Agenda, decisions and minutes

Venue: Bromley Civic Centre

Contact: Rosalind Upperton  020 8313 4745

Items
Note No. Item

1.

APOLOGIES FOR ABSENCE AND NOTIFICATION OF SUBSTITUTE MEMBERS

Decision:

Apologies: Cllr Robert Evans

Substitute: Cllr Simon Fawthrop

Minutes:

An apology for absence was received from Councillor Robert Evans and Councillor Simon Fawthrop attended as his substitute.

2.

DECLARATIONS OF INTEREST

Decision:

NONE

Minutes:

No declarations of interest were reported.

3.

CONFIRMATION OF MINUTES OF MEETING HELD ON 25 APRIL 2018 pdf icon PDF 96 KB

Decision:

CONFIRMED

Minutes:

RESOLVED that the Minutes of the meeting held on 25 April 2018 be confirmed and signed as a correct record.

 

4.

PLANNING APPLICATIONS

Section 1

(Applications submitted by the London Borough of Bromley)

Section 2

(Applications meriting special consideration)

Penge and Cator

4.1

(17/04841/FULL1) - 53 High Street, Penge, London SE20 7HW pdf icon PDF 108 KB

Additional documents:

Decision:

REFUSED

Minutes:

Description of application – Demolition of rear 'outrigger' extension, construction of new four storey rear extension and conversion of building from two flats to 2 x 2 bedroom flats and 2 x 1 bedroom flats.

 

Oral representations in support of the application were received at the meeting.

The Chief Planner’s representative reported that On Page 20, the second sentence of the first paragraph should read:

‘Number 51 already has an existing three/four storey rear extension so the main impact of the upper part of the development will be to number 55, however, the studio flat to be built on the ground floor at number 53 would be deeper than what has been built at number 51 and therefore could cause a loss of light and prospect to the occupiers of number 51 on the ground floor’.

 

Members having considered the report, objections and representations, RESOLVED that PERMISSION BE REFUSED as recommended, for the reasons set out in the report of the Chief Planner.

 

Penge and Cator Conservation Area

4.2

(17/05574/FULL1) - 100-102 High Street Penge, London SE20 7HA pdf icon PDF 118 KB

Additional documents:

Decision:

PERMISSION

 

Minutes:

Description of application – Demolition of the existing building and the erection of a mixed-use development including new post office/shop with ancillary commercial space at ground floor level, together with the provision of 6 flats above.

 

Oral representations in support of the application were received at the meeting.  A submission with photographs had been received from the agent and circulated to Members.

 

Members having considered the report, objections and representations, RESOLVED that PERMISSION be GRANTED AGAINST OFFICERS’ RECOMMENDATIONS. MEMBERS CONSIDERED THAT THE PROPOSED DEVELOPMENT WOULD ENHANCE THE STREET SCENE AND CONSERVATION AREA; IT WOULD PROVIDE QUALITY HOUSING FOR THE AREA, AND WOULD SUPPORT THE SHOPPING CENTRE AND REGENERATE THE EXISTING RETAIL UNITS AND THE HARM IDENTIFIED BY THE OFFICERS’ REPORT TO NUMBERS 96-98 HIGH STREET, PENGE IS OUTWEIGHED BY THOSE BENEFITS,subject to the following conditions and informative:-

“1.The development to which this permission relates must be begun not later than the expiration of 3 years, beginning with the date of this decision notice.

REASON: Section 91, Town and Country Planning Act 1990.

2. The landscaping scheme as shown on the submitted drawings shall be implemented in the first planting season following the first occupation of the buildings or the substantial completion of the development whichever is the sooner.  Any trees or plants which within a period of 5 years from the substantial completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species to those originally planted.

REASON: In order to comply with Policy BE1 of the Unitary Development Plan and to secure a visually satisfactory setting for the development.

3. The materials to be used for the external surfaces of the building shall be as set out in the planning application forms and / or drawings unless otherwise agreed in writing by the Local Planning Authority.

REASON: In order to comply with Policy BE1 of the Unitary Development Plan and in the interest of the appearance of the building and the visual amenities of the area.

4. Before any part of the development hereby permitted is first occupied boundary enclosures of a height and type to be approved in writing by the Local Planning Authority shall be erected in such positions along the boundaries of the site(s) as shall be approved and shall be permanently retained thereafter.

REASON:  In order to comply with Policy BE1 of the Unitary Development Plan and in the interest of visual amenity and the amenities of adjacent properties.

5. The green flat roof areas of the proposed development shall not be used as a balcony or sitting out area and there shall be no access to the roof area.

REASON: In order to comply with Policy BE1 of the Unitary Development Plan and in the interest of the amenities of the adjacent properties. 

6. The proposed privacy screening for the balconies and amenity areas as laid out in the approved plans shall be  ...  view the full minutes text for item 4.2

Clock House

4.3

(17/05869/FULL1) - 13 Blakeney Avenue, Beckenham BR3 1HH pdf icon PDF 122 KB

Additional documents:

Decision:

CONTEST APPEAL

Minutes:

Description of application – Conversion of the existing dwelling into 2 dwellings.

 

Oral representations in support of the appeal being contested were received.  Oral representations from Ward Member, Councillor Ian Dunn, in support of the appeal being contested were received at the meeting.  A late submission with photographs in objection to the application had been received and circulated to Members.

 

The Chief Planner’s representative submitted the following late Addendum and circulated it to Members.

 

‘Addendum to Item 4.3 – 13 Blakeney Avenue

The proposed plans for this application include extensions and alterations to the property which were considered and refused planning permission under ref. 17/05492/RECON.  As they are included on the plans for this application they are considered to be an integral and necessary part of the proposed conversion of the property to form flats which is now under consideration.  Accordingly, the previous reasons for refusal remain pertinent to this scheme and should Members decide to refuse the application, it is recommended that the following additional reason for refusal is added:

The proposed rear roof extensions would cause significant harm to the character of the area, appearance of the host dwelling and the visual amenities of the street scene given its overall size, scale, massing and projection above the roof slope contrary to Policy BE1 and H8 of the Unitary Development Plan and Policies 6, 37 and 41 of the Emerging Local Plan.

Please also note that the property does not benefit from permitted development rights as stated in the report.’

 

Councillor Dunn had visited the site and referred it its history and in his view the division of the dwelling would have an adverse impact on the area and be unacceptable as there were no other conversions to flats in Blakeney Avenue.

 

Councillor William Huntington-Thresher accepted the principle of the proposed conversion to two flats.

 

Members having considered the report, objections and representations, RESOLVED to CONTEST THE APPEAL as recommended, on the ground set out in the report of the Chief Planner and with two further grounds to read:-

“2. The proposed rear roof extensions shown in the application as an integral part of the scheme would cause significant harm to the character of the area, appearance of the host dwelling and the visual amenities of the street scene given its overall size, scale, massing and projection above the roof slope contrary to Policy BE1 and H8 of the Unitary Development Plan and Policies 6, 37 and 41 of the Emerging Local Plan.

3. The conversion of the host dwelling into 2 dwellings would be unacceptable in principle, out of character with the prevailing pattern, character and distinctive residential qualities of the locality, thereby contrary to Policies BE1 and H11 of the Unitary Development Plan, Policies 9 and 37 of the draft Local Plan and Policies 7.4 and 7.6 of the London Plan.

 

Kelsey and Eden Park

4.4

(18/00961/FULL1) - 113 Croydon Road, Beckenham BR3 3RA pdf icon PDF 82 KB

Additional documents:

Decision:

PERMISSION

Minutes:

Description of application - Retrospective application for the installation of a replacement ventilation fan.

 

Members having considered the report and objections, RESOLVED that PERMISSION be GRANTED as recommended, subject to the conditions set out in the report of the Chief Planner with an amendment to Condition 1 to read:-

“1. Detailed plans of the equipment comprising the ventilation system hereby approved, including mechanical plant, which shall be mounted in a way which will minimise transmission of structure borne sound or vibration to any other part of the building shall be submitted to the Local Planning Authority for approval within 1 month of the date of this permission. This equipment should be fully in accordance with Conditions 2 & 3 of this planning permission and all equipment shall be installed within 1 month of the approval of those details and maintained thereafter in accordance with the approved details.

Reason: In order to comply with Policies S9 and BE1 of the Unitary Development Plan and in the interest of the visual and residential amenities of the area.

 

Petts Wood and Knoll

4.5

(18/01552/FULL6) - 21 Ladywood Avenue, Petts Wood, Orpington BR5 1QJ pdf icon PDF 71 KB

Additional documents:

Decision:

PERMISSION

 

Minutes:

Description of application – Single storey rear and first floor side infill extensions, alterations of garage roof to interlink it to dwelling to partially include habitable space.

Oral representations in support of the application were received at the meeting.

 

Members having considered the report and representations, RESOLVED that PERMISSION be GRANTED as recommended, subject to the conditions set out in the report of the Chief Planner with an amendment to Condition 5 and a further condition to read:-

“5. The flat roof area of the proposed development shall not be used as a balcony or sitting out area and there shall be no access to the roof area.

Reason: In order to comply with Policy BE1 of the Unitary Development Plan and in the interest of the amenities of the adjacent properties.

 6. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order amending, revoking and re-enacting this Order) no building, structure or alteration permitted by Class A, B, C, or E of Part 1 of Schedule 2 of the 2015 Order (as amended), shall be erected or made within the curtilage(s) of the dwelling(s) hereby permitted without the prior approval in writing of the Local Planning Authority. 

REASON: In the interest of the amenities of nearby residential properties and to prevent an overdevelopment of the site and to accord with Policies BE1 and H8 of the Unitary Development Plan.

 

Section 3

(Applications recommended for permission, approval or consent)

Orpington

4.6

(17/02621/OUT) - Land adjoining St Margarets, Chelsfield Lane, Orpington BR6 7RZ pdf icon PDF 119 KB

Additional documents:

Decision:

PERMISSION

 

Minutes:

Description of application – 2 detached two storey 4 bedroom dwellings with integral garage and associated parking with vehicular access from Broad Walk, on land to the rear of St Margarets and The Brents, Chelsfield Lane, and adjacent to 14b Broad Walk (Outline).

 

Members having considered the report and objections, RESOLVED that PERMISSION be GRANTED as recommended, subject to the conditions set out in the report of the Chief Planner with an amendment to Condition 9 and two further conditions to read:-

“9. Details of arrangements for storage of refuse and recyclable materials and details of the position to present refuse for collection without obstructing the footway(including means of enclosure for the area concerned where necessary) shall be submitted to and approved in writing by the Local Planning Authority before any part of the development hereby permitted is commenced and the approved arrangements shall be completed before any part of the development hereby permitted is first occupied, and permanently retained thereafter.

REASON: In order to comply with Policy BE1 of the Unitary Development Plan and in order to provide adequate refuse storage facilities in a location which is acceptable from the residential and visual amenity aspects and pedestrians and road users.

20. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order amending, revoking and re-enacting this Order) no change of use permitted by Class L of Part 3 of Schedule 2 of the 2015 Order (as amended), shall be made within the dwelling or its curtilage hereby permitted without the prior approval in writing of the Local Planning Authority.

REASON: In the interests of protecting the character of the area and residential amenity of neighbouring properties in accordance with Policy BE1 of the Unitary Development Plan.

21. The development shall be carried out in complete accordance with the recommendations of the approved Ecology Report (Cherryfield Ecology – dated 5/10/2017) and Reptile Survey (Cherryfield Ecology – dated 5/3/2018)

REASON: To comply with Policies NE4 and NE5 of the Unitary Development Plan and in the interest of wildlife and protected species.

 

Biggin Hill

4.7

(18/01041/FULL1) - 136 Main Road, Biggin Hill TN16 3BA pdf icon PDF 120 KB

Additional documents:

Decision:

PERMISSION

 

Minutes:

Description of application - Demolition of existing building and erection of part two/three storey building comprising 1 Class A1 retail unit on part of ground floor and 1 two bedroom and 8 one bedroom flats on ground, first and second floors, with front and rear balconies, 10 car parking spaces, amendments to access road, provision of refuse and cycle stores, and landscaping.

 

Oral representations from Ward Member, Councillor Julian Benington, in support of the application were received at the meeting.  Comments from Ward Member, Councillor Melanie Stevens, in support of the application were reported. 

 

Members having considered the report and representations, RESOLVED that PERMISSION be GRANTED as recommended, subject to the conditions and informative set out in the report of the Chief Planner.

 

Biggin Hill

4.8

(18/01234/FULL1) - 156-158 Main Road, Biggin Hill TN16 3BA pdf icon PDF 113 KB

Additional documents:

Decision:

PERMISSION

 

Minutes:

Description of application – Demolition of existing building and construction of detached part three/four storey building comprising 2 retail units on ground floor, and 1 three bedroom and 6 two bedrooms flats on first, second and third floors with front and rear balconies and associated car parking, cycle store and refuse stores.

 

Oral representations from Ward Member, Councillor Julian Benington, in support of the application were received.  Comments from Ward Member, Councillor Melanie Stevens, in support of the application were reported at the meeting. 

 

Members having considered the report, objections and representations, RESOLVED that PERMISSION be GRANTED as recommended, subject to the conditions and informative set out in the report of the Chief Planner.

 

Farnborough and Crofton

4.9

(18/01247/FULL1) - 348 Crofton Road, Orpington BR6 8NN pdf icon PDF 106 KB

Additional documents:

Decision:

REFUSED

 

Minutes:

Description of application – First floor rear extension over existing retail showroom/warehouse to provide 1 two bedroom and 2 one bedroom flats with balconies.

 

Oral representations in objection to and in support of the application were received at the meeting.  A late submission and photographs had been received from the objector and circulated to Members.

 

Councillor Charles Joel objected to the application and read a statement, appended to these minutes as ‘Annex A’.

 

Councillor Simon Fawthrop objected to the application being an overdevelopment with inadequate parking.

 

Councillor Kieran Terry supported the application and in his view if the application went to appeal a ground of refusal with regard to parking would be unsustainable.

 

Members having considered the report, objections and representations, RESOLVED that PERMISSION BE REFUSED for the following reasons:-

1. The proposed development, by reason of its height, scale and overall bulk and massing, would result in a overdevelopment of the site and give rise to an overbearing impact to neighbouring residential properties and a loss of amenity, contrary to Policies BE1 and H7 of the Unitary Development Plan and Draft Policies 4 and 37 of the Emerging Local Plan.

2.  The proposal would provide inadequate parking for the existing retail showroom/warehouse and the proposed residential development which would result in additional pressure on local parking conditions by cars being parked surrounding roads, leading to a significant risk to traffic and pedestrian safety, by reasons of illegal or unsuitable parking and on-street manoeuvring, which would be prejudicial to the free flow of traffic conditions and general safety in the highway, contrary to Policy T18 of the Unitary Development Plan and Policy 32 of the Emerging Local Plan. 

 

Bromley Town

4.10

(18/01359/FULL1) - Land adjacent to 9 Bracken Hill Lane, Bromley pdf icon PDF 127 KB

Additional documents:

Decision:

PERMISSION

 

Minutes:

Description of application – Erection of 2 storey two bedroom dwelling house with associated amenity space, landscaping, car parking and access onto Bracken Hill Lane, with cycle and refuse storage.

 

Oral representations in objection to and in support of the application were received.  Oral representations from Ward Member, Councillor Nicky Dykes, in objection to the application were received at the meeting.  Councillor Dykes spoke on behalf of her fellow Ward Members, Councillors Will Harmer and Michael Rutherford, and objected on the grounds of road safety and the lack of Highways technical detail.  A late submission from the objector had been received and circulated to Members.

 

The Chief Planner’s representative pointed out that Highways Division had considered the access to the site and also the sitelines.

 

Members having considered the report, objections and representations, RESOLVED that PERMISSION be GRANTED as recommended, subject to the conditions and informatives set out in the report of the Chief Planner with two further conditions to read:-

“15.  Before any part of the development hereby permitted is first occupied boundary enclosures of a height and type to be approved in writing by the Local Planning Authority shall be erected in such positions along the boundaries of the site(s) as shall be approved and shall be permanently retained thereafter.

REASON:  In order to comply with Policy BE1 of the Unitary Development Plan and in the interest of visual amenity and the amenities of adjacent properties.

16. Before any part of the development hereby permitted is first occupied that part of a sight line of 33m x 2.0m x 33m which can be accommodated within the site shall be provided in both directions at the proposed access and with the exception of trees selected by the Local Planning Authority no obstruction to visibility shall exceed 0.9m in height in advance of this sight line, which shall be permanently retained as such.

REASON: In order to comply with Policy T18 of the Unitary Development Plan and to ensure that the proposal does not prejudice the free flow of traffic and conditions of general safety along the adjoining highway.

 

Bromley Common and Keston

4.11

(18/01635/FULL6) - 5 Regents Drive, Keston BR2 6BU pdf icon PDF 77 KB

Additional documents:

Decision:

PERMISSION

 

Minutes:

Description of application – Single storey side/rear extension and first floor side extension.

 

Oral representations in support of the application were received at the meeting.

 

Councillor Michael reported that on page 141 of the Chief Planner’s report the first line under the heading, ‘Principle’ should read. “The site lies within a semi-rural area and built up residential area where there is no objection” etc.

 

It was reported that the Tree Officer had no objection to the application.

 

Members having considered the report and representations, RESOLVED that PERMISSION be GRANTED as recommended, subject to the conditions and informative set out in the report of the Chief Planner with an amendment to Condition 4 and an Informative to read:-

“4. A side space of 2.3 metres shall be provided between the north flank wall of the first floor extension hereby permitted and the flank boundary of the property.

Reason: In order to comply with Policy H9 of the Unitary Development Plan and in the interest of the visual amenities of the area.

INFORMATIVE: The applicant is advised to consult the Natural England’s standing advice on protected species before commencing any works on the site, the link for the relevant website is provided below:

https://www.gov.uk/topic/planning-development/protected-sites-species.

 

Clock House

4.12

(18/01664/OUT) - 27 Blandford Road, Beckenham BR3 4NE pdf icon PDF 116 KB

Additional documents:

Decision:

PERMISSION

 

Minutes:

Description of application –Demolition of existing garage and erection of 1no.family dwellinghouse. (Outline application with all matters reserved).

 

Oral representations in support of the application were received at the meeting. It was reported that no objections to the application had been received.

 

Members having considered the report and representations, RESOLVED that PERMISSION be GRANTED as recommended, subject to the conditions and informatives set out in the report of the Chief Planner with amendments to Conditions 1 and 10 to read:-

“1.  (i) Details relating to the access, scale, appearance, layout and landscaping shall be submitted to and approved by the Local Planning Authority before any development is commenced.

(ii) Application for approval of the details referred to in paragraph (i) above must be made not later than the expiration of three years beginning with the date of this decision notice.

(iii) The development to which this permission relates must be begun not later than the expiration of two years from the final approval of the details referred to in paragraph (i) above, or in the case of approval on different dates, the final approval of the last such matter to be approved.

Reason:  No such details have been submitted and to comply with the requirements of Section 92 of the Town and Country Planning Act 1990.

10. The existing dropped kerb and access shall be stopped up at the back edge of the highway before any part of the development hereby permitted is first occupied in accordance with details of an enclosure to be submitted to and approved in writing by the Local Planning Authority. The approved enclosure shall be permanently retained as such.

Reason: In order to comply with Policy T11 of the Unitary Development Plan and in the interest of pedestrian and vehicular safety.

 

Darwin

4.13

(18/01972/PLUD) - Millbush Cottage, Luxted Road, Downe, Orpington BR6 7JX pdf icon PDF 65 KB

Additional documents:

Decision:

CERTIFICATE OF LAWFULNESS GRANTED

Minutes:

Description of application – Single storey side extension. Lawful Development Certificate (Proposed).

 

It was reported that  the bottom two paragraphs on page 161 of the Chief Planner’s report, the paragraph under the headings ‘Policy Context’ and ‘Considerations’ should be amended to read:-

 

‘Policy Context

The application requires the Council to consider whether the proposal falls within the

parameters of permitted development under Class A of Schedule 2, Part 1 of the Town and Country Planning (General Permitted Development) (England) Order 2015 and specifically whether any limitations/conditions of the Order are infringed.

 

Considerations

Class A permits the enlargement, improvement or other alteration of a dwellinghouse. In this instance, the single storey rear extension would fall within the scope of Class A and is considered to be permitted development for the following reasons:’

 

Members having considered the report and objections, RESOLVED that a CERTIFICATE OF LAWFULNESS be GRANTED as recommended, for the reason set out in the report of the Chief Planner.

 

Petts Wood and Knoll

4.14

(18/02453/PLUD) 40 Manor Way, Petts Wood BR5 1NW pdf icon PDF 57 KB

Additional documents:

Decision:

REFUSED

 

Minutes:

Description of application – Loft conversion with roof alterations and rear dormer PROPOSED LAWFUL DEVELOPMENT CERTIFICATE.

 

It was reported that no objections to the application had been received.

 

The Chief Planner’s Legal Representative had circulated a copy of a report titled, ‘Article 4 Direction – Petts Wood Area of Special Residential Character’ that had been considered by Development Control Committee on 6 September 2016 and approved by The Executive on 18 October 2016.

He drew Members’ attention to paragraphs 3.1 and 3.4 and advised Members that although the proposed development would be visible to the front of the dwelling, the construction would be to the side and not to the front roof slope.

 

Councillor Simon Fawthrop read a statement which contained reference to the Area of Special Residential Character document and both appended to these minutes as ‘Annex B’, and he referred to a leaflet that had been distributed by the applicant to residents living in that area and a copy had been filed on the planning file.  Councillor Fawthrop said that the leaflet demonstrated that there was a reasonable belief that permitted development on the side of a building is excluded, under the Article 4 Direction.

 

Councillor Tony Owen referred to the history of the Petts Wood Garden Suburb in the Area of Special Residential Character and emphasised the purpose of the Article 4 Direction had been to stop the conversion from hipped to gabled roof, to preserve street scenes and for semi-detached houses to remain balanced.

 

Councillor William Huntington-Thresher’s view was that Article 4 was quite clear and he was surprised that a side dormer had not been included in the Direction and warned that a public hearing may expose the Council to costs. 

 

Members having considered the report, RESOLVED that PERMISSION BE REFUSED for the following reason:-

1. The Land at Petts Wood Area of Special Residential Character Article 4 Direction requires planning permission to be sought for any alteration or addition to any front roofslope (that facing the public highway) that would otherwise have been permitted by Class B or Class C of Schedule 2, Part 1 of the Town and Country Planning (General Permitted Development) (England) Order 2015. The site is within the area covered by this Article 4 Direction. The front roof slope of the dwellinghouse would be altered by the hip to gable roof enlargement and therefore the proposal would require planning permission.

 

Section 4

(Applications recommended for refusal or disapproval of details)

Cray Valley West

4.15

(18/00646/FULL6) - 160 Poverest Road, Orpington BR5 1GU pdf icon PDF 74 KB

Additional documents:

Decision:

REFUSED

 

Minutes:

Description of application – Two storey side and part one/two storey rear extension.

 

Members having considered the report, RESOLVED that PERMISSION BE REFUSEDas recommended, for the reasons set out in the report of the Chief Planner.

 

Minute Annex 'A' - Item 4.9 Representations from Councillor Charles Joel pdf icon PDF 49 KB

Minute Annex 'B' Item 4.14 Representations from Councillor Simon Fawthrop and Area of Special Residential Character document - (18/02453/PLUD) 40 Manor Way, Petts Wood pdf icon PDF 46 KB

Additional documents:

5.

CONTRAVENTIONS AND OTHER ISSUES

6.

TREE PRESERVATION ORDERS

 

Original Text: