SUPPORTING

PLANNING STATEMENT
2 FORTESS YARD LONDON NW5 1AE
REPLACEMENT OF EXISTING FLAT ROOF WITH A PITCHED ROOF AND REAR DORMER TO ACCOMMODATE AN
ADDITIONAL FLOOR.

MARCH 2018
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PLANNING STATEMENT 2 FORTESS YARD
PART 1: INTRODUCTION

1.1 Fortess Yard is a private (albeit publicly-accessible) mews situated at the rear of and
accessed from Fortess Road. With the exception of 1 Fortess Yard, the mews
buildings are not visible from Fortess Road.

1.2 2 Fortess Yard (the application site) is a two-storey mid-terrace mews building situated
at the rear of 59 Fortess Road and built in the late nineteenth-century with a flat roof.
The building borders the mews at the front and a small courtyard garden forming part
of the application site at the rear.

1.3 The property is in use as a one/two-bedroom C3 dwellinghouse.

1.4 The application site is not a designated heritage asset and is not located within (nor
does it adjoin) a conservation area. Fortess Yard forms part of the broader Kentish
Town Neighbourhood Plan area (KTNP).

1.5 Permitted development rights have not been restricted by means of an Article 4
Direction or previous planning consent. The dwellinghouse therefore benefits from all
permitted development rights currently available under Part 1 of Schedule 2 of the
Town and Country Planning (General Permitted Development) (England) Order 2015
(“GPDO 2015”).

1.6 The application site forms parts of a small row of five (originally six) mews buildings. 4
and 5 Fortess Yard have been merged to form a single dwellinghouse and was
granted planning permission (2011/4540/P) for a roof terrace with a part metal, part
obscured glass screen balustrade that is now prominently visible from the mews.
Planning permission has also been granted on three separate occasions for various
new roof structures above 3 Fortess Yard the most recent iteration of which has been
implemented on site (2011/3109/P).

1.7 The current proposals are for the replacement of the existing flat roof with a pitched
roof to the front and a dormer to the rear.

1.8 The front slope of the proposed roof structure has been carefully designed so that it is
not readily visible from the mews and does not affect the appearance, topography or
character of the surrounding streetscene.

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PLANNING STATEMENT 2 FORTESS YARD
 APPROVED ROOF TERRACE BALUSTRADES AT 4-5 FORTESS YARD (2011/4540/P)
[ OUTLINE OF APPROVED ROOF EXTENSION AT 3 FORTESS YARD ALSO SHOWN ]

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PLANNING STATEMENT 2 FORTESS YARD
 FORTESS YARD MEWS BUILDINGS
[ ROOF EXTENSION BUILT ABOVE 3 FORTESS ROAD NOT VISIBLE;
HOWEVER, RAILINGS AND SCREENS VISIBLE ABOVE 4-5 FORTESS YARD ]

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PLANNING STATEMENT 2 FORTESS YARD
PART 2: DESIGN AND APPEARANCE

2.1 It is proposed to replace the building’s existing flat roof with a pitched roof structure
rising from behind the front elevation and connecting to a flat-topped dormer-style roof
structure at the rear in order to accommodate a new residential loft. The dormer
structure will be set back from the rear elevation wall and consist of a non-openable,
obscured glass panel. The flat roof element of the dormer will contain a horizontal roof
light. The existing 1st floor ceiling will be reduced from 2.7m to 2.41m; however, this
will not have a material impact on the appearance of the building.

2.2 The rear part of the proposed roof extension will be of similar height to the existing two
and a half storey closet wing at the rear of 59 Fortess Road. It has been designed to
form a “stepped” transition between the two-storey facade of the lower level mews
(Fortess Yard) and the three-storey facade of the higher level principal road (Fortess
Road).

2.3 Careful consideration has been given to the design of the front roof slope in order to
minimize any impact on the appearance, character and topography of the mews. The
angle of the front roof slope has been devised so that it cannot be seen from the mews
even when viewed from the furthest-possible vantage point (as shown on the
submitted sectional drawings).

2.4 The building’s mid-terrace position will ensure that the roof extension will not be visible
from Fortess Road.

2.5 A similar approach was taken at 3 Fortess Yard where three separate applications for
roof extensions (to replace the earlier flat roof) were approved under various planning
policy frameworks, thus setting a precedent for development above roof level. In each
case, the limited impact of the proposals on the character and appearance of the
mews was singled out as a reason for granting consent.

2.6 In 2006, planning permission was granted at 3 Fortess Yard (2006/2826/P) for a vario-
pitched roof extension. It was considered that "the roof extension although it does not
comply with Supplementary Planning Guidance is considered to be acceptable given
the nature of the current flat roof form and the pitch of the proposed new roof. The
proposed roof extension will not be visible from the street scene due to its shallow
pitch. Overall it is not considered the design of the roof extension would be an
incongruous form of development or result in adverse effects to the character of the
building or the surrounding area." The case officer singled out the front facade as an
“important feature that gives the terrace its character”. The application was determined
under the Replacement Unitary Development Plan (2006) and the Supplementary
Planning Guidance (2002), both since superseded by policy documents that are
broadly similar in their objectives and wording.

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PLANNING STATEMENT 2 FORTESS YARD
2.7 In 2009, a ‘mansard’ style double-pitched roof extension was approved under planning
permission 2009/0950/P. During the determination of the application, it was
“considered that the ‘mansard’ style roof extension would not harm the character or
appearance of the building or the terrace as a whole. The property is positioned in the
centre of a row of mews houses and it is considered the addition of a roof extension
would not detrimentally impact the symmetry of the set.” The application was
determined under the Replacement Unitary Development Plan (2006) and the updated
Camden Planning Guidance (2006); both have also since been superseded by
similarly-worded policy documents.

2.8 In 2011, an equi-pitched roof extension was approved under planning permission
2011/3109/P. It was considered that “as with the previous schemes given the position
of the building the visibility of the roof extension from the wider public realm would be
limited [and] that the amendment of the slope of the roof would not have a detrimental
impact on the character and appearance of the host building, wider mews of the wider
streetscene”. The application was decided under the Local Development Framework
(2010, since incorporated into the 2017 Local Plan) and the Camden Planning
Guidance (2011); the latter is still in force as CPG1 Design (bar amendments made
since 2011 in relation only to artworks, statues and memorials, recycling and waste
storage).

2.9 The development approved under 2011/3109/P has been implemented on site and
demonstrates how in practice a carefully designed front roof pitch can minimize any
undue harm to the appearance of the mews.

2.10 It has therefore been demonstrated, under a range of policy framework considerations
(including planning design guidance that is still in force today), that the principle of
development above the existing roof level is acceptable provided that the impact on
the appearance of the mews is limited as far as possible.

2.11 Since approval was granted for a roof extension at 3 Fortess Yard, planning
permission has been granted at 4-5 Fortess Yard (the end-of-terrace mews building)
for a roof terrace consisting of a part metal, part obscured glass screen balustrade that
is prominently visible from surrounding vantage points within the mews (2011/4540/P).
The 1.8m high obscured glass balustrade fundamentally forms the outline of a new
roof structure sitting above the flat roof. Despite being prominently visible within the
mews, it was considered during the determination of the application “that the proposed
roof terrace and associated works would not unduly harm the character and
appearance of the host building". This was because “the terrace of buildings of which
the application site forms a part is a fairly modern in design and rises up two storeys
with flat roofs. They are clad in a mixture of brick or render, the application site being
rendered. Although the roof line in the terrace of building is currently unimpaired,
planning permission has previously been granted in 2009 for a mansard roof extension
to accommodate an additional floor at no. 3 Fortess yard and although not
implemented has formed a precedent for development at roof level”. The application
was determined under the Camden Planning Guidance (2011) which is still in force
today as CGP1 Design (bar minor, unrelated revisions).

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PLANNING STATEMENT 2 FORTESS YARD
2.12 Whilst glimpses of the rear dormer structure proposed at the application site may be
fleetingly visible when accessing the mews from the side/rear, such views do not frame
the character of the mews which is defined by the uniformity of the front facade and its
architectural detailing all of which are being retained. Unlike the metal railings and
obscured glass screens approved at 4-5 Fortess Yard, the impact of the proposed roof
structure on the character and appearance of the mews will be negligible by virtue of
its mid-terrace position and carefully designed front roof slope.

2.13 To a lesser degree, some consideration should also be given to the private nature of
the mews, the lack of any thoroughfare or connectivity opportunities and consequently
the limited amount of footfall taking place within the mews.

2.14 The proposed development is therefore considered to reflect the objectives set out
under Policy D1 (‘Design) of the Camden Local Plan (2017) as well as Camden
Planning Guidance CPG1 Design (2015) taking into account all other material planning
considerations such as nearby precedents and site-specific characteristics.

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PLANNING STATEMENT 2 FORTESS YARD
 ACCESS AND APPROACH FROM FORTESS ROAD
[ ONLY THE REAR OF 1 FORTESS YARD IS VISIBLE FROM THE PRINCIPAL ROAD ]

METAL RAILINGS AND OBSCURED GLASS BALUSTRADES

[ STRUCTURES ARE PROMINENTLY VISIBLE FROM WITHIN THE MEWS ]

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PLANNING STATEMENT 2 FORTESS YARD
PART 3: IMPACT ON NEIGHBOURING AMENITY

3.1 The proposed pitched roof rising from behind the front elevation is not visible from the
mews and is situated sufficiently far away from properties at the rear of Burghley Road
to minimize any impact on neighbouring amenity to the west of the application site.
There is furthermore no impact on the residential amenity or future development
potential of the adjoining properties especially since the roof extension at 3 Fortess
Yard has already been built.

3.2 Facing east, the proposed rear dormer structure has been designed so that it does not
breach the 25 degree guide line drawn from the centre of the nearest neighbouring
window (at the rear of 59 Fortess Road) towards the proposed development in
accordance with the Building Research Establishment’s Site layout planning for
daylight and sunlight: a guide to good practice. The “BRE” guide line is indicated on
the enclosed planning drawings. The impact of the proposed development on the
residential amenity of 59 Fortess Road is therefore considered acceptable.

3.3 The existing courtyard garden at the rear of the subject building receives sunlight
predominately from the southern aspect which is not affected by the proposed roof
extension. In any case, the courtyard garden forms part of the application site rather
than 59 Fortess Road.

3.4 The glass panel proposed at the rear of the dormer roof structure is to be obscure-
glazed and non-openable; this can be secured in perpetuity by means of a planning
condition.

3.5 During the determination of the roof extension approved in 2006 at 3 Fortess Yard, it
was “not considered that the proposal would result in any adverse effects in terms of
residential amenity. The bulk of the roof extension will not lead to an unreasonable
loss of light to No. 57 Fortess Road and the development would not result in any loss
of privacy due to the use of obscure glazing in rear facing windows to be controlled by
condition”. Similar remarks were made during the determination of the two
subsequently approved applications.

3.6 When the 1.8m tall obscured balustrade screens were approved in 2011 as part of the
roof terrace proposals at 4-5 Fortess Yard, the case officer considered that “the upper
floor window of no. 57 Fortess Road aligns with the top storey of the application site
and looks out onto the top floor windows and roof edge of the application site therefore
existing views are already limited. It is not envisaged that the proposed 1.8m high
screen would obscure the skyline to an unacceptable degree”. The officer also
concluded “that the other residential properties surrounding the application site in
Fortess Yard, Bellina Mews and Burghley Road would not be significantly affected by
the proposal”.

3.7 In light of the aforementioned considerations, the proposed development complies with
Policy A1 (‘Managing the impact of development) of the Camden Local Plan (2017) as
well as Camden Planning Guidance CPG6 Amenity (2015).

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PLANNING STATEMENT 2 FORTESS YARD
PART 4: CONCLUSIONS

4.1 The principle of development above the existing flat roof has previously been
established at 3, 4 and 5 Fortess Yard under similar planning policy considerations to
those in force today; in fact, the obscured balustrades approved under 2011/4540/P on
top of the end-of-terrace property are predominantly visible from within the mews.

4.2 The proposed front roof pitch has been carefully designed in order to be inconceivable
from within the mews thus preserving the appearance, character and topography of
the streetscene.

4.3 It has demonstrated (with reference to BRE recommendations) that the proposed
development will not have a detrimental impact on neighbouring amenity.

4.4 It is therefore considered, having taken into account all other material planning
considerations, that the proposed development broadly complies with the objectives
set out by policies D1 and A1 of the Camden Local Plan (2017) as well as the design
and residential amenity guidelines set out in the Camden Planning Guidelines (2015).

PLANNING STATEMENT PREPARED BY BONNYSTREET PLANNING LIMITED

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PLANNING STATEMENT 2 FORTESS YARD