Proposal: Convert existing first floor flat into two self-contained flats, install dormer to rear to form a further self-contained flat in loftspace

Applicant: Mr Gavin Eade

Agent: Mr Adrian Arand of AAV Architecture

Mr Wilson, a local resident, spoke as an objector to the application.  Mr Atkinson, the Applicant, responded.

Resolved:- That planning permission be REFUSED for the following reasons:

01  The proposed L-shaped dormer would, by reason of its size, height, form and design, fail to appear as an incidental addition to the roof of the host dwelling and would be significantly out of keeping with and harmful to the character and appearance of the existing building rear garden scene and local area. This would be unacceptable and contrary to the National Planning Policy Framework (2021), Policies KP2 and CP4 of the Core Strategy (2007), Policies DM1 and DM3 of the Development Management Document (2015) and guidance contained within the Southend-on-Sea Design and Townscape Guide (2009).

02  The proposed dwelling in the roof space would be capable of being occupied by two persons as the size of the bedroom would exceed the minimum area for a double or twin bedroom in the Technical Housing Standards – Nationally Described Space Standards (2015). The internal floor area proposed for the dwelling would be insufficient in size for two-person occupation. In addition, the development would result in a poor standard of accommodation for future occupiers of the development as result of the lack of amenity space, cycle parking and waste storage facilities, to the significant detriment of the living conditions of future occupiers. The proposal is therefore unacceptable and contrary to the National Planning Policy Framework (2021), policies KP2 and CP4 of the Core Strategy (2007); Polices DM1, DM3 and DM8 of the Development Management Document (2015) as amended by the Technical Housing Standards Policy Transition Statement (2015) and the advice contained within the Southend-on-Sea Design and Townscape Guide (2009) and the Technical Housing Standards – Nationally Described Space Standard (2015).

03  The proposed development would provide insufficient on-site parking to meet the needs of future occupiers and the minimum parking standards. This would be likely to result in additional vehicles parking within the public highway, to the detriment of highway safety and the free flow of traffic. Insufficient information has been submitted to demonstrate that the short fall in parking could be justified. The proposal is therefore unacceptable and contrary to the National Planning Policy Framework (2021); Policies CP3 of the Core Strategy (2007); Polices DM1, DM3 and DM15 of the Development Management Document (2015)

Positive and Proactive Statement:

The Local Planning Authority has acted positively and proactively in determining this application by identifying matters of concern with the proposal and determining the application within a timely manner, clearly setting out the reason(s) for refusal. The detailed analysis is set out in a report prepared by officers. In the circumstances the proposal is not considered to be sustainable development. The detailed analysis is set out in a report on the application prepared by officers.

Informatives:

1.  Please note that this application would be liable for a payment under the Community Infrastructure Levy Regulations 2010 (as amended) if planning permission had been granted. Therefore, if an appeal is lodged and subsequently allowed, the CIL liability will be applied. Any revised application would also be CIL liable. Further details on CIL matters can be found on the Council's website at www.southend.gov.uk/cil.