Report Author/Case Officer: Mark Turner Contact Details:

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1 OTH04 Application Number: 12/00018/FUL Change of use to amenity land for erection of single storey side extension, removal of trees and shrubs and realignment of boundary wall to rear garden AT 29 Goodwood, Great Holm, Milton Keynes FOR Mr Zahem Khalid Target: 26th March 2012 Ward: Loughton Park Parish: Loughton Parish Council Report Author/Case Officer: Mark Turner Contact Details: Head of Team: Jackie Fox Contact Details: INTRODUCTION AND SUMMARY (A brief explanation of what the application is about, what the main issues are and the officer's Recommendation to the Committee) 1.1 The Site The application property/site is located within the predominantly residential area of Great Holm. The site is noted as being located on a slight bend within Goodwood and is sited adjacent to a small footpath linking Goodwood with Burghley Court. 1.2 The site is not located within a Conservation Area, however part of the development sit running parallel with the neighbouring footpath is noted as being an area of private amenity land (land which is in the ownership of the applicant). 1.3 Details of the location of the site and its relationship to surrounding properties can be seen in the plans attached to this report. 1.4 The Proposal Planning permission is sought for the erection of a single-storey side extension and the realignment of part of the existing side boundary wall including the Change of Use of part of an area of private amenity land. Amended plans have been received which show a significant reduction in the projection of the realigned boundary wall, thereby allowing a greater buffer between the wall and the footpath.

2 1.5 The applicant has confirmed that they are satisfied for landscaping to be provided outside of the new boundary wall. 1.6 Details of the proposal as described above can be seen in the plans appended to this report. 1.7 Main Issues 1. Impact of Development Proposals on Neighbouring Properties; 2. Impact of Development Proposals on Street Scene; 3. Parking Provision. 1.8 RECOMMENDATION It is recommended that planning permission be granted subject to the conditions set out at the end of this report. 2.0 RELEVANT POLICIES (The most important policy considerations relating to this application) 2.1 National Policy The National Planning Policy Framework (NPPF), March Local Policy Adopted Milton Keynes Local Plan The most relevant 'saved' policies within the adopted Milton Keynes Local Plan are: D1 - Impact of Development Proposals on Locality; D2 Design of Buildings; L2 Protection of Public Open Space and Existing Facilities; Appendix L2 Proposals for the Change of Use of Amenity Open Land; T15 Parking Provision. 3.0 RELEVANT PLANNING HISTORY (A brief outline of previous planning decisions affecting the site this may not include every planning application relating to this site, only those that have a bearing on this particular case) 3.1 None. 4.0 CONSULTATIONS AND REPRESENTATIONS (Who has been consulted on the application and the responses received) 4.1 Loughton Parish Council Request that a suitable landscaping mitigation scheme forms part of any permission.

3 It is noted that there are few open spaces within Great Holm and the retention and maintenance of existing open spaces is very important. Possible concern over setting a precedent and the cumulative loss. 4.2 Senior Landscape Architect The application site abuts a very established and prominent planting area and although on private land the planting strongly contributes to the wider landscape context. The proposals would encroach within the planting and thus result in the loss and impact on the existing planting and set a precedent for other similar application encroaching within amenity land. The Landscape Officer would not support the layout as shown and request the proposals are amended and do not extend into the planted amenity land area or conflict with the existing tree s crown spread. 4.3 Crime Prevention Design Advisor Object on the grounds that it would unduly increase the opportunities for crime and anti-social behaviour. 1. Defensible Space The bushes between the footpath and the side boundary could do with being reduced in height and width, however, they play an important part in providing some defensible space to this vulnerable boundary. By removing the planting, the applicant increases the risk of criminal activity. 2. Surveillance Concerns that the proposed new boundary wall will provide a lurking space for crime and anti-social behaviour. This will prevent users of the footpath from being able to view such activity. 4.4 Local Residents The occupiers of the following properties were notified of the application: 27, 31, 33, 35 Goodwood, Great Holm 50, 52 and 54 Goodwood, Great Holm 32 Burghley Court, Great Holm A site notice was erected to the front of the site on 8 th February 2012 which expired on 29 th February Five letters have been received from neighbouring properties making the following observations: 1. Object to the movement of the side boundary wall and the removal of landscaping; 2. Privacy Overlooking to No. 31 Goodwood from No s. 23, 25, 27 and

4 29 Goodwood as a result of the loss of landscaping; 3. Concern over the variation to the boundary wall line and the imposition into the green space, consider that this could be redesigned to create a landscape buffer; 4. The removal of the landscaping will not be in keeping with the surrounding local area; 5. Concern over inadequate parking levels and possibility of on-street parking and visibility. Knock-on impact on safety of children from highway safety; 6. Concern over the siting of the boundary wall and the potential for vandalism; 7. Wildlife within the existing landscaped area. 5.0 CONSIDERATIONS (The analysis of the issues which are critical, material, considerations and/or of greatest concern to objectors for the Committee to weigh up before making a decision) 5.1 Planning permission is sought for a significant single-storey side extension to the application property out towards the adjacent footpath and encroaching slightly into an area of dense landscaping. No objection is raised to the principle of a side extension to the application property. The extension is proposed to be a similar width to the existing dwelling; however this has been significantly set-back into the plot to reduce the visual prominence of the development when viewed from Goodwood. Revised plans have been submitted which now show the side boundary wall projection reduced such that the encroachment into the private amenity land is reduced. In reducing the projection of the wall this has reduced the potential for a lurking space and therefore addresses the concerns of the Crime Prevention Design Advisor. 5.2 At present, when viewed from Goodwood there exists a parking area for two cars with a brick wall behind with a height of approximately 1.8 metres. The wall is proposed to be brought forward by approximately 0.5 metres in order to create the side extension behind. Given the existing wall linking the dwelling with the area of amenity land, the resultant impact of the built form part of the development when viewed from immediately fronting the site is not significant given the shallow pitch of the roof. 5.3 The main issue of the development is considered to be the loss of the existing landscaping within the visual amenity land. The land is question, running parallel with the footpath was deliberately sited outside of the existing boundary wall of the property in order to provide soft landscaping to serve the locality and as a pocket of land to break up the street scene. At present, this area of landscaping has however become significantly overgrown. Notwithstanding this, the landscaping in its current form does provide an interruption to the developed surroundings. It is however noted that the land could be cleared and all the landscaping removed at anytime without planning permission being required, no objection is therefore raised to the removal of the existing landscaping. Any issues with regard to overlooking to neighbouring properties as a result of the removal of existing landscaping cannot be controlled as part of the current application.

5 5.4 Given the siting of the proposed extension and its proximity to the adjacent footpath it is considered that the development of the area running parallel with the footpath would be crucial in terms of providing an acceptable mitigating landscaping proposal which would off-set the impact of the proposed extension. The applicant has confirmed that, notwithstanding the details as noted on the submitted plans, they are satisfied for a condition to be imposed for a landscaping proposal adjoining the footpath. It is therefore considered that the introduction of a landscaping scheme would therefore off-set the harm caused from the part realignment of the boundary wall and may, as a result of the current overgrown nature of the landscaping, provide an enhancement to the overall appearance of the street scene. 5.5 Parking for two cars is proposed to be provided to the front of the proposed extension. 6.0 CONCLUSIONS (The officer advice to the Development Control Committee on the appropriate decision, based on the policies of the Development Plan, taking into account the issues detailed in the report) 6.1 It is recommended that planning permission be granted subject to condition as noted. 7.0 CONDITIONS (The conditions that need to be imposed on any planning permission for this development to ensure that the development is satisfactory. To meet legal requirements all conditions must be Necessary, Relevant, Enforceable, Precise and Reasonable ) 1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. Reason: To prevent the accumulation of planning permissions; to enable the Local Planning Authority to review the suitability of the development in the light of altered circumstances; and to comply with section 51 of the Planning and Compulsory Purchase Act The external surfaces of the development hereby permitted shall be constructed only of materials of a type and colour which match exactly those of the existing building unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that the development does not detract from the appearance of the locality. 3. A landscaping scheme, which shall include provision for the planting of trees and shrubs, shall be submitted to and approved by the Local Planning Authority before any part of the development is commenced. The scheme shall show the numbers, types and sizes of trees and shrubs to be planted and their location in relation to proposed buildings, roads, footpaths and drains. All planting in accordance with the scheme shall be carried out within twelve months of commencement of development. Any trees or shrubs

6 removed, dying, severely damaged or diseased within two years of planting shall be replaced in the next planting season with trees or shrubs of such size and species as may be agreed by the Local Planning Authority. Reason: To protect the appearance and character of the area and to minimise the effect of development on the area.

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