APPLICATION:       MA/14/0279            Date: 3 March 2014     Received: 11 March 2014

The recommendation for this application is being reported to Committee for decision because:

    ●    Councillor Mortimer has requested it be reported for reason set out in report.

1.       POLICIES

●    Maidstone Borough-Wide Local Plan 2000: H18

●    Government Policy:  National Planning Policy Framework (2012), National Planning Practice Guidance (2014)

●    Supplementary Planning Document – Residential Extensions

●    Supplementary Planning Document - Character Area Assessment for Loose Road

·          Draft Maidstone Borough Local Plan (2014): DM8

2.      RELEVANT HISTORY

●    MA/12/0128 - Erection of single storey side and rear extension – approved with conditions

3.      CONSULTATIONS

3.1     Councillor D. Mortimer:  Wishes to see the application refused;

3.1.1  “I wish the application to be heard by committee due to the fact that the original condition to render the wall was specifically set to protect the character and appearance of the neighbourhood.  I do not consider painting the breeze blocks would help with the appearance of such a large wall. If painting was approved it would be detrimental to the character of the area and set a precedent for similar future applications and give factory or garage appearance. I cannot understand how the other finishes of the extension works have been rendered and painted as per the approved application and conditions.  But this one, which is viewed by many neighbouring residents to the north of the property left unfinished.”

4.      REPRESENTATIONS

4.1     5 neighbour representations received raising concern over visual harm.

5.      CONSIDERATIONS

5.1    Site Description

5.1.1  85 Boughton Lane is a relatively large detached property set close to the junction with Paynes Lane.  The surrounding area is predominantly residential and characterised by properties of differing scale, design and age.  At the time of my site visit, the single storey extension allowed at Planning Committee (MA/12/0128) had been complete.  The application site does fall within the defined urban area as shown by the Maidstone Borough-Wide Local Plan 2000.

5.2    Proposal

5.2.1  The development approved under MA/12/0128 has been completed but the northern flank has not been rendered as stated on the original plans.  This flank has currently been left finished as smooth faced breeze blocks.  The applicant has agreed to paint this elevation white in colour. 

5.2.2 Conditions 2 and 3 imposed upon MA/12/0128 state the following;

            Condition 2

The materials to be used in the construction of the external surfaces of the building hereby permitted shall match those used in the existing building.

         Reason: To ensure a satisfactory appearance to the development.

Condition 3

The development hereby permitted shall be carried out in accordance with the following approved plans: P627/2 Rev A received 27/01/12.

Reason: To ensure the quality of the development is maintained and to prevent harm to the residential amenity of neighbouring occupiers.

5.3    Principle of Development

5.3.1  The principle for the development has already been given under MA/12/0128 and this application is only assessing the proposed amendment hereby submitted.  Please note that since MA/12/0128 was approved, the South East Plan 2009 has been removed, however this does not have a direct impact on this application.  The most relevant policy under the MBWLP relating to development of this type continues to be policy H18; and the Council’s Supplementary Planning Documents (SPDs), ‘Residential Extensions’ and ‘Character Area Assessment for Loose Road’ are still of relevance.

5.4    Visual impact

5.4.1  The principle for the development has been accepted, and this application is only concerned with the finish of the northern flank of the extension.

5.4.2  The blocks to the northern flank are fair faced, which is a type of block that can be used as a finish for buildings, unlike standard breeze blocks.  In painting these fair faced blocks white, I am satisfied that the approved extension would be finished to a satisfactory standard.  The northern flank in question is also not visible from any public vantage point.

5.4.3  I am therefore of the view that with the northern flank painted white, the development would not significantly affect the character and appearance of the host dwelling or the surrounding area; and as such would be in accordance with policy H18 of the Maidstone Borough-Wide Local Plan 2000 and the Council’s adopted SPDs.

5.5    Residential amenity

5.5.1  I am satisfied that in painting the fair faced blocks white, the wall would blend in with the rest of the extension and property, and would not cause significant harm to the outlook of any neighbouring property.

5.6    Other Matters

5.6.1  Given the nature of the amendment, I raise no further issues in terms of residential amenity; the proposal’s scale; parking provision; highway safety; drainage; flood risk; landscaping; and biodiversity.

6.      CONCLUSION

6.1     I am satisfied that the proposed amendment would not cause demonstrable harm to the character of the property or surrounding area, and would not further harm the amenity of near-by residents.  It is therefore considered that the proposal is acceptable with regard to the relevant provisions of the Development Plan and all other material considerations such as are relevant.  I therefore recommend conditional approval of the application on this basis.

7.      RECOMMENDATION

GRANT PLANNING PERMISSION subject to the following conditions:   

1.           The materials to be used in the construction of the external surfaces of the building hereby permitted shall match those as shown on drawing no. P627/2 Rev H received 11/03/14;

Reason: To ensure a satisfactory appearance to the development.

2.           Within two months of the date of this decision, the northern flank of the extension hereby approved under MA/12/0128 shall be painted white in colour and maintained as such thereafter unless otherwise agreed in writing by the Local Planning Authority;

Reason: To ensure a satisfactory appearance to the development and to prevent harm to the residential amenity of neighbouring occupiers.

3.           The development hereby permitted shall be carried out in accordance with the following approved plans: P627/2 Rev H received 11/03/14;

Reason: To ensure a satisfactory appearance to the development and to prevent harm to the residential amenity of neighbouring occupiers.

The proposed development, subject to the conditions stated, is considered to comply with the policies of the Development Plan (Maidstone Borough-Wide Local Plan 2000) and there are no overriding material considerations to indicate a refusal of planning consent.