Saturday, 12 March 2011

Joint Planning Application at Nightingale Road, BR1

Most of the planning applications we deal with are for single properties, however when two neighbours get on very well we can provide a joint application for them. A case in point is the following:

When our Client (residing at No. 98 Nightingale Road) approached us for first time a few months ago, they initially instructed us (Studio Idealyc) to prepare and submit drawings for a Planning Application to extend their semi detached property. The original schedule was to replace an exiting rear single storey PVC glazed conservatory for a double storey rear extension, but due to the proximity of their property with their neighbours, we rapidly explained them the negative consequences that this proposal could project in the living standards of the residents at the adjacent property (100 Nightingale Road), and subsequently, the overall reasons that could easily lead to a drastic refusal from the Planning Team at Bromley Council.

100-98 Nightingale Road, BR1 / Aerial View of Front Elevation - Cardboard model Scale 1/100

During our initial free consultation meeting we strongly advised them that in order to obtain the permission for extending their property, it was going to be convenient if a Joint Planning Application were submitted for both houses.

Following our advice, our client opened a dialogue with their neighbours, in which they clearly expressed the intentions of extending their property. This idea was approved by their next door residents, but subject to the condition that in our proposal we should incorporate a similar extension to their own property.

Front view of both properties. Our client house, 98 Nightingale Road, BR1 - to the right in colour

After a few weeks preparing the most practical solution for the resident of both houses, Studio Idealyc has just recently submitted a Joint Planning Application to London Borough of Bromley. The proposed works involve a two-storey extension to the rear of these semi-detached properties, up to the height of the eaves and not extending the existing wall plane at the rear (north) elevations, so minimizing its impact to neighbouring properties and their aspect. The purpose of the proposed extension is to provide additional kitchen and breakfast/ dining room facilities at ground floor level. At second floor level new accommodation at each address would comprise a new bedroom and bathroom. The extensions will greatly enhance the conditions for each of the occupiers.

Rear of both properties. 98 Nightingale Road - to the left, with the existing PVC conservatory

At No. 98 the family of five (two adults and three children) would have access to wider facilities and more recreational space in keeping with a family of this size (there is currently only one bathroom for four bedrooms). Meanwhile the occupiers at No. 100 Nightingale Lane, who are a young family would benefit from enhanced living accommodation suitable for a growing family. This development would encourage both families to stay at their addresses, rather than look to move to larger premises, possibly outside the London Borough of Bromley.

Proposed work illustrating a two rear storey extensions in both properties

The proposed design provides better homes for each occupier, benefiting the local community, shops and services. The proposed would also enable the children to continue at their chosen school, preventing discontinuity between school years. Our proposal would take account of the local housing stock in terms of material finishes and where possible, reuse the existing brick, minimizing the impact of sourcing from outside the locality, and meeting a sustained approach in line with local government Policy. It is hoped this approach would also reduce the number of skips and clearance vehicles as well as minimizing the number of deliveries and associated disruption and inconvenience. New windows and doors would be in keeping with the existing. We would also investigate the reuse of the existing rear doors and windows, together with existing bricks, where possible, as a commitment to reduce the impact of the works as well as promoting sustainable design.

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