Update – 10 Highland Road, Bromley BR1 4AD – 9 October 2018
Proposed development - 3D view
See the design and access statement. In this, the developers say:
Introduction – context
The site is located at the rear of No 10 Highland Road and is currently occupied with 9 redundant garages built in precast concrete panels.
The site has an area of 299m2. The footprint area of the existing garages is 112m2. The proposal is to build a single dwelling with a footprint of 81.50m2.
This proposal follows on from a previous planning application for 5 houses on this site and the adjoining rear garden of No 8 Highland Road (PA No DC/17/04981 refused on 14/01/2018).
The site is accessed through a private lane located between No 8 and No 10 Highland Road.
Highland Road is a fairly quiet street boarded with houses of various sizes and styles including some large early 20th century houses generally converted into flats. This is the case of No 10 which includes a surgery on the ground floor and flats above.
To the north side of the site there are clusters of 1960's or 1970's brick terraced houses; two to three-storey high, some with garages, accessible from Grasmere Road.
The site is fairly rundown with evidence of fly tipping at the edges of the site. The reasons for this, perhaps is that the site is in a cul-de-sac not accessed frequently and hidden from view.
- Planning permission ref. DC/06/00745/FULL 1 was given on 24/04/2006 for the demolition of existing dwelling and erection 3 storey block at 8 Highland Road with new parking area and use of existing garages at the rear of 10 Highland Road. This project was never implemented but was followed by planning applications for the conversion of No 8 to flats.
- Planning refusal ref. DC/17/04981 on 14/01/2018 for a project of 5 terrace houses with associated parking and refuse store.
This project is to build a detached; single storey house with loft accommodation. The existing garages will be removed and the proposed house will be built in a central position on the site with the main elevations facing south east and north west.
The house will include:
On the ground floor; an open plan dining/lounge and kitchen, shower room and hallway to be accessed from a covered porch.
The upper floor will house 3 loft style bedrooms under the roof.
The house will be built to high environmental standards, with a timber frame structure, cavity walls with outer facing brick and timber boarding on the side and front elevations.
The house will be built to meet the London Plan standards and will aim to meet part M of the building regulations and be adaptable for future use.
The gross internal floor area is 114m2 with 63.5m2 for the ground floor and 51 m2 for the upper floor
Scale of development, daylighting and privacy
Following concern expressed by occupants of neighbouring properties at Grasmere Road about potential daylighting obstruction and overshadowing of the previous scheme (ref. DC/17/04981), this proposal aims to address these concerns with this design which is for a small scale house, with eaves level at 3.5m. The house will be lower than the adjoining 1970's houses to the west.
The concern about privacy and overlooking will also be addressed by siting rear windows and doors only at ground floor level. Upper floor windows will be mainly facing south in the form of dormer windows. There will also be rooflights on the front and rear roof slopes. A dormer/bay window on the east elevation will have the side facing window obscured up to 1700 above floor level so as not to overlook the back garden of No 8 Highland Road.
These south facing windows will be away by at least 25m from the nearest windows at the rear of No 10 Highland Road flats.
The west flank wall of the proposed house will be facing the flank wall of No 14 Grasmere Road, which appears to have only an entrance door and a small window.
The house will be accessed from the lane through a gate and a paved area leading to a south facing entrance porch.
The standard consultation expiry date is Thursday 25 October 2018.
Update – 4 January 2018
The application, ref. No. 17/04981/FULL1, for a proposed development on the land of existing garages to the rear of 10 Highland Road and part of the rear garden of 8 Highland Road, including demolition of garages and erection of five terrace houses, with associated parking and refuse store at 8 Highland Road, Bromley BR1 4AD, has been refused for the following reasons:
- The proposed development constitutes an undesirable form of backland development, out of character and scale with adjoining development, detrimental to the existing level of amenity which the occupants of neighbouring properties might reasonably expect to be able to continue to enjoy, whilst leading to an unacceptable loss of amenity space for the neighbouring property at No. 8 Highland Road.
- The proposal constitutes a cramped overdevelopment of the site, by way of building coverage, which if permitted would establish an undesirable pattern for similar backland development in the area, resulting in a retrograde lowering of the standards to which the area is at present developed.
- The development of this site with 5 terrace houses would be detrimental to the privacy, prospect and visual amenities of the occupiers of adjacent residential properties.
- In the absence of sufficient information to demonstrate that vehicles can manoeuvre safely and efficiently within the site layout and in and out of the site, the proposal would be prejudicial to the free flow of traffic conditions and general safety in the highway.
- The development would prejudice the retention and well-being of a number of trees which are protected by a Tree Preservation Order.
In response to the main points made in the letters of objection, YB Architects had said:
Daylighting / sunlighting obstruction
It was stated previously that the existing trees are the real daylighting obstruction to the houses at the northern end of the site.
Also, the proposed houses rear elevation is only 5.1m high, which is about 2.8m higher than the existing garages. The houses are also set back further from the northern boundary than the existing garages. So the daylighting / sunlighting obstruction will be minimal and within acceptable limits.
Privacy / overlooking
The proposed houses openings mainly south facing or face into the courtyards at the front. To the rear there are only windows and doors on the ground floor, and no windows on the upper floor north facing elevation, thus avoiding any overlooking of properties on Grasmere Road.
Traffic / Parking
The site, although currently disused, has 9 garages, which implies at least 9 cars. The proposal allows for only 6 car parking spaces and provides space for cycle parking. Refer to submitted transport report.
The access road and parking spaces will be paved with granite setts defining a semi-private space and encouraging low speed. Other traffic calming measures such as road humps could be added.
The disabled parking space will be enlarged to 3.6m.
Backland Development (policies BE1 and H7)
Only around 30% of the land at the rear of No 8 Highland Road is proposed to be built on; the remaining will be kept as a landscaped area and communal garden for the residents.
The proposed development is small scale and low density backland is currently unused and non-maintained.
The houses are proposed to built [sic] up to the boundaries, as this a small development. The end houses flank walls will still be at least 1.5m from existing adjoining houses flank walls.
The proposed tree removals are only for old drying trees, or trees with limited life. The submitted tree survey recommends impact mitigating measures to protect the existing trees during and after construction.
All hard landscaping including access road and parking spaces will be paved with permeable paving allowing water to be absorbed by the ground.
Risk of subsidence to neighbouring houses
This is a technical matter and will be addressed at design detailing stage. The initial structural engineers’ recommendations are to use piled foundations which would protect the tree roots as well as stabilize the ground.
Fire risk, fire engine access
In order to mitigate this aspect it is proposed to fit the houses with sprinklers.
Refer to submitted transport report.
Currently flats to No 10 place their bins (exposed separate small bins) along the lane. The proposal suggests grouping the refuse from these flats and the proposed development into a new closed and covered bin store. This bin store will be located on the new land (currently behind the fence) acquired from the side of No 10 Highland Road. This site will be within 18m from Highland Road which is the recommended maximum distance for bin location from the road.
Letter to neighbours
A letter describing the proposed project has been sent to neighbours, including the flats at No 10 Highland Road. This was done before the submission of the planning application.
8 Highland Road, Bromley BR1 4AD – 16 November 2017
Isometric view towards north west
The Design and Access Statement shows that the proposal is as follows:
- This project is to re-develop the site with the insertion of 5 two-storey terraced houses. The existing garages will be removed and the new houses built over the garages site and part of the rear garden of No 10 Highland Road – a site area of approximately 950 m2.
- The houses will be L shape with a front courtyard and rear garden. They each will have a green roof flat at the front and sloping to the rear.
- The houses will be organized with an open plan dining/lounge and kitchen on the ground floor and two bedrooms and bathroom on the upper floor.
- The houses will be built to high environmental standards, with a timber frame structure, timber boarding on the façades at first floor level and brick walls at ground floor level.
- All new houses to be built to meet the London Plan and will aim to achieve Lifetime homes standards. The gross internal floor area of each house will be around 84 m2 with courtyard and rear garden with a total area varying between 35 and 50 m2.
Conclusions are stated as follows:
- This project makes use of a disused and neglected site, and aims to turn it into residential mews providing a quality living environment.
- The proposal is the result of careful consideration of the existing environment and neighbouring properties.
- The proposed houses are small scale but will provide comfortable accommodation with ample private garden and amenity space.