Planning approval for the addition of a single storey rear extension to a garden flat in Westminster, NW6. To include the replacement of windows to the front elevation.
We have recently obtained full planning approval for the erection of a single storey side and rear extension at lower ground floor level and replacement of windows to front elevation. This application was a renewal of previous expired granted planning permission granted in March 2017.
In terms of design, the extension will not be visible from the street and is considered to be in a sufficiently discreet location and subservient in scale as to ensure that is does not detract from the character of the property of the surrounding area constructed of appropriate materials. Furthermore there are other similar examples of extensions of this nature permitted along Kilburn Park Road.
The proposed works will include the use of high quality durable materials and double glazing which will increase the energy efficiency of the building. The proposals are considered to comply with the relevant policies and therefore be acceptable in terms of design and sustainability.
The internal layouts aim to improve the accommodation and to provide an openplan, flexible, and high quality floorspace and will allow diversity of use and multifunctional spaces for a wide range of occupants.
The proposed extension will comply with the minimum standards in the revised Building Regulations (June 2022) and includes a landscaped courtyard area to encourage biodiversity (Policy 34B Urban greening).
The proposed extension is set away from these windows by approximately 3.6m, as an area of yard has been left clear adjacent to the main rear elevation of the building. This keeps the additional bulk to the party wall away from these windows. While the windows will experience some increased sense of enclosure and may result in an impact on light, given the location of the extension, set away from the windows, and the orientation of the site, it is not considered that this would be so significant as to justify refusal. It is considered the height of the proposal is on balance acceptable in this instance in terms of the impact to the garden.
The proposal is therefore considered to comply with the relevant policies and be acceptable in terms of residential amenity.
CONCLUSION – The application was recommended for approval.
For inspiration and ideas see some of our other residential projects in Westminster similar to this planning approval for a rear garden flat extension Westminster NW6.
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Double rear extension Tower Hamlets E1 – We proposed and obtained approval for the addition of a double storey rear extension to a ground floor maisonette flat; the planning approval included the creation of an external terraced area and associated internal and external alterations.
The initial planning approval was issued in June 2019 and we have just discharged the conditions of this approval which allowed for the building works to commence earlier this summer in 2022.
Here are extracts from the case officer’s report that explains how our proposals were assessed and approved by the Tower Hamlets planning department:
“The host building is an attractive former warehouse and is well preserved. However, the building is neither statutory listed nor within conservation area and the proposal will not be visible from the street. The proposed design of the extension is considered to be a subservient addition to the host property which would not compromise architectural merits, especially considering this wholly private view. Accordingly, the principle of the infill and ground floor extension is acceptable.
The design of the proposed extension is also acceptable. At the lower ground floor the infill does not extend significantly above the existing boundary wall. At the ground floor the extension extends to one window bay so does not significantly detract from the regular pattern of large crittall windows.
The windows on the proposed rear elevation are low and would not introduce an overlooking impact.
Overall it is not considered that the proposal would present any impacts to the amenity of surrounding neighbours or occupants of the host dwelling. It is therefore considered that the proposal would be in accordance with policy DM 25 of the Managing Development Document (2013).”
Single storey front side house extension Barnet N2 – We proposed the addition of a single storey front / side extension that set back from the front boundary wall and in line with the front elevation to create an improved access to this single family dwelling and an additional guest bedroom as well. As part of this application we also proposed the replacement of the existing polycarbonate roof with a new flat roof of a similar height; associated works were necessary to increase the height of the shared boundary wall with the adjacent property.
We are happy to announce that we have successfully obtained planning approval to extend this single family dwelling in Barnet N2. This is what the planners said in their report on our proposals:
“The property as existing has an L-shaped footprint due to a previously built two storey side extension. The host site and adjoining neighbouring property at no. 10 Red Lion Hill benefit from single storey front extensions adjacent to along street level of Red Lion Hill. The current application seeks permission to add a front/side extension along this street level which would bring the side elevation wall in line with the previous two storey addition and infill a front courtyard area. The proposed extension would measure approximately 3.7 metres in depth and 4.7 metres in width. It is also proposed to replace the existing polycarbontate roof with a new flat roof.
The proposed extension is considered to be a subordinate addition which would sit comfortably within the streetscene. The surrounding area is of a mixed character and there is not a consistent character and as such the proposed extension is considered to have an acceptable impact. The plans indicate that the materials to be used will match the existing rendered walls of the application site.
The adjoining property at no. 10 Lion Hill also benefits from a single storey extension of similar design to that existing at the host site. The proposed extension would be site behind the existing front extension to the host site which sits adjacent to the boundary with the neighbouring property. The proposal includes the replacement of the existing roof over the existing part width front extension with a flat roof design. The plans indicate that the boundary wall between these neighbouring properties will be raised to allow for this design. The proposal is not considered to cause detrimental harm to the amenities of the neighbouring occupiers of no. 10 Red Lion Hill. The applicant is reminded that the provisions of The Party Wall etc. Act 1996 may be applicable to this scheme.
Having taken all material considerations into account, it is considered that subject to compliance with the attached conditions, the proposed development would have an acceptable impact on the character and appearance of the application site, the street scene and the locality. The development is not considered to have an adverse impact on the amenities of neighbouring occupiers. This application is therefore recommended for approval.”
We are currently at the stage of preparing technical and structural information for this single storey front side house extension Barnet N2
Planning approval for residential development and conversion to flats Islington N7 – Single storey half-width upper floor rear extension, a new roof terrace, a new mansard roof extension, and internal alterations to create an additional 1bed flat over the upper ground floor level (new Flat B) while retaining an 2bed flat over the lower ground floor (Flat A) and retaining a 2bed flat over the two upper floors (new Flat C); associated alterations to the steps and railings at the front of the property.
We are happy to announce we have successfully obtained a planning approval to extend a single family dwelling and convert it to a number of flats in Islington N7.
This is a project we have been working on continuously since 2020 after close consultation with the Islington planning department. After a number of revisions and through a number of planning submission we have agreed a scheme that maximizes what it could be achieved for the property within the strict planning requirements for this property; this included a new mansard roof, a rear lower ground floor extension, a rear upper ground floor extension, and various internal and external alterations.
This is what the planners said about our proposals in regards to this residential development and conversion to flats Islington N7:
Lower Ground Floor Rear Extension 16. The proposed lower ground floor extension remains predominantly as approved by P2021/0028/FUL but would project 1m greater than the approved development, approximately 4.5 metres from the rear wall of the host property in total, it would also be full width and constructed to a height of 2.7 metres. It is considered that the lower ground floor rear extension would be appropriately sized and appear subservient to the host building. It is also noted that a similarly scaled extension exists at the adjoining property. 17. The lower ground floor extension will be constructed using London stock brick to match the existing building, which is considered appropriate. 18. Safety balustrades would be installed on the roof of the lower ground floor rear extension. These would not be visible from the public realm and of a design, materiality that is considered appropriate in design terms. No objections are therefore raised in this regard.
Upper Ground Floor Rear Extension 19. The Islington Urban Design Guide SPD states that full width rear extensions higher than one storey, or half width rear extensions higher than two storeys, will normally be resisted, unless it can be shown that no harm will be caused to the character of the building and the wider area. 20. The proposed upper ground floor rear extension would be half width, and designed in a manner that is contextual and appropriate to the host building. Although double storey half width rear extensions are not commonplace within the terrace, there are examples of such extensions to the rear of No’s. 2 and 3 Medina Road. It is considered that the proposed half width upper ground floor rear extension would not be harmful to the character of the wider area in this instance.
Mansard Roof Extension 21. The proposed drawings also show a mansard roof extension, which appears to be consistent with that allowed by the planning inspectorate at the appeal of P2019/3056/FUL and as granted by the LPA under P2021/0028/FUL. The Planning Inspectorate concluded that the mansard roof extension was acceptable on the basis that it was of a scale and design that is similar to those that exist elsewhere within the terrace, particularly at the adjoining No.16 Medina Road. The roof extensions shown on the proposed drawings is consistent with that allowed at appeal and does not fall within this current application. 22. Overall, it is considered that the proposed extensions are acceptable in design terms and appear suitably subordinate to the host property. As such proposals are considered to adhere to with adopted policy DM2.1 of Islington Development Management Policies 2013 and advice contained within Islington’s Urban Design Guide 2017.
Planning approval conservation area Harrow HA5 – Addition of a new front porch, enclosing an existing veranda area at the rear to create a new guest room, and minor external alterations including to windows and doors.
We are happy to announce that we obtained a new planning approval to carry out extensions and alterations to a house in a conservation area at Harrow, HA5.
This was a follow up application on the back of a previous approval for the same property. Following the previous successful application we wanted to re-design aspects of the scheme in a way that responded better to the needs of the homeowners by adding more useful habitable space to the property. At the same time we improved access to light and we introduced a pair of circular windows that reflected the historic character of the property and of the area as well.
This is what the planners and the conservation officer said about our proposals in regards to these alterations and extension to a house in conservation area Harrow HA5:
“Character and Appearance and impact on the Conservation Area
The Council’s Conservation Officer has reviewed the scheme and has raised no concerns regarding the impact on the host building or the wider conservation area, subject to the proposed rooflight being conditioned to be conservation grade (i.e. flush with the roofslope).
The proposed revisions are considered to be minor in nature and have no adverse impact on the appearance of the host building. The proposed front porch is modest in size and scale and is not an unusual feature to see of similar property types in the wider area. The design and style complements the appearance of the host building with low level brick walls and pitched roof.
Infilling of the existing rear covered veranda area is acceptable as the building envelope will not be changed. The veranda is an existing feature and is partially open. Infilling the open element with a window does not substantially alter the appearance of the building and it is located at rear ground floor level so has minimal visual impact if seen from neighbouring properties.
The proposed replacement of approved refer with side hung tiles within the gable end is acceptable and replicates the side hung tiles visible on the rear projecting gable at first floor level. As such, they are a feature which compliments the design of the host building.
The other alterations to windows/doors on the front and side elevations are modest and do not adversely impact the design or appearance of the host building or the character and appearance of the wider conservation area.
In summary, the proposal would be in keeping with to the character and appearance of the existing dwelling and the street scene, in accordance with National Planning Policy Framework (2021), Policies D3 and HC1 of the London Plan (2021), Core Policy CS1 (B) of the Harrow Core Strategy (2012), policies DM 1 and DM7 of the Harrow Development Management Policies Local Plan (2013) and the adopted Supplementary Planning Document: Residential Design Guide (2010).“
