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Agenda item
Planning Application EPF/0583/21 8 Boleyn Row, Epping
- Meeting of District Development Management Committee, Wednesday 26th January 2022 7.00 pm (Item 55.)
(Service Manager – Development Management) To consider the attached report for a part single/two storey rear/side extensions, replacement larger roof window on rear elevation, and conversion of rear half of existing garage (Revised application to EPF/0052/21).
Minutes:
The Service Manager for Development Management, A Marx, presented a report for the demolition of the existing single storey utility building, conversion of the rear half of the garage into a habitable room, the erection of a single-storey rear extension, the erection of a two-storey rear extension, a change of roof from a pitched roof to a shallow hip roof, and enlargement of the central rear roof slope skylight for the stairway. This application was before the Committee by virtue of a minority reference from Area Planning Sub-Committee East at its meeting on 13 October 2021.
A Marx informed the Committee that the site currently consisted of a two-storey gable roof double fronted detached dwelling house located to the north of Boleyn Row, which was residential in character. The property had a detached side/rear garage and a two-storey rear aspect that formed part of the original house sited to the east elevation of the property. The properties in this part of Boleyn Row were uniform in character comprising of large detached dwellings of equal spacing and of a similar main front building line. Numbers 7 and 8 were sited on the corners of the access to King Henry’s walkway and were the only 2 properties in this frontage that varied in design terms with a rear staggered building line. The property was not part of a conservation area and was not listed. The site had been subject of a previous planning application, which had been refused permission in February 2021.
Planning Officers had concluded that the proposed development had satisfactorily addressed the previous reason for refusal and was considered appropriate in terms of its design and appearance, maintaining the established spatial pattern of development in Boleyn Row and would not result in any appreciable harm to its architectural local context. The extensions were not judged to result in any amenity implications to neighbouring properties and other aspects in relation to parking/highway safety were considered satisfactory. The application was considered to be in accordance with the adopted Local Plan and Alterations (1998-2006) and the emerging Local Plan Submission Version 2017 and with the relevant parts of the National Planning Policy Framework. Therefore, it was recommended that planning permission be granted subject to planning conditions.
The Committee noted the summary of representations in respect of this application and heard from an objector, Epping Town Council and the applicant before proceeding to debate the application.
Cllr P Keska reported that Area Planning Sub-Committee East had felt that the application was not detrimental to the existing street scene; the estate was originally built to be uniform but this had been stretched in the past and the Sub-Committee had felt this application to be acceptable. The Committee was reminded that the application had been referred up with a recommendation to approve permission. Other members of the Committee accepted that a garage did not have to be used to store cars anymore, and as there was some distance between the neighbouring properties it was difficult to see how a terracing effect could come about. However, Cllr C C Pond felt that too much was being crammed onto a small plot and agreed with the points raised by the objector.
Decision:
(1) That planning application EPF/0583/21 at 8 Boleyn Row in Epping be granted planning permission, subject to the following conditions:
1…The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
2…The development hereby permitted shall be carried out and retained strictly in accordance with the following approved plans:
- Location Plan;
- 20-8BR-04 Rev A;
- 20-8BR-05; and
- 20-8BR- 06.
3…The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those in the existing building [or those specified on the approved plans, or those specified in the submitted application form], unless otherwise agreed in writing by the Local Planning Authority.
4…Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any other order revoking and re-enacting that order) no development permitted by virtue of Class A-E of Part 1, to schedule 2 shall be undertaken, without the prior written agreement of the Local Planning Authority.
5…Prior to first occupation of the building/extension hereby permitted the window(s) in the flank elevation(s) at first floor level and above, shall have been fitted with obscure glass with a minimum privacy level 3 obscurity, and no part of that/those window[s] that is less than 1.7 metres above the internal floor level of the room in which it is installed shall be capable of being opened. Once installed the obscure glass shall be retained thereafter.
6…No deliveries, external running of plant and equipment or demolition and
construction works, other than internal works not audible outside the site boundary, shall take place on the site other than between the hours of 07:30 to 18:00 on Monday to Friday and 08:00 to 13:00 on Saturday and not at all on Sundays, Public or Bank Holidays without the prior written permission of the Local Planning Authority.
Supporting documents: