Agenda item

Proposed first floor extension.

The committee considered planning application P23/S1539/HH for the proposed first floor extension, on land at 35 Damer Gardens, Henley-on-Thames.

Consultations, representations, policy and guidance, and the site’s planning history were detailed in the officer’s report, which formed part of the agenda pack for the meeting. 

The planning officer introduced the report and highlighted that the application was called into the committee by the local ward member, Councillor Ken Arlett, based on the objections from Henley-on-Thames Town Council.

The planning officer informed the committee that planning permission was sought for a first-floor side extension above an existing garage for a 1960s style linked detached dwelling in the Damer Gardens cul-de-sac. This cul-de-sac was noted as comprising a mixture of linked detached and terraced dwellings alongside each other.

The proposed extension would be set back from the front of the dwelling and set down from the original roof line. Also, as the surrounding area has a mixture of linked detached and terraced dwellings, the planning officer did not believe that the proposed linking of the dwelling with the adjoining property would be out of character with the area.

Overall, as the planning officer believed that the scale and design of the development was in keeping with surrounding area and would not harm the amenity of neighbours, they recommended the application be approved subject to conditions.

Ronald Chalk spoke objecting to the application. 

Jeremy Collins-Haest, the agent representing the applicant, spoke in support of the application. 

The committee asked about the potential for the extension to overlook the neighbours and affect their amenity, but the planning officer clarified that there would be some overlooking but that the neighbours had a conservatory obscuring some of the garden and as the properties were situated in a built-up area there would be some mutual overlooking. In addition, there was not considered to be any significant loss of light caused by the proposed development. Members then inquired into the precedent for the proposed type of extension in the area, but the planning officer reminded members that each application needed to be taken on its own merits. On neighbouring amenity, members were satisfied with the comments by the development manager that these were not strong grounds for refusing the application.

On parking, members asked about the number of bedrooms in the proposed development, and it was confirmed that the proposed dwelling would have two bedrooms. Due to the increase in accommodation level, the existing pressure in the area for off-street parking, and the ease of conversion of one of the multiple studies into a further third bedroom, the committee believed that the provision of one off-street parking space was not sufficient for a development of its size.

The committee then expressed concerns about the proposed design of the extension. It was noted that the cul-de-sac was of a very distinctive unique 1960s design and as the proposal would cause a loss of the link detached building, replacing it with a terraced effect, it would also be a loss to the character of the area.

Overall, the committee believed that the proposal was not in keeping with the character and appearance of the surrounding buildings due to its terracing effect and also that it lacked an adequate provision of off-street parking. For these reasons, the committee agreed that the application should be refused. 

A motion, moved and seconded, to refuse the application was carried on being put to the vote. 

RESOLVED: to refuse planning application P23/S1539/HH, for the following reasons:

The proposal would infill a prominent first floor gap between number 35 and 36 Damer Gardens, resulting in a prominent terracing effect and diminishing the distinctive appearance of the linked detached properties and the character of this part of Damer Gardens. As such, it would be contrary to South Oxfordshire Local Plan 20235 Policy DES2 and the Joint Henley and Harpsden Neighbourhood Plan 2020-2035 Policy SD3.

The proposal would increase the amount of accommodation that could be used as bedroom space  and the provision of one car parking space is not considered to be adequate for a property of this size. As such, it would be likely to increase the levels of on street parking in an area where there is already a high level of indiscriminate on street parking, and this would be contrary to South Oxfordshire Local Plan 20235 Policy TRANS5 and the Joint Henley and Harpsden Neighbourhood Plan 2020-2035 Policy T6.