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DEVELOPMENT CONTROL COMMITTEE - Date:28 March 2007

Report of the Executive Head of Planning, Transportation and Highways.

Ref: A2007/57131/3FR WARD: A03 / STONECOT Time Taken: 7 weeks, 2 days

Site: Cheam Park Farm Infants School Molesey Drive Cheam Surrey SM3 9UU

Proposal: Erection of a part one part two storey extension and provision of conservatory to

detached building at front to provide additional teaching facilities and provision of a covered walkway link to main school building.

Applicant: Cheam Park Farm Infants School

Agent: John Cobb and Partners

Recommendation:

GRANT PLANNING PERMISSION

Reason for Report to Committee: Local Authority School.

Summary of why application proposals are acceptable: The proposed scheme will result in an acceptable form of development and provide additional accomodation required by the school.

1.0 BACKGROUND 1.1 Site: Cheam Park Farm Infants School is located between Molesey & Chertsey

Drives. The main school building is a single storey quadrant style building and is surrounded by hardstand play areas. To the southeast corner is a detached building that was originally the caretaker’s house. The original curtilage area abuts the rear gardens of No’s 30 to 36 (evens) Kingston Avenue.

1.2 The building is no longer used for residential purposes but as ancillary

educational area to the main school building. It is this building that forms the area for the application.

1.3 Surroundings: The site is bounded by the rear gardens of No’s 18 to 36

(evens) Kingston Avenue to the southwest and No’s 22, Molesey & 19, Chertsey Drives to the northeast and is located on the Park Farm Estate, a 1930’s residential area to the south of east of North Cheam District Centre.

1.4 Site specific UDP designation: The site and its surrounding areas have no

allocation within the UDP. 1.5 Relevant Planning History: The school has benefited from a number of

extensions and alterations, the most recent being submitted under ref: 03/51164/3FR, for:

Agenda Item 4Page 59

“Provision of two canopies to provide additional teaching / play area.” This was permitted by decision notice dated the 16

th of September 2003.

1.6 Under ref: A2006/56393/FUL, permission was sought for:

“Erection of a part one / part two storey extension to detached building at front to provide additional teaching facilities, provision of a lift enclosure and a covered walkway linking to main school building”

1.7 This was refused by Decision Notice dated the 7

th of November 20076 on the

following grounds:

“(1)The proposal, by virtue of its siting and inappropriate design would result in an unacceptable form of development, out of character with and detrimental to the visual amenity of the area. The proposal would therefore be contrary to Policies G/BE1, BE1, BE2 & BE4 of the Sutton Unitary Development Plan.

(2) The proposed siting of the extension will provide for development hard up to the boundary of adjoining residential property. This would result in an unacceptable from of development, impacting on the outlook and visual amenity from the adjacent residential properties. The proposal would therefore be contrary to Policies G/BE1, BE1, BE2, BE4 & BE18 of the Sutton Unitary Development Plan.”

2.0 APPLICATION PROPOSALS 2.1 Details of Proposal: The current application has been submitted in response

to the previous refusal. The principle of development remains the same, however, the extensions have been reduced in size and located away from the nearest residential properties. A small conservatory has also been added, whilst the external lift has been removed. The covered walk way has been retained as this was not previously considered unacceptable and was not referred to in the refusal ground.

2.2 Significant amendments to application since submitted: None 3.0 PUBLICITY 3.1 Adjoining Occupiers Notified 3.2 Method of Notification: Letters dated the 12

th of February 2007 were hand

delivered to 48 nearby properties on the 13th

of February. A further letter was posted but has been returned as “No such address”, which is correct.

3.3 A Site Notice dated the 12

th of February 2007 was also erected near the main

entrance on the 13th

. 3.4 Number of Letters Received: 0

Agenda Item 4 Page 60

3.5 Addresses of letters: N/A 3.6 Summary of material responses: N/A

3.7 Non-Material Responses: N/A

3.8 Official Consultation 3.9 Internal: Senior Engineer: No highways objections to the development. 3.10 External: N/A 3.11 Councillor Representation: None 4.0 MATERIAL PLANNING POLICIES 4.1 Sutton Unitary Development Plan

• G/BE1 Built Design & Urban Landscape Quality

• BE1 Good Urban Design

• BE2 Design Quality & Townscape Compatibility

• BE4 Building Relationships

• BE9 Access for Disabled people

• BE15 Residential Extensions

• BE18 Privacy

• BE20 Design of Business & Industrial Development

• TR12 Parking Provision for New Development

• TR13 New Development & On-Street Parking 4.2 Supplementary Planning Guidance/Documents

• No.3: Design & Amenity Space

• No.8: Designing for an Accessible Environment

5.0 PLANNING CONSIDERATIONS 5.1 The principle considerations (including whether any material planning

objections have been reasonably addressed) in relation to this application are:

• Use

• Design Quality

• Impact on Neighbours

• Layout

• Traffic & Parking

• Trees

• Access

• Sustainability

• Other Relevant Material Planning Considerations 5.2 Use: The building is already used as ancillary class areas and it is proposed

that this use type will remain the same; indeed there is to be no increase in staff or pupil numbers. Thus the principle of the use of the building is considered acceptable.


5.3 Design Quality: With regard the main works, the previously refused plans

proposed to double the footprint of the existing building (currently 6.9 x 5.6m). The width was to remain the same at 6.9m with the depth increasing to 11.4m for the two storey aspect and a further 1.1m single storey. This would have brought development to within 0.15m of the rear garden boundaries of the Kingston Road properties.

5.4 The proposal now seeks to extend the property rearwards into the site, with a

single storey extension in the original garden area of the building. The footprint will increase by 7.3m in depth, with a 1.71m projection into the play ground area and the 3.72m deep conservatory to the other side. The minimum distance between the rear fence of properties in Kingston Avenue and the conservatory will be 2m, increasing to just over 2m to the two storey element.

5.5 The plans indicate that the design and materials are to match that of the

existing building and elements have been added to the current design to provide a more aesthetically pleasing design, including a cat slide type roof joining to the covered walk way.

5.6 The covered walkway will run from the rear wall of the proposed extension

across the tarmac play area to the main school building. The dimensions are indicated as approx. 2.7m wide and 31.826m in length. The overall height to the middle of the convex Perspex roof will be 2.8m. The plans indicate the provision of a semi circular corrugated perspex roof, supported on 12 pairs of symmetrically sited pillars.

5.7 The siting and design of the proposed works are now considered acceptable

with the main extension now appearing as a subordinate form of development 5.8 Impact on Neighbours: The rear gardens of the houses in Kingston Avenue

that back onto the original curtilage of the application site vary from 22 to 26m in depth with the minimum building to current building dimension scaling at 29m. The previous proposal brought a two storey built development, practically adjacent to the rear boundary fence of Kingston Road properties. The current scheme increases this distance to 1.9m with the single storey conservatory element being approx 2.1m away from the boundary.

5.9 Windows are proposed to the two-storey element overlooking the Kingston

Road gardens; however, these are to a corridor at first floor level and toilet facilities at ground floor, thus these can be obscure glazed. With regard the conservatory, given its siting and design, the windows should have little impact on the neighbouring gardens.

5.10 The walkway will now not be visible from some properties on Kingston Avenue,

furthermore, it is unlikely that even if it is visible, it will have any negative impact on the properties.

5.11 With regard impact from use, the building is already used as ancillary class areas and it is proposed that this use type will remain the same; indeed there is to be no increase in staff or pupil numbers.


5.12 Layout: The internal layout is considered acceptable so as to minimise any potential impact on nearby properties

5.13 Traffic & Parking: Although there is a small area accessed from Chertsey

Drive that has approx 4 spaces, the school has no formal on site car park. As the proposed extension will not result in an increase in staff or pupils, the lack of additional off street parking provision is not considered unacceptable.

5.14 Trees: There are a number of trees along the rear boundary that fall within the

neighbouring properties that will be retained. However, the one existing tree within the schools boundary is to be removed to facilitate the construction of the extensions. It should be noted that this tree is only semi mature and has been tarmacced to the trunk with a number of sheds sited under its canopy.

5.15 It is not considered worthy of preserving and its loss will not greatly harm public

amenity. 5.16 Access: Level access is proposed to the two-storey element and disabled

toilet is also to be provided. The walkway is also to be covered. 5.17 The external lift has been removed from this scheme due to cost and impact

implications. 5.18 Sustainability: No sustainable development methods or materials have been

indicated on the application. However, it is considered reasonable to require an investigation into the practicality of providing solar power/heating and greywater/rainwater recycling. Suitable conditions are therefore recommended.

5.19 Other Relevant Material Planning Considerations: N/A 5.20 Considerations Relating to Other Objections: N/A 6.0 CONCLUSION AND RECOMMENDATION 6.1 The proposed revised scheme now results in an acceptable form of

development and will benefit this local school. 6.2 It is therefore recommended that planning permission be granted. Report Author: Carolyn Bell Background Papers: A2007/57131/3FR Drawings and other documents can be viewed on line – 1) Go to page: http://82.43.4.135/FASTWEB/welcome.asp 2) Enter Planning Application Number: A2007/57131 3) Click on Search and View Current Applications 4) Click on View Plans & Documents


G

John Cobb and Partners Lincoln House 83 Manor Road Wallington SM6 0DE

A2007/57131/3FR

DRAFT

WARNING: It is in your interests to ensure you obtain the approval of the Local Planning Authority, where the conditions require that to occur. Failure to comply with the following conditions may lead to enforcement action to secure compliance.

FIRST SCHEDULE

Cheam Park Farm Infants School Molesey Drive Cheam Surrey SM3 9UU Erection of a part one part two storey extension and provision of conservatory to detached building at front to provide additional teaching facilities and provision of a covered walkway link to main school building.

SECOND SCHEDULE (1) The development must be begun not later than the expiration of three years beginning with the date hereof. Reason: To comply with Section 91 of the Town and Country Planning Act 1990, as amended. (2) The type and treatment of the materials to be used on the exterior of the building(s) shall be approved in writing by the Local Planning Authority prior to the development being carried out. The approved materials shall be used in the construction of the development hereby approved and completed prior to its occupation/use. Reason: To safeguard the visual amenities of the area and to ensure compliance with Policies BE1 and BE2 of the Sutton Unitary Development Plan which seek to ensure buildings are of a high standard of design and where applicable compatible with existing townscape.


(3) The first floor corridor window in the southeastern elevation of the 2 storey extension hereby approved shall be glazed with obscure glass and so maintained. Reason: To safeguard the current level of privacy enjoyed by the occupants of adjoining properties. (4) All building operations in connection with the construction of external walls, roof, and foundations; site excavation or other external site works; works involving the use of plant or machinery; the erection of scaffolding; the delivery of materials; the removal of materials and spoil from the site, and the playing of amplified music or speech shall only take place between the hours of 8.00am and 6.00pm Monday to Friday, and between 8.00 am and 1.00pm on Saturdays and not at all on Sundays, Public and Bank Holidays. Reason: To safeguard the amenity of the occupiers of adjacent premises and the area generally during the building construction process. (5) An investigation into the practicability of installing a scheme of grey water usage and rainwater recycling shall be carried out and submitted to the Local Planning Authority for its approval before the development is begun. The scheme shall be implemented prior to the occupation of the development unless it is agreed by the Local Planning Authority that any scheme is operationally and financially unfeasible. Reason: To ensure that a satisfactory standard of development is provided if feasible in relation to the sustainability objectives of the Local Planning Authority. (6) An investigation into the practicability of installing photovoltaics and/or solar water heating shall be carried out and submitted to the Local Planning Authority for its approval before the development is begun. The scheme shall be implemented prior to the occupation of the development unless it is agreed by the Local Planning Authority that any scheme is operationally and financially unfeasible. Reason: To ensure that a satisfactory standard of development is provided if feasible in relation to the sustainability objectives of the Local Planning Authority. INFORMATIVES. (1) This approval only grants permission under section 57 of the Town and Country Planning Act 1990. Further approval or consent may be required by other legislation, in particular the Building Regulations and you should contact Building Control on 020 8770 6268 before proceeding with the work. (2) The permission hereby granted confers no rights on the applicant to encroach upon, extend over or otherwise enter upon property not in his ownership for any purposes connected with the implementation of this planning permission. (3) The applicant's attention is drawn to the fact that the London Borough of Sutton monitors the implementation of permissions and in particular that conditions imposed are fully complied with. Should you have any queries with regard to the discharge of the conditions please telephone 020 8770 6200 for further information.


(4) This application has been assessed against the relevant policies of the Sutton Unitary Development Plan. The proposal is generally in accordance with Section 54A of the Town and Country Planning Act 1990 (as amended) and for this reason planning permission is granted. (5) The drawing no's. relating to this decision are: 2816, 2816/001,100, 500 & 501.






