DELEGATED OFFICER REPORT 

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	Site Address:	27 Bernina Avenue, Waterlooville, PO7 6XQ			
	Proposal:          Erection of a single storey rear extension; demolition of existing garage and erection of workshop/shed.	
	Application Type:    Full Planning Permission	
	Application No:	APP/25/00346 	Expiry Date:	30/07/2025	
	Applicant:	Mr Harland			
	Agent:	M. A Perry 
C.H Planning & Sales	Case Officer:	Jennie Fox	
	Ward:	Waterloo			

	Recommendation: GRANT PERMISSION	
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1	Site Description 

1.1	27 Bernina Avenue is a detached bungalow situated to the north of Bernina Avenue where the road curves. The property is finished in a mixture of red, yellow, and white painted brickwork with white uPVC fenestration under a hipped concrete tile roof. A driveway runs along the west boundary from Bernina Avenue. The drawings provided indicate that it previously led to a detached single garage at the rear of the property, however the garage had been demolished down to the hardstanding at the time a site visit was made. The property is set back from the road behind a lawned frontage and has a large private garden to the rear, approximately 15m in length and 17m in width, that is densely planted with hedging along the north boundary. To the west the garden is bordered by 1.8m close-boarded fencing and the garage of the neighbouring property. To the east the neighbour's garage also sits on the boundary, however the close-boarded fencing is staggered in height, being 1.8m behind the garage and 1.2m in front.

1.2	The surrounding area is residential and is comprised of one and two storey dwellings of a generally similar age in a mix of several styles. Many of the properties have been altered to include rear additions of various types and several have been rendered or clad with hung tiles or composite boards so that there is some variation in materials within the locality.

2	Planning History 
	
	No relevant history.

3	Proposal 

Erection of a single storey rear extension; demolition of existing garage and erection of workshop/shed.

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)	
DM13	(Car and Cycle Parking on Residential Development)	

Havant Borough Local Plan (Allocations) July 2014
AL1	(Presumption in Favour of Sustainable Development)	

Emsworth Neighbourhood Plan Post Examination Version 2020
N/A

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

5	Statutory and Non Statutory Consultations 
	
Councillor Gwen Robinson	
No comments received.	

Councillor Peter Wade	
No comments received.	

Councillor Ryan Brent	
No comments received.	

Developer Services, Southern Water	
Letter received

Thank you for your recent correspondence dated 5th June 2025. Please see our comments below regarding the above application.

Development Site is not within Southern Water’s Supply Area
The development site is not located within Southern Water’s statutory area for water supply services. Please contact Portsmouth Water who are the relevant statutory undertaker.

Proposed works involve demolition
In order to protect and safeguard the existing water supply apparatus, Southern Water requests formal notification of any proposed demolition works prior to such works being undertaken.

From reviewing the submitted documents, Southern Water has concluded that the applicant is proposing to use the existing drainage scheme. Therefore, we have no objections.

For further advice, please contact Southern Water, Southern House, Yeoman Road, Worthing, West Sussex, BN13 3NX (Tel: 0330 303 0119).

Website: southernwater.co.uk or by email at: SouthernWaterPlanning@southernwater.co.uk	

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: 6

	Number of site notices: Not applicable.

	Statutory advertisement: Not applicable.

	Number of representations received: 1 

Comment	Officer Comment	
Comment from applicant regarding likely timelines for decision.	N/A	

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)	Parking provision
(v)	Biodiversity Net Gain (BNG)

	(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	The proposal comprises a single storey flat roofed rear extension together with a new outbuilding to the north-west corner of the site. The existing detached garage is shown as being demolished to allow for an access path to be retained between the proposed extension and outbuilding and this work has already taken place.

7.4	The proposed extension would contain extended dining and kitchen accommodation and would be approximately 4m in length and 7.5m in width, spanning the rear of the host dwelling, with a maximum height of approximately 2.8m. Although the proposed eaves of the extension would be slightly higher than the host dwelling, this is not an uncommon arrangement with flat roof extensions to bungalows and multiple similar examples can be seen around Bernina Avenue and the adjacent Lucerne Avenue and Haslar Crescent. The proposed extension would be to the rear of the site behind the host dwelling and set back approximately 15.5m from the street such that it would not be readily visible. Two proposed roof lanterns would be inset behind the roof line of the host dwelling. The proposed extension would be rendered in white or off-white and would have rear bifold doors in grey stove enamelled aluminium. Whilst these materials would not match the main house, they would be in keeping with the surrounding area and consequently the proposed extension is considered to be acceptable.

7.5	The proposed outbuilding would be approximately 3.75m wide and 9.2m in length, with a maximum height of approximately 2.5m, and would be set approximately 0.6m in from the west boundary. The north boundary is set at an angle so that the north-west corner of the proposed outbuilding would be a minimum of 0.6m away but the north-east corner would be at a distance of approximately 2.2m. It would be approximately 5m behind the existing rear wall of the host dwelling and would therefore be set back approximately 20.5m from the street. To the south the proposal would have garage style doors and with the proposed low height and almost flat roof would appear similar in scale to nearby detached garages. The applicant has confirmed that the proposed outbuilding would be used as a workshop, with the potential to be used as a replacement garage, should the need arise in the future, and the use would therefore be incidental to the main dwelling. The applicant has also confirmed that the proposed outbuilding would be finished in white or off-white fibre cement cladding and white uPVC fenestration. Given the small scale of the proposals and the variety of materials in the surrounding area the use of light coloured cladding is considered to be appropriate, and the proposed outbuilding is therefore deemed to be acceptable. 

7.6	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

7.8	To the west is No.25 Bernina Avenue, a similar style bungalow to the host dwelling that has previously been extended to the rear No.25 has a detached garage to its east boundary, the front wall of which is approximately in line with the rear wall of the host dwelling. The existing garage would therefore largely obscure any views of the proposed extension. The proposed outbuilding would be just visible over the existing boundary fence from an area of garden behind the existing garage, however this element of the proposals would be relatively low in height and would have little effect on the overall amenity space of this property. The proposals are therefore considered to have a limited and acceptable impact on No.25.

7.9	No.29 lies to the east of the site and is another detached bungalow. This property is somewhat longer in plan than the host dwelling and, being located on the curve of the road, the two properties angle away from each other so that there is a separation distance of approximately 12m at the rear. The driveway and garage of No.29 are to the west boundary adjacent to the site and there is a 2m high brick wall between the house and garage which effectively blocks any views from the windows of this property towards the garden of the host dwelling. Therefore whilst the proposals would be visible from the driveway of No.29 they would not be visible from any living or amenity spaces and are deemed to have a limited and acceptable impact on this property.

7.10	Nos.36 and 38 Haslar Crescent, a semi-detached pair of chalet bungalows to the north, both share a rear boundary with the application site. This boundary is heavily screened with hedge planting such that the proposals, being single storey only, are unlikely to be visible from either property. Nos.36 and 38 also have relatively large gardens, such that with the closest rear wall to the proposals would be at least 16m away from the proposed outbuilding and over 28m from the proposed extension. The proposals are therefore deemed to have a minimal impact on these properties.

7.11	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).  It is noted no letters of objection were received with respect to the scheme.

	(iv)	Parking provision

7.12	The proposals would result in the loss of an existing garage, however, as noted in 7.5 above, the proposed outbuilding would be set over 20m from the street frontage behind the retained roughly 2.9m wide driveway. The existing bungalow contains two bedrooms and the retained driveway would provide ample space for at least two vehicles, meeting the requirements specified in the Havant Borough Council Parking SPD (2016) and in accordance with Policy DM13.

	(iv)	Biodiversity Net Gain (BNG)

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

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/25/00346 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:

Location Plan
Site/Block Plan Existing
Site/Block Plan Proposed
Floor Plan Existing
Floor Plan Proposed
Elevations Existing
Elevations Proposed
Elevation Drawings of Proposed Garden Workshop
South Elevation Existing
South Elevation Proposed

Reason:  To ensure provision of a satisfactory development.	
		
3	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.	
		
4	The outbuilding hereby permitted shall be used solely for purposes incidental to the occupation and enjoyment of the existing dwelling and shall not be converted to a separate unit of living accommodation or used in connection with any trade or business.

Reason: The outbuilding is not in a satisfactory position, has insufficient amenity space and has insufficient on-site parking to be occupied or otherwise used 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.