and front porch.

“The application site relates to a two-storey semi-detached dwellinghouse located on the eastern side of West Hallowes. The subject property has an existing side attached garage and existing front porch which is attached to the front bay window.”

“The immediate area is primarily residential and consists mainly of two-storey semi-detached and detached properties, moderately similar in their design and appearance.”

Officer report

Earlier applications

Earlier larger extension proposals were refused and an appeal was dismissed, while a hip-to-gable roof and rear dormer certificate was approved.

“An application for Householder Planning Permission, 24/1481/HD, for ‘Demolition of existing attached side garage; construction of a two storey side extension that extends beyond existing rear elevation; construction of a hip-to-gable roof extension and a rear dormer extension on the main roof; construction of a single-storey rear extension; alterations to front porch; other associated alterations including the introduction of a side passage between boundary and…”

“An application for a certificate of lawfulness, 21/3767/CP, for a ‘Lawful Development Certificate (Proposed) for the construction of a hip to gable loft conversion, rear dormer roof extension featuring Juliet balcony and single storey rear extension, together with the installation of two rooflights to the front roof slope,’ was Approved on 21/10/2021”

Officer report

Design and neighbour impacts

The reduced side extension, lower rear roof and altered porch addressed earlier concerns, while separation distances and obscure glazing protected neighbouring amenity.

“Regarding the proposed single-storey rear extension element, it would infill the space between the proposed two-storey rear/side extension elements and the side boundary with No. West Hallowes. Recognising that the attached neighbour at No.”

“These neighbouring properties are to the south of the application site, both feature very deep rear gardens that measure around 40m in length. The proposed two-storey extension would be positioned 2-3m from the shared boundaries with these two neighbours, specifically the very back of their rear gardens. It would have ground-floor side windows which would be obscure glazed. It would also feature two first-floor side windows which would not be obscure-glazing.”

Officer report

Consultation responses

Four objections were received concerning design, size, amenity, construction noise and the earlier refusals, while councillors raised no objections.

“ITEM NO: PAGE NO: Concern that the development is overly large, contrary to design guidance, poorly designed and unacceptable in design terms. This is considered within the “design” section of the report below. Concerns about construction noise. Whilst these concerns are noted, construction by its nature is temporary and so any amenity impacts during the construction phase would not be so significant so as to warrant the refusal of this application.”

“No objections were received from Councillors. Councillor Cathy Dowse called this application in to committee noting that she had received concerns relating to the design of the proposals and the amenity impact of the proposals from neighbouring properties.”

Officer report

Who spoke

A local resident spoke against the proposal, and the applicant’s agent spoke in support after the planning officer’s presentation.

Members’ discussion

The planning officer said the objections concerned guidance addressed within the overall policy assessment and that the proposal complied with the development plan.

“In response to Members questions the Planning officer said that the points raised by the resident referred to guidance rather than policy and that the application was assessed against the policy as a whole in terms of what constitutes good design. He addressed each of the resident’s points and noted that when the policies assessed specifically as a whole, the proposed development was considered to be compliant with the development plan.”

Minutes

The decision

Full planning permission was granted for the wraparound extension and associated works, subject to conditions and possible minor wording changes.

“That the Assistant Director of Planning & Building Control is authorised to make any minor changes to the detailed wording of the recommended conditions as set out in this report and its addendums, where the Assistant Director of Planning & Building Control considers it appropriate, before issuing the decision notice.”

Minutes