DELEGATED OFFICER REPORT 

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	Site Address:	139 Milton Road, Cowplain, Waterlooville, PO8 8RD			
	Proposal:          Proposed single storey rear extension and new fencing to north boundary. Erection of new front porch and alterations to fenestration.	
	Application Type:    Full Planning Permission	
	Application No:	APP/25/00480 	Expiry Date:	26/07/2025	
	Applicant:	Scobie			
	Agent:	Mr Flint 
Chris Flint Ass Ltd	Case Officer:	Jennie Fox	
	Ward:	Hart Plain			

	Recommendation: GRANT PERMISSION	
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1	Site Description 

1.1	139 Milton Road is a detached bungalow located to the west of Milton Road at the south-west corner of the junction with Sunnymead Drive. The property is finished in brick with white uPVC fenestration under a hipped concrete tile roof and is set back behind a frontage that has been partially gravelled to provide driveway parking, with the remainder laid to lawn. The gravelled area is open at the front to Milton Road with approximately 1.5m high close-boarded fencing with a lattice top to the south boundary and the lawned area is separated from the road by mature hedge planting. The rear garden is approximately 17.1m in length and 16.3m wide, bounded by 1.8 and 2m high close-boarded fencing to the south, 1.5m trellis topped fencing to the west, and 1m high close-boarded fencing to the north with vehicle access gates from Sunnymead Drive in the north-west corner of the site. At the time a site visit was made the 1m close-boarded fencing had 2m high black fencing scrim behind it. There is an existing outbuilding in the south-west corner of the site with a low pitched roof and finished in cladding boards, which is to be retained.

1.2	The area immediately surrounding the application site is a mixture of residential and commercial, with shops at Milton Parade immediately to the north of the site on the opposite side of Sunnymead Drive and Hart Plain Junior School to the south-east. The majority of residential dwellings nearby are bungalows, however there is also a three storey block of flats to the south. Many of the residential properties have been variously altered and extended, although materials have remained much as original with brickwork, hanging tiles, and concrete roof tiles or flat roofs.

2	Planning History 

07/72559/000 - Construction of 1No. one bedroom bungalow with detached cycle store., REF,22/11/2007	

3	Proposal 

Proposed single storey rear extension and new fencing to north boundary. Erection of new front porch and alterations to fenestration.

	Officer Comment

	The description was updated to include proposed fencing following a discussion with the 	agent, and was then further updated to cover additional changes to fenestration.

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 Ann Briggs	
No comments received.	

Councillor E Shimbart - Hart Plain	
No comments received.	

Councillor James Blades	
No comments received.	

Developer Services, Southern Water	
No comments received.	

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: 11

	Number of site notices: Not applicable.

	Statutory advertisement: Not applicable.

	Number of representations received: 0 

Comment	Officer Comment	
No comments received.		

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 extension as well as a new flat roofed front porch and a minor alteration to an existing window on the north elevation. The flat roofed front porch would have a total footprint of approximately 2.94m2 and would match the eaves height of the host dwelling. The proposed porch would therefore meet the criteria for Permitted Development under Class A and is not further considered here. The proposed alteration to a window would match the style, materials, and proportions or other fenestration within the host dwelling and would therefore likewise fall under Permitted Development. The rear extension would contain an open plan kitchen/dining/living area, a separate lounge area, and an additional bedroom, whilst the existing lounge would also become a bedroom.

7.4	The proposed boundary treatment was queried due to the fencing scrim noted during a site visit, and the agent confirmed that new 1.8m high fencing was proposed to the boundary facing Sunnymead Drive. The description and drawings were then updated accordingly. A number of nearby corner properties along Milton Road, such as Nos. 157 and 212 and No.2 Oak Close, have similarly erected 1.8m high close-boarded fencing where the orientation of the site causes private amenity spaces to directly face the street. The proposed fencing would be set back from the junction and would run approximately 23.5m from the west boundary up to the existing hedge. Given the precedent within the locality, the proposed fencing is considered to be acceptable.

7.5	The proposed single storey extension would be 8m in length and approximately 10.2m wide, spanning the width of the host dwelling, with a maximum height of 2.9m. As such, although the finish of the proposed roof would be slightly above the eaves line of the host dwelling, the addition would be relatively modest in height. The proposed extension would be offset from the north boundary by approximately 4.5m and from the west boundary by approximately 9m, retaining a reasonable amount of amenity space. Whilst the proposed addition would not be visible from Milton Road, it was noted that with the current boundary treatment it would be quite prominent when viewed from Sunnymead Drive. However, it is considered that the combination of screening from the proposed new fencing and the offset from the boundary would mitigate this. Consequently the proposed single storey extension is considered to be acceptable in conjunction with the proposed fencing and a condition has been recommend to ensure adequate screening will be in place.

7.6	The materials proposed are brickwork and white uPVC fenestration to match the host dwelling with a flat mineral felt roof similar to other extensions in the area. As such the materials proposed are deemed to be acceptable.

7.7	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	No.137 Milton Road is a semi-detached bungalow to the south of the site and is separated from the host dwelling by an approximately 3.5m wide driveway as well as by 1.8 to 2m high close-boarded fencing and a 1.6m wide access path to the south side of No.139. No.137 is set somewhat further back from Milton Road than the host dwelling so that the rear of the proposed extension would be approximately in line with the rear of this property. The revised plans indicate that there would be two new south facing bedroom windows created by the proposals, one within the existing side wall and one within the proposed extension. There is little visibility between the two properties due to the existing high close-boarded fencing, and it is noted that the proposed window within the new extension would look towards a blank wall whilst the nearest fenestration opposite the proposed window within the existing wall would be to a bathroom and is currently obscure glazed. Overall the proposals are considered to have a limited and acceptable impact on No.137.

7.9	To the west is No.164 Sunnymead Drive, which is a detached bungalow set at right angles to the host dwelling. No.164 is set back from Sunnymead Drive behind a lawned frontage and driveway, with the driveway adjacent to the application site and continuing along the east boundary, and a separation gap of approximately 12.7m would be retained between this property and the proposals. No.164 has three east facing windows, two of which are secondary windows to a dining room to the rear whilst the remaining window serves a bedroom and currently looks out towards an existing outbuilding within the application site. As the outbuilding is to be retained, there would be no direct views between this property and the proposals and, whilst the fencing to the north-west corner of the site is slightly lower than elsewhere this would only impact the front lawn and driveway of No.164 which are already visible from the public realm. The impact to this property is therefore considered to be limited and acceptable. There are no other properties immediately adjacent.

7.10	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

7.11	The proposals would increase the number of bedrooms from three to four and therefore sufficient parking for three vehicles is required. The agent has provided drawings indicating that driveway parking for three vehicles would be retained, thereby meeting the requirements specified in the Havant Borough Council Parking SPD (2016) and in accordance with Policy DM13.

	(iv)	Biodiversity Net Gain (BNG)

7.12	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/25/00480 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:

Proposed Single Storey Extension and front Porch CFA FULL 01 Rev 02

Reason:  To ensure provision of a satisfactory development.	
		
3	The external materials used 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	Prior to construction of the rear extension hereby approved, close-boarded fencing shall be erected to the north boundary as shown on the approved drawing CFA FULL 01 Rev 01. The fencing shall thereafter be retained as such unless otherwise agreed with the Local Planning Authority in writing.

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.