DELEGATED OFFICER REPORT 

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	Site Address:	9 Kingsey Avenue, Emsworth, PO10 7HP			
	Proposal:          Single storey side and rear extensions, roof alterations to form 3no. dormers, attached car port and change to materials with a new detached annex to rear garden.	
	Application Type:    Full Planning Permission	
	Application No:	APP/25/00227 	Expiry Date:	05/06/2025	
	Applicant:	Plimmer			
	Agent:	Mr Peters 
ATP Architectural Design	Case Officer:	Selina Donophy	
	Ward:	Emsworth			

	Recommendation: GRANT PERMISSION	
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1	Site Description 

This application site comprises a detached chalet bungalow located on the north side of  Kingsey Avenue, Emsworth, where the road forms a cul-de-sac. The property has a pitched roof with dormers to the side elevations. There is a driveway running down the side of the property leading to a detached garage . The elevations are formed from painted brickwork and cladding . 

2	Planning History 
	
	None relevant 

3	Proposal 

Single storey side and rear extensions, roof alterations to form 3no. dormers, attached car port and change to materials with a new detached annex to rear garden.

4	Policy Considerations 
	
	National Planning Policy Framework
	Havant Borough Council Borough Design Guide SPD December 2011        
	Havant Borough Council Parking SPD July 2016

Havant Borough Local Plan (Core Strategy) March 2011
CS16	(High Quality Design)	

Havant Borough Local Plan (Allocations) July 2014
AL1	(Presumption in Favour of Sustainable Development)	
AL2	(Urban Area Boundaries and Undeveloped Gaps between Settlements)	

Emsworth Neighbourhood Plan Post Examination Version 2020
ENP_D1	(General Design Policy)	
ENP_D2	(Height, Mass & Materials)	
ENP_D3	(Layout, Form & Density)	

	Listed Building Grade: Not applicable.
	Conservation Area: Not applicable.

5	Statutory and Non Statutory Consultations 
	
Arboriculturalist, Tree Team	
I raise no objection to the application and would suggest the following condition is applied if permission is granted:

The development hereby permitted shall only be carried out in accordance with the Arboricultural Impact Assessment, Arboricultural Method Statement  and Tree Protection Plan TH5113 by Trevor Heaps, dated 25th March 2025.
Reason: To protect the health of adjacent trees in accordance with policies CS16 and DM8 of the Havant Borough Core Strategy (2011) and the National Planning Policy Framework. 

Councillor Charles Robert	
No comments received	

Councillor Grainne Rason	
No comments received 	

Councillor Reuben Mychaleckyj	
No comments received 	

Emsworth Residents Forum, c/o Emsworth Community Centre	
There are three areas of concern which we feel should be addressed with this application. In two cases the application fails to apply the policies within the Neighbourhood Plan:

1 With limited off-street parking, the property would be dependent on on-site parking provision. However the four spaces provided would be difficult to use in practice since the two under the proposed car-port could be accessed only when the two spaces on the drive were not in use. It seems likely that there would be a need for on-street car-parking simply to manage these spaces.
2 The roofing material proposed for the main house would not be in line with the Design policy D2 calling for roofing materials to be typical of those in the area, namely slate or tile	

Emsworth Residents Forum, c/o Emsworth Community Centre	
The Emsworth Residents Forum has a number of concerns regarding this application. In two cases no attention has been taken of the policies in the Emsworth Neighbourhood Plan. Our concerns are:

1 The zinc roofing material proposed for the main house does not conform to Policy D2 which calls for pitch roofs to be slate or tile which are the typical roof materials in the area. 
2 Policy D1b) calls for a Design and Access statement which is absent, so there is no justification offered for the use of this roofing material
3 In an area with restricted on-street parking, this proposal suggests that there are four parking places on site. However, the two places in the car-port can be accessed only when there are no other vehicles on-site, so in practice there will be some use of on-street parking if there are four vehicles kept at the property.
4 A Design and Access statement could also have offered an explanation relating to the use of the proposed annex. We have concerns that it will be put to commercial use as an AirBnB , given its apparent complete independence from the main dwelling. Such use could interfere with the neighbours? enjoyment of their own property, as well as exacerbating the parking issue raised above. We would want any approval to be conditional on it not being used for commercial purposes.

Case officer comment - these comments have been noted . The applicants have submitted a document siting other examples of zinc use in the immediate area . They have provided details of the use of the annexe since the applicarion was originally submitted. 	

6	Community Involvement 

	This application was publicised in accordance with the Council's Code of Practice for Publicity of Planning Applications approved at minute 207/6/92 (as amended), as a result of which the following publicity was undertaken:

	Number of neighbour notification letters sent: 9

	Number of site notices: Not applicable.

	Statutory advertisement: Not applicable.

	Number of representations received: 0 

Comment	Officer Comment	
Concerns raised relating to overlooking and materials .	Comments have been noted. Please see 'Planning Considerations' section of the report. 	

7	Planning Considerations 

7.1	Having regard to the relevant policies of the development plan it is considered that the main issues arising from this application are:

	(i)	Principle of development
(ii)	Appropriateness of design and impact on the character of the area
(iii)	Effect on neighbouring properties
(iv)	Biodiversity Net Gain (BNG)
(v)     Trees
(vi)    Parking 

	(i)	Principle of development 

7.2	The application site is located within the defined urban area, therefore development is considered acceptable in principle subject to development management criteria.

	(ii)	Appropriateness of design and impact on the character of the area

7.3	This proposal comprises a redesign of the property including new dormers to both side elevations, rear and side extensions , a car port , alterations to materials and a detached annexe in the rear garden. The proposal has undergone some alterations since the initial submission, predominantly with alterations to window openings/design. 

7.4     There would be three dormers proposed, two to the east elevation and one to the west elevation . The dormer to the west elevation would have dimensions of approximately 10 metres length , set down from the ridge by approximately 1.5 metres . To the east elevation would be two separate dormers , the dormer closest to the front would have a length of approximately 3.6 metres and the dormer closest to the rear would have a length of approximately 4.5 metres , also set down from the ridge by approximately 1.5 metres . There would create a larger useable floor area at first floor and would create a master bedroom to the front , served by a juliet balcony to the front elevation, window to the west elevation with an ensuite served by a window to the west elevation . There would be a separate family bathroom, also served by a dormer window to the east elevation. Bedroom 2 would be served by a east facing dormer window and a rear elevation window. Bedroom 3 would be served by a west facing dormer window and a rear elevation window . The stairwell would be served by a rooflight window. The dormers are considered to be large in scale / design, however following a calculation of the volume , this has resulted in less than 50m3 volume and therefore the dormers could be constructed under permitted development. Given this fallback position , it is considered that the dormers are acceptable . 

7.5    To the west side, a side elevation is proposed , this would replace the existing extension. The proposed side extension would have a higher eaves level with a flat roof , it would have a length of approximately 5.4 metres, a height of 3.1 metres and  a width following the curtilage of the site which is angled. This room would form a utility/boot room served by doors to the front and rear elevations. The side extension would not be a highly visible feature from the public realm due to its set back from the highway . It is deemed to be a subservient addition to the property. 

7.6     A rear extension is also proposed which would have a depth of approximately 3 metres , a width of 6.3 metres and a height of 3.1 metres to the flat roof. This would have bi-fold doors surrounding the rear and east elevations , a large window to the rear elevation and a high level window to the west elevation. The proposed rear extension is judged to be an acceptable addition - it would not result in any form of overdevelopment of the site and something similar could be constructed under permitted development. 

7.7    To the east elevation a car port is proposed which would have a width of approximately 7 metres and a depth of also 7 metres approximately. It would be supported by posts to  a height of approximately 2.75 metres. The car port proposed would be set at ground floor height and, whilst it would be highly visible from the cul-de-sac, it is not considered to result in any harm to the appearance of the host dwelling, nor the wider character of the road. 

7.8    A detached annexe is proposed in the north east corner of the rear garden. This would have a maximum height of approximately 3.8 metres and would be irregular in shape to suit the corner of the plot. It would feature an overhanging roof which would project by a further 4 metres approximately where there would be an outside sink area . This area would be sited on a platform raised of the ground by approximately 18 cms . The annexe would feature a bedroom and bathroom, with the space served by bi-fold doors surrounding the western and rear elevation- there would also be rooflights in the roof slope. The annexe would be used as guest accommodation when guests are visiting and for the applicants whilst construction work is taking place. The annexe would be sited at the end of the rear garden and would not be highly visible from the public realm - the size is considered to be modest and subservient to the host dwelling . In regards to the proposed use, the proposed use is considered to be generally sporadic over time , excluding the use whilst construction work takes place . The services would remain linked to the main dwelling and there is deemed to be a strong linkage between the annexe building and the main dwelling . 

7.9    There would be general fenestration alterations as well as changes to materials proposed . Natural Larch cladding is proposed to the rear extension and dormers and a zinc roof is also proposed to create a modern modern aesthetic. The zinc roof proposed is considered to clash somewhat with the existing roofscape which comprises more traditional concrete tile . This has been raised with the applicant who has provided examples of zinc roofs used in the surrounding area. It is considered that the zinc roof would not result in considerable harm so as to justify a refusal . 

7.10   It is noted that the applicant has not referenced the Emsworth Design Policies in their application , however it is deemed that the proposal meets policies D1, D2 and D3 of the Emsworth Neighbourhood Plan. The design and appearance of the proposal is deemed appropriate in context to the main building and is therefore considered to be acceptable, meeting the requirements of Policy CS16 of the HBLP (Core strategy).  It is considered that the scheme would not result in an adverse impact on the visual amenity of the locality.

	(iii)	Effect on neighbouring properties

7.11    To the east of the application site is no 10 Kingsey Avenue . This property is sited at an angle with no 9. In regards to the dormer windows on this side of the roof  , these would be high level windows and therefore no harmful views would occur back towards no 9 and the rooflight would be located above the stairwell. The car port proposed would be sited up against the boundary however this would only be a small section and would rise above the fence line by approximately 80cms. There is a gap to the boundary on the side of no 10 and there is currently an existing garage which would have a similar impact which would be removed to make way for the car port. The annexe would be located alongside the outbuildings at no 10 and projecting roof would project forward of this outbuilding , however this is located away from windows and private amenity spaces at no 10. Overall no harmful impact has been identified to no 10. 

7.12   To the east of the application site is no 8 Kingsey Avenue. The dormer bedroom window on this side would be high level and the two windows beyond this would both serve bathrooms. Originally there was a side window located on the side elevation of the extension which has subsequently been removed from the proposal. The side extension itself would be sited adjacent with the shared boundary - whilst the proximity and height are noted, the existing property (no 9 ) is already sited very close to the boundary and it is deemed that the extension would not make the existing overshadowing notably worse . The rear extension is of a depth that could be achieved under permitted development and is not considered to result in harmful overshadowing or overbearing impact to no 8 . 

7.13    To the rear of the application site (north) are nos 38, 40 and 42 Havant Road. The annexe would be sited adjacent to the end of the rear garden of no 38 and away from private amenity spaces. The proposal would feature first floor, rear elevation windows however there would be a separation distance of over 40 metres between the rear of no 9 and the rear elevations of these properties. This exceeds the minimum distances as outlined in the Havant Borough Design Guide. 

7.14	Consequently, it is considered that the proposal will not appear overbearing or lead to a loss of light, outlook or privacy and would have limited and acceptable impact on the properties immediately adjacent to the application site and the properties opposite or to the rear, meeting the requirements of Policy CS16 of the HBLP (Core Strategy).

	(iv)	Biodiversity Net Gain (BNG)

7.15	It is noted that this householder application is exempt from the requirements relating to Biodiversity Net Gain.

         (v)      Trees 

7.16   There are several trees within the site boundary . The applicant has suppled and Arboricultural Impact Assessment and this has been reviewed by Havant's Arboricultural Officer who has no objection to uphold subject to the work commencing in accordance with the arboricultural plans provided. 

         (vi)    Parking 

7.17    There is enough parking on site for 4 vehicles to park. This exceeds the requirement of 2 parking spaces as stipulated in the Havant Parking SPD. 

8	Conclusion 

8.1	The proposed development is acceptable in principle, is appropriate in terms of design and its impact on the character of the area, and would have a limited and acceptable impact on the neighbouring properties. On this basis it is recommended for approval.

9	RECOMMENDATION:

That the Head of Place be authorised to GRANT PERMISSION for application APP/25/00227 

Subject to the following conditions

1	The development must be begun not later than three years beginning with the date of this permission.
Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.	
		
2	The development hereby permitted shall be carried out in accordance with the following approved plans:

09 Jun 2025  	25394-C-101-PL  	AMENDED - PROPOSED FLOOR PLANS  
09 Jun 2025  	25394-D-201-PL  	AMENDED - PROPOSED ELEVATIONS  
10 Apr 2025  	25394-C-102-PL  	LOCATION PLAN WITH PARKING PLAN  
09 Apr 2025  	  LOCATION PLAN  
25394-B-103-PL  	ANNEX PROPOSED FLOOR & ELEVATIONS  
09 Apr 2025  	  ARBORICULTURAL REPORT  

Reason: - To ensure provision of a satisfactory development.	
		
3	Notwithstanding the provisions of any Town and Country Planning (General Permitted Development) Order 2015, prior to first occupation of the extension hereby permitted the bedroom windows in the first floor on the side elevation facing east shall be fitted with a height of no less than 1.7m above finished floor level and retained as such thereafter.
Reason: In the interests of the amenities of the occupiers of nearby properties and having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.	
		
4	The development hereby permitted shall only be carried out in accordance with the Arboricultural Impact Assessment, Arboricultural Method Statement  and Tree Protection Plan TH5113 by Trevor Heaps, dated 25th March 2025.
Reason: To protect the health of adjacent trees in accordance with policies CS16 and DM8 of the Havant Borough Core Strategy (2011) and the National Planning Policy Framework.	
		
5	The accommodation hereby permitted shall be occupied solely for purposes ancillary to the occupation and enjoyment of the existing dwelling and shall not be used as a separate unit of accommodation. 
Reason:The unit has insufficient  amenity space and facilities to be occupied separately from the main dwelling and having due regard to policies CS16 and DM13 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.	
		
6	Notwithstanding the provisions of any Town and Country Planning (General Permitted Development) Order 2015, prior to first occupation of the extension  hereby permitted the bedroom window in the first floor on the side elevation facing west shall be fitted with a height of no less than 1.7m above finished floor level and retained as such thereafter.
Reason: In the interests of the amenities of the occupiers of nearby properties and having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.	
		
7	Notwithstanding the provisions of any Town and Country Planning (General Permitted Development) Order 2015, prior to first occupation of the extension  hereby permitted the bathroom windows in the first floor on the side elevation facing west shall be fitted with, to a height of no less than 1.7m above finished floor level, non-opening lights and textured glass which obscuration level is no less than Level 4 of the Pilkington Texture Glass scale (or equivalent) and retained as such thereafter.
Reason: In the interests of the amenities of the occupiers of nearby properties and having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.	
		
8	The external materials used shall be as indicated on the submitted forms and hereby approved plans, or shall match, in type, colour and texture, those of the existing building so far as practicable.
Reason: In the interests of the amenities of the area and having due regard to policy CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and the National Planning Policy Framework.