Schedule B, C : Central Area Development Control Sub Committee on 09/07/2003

Waverley Borough Council Committee System - Committee Document

Meeting of the Central Area Development Control Sub Committee held on 09/07/2003
Schedule B, C

CENTRAL 28

SCHEDULE “B” TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
9TH JULY 2003

Applications where the considerations involved are clearly defined.

Background Papers

(DoP&D)

Background papers (as defined by Section 100D(5) of the Local Government Act 1972) relating to this report are listed under the “Representations” heading for each planning application presented, or may be individually identified under a heading “Background Papers”.

The implications for crime, disorder and community safety have been appraised in the following applications, but it is not considered that any consideration of that type arises unless it is specifically referred to in a particular report.

B.1	WA03/0334 Airwave Ltd 07.11.02	Use of land for the installation of temporary telecommunications equipment comprising a trailer mounted 20m mast with 3no. 4 stack dipole antennas together with equipment cabin, fenced comp on land off New Way, Eashing Lane Godalming
	Grid Reference:	E: 496396 N: 143769

	Town:	Godalming
	Ward:	Godalming
	Development Plan:	MGB, AGLV, Godalming Hillsides (Policy BE5)
	Highway Authority:	No objections subject to conditions
	Drainage Authority:	No comments received
	Parish Council:	The Town Council objects and does not consider the installation is necessary as there is a mast in existence nearby which could be used.
	Representations:	9 letters of objection based on following grounds:- 1. The site is in or borders the Green Belt 2. Proposal will have an adverse effect on its surroundings. 3. Proposal would be visually intrusive and detract from the character and appearance of the surrounding area. 4. The previous proposal in December 2002 was refused on 5 reasons. 5. The addition of a Public Safety Radio and Communications project cannot outweigh those decisive objections. 6. Proposal is contrary to Policy PE2 of the Surrey structure Plan 1994, Policy LO6 of the Surrey Structure Replacement Plan 2001 and Policy C1 of Waverley Local Plan. 7. The mast lies within an area of special environmental quality and an area designated Great Landscape value. 8. Enormously disappointing that the initial dominant and obtrusive mast was erected. 9. Any increase in the site especially in the guise of temporary is highly undesirable because of how intrusively it detracts from the character of the land. 10. Conflicts with Policy DP8 Surrey Structure Plan 1994 and Waverley Policies D1, D4, and D11. 11. Whether the proposal is temporary or mobile the implications are the same. 12. An encroachment on the scenic value of the area. 13. Concern over the possible health risk posed by microwaves and their electromagnetic fields. 14. The mast has no tree screening to the North West and therefore seriously spoils the view. 15. Very special open aspect of this raised site visible from the surrounding area and the public footpath. 16. The proposal is near residential dwellings. 17. The existing aerial sticks out like a sore thumb and can be seen from miles around.

Relevant Planning History

WA94/1477	Change of use of agricultural land to allow the siting of a telecommunications mast, antennae and ancillary equipment together with the construction of an access.	Appeal Allowed 11/08/1995
WA94/1478	Change of use of agricultural land to allow the siting of a telecommunications mast, antennae and ancillary equipment together with the construction of an access.	Refused 11/01/1995
WA96/0245	Use of land to provide access track to serve telecommunications mast.	Refused 04/04/1996
WA02/1868	Use of land for a temporary period for the siting of a 22.5m telecommunications tower accommodating three antennae and two microwave dishes, together with associated works	Refused 05/12/2002

Description of Site/Background

This application relates to a site on land at Eashing Farm, located on the hillside some 0.5 kms to the West of Godalming Town Centre. The site is adjacent to an existing 30m high lattice tower which is shared by Orange and Vodafone.

The site is located at the south-eastern end of a field which slopes down from North to South. To the south-east are the wooded hillsides which slope steeply down to New Way, the railway line and Ockford Road Conservation Area. There are residential properties nearby, with the edge of the Aarons Hill area some 300m to the south-west and some sparse residential development in the other directions.

Both New Way, to the south-east and south-west of the site and Halfway Lane to the north-west are all public rights of way. New Way is sited substantially lower than the application site.

The Proposal

Permission is sought for the erection of a trailer mounted 20m mast with 3 no. 4 stack dipole antennas, adding a further 2.5 metres to the overall height of the antenna, an equipment cabin, fenced compound and ancillary equipment. The applicants state that the permission being sought is for a period of 1 year or until a permanent site is ready, whichever is the sooner.

Submissions in Support

• The proposed mast is part of the planned roll out of the Public Safety Radio Communications Project (PSRCP) to provide the emergency services with high quality voice and data service across a wide service coverage utilising a high resilience infrastructure. The network will help improve response times, improve officer/employee safety features such as vehicle/officer locator and emergency panic type button, together with continuity of communication with employees throughout cross-border operations. The aim is to provide much needed improvements in public safety, enabling public safety agencies and emergency services to work more efficiently and in a co-ordinated manner. The proposal is required to give temporary coverage to Surrey Police while a permanent site in the area is acquired, built and integrated.

• Viewed from Godalming the site would be extremely well screened with only the minimalistic antennas showing above the trees. The site is surrounded by close packed mature trees around the site which provide ample screening thus, minimising the visual impact of the installation.

• Government advice as contained in PPG8 is supportive of modern telecommunications and acknowledges that they are essential and beneficial elements in the life of the local community and the national economy. Waverley’s policy D11 requires that siting, height and design is such that the mast has no material adverse impact on the appearance of the general character of the area. The applicants feel that the granting of the existing mast indicates that the site is acceptable to the Authority.

• The applicants state that they are pursuing a permanent and better installation on the existing mast in line with Waverley Council’s policy.

• The temporary site will give acceptable short term coverage while having the minimal amount of visibility. No damage would be done to the existing trees and hedgerows.

• Due to the topography of the surrounding area there is limited flexibility on the location of the proposed mast.

• The proposal forms an integral, short term part of the PSRCP and will provide initial coverage in the Godalming area.

Supporting Letter from Surrey Police

• Policing depends on communication between the public and officers in the community, current radio communications are entirely unsuitable for the modern environment. The current systems in use are old, using technology that is nearly obsolete. Currently each force is responsible for its own radio provision, coverage is patchy, signal quality is frequently poor and is not secure.

• The Government has mandated police forces to use the new system by providing national funding. Existing radio frequencies will be withdrawn by 2005. The new digital, encrypted system will provide a hugely improved transmission quality, greater reliability and protection from eavesdropping.

• The current site has been chosen for its contribution to the overall plan to provide an communication network for the emergency services across Surrey. Whilst there is a commercial contract, mm02 is actually providing a service on which operational policing and the direct policing to your community depends.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE1, PE2, PE7, DP8

Surrey Structure Plan (Deposit Draft) 2002 – Policies LO4, LO5, SE6

Waverley Borough Local Plan 2002 – Policies C1, C3, D1, D4, D11, BE5

Main Planning Issues

· The main issues to be considered is the balance of the environmental impact against the technical need for a further facility in the area. Of particular importance is the likely visual impact on the character and appearance of the area, including the setting of the town and its effect on the amenities of nearby residential occupiers.

Green Belt

PPG Note 2 ‘Green Belts’ and Development Plan Policies state that there is a general presumption against inappropriate development and that this will not be permitted unless very special circumstances exist. In all circumstances, any development must be acceptable in terms of its scale, height, siting, form and impact and should not materially detract from the openness of the Green Belt.

Telecommunications development is considered to represent an inappropriate form of development in the Green Belt and which together with the existing mast adjacent, would materially detract from the openness and visual amenities of the area. The officers therefore submit that very special circumstances need to be demonstrated to justify a second mast in this area, even on a temporary basis.

Landscape

The proposed site is located in a prominent hilltop position to the west of the town centre within an area which is designated for its high landscape value. The existing 30 m mast is already considered to exert a significant visual impact on the area and on views across the town. The existing mast is clearly visible, for example, from the High Street, the Bury’s Field, Eashing Lane to the north-west and on the south-west approach into the town along the A3100. Given its height, it is also clearly visible to many residential occupiers in the vicinity of the site and further afield.

The proposed mast would have a height of 20 m + 2.5 metre high antennas on top of the mast compared to 30 m for the existing mast and the applicants have submitted a photo montage of the likely impact of the proposed development. Whilst it is recognised that the proposed mast would be less visible than the existing mast, it would nevertheless add to the overall visual impact of telecommunications development on this site and would still be visible from certain public vantage points. The proposal would therefore fail to preserve or enhance the landscape of the area.

Godalming Hillsides

The site is located within, albeit on the edge of the Godalming Hillsides policy area, which states that development will not be acceptable unless the Council is satisfied that the development would not diminish the wooded hillside appearance of the setting of the town.

The officers submit that any development in the form proposed would diminish the wooded appearance of the hillside. The proposal would represent an unacceptable intrusion and further detract from the character and setting of the town. Only the lower sections of the mast would be screened by mature trees around the site.

Residential Amenity

The Borough Council has received a number of objection letters from residents in the vicinity of the site. The existing and proposed mast would be clearly visible to those residents who live to the north, north-west and west of the site. The residents at Westaway and Westaway Cottage to the north are located only some 50 - 100 metres away and although there are trees which would provide some screening of the development, this would not be sufficient to conceal the development from view. It is therefore argued that the amenities of nearby residents’ would be further impaired by this proposal.

Need

The applicants’ agent has explained the need for the proposal and has provided radio coverage plots to demonstrate this. On the basis of the information provided, the officers consider that there would appear to be a reasonable need for the applicant to establish a further facility to cover part of the Godalming area.

Balance of Environmental Impact and Need

The officers consider that to have a second telecommunications mast in this location would cause serious harm to the visual impact and amenities of the area. The key issue in this case is whether there are very special circumstances to outweigh the visual harm caused.

Whilst the officers have noted the arguments put forward by the applicants’ agent for this proposal, these are not considered to represent such special circumstances in this case to overcome the visual impact of this mast. The obstacle to the applicants’ sharing the existing mast would appear to be negotiations with the main site provider, Orange, and this is felt to be a commercial matter to be resolved by the parties involved. It could be argued that the visual impact of a second mast for only a temporary period would be just that, for one year, and that the proposal would not become a permanent feature of the area. However, significant harm would still be caused and it is argued that this harm would not be outweighed by any identified benefits of the proposal.

Recommendation

That permission be REFUSED for the following reasons:-

1. Standard Green Belt (outside settlements) (R1.1)

2. Standard AGLV (R1.4)

3. Standard ASEQ (R1.5) *2(BE5)

4. The proposal would comprise the undesirable consolidation of commercial development on this edge of town and rural setting and not present the least environmentally damaging solution and would, by reason of its prominent siting, height, form and appearance, appear visually intrusive would detract from the character and appearance of the area and thereby conflict with Policy DP8 of the Surrey Structure Plan 1994 and Policies D1, D4 and D11 of the Waverley Borough Local Plan 2002.

5. Standard Neighbour Amenity (R5.3) *1(siting, height, form and appearance) *2(visual intrusion and impact in combination with an existing mast).

* * * * *

B.2	WA02/2165 West Surrey Golf Club 29.10.02	Erection of a green keepers machinery store together with ancillary works (revision of WA02/0090) on land at West Surrey Golf Club, Potters Hill, Hambledon
	Grid Reference:	E: 496498 N: 139896

	Parish:	Hambledon
	Ward:	Busbridge, Hambledon and Hascombe
	Development Plan:	MGB, AGLV
	Highway Authority:	No objections
	Drainage Authority:	No comments received
	Parish Council:	The Parish Council objects to this application on the grounds that neither metal cladding nor the position of a building of the size proposed are sympathetic to the character of the surrounding area. It stands by its earlier recommendation that the existing barn be adapted to provide the new facilities that are required. Finally, it recommends that, if a separate building is needed for the storage of heavy equipment, the design and appearance of such a building should harmonise with its surroundings (e.g. similar to those of the Milford storage facility) and that it should be less obtrusively situated.
	Representations:	1 letter of objection based on following grounds:- 1. The impact of the proposed development would detract from the openness of the Green Belt and the Area of Great Landscape Value. 2. The design of the proposed new green keepers building is very poor and would harm the character and openness of the countryside. 3. This is a resubmission of an application which was refused earlier this year. Since then circumstances have not changed. The very strong policy objections remain and the design of the new facility is as equally poor as that previously submitted. 4. The proposal is contrary to Green Belt Policy C1. 5. The applicants have not proven that the proposed development is essential. 6. The new building will impact on the openness of the Green Belt. 7. No explanation is offered within the application to explain why it is not possible to continue the use of the barn as a green keepers store. 8. Barn not a listed building and could be adapted to allow its continued use. 9. The applicant has not proved as is required by PPG 2 that the construction of a new green keepers facility is essential. 10. Site is in an Area of Great Landscaping Value, requiring development be appropriate to the countryside will be expected to respect or enhance existing landscape character by appropriate design. 11. The building remains a squat, low structure, badly proportioned with a shallow span roof. 12. The building is some five times larger than the existing building. 13. Any proposed tree screen would not camouflage the very large building and would provide little screening during winter. 14. The existing site is a car park for golfers who wish to start their game half way round the course. No alternative site for this car parking is proposed.

Relevant Planning History

	WA02/0089	Change of Use and alteration to existing golf club green-keepers store to provide a dwelling, together with ancillary works.		Refused 17.06.02
	WA02/0090	Erection of Green-Keepers machinery store together with ancillary works.		Refused 17.06.02

Description of Site/Background

West Surrey Golf Club is located between Hambledon Road and Water Lane. The golf club measures an area of 100 hectares of land. Access to the site of the proposed green keepers store is along an unmade track from Hambledon Road, which continues past three residential properties and ends at Potters Barn, which has recently been listed. The barn together with a few small outbuildings are currently used as the only green keepers facility on site.

The Proposal

The proposal is to construct a green keepers store directly off the access way within a clearing enclosed on three sides by a belt of trees. The building would have a length of 33 metres and a width of 16 metres and a height to the ridge of 5.5 metres. A single storey brick built ancillary area measuring 13 metres by 6 metres to a height of 4.5 metres would adjoin the main building. The total floor area would be 609 sq m. The building would have a profiled metal clad roof painted to an appropriate colour. A compound area in front of the building is proposed to store additional equipment and materials. The compound area would measure 24 metres in length and 22 metres in width and be enclosed by a 1.8 metre high close bordered fence. The proposal would enable the storage of machinery used for the maintenance of the golf course and provide office, WC and restroom facilities for grounds staff. The compound area would incorporate a covered wash area, bin enclosures and fuel storage tank.

Submissions in Support

• The applicants state that they feel the proposal is in accordance with Local Plan Policy C1 and National Planning Guidance in PPG2 as the building is an essential facility required in connection with the playing of outdoor sport. The materials proposed are sympathetic to the character of the surrounding area and as such, respect the character of the area. The siting of the building is in a well-screened location away from the setting of the historic barn and the amenities of neighbouring occupiers. The building is for the same purpose as those buildings and extensions approved by the Council at Bramley and Hindhead Golf Clubs in recent years.

• Extensive ground preparation is required in the sport of golf. Instrumental in the maintenance of the grounds and adjacent woodland is the use of an extensive range of green keeping equipment and machinery. The equipment and machinery is stored in an historic timber-framed barn and its adjacent outbuildings amounting to a storage capacity of 232sq.m.

• The barn is no longer big enough to accommodate all the machinery required, the current means of working is proving hazardous for staff posing an unnecessary risk to health and safety. The current building does not meet the requirements of the Workplace (Health Safety and Welfare) Regulations 1992.

• New accommodation is essential for the maintenance and upkeep of the club and is therefore not contrary to PPG2. The proposed building measures 609sq.m to accommodate all equipment and staff facilities. It would be located away from the existing barn on scrub land which is not only well-screened on three sides by dense trees, there is also scope to strengthen the existing landscaping.

• Adapting the existing listed barn to meet the club’s requirements as suggested by the Council during the consideration of the last application, WA02/0090, is not a feasible solution to the problem, the barn is not large enough for the current level of equipment. To provide essential machinery storage space, as well as the required staff facilities required by the Health and Safety Executive the barn would have to be extended to at least double its present capacity, which would have a significant adverse effect on the listed barn itself and its setting. The applicants have confirmed that they will continue to use the barn for its intended purpose of storage of some machinery, fertiliser and seed. Previous proposals for its conversion to a residential dwellinghouse will not be pursued. To improve the setting and the appearance of the listed barn, the applicants’ propose to remove a number of outbuildings and structures around the barn including a ‘Marley’ type garage, shed used as green keepers rest room, oil tank and ‘lean to’ shed attached to the barn. The existing storage capacity is approximately 250 sq m the Health and Safety report commissioned on behalf of the Club recommended 800 sq m should be provided.

• These changes will enhance the openness of the Green Belt in the location of the barn which sits adjacent to an existing bridleway and will dramatically enhance the setting of the listed building. Existing staffing levels include one head green keeper plus five full time and one part time member of staff. This is likely to be increased to six full time staff.

• Details of storage and green keeper facilities have been submitted for golf courses at Hindhead, Milford, Hankley Common, Bramley and Puttenham in all but one (Milford) the facilities measure between 478 sq m (5200 sq ft) and 552 sq m (6000 sq ft).

Relevant Policies

Surrey Structure Plan 1994 – Policies PE1, PE7

Surrey Structure Plan (Deposit Draft) 2002 – Policies LO4, SE8, DN14

Waverley Borough Local Plan 2002 – Policies C1, C3, D1, D4, LT7, LT9

Main Planning Issues

The main issues to be considered are whether the proposal conflicts with Council’s policies on Green Belt and AGLV and whether the proposal would materially affect the landscape character or amenities of the area.

Impact on the Green Belt

Within the Green Belt there is a presumption against inappropriate development. Council Policy C1 states that the construction of new buildings in the Green Belt is inappropriate unless it is for the essential requirements of amongst other acceptable uses ‘outdoor sports’. The text accompanying policy C1 concludes that any such development must be acceptable in terms of its layout, scale, impact, height, form and siting in accordance with Policy D4.

In re-submitting the proposal for the green keepers machinery store, the applicants have submitted a greater detail of supporting evidence seeking to justify the need for proposed development and overcome the previous reasons for refusal. The existing barn known as Potters Barn has, since the determination of the last application, been listed and planning permission for its conversion to residential use under ref WA02/0089 was refused in June 2002 on the grounds that a residential use of the barn was inappropriate development in the Green Belt and would have a detrimental impact on the AGLV.

The existing storage and green keeper facilities are contained within the listed barn and its immediate curtilage. A large ‘Marley’ type garage is used for storing some machinery - a timber shed structure and adjoining small outbuilding are used as an office and storage building. In front of the barn is a hardstanding beyond which there is an oil storage drum. The facilities are quite limited and on the whole of poor quality for servicing an 18 hole golf course. Site visits and inspections of golf courses in the Waverley area in assessing the submitted evidence have indicated that modern golf courses require at least double the enclosed storage floor area that is available at West Surrey Golf Course together with a need for more modern general facilities to meet with Health and Safety at work requirements. It is accepted that West Surrey golf club current green keeping facilities are very limited and substandard and there is need for additional improved facilities. The existing Potters Barn building is not suitable on its own to house the level of machinery and materials required to run a modern day golf course. Re-development of the barn and its curtilage for additional buildings would have a detrimental effect on the character and setting of this listed building.

The clubhouse is located in the north-west corner of the site accessed off Station Road and together with Potters Barn these are the only buildings within the golf course. Although the ideal location for any green keepers storage buildings would be for them to be sited close to the built form of the clubhouse and car parking area, in reality the space around the clubhouse is relatively limited, the clubhouse being surrounded by residential properties as well as the golf course itself.

Policy LT9 relating to golf course development requires that buildings should be in accordance with other Local Plan Policies and of a high quality design. The other policies relevant would be those relating to landscape and general environmental impact.

In respect of these policies the following considerations apply:-

• Scale and Decision

Although the structure is relatively large, the total floor area of covered storage area is not dissimilar to that provided and approved at other neighbouring golf courses. Golf courses such as Hindhead, whilst having similar covered floor space to that currently proposed, have the floor space contained in a number of buildings surrounding a courtyard. A similar proposal on the application site would result in a larger compound of buildings and would have a greater visual impact on the surrounding area than one single purpose built building.

•

Suitable existing buildings are utilised

The applicants have agreed to continue the use of the listed building for storage of machinery and seed and as part of the proposal, they would be willing to demolish a number of outbuildings and recent additions to what is now a listed building so as to improve the character and setting of the listed barn. The outbuildings are, on the whole, substandard and do very little to preserve the character and setting of the listed building. A separate listed building consent would be required for the demolition.

•

Safeguard the natural environment

The proposed green keepers facilities would be sited within a space that is currently used as occasional car parking and enclosed for the most part by trees screening the area from both the golf course as well as offering some screening from the bridlepath. Additional landscaping around the proposed site would further reduce the impact of the proposed building on its surroundings. Although the application site falls within an Area of Great Landscaping Value, the building is of a design that is seen in rural areas and with additional landscaping will be screened from the golf course and surrounding views.

The change in circumstances of the existing barn, its listing and retention for its existing use, together with the additional information demonstrating the need for additional new facilities for green keeping purposes for the golf club are considered to overcome the previous reasons for refusal and approval is recommended.

Recommendation

That permission be Granted subject to the following conditions.

1. Standard surfacing materials (4.5)

2. Standard approval of materials (4.4)

3. Standard landscaping scheme (25.9)

4. The building hereby permitted shall only be used for purposes ancillary to the maintenance of the West Surrey Golf Course as set out in the application documents.

Reasons

1.&2. Standard Reason RC8 *(ensure that the proposed development does not prejudice the appearance of the locality) *(PE1, PE7) *(Policies LO4, SE8) *(Policies C1, C3, D1 and D4)

3. Standard Reason RC10

4. Standard Reason RC8 *(retain control over the development hereby permitted) *(PE1, PE7) *(Policies LO4, SE8) *(Policies C1, C3, D1 and D4).

* * * * *

B.3	WA03/1173 Mr & Mrs Chau 11.06.03	Installation of ventilation duct at 1 Park View, Milford Road, Elstead
	Grid Reference:	E: 490989N: 143592

	Parish:	Elstead Peper Harow
	Ward:	Elstead & Thursley
	Development Plan:	Within settlement in the MGB, AONB, AGLV
	Highway Authority:	No objections subject to conditions
	Drainage Authority:	No comments received
	Parish Council:	No objection.

Relevant Planning History

WA78/0773	Change of use of premises to hot food take away.	Granted Decision 28/07/78
WA79/1283	Fascia sign for fish and chip, hot food take-away shop.	Granted Decision Dated 30/10/79
WA02/2468	Installation of ventilation duct.	Granted 15/04/03

Description of Site/Background

The site is located on the southern side of Milford Road in a small parade of two shops. The premises are one half of a two-storey pair of semi-detached properties, with the ground floor in use as a Fast Food takeaway shop (a use falling within the A3 Use Class Order 1995), the first floor of the premises are in residential use by the applicants. The side access leads to the rear of the property.

To the East of the site are a small group of two-storey terraced houses fronting onto Milford Road. An existing extractor flue exists attached to the flank wall of the building, the flue extracts fumes from the chip fryer within the premises. Whilst no planning history exists for this flue, initial investigations indicate that the flue has been in place in excess of 10 years.

The previously approved flue (WA02/2468) was to run up the side of the building and be enclosed with a brick enclosure to screen the flue from the street. Due to the siting of existing drainage directly below the siting of the brick cladding required by a condition of this planning permission the provision of such cladding would be impractical.

The Proposal

The proposal is an amended scheme to that previously approved for an additional flue to the ground floor take-away shop to extract fumes and smells emanating from the kitchen. The current proposal is for the flue to be sited for most of its length within the existing building and only the upper most part of the flue to project out of the roof a height of 1 metre.

Submissions in Support

The applicant states that the proposed large diameter ducting is required to enable the correct air change in the kitchen particularly in view of the type of food cooked.

The noise vibration from the existing flue will be addressed by housing the fan motor within a solid structure.

Relevant Policies

Surrey Structure Plan 1994 – Policies EN1

Surrey Structure Plan (Deposit Draft) 2001 – Policies SE1

Waverley Borough Local Plan 2002 – Policies D1, D4 and S6.

Main Planning Issues

The main issues are considered to be as follows:-

· Impact of the proposal on the amenities of neighbouring properties.

The proposed flue is required to enable the extraction of kitchen exhaust gases from the hot food take-away premises. It is considered that the proposal will significantly reduce the current problems with cooking odours and smells emanating from the kitchen area. The flue extraction system incorporates an inbuilt fan and silencer to reduce noise and vibration nuisance to neighbouring occupiers. By siting the flue within the building and only having the uppermost part of the flue projecting 1m from the rear plane of the roof, the flue would not have a demonstrable impact on the existing building or the street scene. The current proposal would have significantly less impact on the visual amenities of the neighbouring property than the proposal approved under permission WA02/2468.

The applicants have indicated that they intend to address the problem with the vibrating existing fan noise by construct a solid structure around the fan. The environmental health officer has considered the proposal will improve the current problem experienced on site with odours and considers the proposal is acceptable subject to conditions.

Recommendation

That subject to the consideration of any representations within the notification period (expiry 11.7.03), permission be Granted subject to the following condition:

1. Details of the extraction and ventilation system must be provided incorporating details of grease filters and an approved form of odour control, appropriate for the type of food, which will be prepared and cooked on the premises.

Reason

1. Standard (RC11)

Informatives

1. There shall be no obstructions fitted to the terminal e.g. ‘Chinese hat’.

2. The rating level of any noise from any fixed plant shall not exceed the background noise level at the nearest noise sensitive property as determined by BS 4142: 1997 Method of Rating Industrial Noise Affecting Mixed Residential and Industrial Areas at any time.

* * * * *

B.4	WA03/1010 Vodafone Ltd 14.5.03	Erection of a replacement 18 metre telecommunication mast with ancillary antennas and dishes; extension to existing compound with additional cabinets and associated works following demolition of existing 15 metre mast on Land at Heath Farm, Heath Lane, Godalming

	Grid Reference:	E: 498034 N: 143152

	Parish:	Busbridge
	Ward:	Bramley Busbridge Hascombe
	Development Plan:	MGB, AGLV – outside developed area
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Parish Council:	Raise no objection to the application

	Consultations:	Godalming Town Council – objected to a similar application with regard to a 15m telecommunications mast on the same site. This was eventually allowed on appeal. The present application proposes to increase the height of the mast by a further 3m which will make an even bigger impact on an environmentally sensitive area. The Council objects to the application most strongly.
	Representations:	Four letters of objection, including one from Busbridge Junior School:- 1. Increased visual impact 2. May lead to further applications 3. Potential health hazard; close to school 4. Detract from character of the area

Relevant History

	WA00/029T	GPDO PART 24. Siting of a 15m telecommunications tower with associated antennas, dishes, cabinet and compound		Approval Refused 15.1.01 Appeal Allowed 8.11.01
	WA02/2264	Erection of a monitor mounted 20m telecommunications mast with ancillary antennae and dish within a fenced compound for a temporary period		Withdrawn 25.3.03

Description of Site/Background

The application site lies on a plateau to the north-west of a group of buildings at Heath Farm, situated to the south-east of the town of Godalming. The land rises gently from Heath Lane in the south towards the south. There are extensive views to the north over Godalming and the surrounding countryside.

To the south and south-east lies the Munstead Conservation Area, which contains a number of listed buildings and a historic garden. To the west along the Brighton Road is Busbridge Junior School, St John the Baptist Church and some residential properties which mark the fringes of the town.

The site is currently occupied by a 15m lattice tower facility (total height of 17.5m including antennas), operated by the mobile phone operator, Vodafone. This was allowed on appeal under application WA00/029T. Immediately to the west of the site is a tall mature Oak tree, and is a group of other trees further to the south.

The Proposal

This application has been submitted on behalf of the mobile phone operator, Orange, to share the facility.

The development comprises the redevelopment of the existing 15m lattice mast with a new 18m lattice mast. The ‘existing’ six Vodafone antennas would be relocated towards the top of the mast and three additional antennas for Orange would be installed at a height of 14m. In addition, four transmission dishes would be installed on the tower.

It is also proposed to enlarge the existing compound by some 18sq.m. further to the north.

Submissions in Support

In support of the proposal, the applicant’s agent has submitted the following information:-

1. A planning statement which sets out the need for the site; siting and appearance of the installation; the consideration of alternative sites; reference to Development Plan policies.

2. General information on ‘radio system’ planning.

3. Certificate of Conformity with ICNIRP Guidelines on radio emissions.

4. A photo-montage of the existing and proposed installation from the Brighton Road (west) direction.

5. The agent explains that Orange requires this site to provide improvements to their existing 2G Network and in order to facilitate the rollout of the new 3G Network.

6. In order to minimise the impact of the proposal, the applicants have proposed to construct a replacement structure over the site of the existing. It is argued that there would be no significant change to the height and subsequent impact of development on the site.

Relevant Policies

Surrey Structural Plan 1994 – PE2, PE7, PE12, DP8.
Surrey Structure Plan (Deposit Draft) 2002 – LO4, SE4, SE5, SE8.
Waverley Borough Local Plan 2002 – C1, C3, D11, HE8.

Main Planning Issues

The main issue to be considered is the need to balance the environmental impact of the development and the technical need for the proposal.

It should be noted that a telecommunications facility already exists on the site. The issue is therefore whether, in visual terms, the current proposal would have any additional impact on the locality, the wider landscape and to local residents.

On the Green Belt issue, it is considered that the proposal would result in some additional impact on the openness of this part of the Green Belt. This is due to the enlarged compound and slightly bulkier and higher structure. However, it is not felt that this proposal would cause significant additional harm to the visual amenities of the locality.

On the landscape issue, the site is located within an Area of Great Landscape Value where policies seek to preserve and enhance the existing character. The existing installation is not easily seen from any important location, although the head antennas and lower part of the lattice can be glimpsed above and beneath the foliage of nearby trees. The existing structure would, of course, become more visible during the months of leaf fall. The current proposal would raise the lattice work between the head antennas, add clutter of apparatus at intermediate levels and increase the area of the base compound. Viewed from the north and west, the proposal would become more visible above the surrounding trees/foliage but the actual overall height increase would only be from 17.5m to 18m as the antennas are affixed to the main structure. Whilst it is accepted that there would be some additional visual impact, and the difference will be perceptible, this would not be all that great.

The Munstead Conservation Area is located to the south and east of the site. Again there is a significant degree of tree cover in this direction and given the distance involved, it is not felt that the current proposal would have any discernibly greater impact from this direction. It is therefore felt that the setting of the Conservation Area would be satisfactorily preserved by this proposal.

On the issue of need, the applicants have identified the requirement for a further facility to serve the area. The nearest Orange facility is at Aarons Hill to the west of the town. The site would appear to fill a gap between existing sites and thereby coverage and capacity to the area. Based on the technical information provided, there would appear to be a reasonable need for the proposal.

The Council sought to resist the existing facility but it was allowed on appeal. The Inspector concluded that the need for that proposal and the lack of less visually intrusive alternative sites outweighed the limited visual impact of the proposal on the character and appearance of the area. The Council may still wish to argue that the appeal proposal caused material harm, but the Council now needs to consider the merits of the current proposal.

The officers feel that the redevelopment of the current site, having regard to the limited visual impact that would result, is preferable to a second site elsewhere and lead to a proliferation of masts. This is not to say that an even larger mast on this site would necessarily be acceptable. The residents have raised comment in relation to the impact upon health of the new installations. However, government advice is quite clear on this issue in that provided applicants submit a Certificate of Compliance with the ICNIRP guidelines then there should not be a need for the Local Authority to question the health implications of the proposal. The applicants have indeed submitted such a Certificate.

Moreover, having regard to the juxtaposition with neighbouring properties, it is considered that there would be no overriding objection to this proposal on grounds of impact upon residential amenity.

The officers therefore consider that the balance is in favour of the proposal and that it would not cause such significant additional visual harm to the visual character and appearance of the area to warrant a refusal of permission.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard Approval of Materials (4.4)

2. Standard Landscaping Scheme (25.9)

Reasons

1-2. Standard (RC4) *1(the character and amenities of the area) *2((PE2, PE7) *3(LO4, SE6) *5(C1, C3)

* * * * *

B.5 B.6	WA03/0733 Barlows 01.04.03 WA03/0902 Barlows 25.04.03	Change of use of ground floor from residential (Class C3) to office (Class A2 financial and professional services) at Church House, Church Street, Godalming Application for Listed Building Consent for internal and external alterations at Church House, Church Street, Godalming
	Grid Reference:	E: 496847N: 143973

	Town:	Godalming
	Ward:	Godalming South East
	Development Plan:	Town Centre TC3, Conservation Area, Listed Building
	Highway Authority:	No objections
	Drainage Authority:	No comments received
	Town Council:	No objection to the proposals subject to the historic buildings officer being satisfied with the proposed alterations to the listed building.

Relevant Planning History

WA78/0679	Provision of additional office accommodation (Listed Building Consent)	Granted Decision 06/10/1978
WA78/0679	Use of courtyard flat as offices and record stores, use of first floor flat as offices.	Granted Full Permission 03/11/1978
WA94/0093	Erection of a single storey extension	Granted Full Permission 09/03/1994
WA94/0094	Application for listed building consent for erection of a single storey extension.	Granted Full Permission 09/03/1994

Description of Site/Background

The property is a large detached two-storey building sited on the west side of Church Street. The property is in use as a solicitor’s office and falls within the A2 use class. The property is sited towards the northern end of the Town Centre in an area characterised by a mixture of uses including office, Retail A1 and A2 as well as C3 residential properties. The premises remain just outside the Godalming Central shopping area. The property is a Grade II Listed Building. The self –contained flat is vacant previously occupied by a person with no connection to the solicitors practice operating in the rest of the building.

The Proposal

The bulk of the premises at ground and firsts floor level are in use as solicitors’ offices falling within the A2 use class. At the rear of the property at ground level a small self-contained one-bedroom garden flat exists, measuring 70sq.m. The proposal is to convert the residential accommodation to additional A2 office space in conjunction with the remaining solicitors practice. The new floorspace would be used as an office and a new waiting room. The office would be separated from the waiting room area by a new partition wall clad with oak panelling, details of which are to be submitted as part of a condition.

A new enclosed porch area is proposed at the rear of the premises.

Relevant Policies

Surrey Structure Plan 1994 – Policies DP17, PE12

Surrey Structure Plan (Deposit Draft) 2002 – Policies LO3, SE5

Waverley Borough Local Plan 2002 – Policies D1, IC2. HE4, H8, H9, TC1

Main Planning Issues

The main issues are considered to be as follows:-

· The loss of a residential unit of accommodation and the impact of the residential conversion on the Town Centre.

• The impact of the proposed conversion on the character and appearance of the listed building.

Church Street is characterised by a mixture of commercial uses in the form of A1, A2 and office uses as well as residential properties. The property falls within the Town Centre of Godalming, Local Plan Policy TC1 seeks to encourage a mix of uses which contribute to the vitality and viability of town centres and encourage and retain residential accommodation in appropriate locations. Policy TC3 encourages investment in Town Centres that would improve the attraction.

The current proposal seeks to convert the small residential unit of accommodation from residential to additional accommodation for the solicitors practice. Local Plan Policy H8 (Retention of Residential Land and Buildings) objects to the net loss of residential accommodation unless there are exceptional circumstances. The small residential flat has in the past been used by staff associated with the solicitors practice and is not ideally located as a self-contained flat as it is surrounded on most sides by the commercial practice. As such it is considered that a satisfactory residential environment cannot be maintained or achieved and the loss of the residential unit of accommodation would not be contrary to policy H8.

It is not considered that the proposal conflicts with the Town Centre Policies TC1 or TC3.

There are no listed building concerns in respect of the proposal

Recommendation

WA03/0733

That permission be GRANTED.

WA03/0902

That consent be GRANTED subject to the following conditions:-

1. Standard Approval of Details (23.2) *(detailed drawings of internal partition in office A).

2. Standard Matching Materials (23.19) *(brick) *(colour, texture, face bonding and pointing).

3. Standard Rainwater Goods (23.29) (cast iron).

4. Before work begins, the underlying fabric of the wall between the reception and new waiting area, shall be investigated. Sample areas of plasterwork shall be revealed and inspected by the Local Planning Authority. Further removal of fabric may proceed only with the written approval of the Local Planning Authority.

Reasons

1-4. Standard RC20

* * * * *

B.7	WA03/0833 Mr S R Parrott 25.04.03	Change of use from office to a single dwelling 22 Church Street, Godalming
B.8	WA03/0834 Mr S R Parrott 25.04.03	Application for Listed Building Consent for alterations 22 Church Street, Godalming
	Grid Reference:	E: 496851 N: 143924

	Town:	Godalming
	Ward:	Godalming South East
	Development Plan:	Town Centre, TC3, Conservation Area, Listed Building
	Highway Authority:	No objections
	Drainage Authority:	No comments received
	Town Council:	No objection to the proposals subject to the historic buildings officer being satisfied with the proposed alterations to the listed building.
	Representations:	The occupier of the adjoining property comments:- 1. The two buildings No. 22 and No. 24 have always been very much integrated. 2. Note that no substantial changes are to be made. 3. No objection to the proposal.

Relevant Planning History

	WA84/0497	Change of use from office to Language Training Centre		Granted Decision 02.05.84
	WA87/1198	Continued use of premises as Language Training Centre. (renewal of Temporary Permission WA84/0497)		Granted Full Permission 03.08.87

Description of Site/Background

The property is a three storey double fronted building forming part of a terrace of properties sited on the west side of Church Street. Although having a relatively wide frontage of 11m the property only has a maximum depth of 7.5m. The property is a Grade II listed building. The property is sited hard up to the pavement with the front door accessing directly onto the pavement. The building is currently in B1 (Office) use measuring some 190sq.m of office space. The property is sited towards the northern end of the Town Centre in an area characterised by a mixture of uses including office, Retail A1 and A2 as well as C3 residential properties.

The Proposal

The proposal is to convert the current office use to a single family 4 bedroom dwelling house. At ground floor level a kitchen and dinning room are proposed where two office rooms currently exists. The WC for the office at the rear of the property would be removed to make way for a store and utility rooms. At first floor level two bedrooms and a bathroom are proposed and at second floor level a further two bedrooms and a bathroom are proposed. The internal works to convert the property to residential use will only involve the removal of partition walls.

Relevant Policies

Surrey Structure Plan 1994 – Policies DP17, PE12

Surrey Structure Plan (Deposit Draft) 2002 – Policies LO3, SE5

Waverley Borough Local Plan 2002 – Policies D1, IC2. HE4, H9, TC1, TC3

Supporting submissions

· The building is an attractive town house in a scenic and historic part of Godalming, towards the lower end of Church Street amongst many residential properties.
· The property was built in the late 1800’s as a residential property, more recently converted to office use. The layout of the property over three floors lends itself more to residential than commercial.
· The existing occupiers Stoneways Insurance Services would move to another office in Godalming.
· There is an ample supply of purpose built offices in the vicinity.
· Whilst there are no parking facilities within the curtilage of the property there is ample public parking nearby. A residential property in any event generates a lower parking requirement than an office use.
· The planned alterations to convert the property to residential use are minimal and will not alter the character of the building in any way. The new doors being fitted will be in keeping with the property and will be installed sympathetically.

Main Planning Issues

The main issues are considered to be as follows:-

· The impact of the residential conversion on the Town Centre and neighbouring properties.
· Loss of commercial land
· The impact of the proposed conversion on the character and appearance of the listed building.

The immediate area is characterised by a mixture of commercial and residential properties. The property falls within the Town Centre of Godalming, Local Plan Policies TC1 and TC3 seeks to encourage a mix of uses which contribute to the vitality and viability of town centres and encourage and retain residential accommodation in appropriate locations. The proposed use would not conflict with town centre policies.

A residential use of the premises is considered more appropriate than an office use. There are a number of properties in close proximity to the site in residential use and the proposal is not considered to be out of keeping in the immediate area. The existing use has no off street parking, the proposed residential use would require fewer car parking spaces than the existing use and as such no objection has been raised on highways grounds.

Council Policy IC2 seeks to safeguard suitably located industrial and commercial land. Although the property lies close to residential areas and is conveniently located to the town centre as required by the above policy, the property was originally designed for residential purposes. The accepted convention on historic buildings is that they should ideally be in use for the purpose they were designed and in this case a residential dwelling house. Retaining this property in a commercial use would result in pressure for alterations such as disabled accesses, lifts and air conditioning, which would in due course impact on the character and appearance of the building. There are a significant number of purpose built office buildings in the near vicinity many of which are currently vacant. The applicants have stated their preference to move to a more modern office facility in the area. It is therefore considered that there are exceptional circumstances for the grant of permission for the change of use.

The current proposal seeks to convert the property from an office use to a residential single family dwelling house. The building dates back to the early-mid C19 and was originally built as a residential dwelling house and in more recent times converted to commercial use. The proposed works to convert the property are relatively minor and would in no way detract from the appearance of this listed building.

Recommendation

WA03/0833

That permission be Granted.

WA03/0834

That consent be Granted.

* * * * *

B.9	WA03/0150 Mr G La Costa 20.1.03	Erection of extensions and alterations at Hambledon Park (formerly Rock Hill House), Rock Hill, Hambledon (as amplified by letter dated 14.3.03 and plans received 31.3.03)

	Grid Reference:	E: 496751 N: 138506

	Parish:	Hambledon
	Ward:	Witley and Hambledon
	Development Plan:	MGB, AONB, AGLV. Outside settlement area. Conservation Area.

	Highway Authority:	No requirements – Rights of Way Officer– No observations.
	Drainage Authority:	No requirements
	Parish Council:	“Despite the absence of any information regarding the cumulative increase, it would appear that the proposal far exceeds the permitted increase in floor space for extensions (policy RD2 Waverley Local Plan 2002). The Parish Council also objects strongly to the bulk and height of the proposal which, if allowed, will have a serious and adverse impact on the openness of the Green Belt and spoil what is presently an unobstructed view from the Greensand ridge across the Weald to the South Downs. Finally, the Parish Council queries whether what is proposed is extensions and alterations or would more accurately be described as a replacement dwelling”. Recommend retention of the present name – Rock Hill House.
	Representations:	11 letters have been received, objecting on the following grounds :- - The current house, designed by Lady Casson, has architectural merit. The building is unique and fits unobtrusively into the park setting. The proposals would destroy its character. Within Conservation Area, view as to whether it is worthy of listing. - The proposed alterations are not viewed as being an improvement over the existing building. The character of the house would be lost. It would be impossible to identify the fabric of the existing building. - Non-compliance with Policy RD2 – disproportionate in terms of bulk, massing, floor area and height. Design does not reflect the local distinctiveness of the area and would be more intrusive within the landscape. - Concerns over the height of the first floor/roof and impact on neighbouring amenity/ loss of privacy. The proposed roof would be more visible, affecting outlook. - Confusion resulting from re-naming of the house to “Hambledon Park” – a property of this name already exists.

Relevant History

WA95/1493	Erection of a carport	Permitted 28.12.95

WA96/0664	Erection of an extension to existing outbuilding to provide additional cart shed	Permitted 27.6.96

WA96/1591	Erection of a carport; construction of a new access and access drive	Permitted 21.2.97

Description of Site/Background

Hambledon House, formerly known as Rock Hill House, is a substantial, detached property measuring 474 sq metres in floor area and situated within extensive grounds on the east side of Hambledon Road in Hambledon village. The property, designed by Lady Casson in the 1960’s, is of a contemporary design and distinctive example of a house of that period, characterised by flat roofs and modern materials. It is unique in Hambledon, in comparison to the more traditional style of properties within the village. The house itself and part of the garden area to the west are located within the Hambledon Conservation Area while the remainder of the site is outside.

The Proposal

The proposal involves extensions and alterations to the existing house. It will include increasing the height of the property to form a two storey pitched roof design, characteristic of a traditional Surrey property. The height of the existing flat roof is 6.5 metres in comparison to the proposed new pitched roof design, which would be 7 metres to the eaves and 11.5 metres to the ridge at the highest points. The external materials will change from that of a modern type to traditional brick and tile. The footprint will not be materially altered. The total increase in floor area will be 182 sq metres, mainly as a result of the proposed first floor accommodation.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE2, PE7 and PE12
Surrey Structure Plan (Deposit Draft) 2002 – Policy LO4, SE8, SE5
Waverley Borough Local Plan 2002 – Policies C1, C3, HE8 and RD2

Main Planning Issues

The site is located within the Metropolitan Green Belt, an Area of Outstanding Natural Beauty and an Area of Great Landscape Value, outside of any settlement, wherein rural planning policies place strict restraint upon development. The site is also within the Conservation Area wherein development must preserve or enhance the character of the Conservation Area.

Due to the extent of the work proposed, it should be noted that planning permission is sought for extensions and alterations only. Following consultation with the Building Control Section, officers consider that the alterations could be carried out without demolishing the building and that the proposed scheme would be feasible in a structural capacity.

The following factors are material considerations :-

1. Compliance with the rural extension Policy RD2 of the Local Plan is a fundamental consideration;

(a) The proposal amounts to an increase of some 38% over the size of the original dwelling. Therefore, the proposal falls below the recommended upper limit of 40% increase in floor area within the Policy.

(b) However, there would be a significant change to the scale and character of the building as a result of the proposal. Visually, the proposal is dramatically different in design and size and the overall massing and height would be much greater than the original dwelling. The addition of more substantial first floor accommodation and a pitched roof increases the height by 5 metres. The height of the original flat roof at its highest point is 6.5 metres compared to 11.5 metres to the ridge of the proposed pitched roof. In view of this, the proposal would arguably appear disproportionate in size in relation to the original dwelling.

2. In the case of this particular scheme, Officers consider that there are very special circumstances which outweigh the concerns in terms of the increased bulk, scale and height. The proposed alterations would result in the removal of a non-vernacular building from the Conservation Area and the rural landscape. The scheme is considered to be of a more appropriate and traditional in design for the area, reflecting the local “Surrey” vernacular style and would be more in keeping with the character of the area.

3. The proposed scheme would be a larger building, the result of which would arguably make it appear more prominent within the landscape. However, the property is positioned on an area of lower land within a dip in the park. It is not visible from the main road and there are no public footpaths/bridleways within the site. As a result, even the increased size and height, would not make the building any more intrusive than the existing dwelling. It is arguable that the proposed extensions and alterations to the dwelling would result in an improvement over the original building The more traditional style of architecture would visually enhance the landscape of the park and, moreover, be more in keeping with the character of the landscape in this area.

4. The proposal will involve a major re-modelling of the existing building to the extent that the existing design and form would be radically changed. Concerns have been expressed that this may be an inappropriate treatment of a building of merit by a known architect. Members should be aware that the question of whether the building is listable has been considered but, to date, there has been no confirmation of this. The judgement remains as to whether this proposal satisfactorily enhances the character and appearance of the Conservation Area. It is a matter of visual judgement but the Officers’ consider that the proposal would meet the statutory test. The proposal would provide an attractive replacement of the existing building which would satisfactorily enhance the landscape and Conservation Area.

5. The Officers do not have any overriding concerns in relation to trees on the site. However, it is recommended that general tree protection measures are carried out, if permission is granted.

6. The concerns raised by neighbouring occupiers are noted. However, it is considered that there would be no material impact upon residential amenity nor upon the character of the area.

Conclusions

It is the Officers’ opinion that the proposal fails to comply with Policy RD2 Criterion (a) of the Local Plan due to the striking change in scale and height. However, in this instance the visual benefits of the improved design are considered to represent special circumstances which justify making an exception to policy. If permitted, the proposal would represent a departure from the development plan and therefore if members wish to support the scheme it must be referred to the Development Control Committee for consideration.

Recommendation

That it be recommended to the Development Control Committee that, subject to the completion of departure procedures, permission be GRANTED subject to the following conditions :-

1. Standard approval of materials (4.4)

2. Standard larger sites where trees may or may not be affected (25.7)

3. Standard services (25.4)

4. The extended garage, hereby permitted, shall only be used for purposes of parking and domestic storage and shall not be used for habitable accommodation without the prior written approval of the Local Planning Authority.

5. The new roof area, hereby permitted, shall not be converted to habitable accommodation without the prior approval of the Local Planning Authority.

6. No new windows, including rooflights shall be inserted into the new roof without the prior written approval of the Local Planning Authority.

Reasons

1. Standard (RC12)

2&3 Standard (RC4) - *(long term health of the tree or trees concerned in order to protect visual amenity)

4–6. Standard (RC9) - *(restrictive policies which apply in this area) *(PE2 and PE7) *(C1 and C3)

Informative

1. For the avoidance of ambiguity, the applicant is advised that the permission hereby granted relates to the erection of extensions and alterations only. This permission does not relate to the complete demolition of the existing dwelling nor the erection of a new dwelling. Such works would need to be the subject of a fresh planning application and would be unlikely to comply with the Council’s Local Plan Policy for replacement dwellings.

* * * *

B.10	WA03/0213 Mr N J Ward 28.1.03	Retention of boundary fence together with non-compliance with Condition 6 on WA00/0646 regarding maintaining hedge at Charters, Hookley Lane, Elstead

B.11	WA03/0214 Mr R A Brook 28.1.03	Retention of boundary fence together with non-compliance with Condition 6 on WA00/0646 regarding maintaining hedge at Beech Cottage, Hookley Lane, Elstead

	Grid Reference:	E: 491269 N: 143502

	Parish:	Elstead
	Ward:	Elstead, Peper Harow, Thursley
	Development Plan:	MGB, AONB, AGLV - Within settlement area
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Parish Council:	“The Council object to this application on the grounds that the hedge should be replaced as it is in better keeping with the rural area.”

	Representations:	3 letters have been received objecting on the following grounds :- 1. Loss of visual amenity – the fence has a hard appearance, not in keeping with the rural character of the village of Elstead. 2. Nature conservation – decline in the bird population and shelter and habitat for wildlife affected. 3. The adjacent property “Cornerways” has deliberately retained the hedge on the roadside and erected a fence behind it. 4. All objectors wish to see the hedge reinstated. 5. The type, style and appearance of the fencing are unattractive and intrusive. 6. The fence is 5 feet lower than the hedgerow and detracts from privacy to Bluebell Cottage. 7. The fence encroaches onto the footpath/verge. 8. Planning permission for the two properties would possibly not have been granted had the removal of the hedge been part of the original application. 9. Noise levels – hedges absorb and filter noise, the fence bounces the road noise off it.

Relevant History

WA83/0375	Outline application for the erection of 3 detached dwellings, following demolition of existing buildings	Refused 27.4.83

WA83/0376	Outline application for the erection of 2 detached dwellings following demolition of existing garage	Refused 27.4.83

WA99/1873	Erection of 2 detached dwellings following demolition of existing dwelling and outbuildings	Refused 9.3.00

WA00/0646	Erection of 3 dwellings following demolition of existing dwelling and garages/outbuildings	Permitted 22.6.00

Description of Site/Background

“Charters” and “Beech Cottage” are new dwellings positioned on land between Hookley Lane and Milford Road. The frontages of the properties face onto Hookley Lane, with the gardens, which serve the dwellings, extending to Milford Road at the rear. Milford Road, the B3001, is a main throughfare into the village of Elstead. The character of the area is semi-rural. The originating permission for these dwellings (WA00/0646) included a condition (No. 6) requiring the prior approval of all screen walls and fences by the Local Planning Authority. In September 2002, it was brought to the Council’s attention that the existing hawthorn hedgerow along the Milford Road boundary had been removed and 1.8 metres close board fencing had been erected in its place.

The Proposal

Planning permission is sought retrospectively to retain the fencing erected on the rear boundaries of “Charters” and “Beech Cottage”. WA03/0213 seeks permission for the section behind “Charters” and WA03/0214 for the section behind “Beech Cottage”

The fencing has a total length to the Milford Road frontage of some 25 metres. The fencing has a total length of 10 metres to the rear of “Charters” (WA03/0213) and 14 metres to the rear of “Beech Cottage” (WA03/0214). It is shown to measure between 1.65 metres and 1.8 metres on the submitted plans.

Submissions in support

The applicants have submitted the following comments in support of the proposals :-

1. Staining the current fence to a shade in-keeping with other fences in the road.

2. Planting climbers, such as ivy, will provide complete coverage of the fence.

3. The previous hedge was at best “patchy” and virtually non-existent.

4. The fence provides privacy and a barrier against traffic noise.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE2, PE7 and RU1
Surrey Structure Plan (Deposit Draft) 2002 – Policies LO4, LO6, SE4, and SE8
Waverley Borough Local Plan 2002 – Policies D1, D4, C1, C3 and RD1

Main Planning Issues

The site is within the defined settlement area of Elstead wherein new development can be acceptable in principle, subject to its impact upon visual and residential amenity. The main issues relate to the impact of the erected fencing on the visual amenity of the streetscene and the character of the village. The following are material planning considerations :-

• The applications are retrospective. The fencing has been erected without the consent of the Council contrary to Condition No. 6.

• The site is adjacent to a highway. Planning permission is required for any fencing, which is more than 1 metre in height adjacent to a highway.

• The fencing is considered by officers to be detrimental to visual amenity. The close-board fencing has a harsh effect on the streetscene, which is semi-rural in character. The previously existing hawthorn hedging was a typical feature along this stretch of road at the entry to the village leading up to the village green. It is considered that the removal of the hedge and its replacement by fencing has an adverse impact upon the character and amenities of the area.

• Although it has been proposed that the fence could be covered with ivy, this is not considered to be a suitable substitute for the previous hedging. Moreover, the ivy grown on the fencing would still remain out of keeping with the character of the streetscene. It would not, in the Officers view, appear as natural and well integrated with the existing streetscene character as the previously existing hawthorn hedging which is predominant along this stretch of road.

• It is noted that local residents believe the fence could be upon the highway verge. However, an on-site assessment has revealed that the fence appears to be within the application sites.

• Following consultation with Waverley’s Tree Officer, it is considered that in order to retain the character of the streetscene, a hawthorn and holly hedge should be reinstated in line with the existing hedgerow at the adjacent “Cornerways”. In the Officers’ view, it would be possible to erect a fence at both “Charters” and “Beech Cottage” providing that it is set behind a replacement hedge. This would be consistent with the arrangement achieved at the neighbouring property “Cornerways”, and would allow privacy and security to be maintained in a more environmentally sensitive way.

• However, the fence, the subject of these current applications, and in the position currently erected, is not considered to be acceptable.

Recommendation

B.10 WA03/0213

That permission be REFUSED for the following reasons :-

1. Standard wider amenity impact (R 5.4) - *(form and prominence) *(character of the area and streetscene)

B.11 WA03/0214

That permission be REFUSED for the following reasons :-

1. Standard wider amenity impact (R 5.4) - *(form and prominence) *(character of the area and streetscene)

* * * * *

COMMS/CENTRAL/2003-04/008

36607

CENTRAL 36

SCHEDULE 'C' TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
9TH JULY 2003

Applications determined in accordance with the approved terms of delegation to the Director of Planning and Development.

Background Papers (DoPD)

There are no background papers (as defined by Section 100D(5) of the Local Government Act 1972) relating to this report.

Plan No. Applicant	Development Proposed Site Description	Decision
WA03/0236 Mr and Mrs Bajer	Alterations to roof to provide a loft conversion (as amplified by letters dated 12/02/03 and 14/02/03) at 5 Clockhouse Cottages, Enton Hall, Water Lane, Witley	GRANTED
WA03/0385 Mr & Mrs Shubrook	Change of use, alterations to existing barn to provide 1 unit of independent holiday accommodation (as amplified by letter dated 14/3/03 and amended by letter dated 21/5/03 and plans received 23/05/03) at Thundry Farm, Farnham Road, Elstead	GRANTED
WA03/0386 Mr & Mrs Shubrook	Application for Listed Building Consent for alterations to barn (as amended by letter dated 21/5/03 and plans received 23/5/03) at Thundry Farm, Farnham Road, Elstead	GRANTED
WA03/0511 M Mackay	Use of land for private equestrian use together with the erection of a stable block at Land at Woodside Farmhouse, Lower Ham Lane, Elstead	GRANTED
WA03/0613 Mr & Mrs Fenton	Erection of a building to provide double garage and machinery store (revision of WA02/1954) (as amended by plans received 13/05/03) at 102 Busbridge Lane, Godalming	GRANTED
WA03/0622 Mr & Mrs Butwell	Erection of a first floor extension (as amended by letter dated 12/06/03 and plans received 16/06/03) at 60 Silo Drive, Godalming	GRANTED
WA03/0763 Mr & Mrs M Kefford	Erection of a two storey extension (as amended by letter dated 10/06/03) at Larksbere Cottage, Mark Way, Godalming	GRANTED

WA03/0771 T Sewry	Erection of extensions and alterations to existing bungalow to provide a chalet bungalow (revision of WA02/2485) at 43 Birch Road, Godalming	GRANTED
WA03/0878 K Morley	Variation of Condition 1 of WA02/0297 (condition: use for a period of 1 year only) to allow the continued use for a further period of 3 years at Unit 1 of Building G, Marsh Farm, Station Lane, Enton, Godalming	REFUSED
WA03/0804 Mr & Mrs P Wilson	Erection of a single storey extension following demolition of existing single storey extension (as amended by plans received 5/6/03) at Little Munstead, North Munstead Lane, Busbridge, Godalming	GRANTED
WA03/0819 Charterhouse School	Application for Listed Building Consent for internal alterations to Bird Museum to provide computer/IT suite together with the provision of air conditioning units at Old museum Block, Charterhouse School, Charterhouse Road, Godalming	GRANTED
WA03/0827 Mr & Mrs A Fomin	Erection of a detached garage/store (as amplified by letter 29/05/03) at Pushkin Place, Meadrow, Godalming	REFUSED
WA03/0847 The Governors	Siting of two attached portable classrooms for a temporary period (renewal of WA00/0515) at St Hilarys School, Holloway Hill, Godalming	GRANTED
WA03/0866 J Hedgecock	Extension and alteration to roof to provide loft conversion at Sunrise, Roke Lane, Witley, Godalming	GRANTED
WA03/0883 V Hurley	Erection of a two storey extension following demolition of existing garage and conservatory at 1 Mare Hill Cottage, Roke Lane, Witley, Godalming.	GRANTED
WA03/0884 Mr & Mrs A Banks	Erection of an extension and alterations to existing detached self-contained accommodation ancillary to Barnacle Edge (revision of WA02/0840) at Barnacle Edge Cottage, Sandhills, Wormley, Godalming	GRANTED
WA03/0916 Mr & Mrs Coles	Erection of a link extension at Upper Ridgeway Farm, Sailors Lane, Thursley	GRANTED

WA03/0918 Mr & Mrs Barnett	Erection of a single storey extension (revision of WA02/2482) at 10 Bramswell Road, Godalming	GRANTED
WA03/0919 Mr & Mrs Hales	Erection of extensions following demolition of existing garage (as amended by drawing received 9/5/03) at 77 Miltons Crescent, Godalming.	GRANTED
WA03/0939 Mr & Mrs Housden	Erection of a conservatory at 32 Quartermile Road, Godalming	GRANTED
WA03/0947 Mr & Mrs Garland	Erection of a conservatory at 12 Silver Birches Way, Elstead, Godalming	GRANTED
WA03/0950 The Governors	Erection of an infill extension and alterations to elevations of classroom block at St Marks Church of England Aided Primary School, Franklyn Road, Godalming	GRANTED
WA03/0966 A Steele	Erection of an extension and alterations to existing detached garage to provide additional storage areas (as amended by letter dated 27/05/03 and plan received 29/05/03) at Woodcourt, Knoll Road, Godalming	GRANTED
WA03/0993 Mr & Mrs A Kirby	Erection of a single storey extension at 18 Milford Lodge, Milford, Godalming	GRANTED
WA03/1064 Mr Donal Morony	Outline application for the erection of a terrace comprising of 4 dwellings for staff accommodation following demolition of existing garages at Land adjacent to 1 Staff Houses, Petworth Road, Wormley	WITHDRAWN
WA03/0053 Mr & Mrs Voisin	Erection of an extension and alterations together with the relocation of existing outbuilding (as amended by drawings received 15/4/03) at Westbrook, Westbrook Road, Godalming	GRANTED
WA03/0055 Orange PCS Ltd	Installation of telecommunication antennae and ancillary equipment (as amended and amplified by letters dated 20/2/03, 17/3/03 and 15/5/03 and plans received 21/2/03 and 19/3/03 at The White Horse, Godalming Road, Hascombe, Godalming	REFUSED

WA03/0056	Application for Listed Building Consent for the installation of telecommunication antennae and ancillary equipment (as amended and amplified by letters dated 20/2/03, 17/3/03 and 15/5/03 and plans received 21/2/03 and 19/3/03) at The White Horse, Godalming Road, Hascombe, Godalming	REFUSED
WA03/0371 Mr & Mrs Williams	Erection of a replacement dwelling, garage and studio/log store following demolition of existing dwelling, garage and outbuildings (as amplified by letters dated 24/03/03 and 11/4/03) at Hounmere House, Houndown Lane, Thursley	REFUSED
WA03/0488 Mr & Mrs Charles	Erection of extensions and alterations (as amended by letter dated 9/5/03) at Bracken Hill, Pitch Place, Thursley	GRANTED
WA03/0554 Mr & Mrs Burgess	Erection of a building to provide 12 flats following demolition of existing dwellings and outbuildings at 8 and 10 Shackstead Lane, Godalming	REFUSED
WA03/0561 M Routledge	Erection of a barn to provide hay/straw and feed storage at Paddock Woods, Petworth Road, Wormley	REFUSED
WA03/0563 S P Worthy & L Oversby	Erection of a two-storey extension at 1 Roke Lane Cottages, Roke Lane, Witley	GRANTED
WA03/0583 Mr & Mrs M Fuller	Erection of a two storey extension (as amended by plan received 24/4/03) at Tudor Cottage, Gasden Lane, Witley	GRANTED
WA03/0584 Mr & Mrs M Fuller	Application for Listed Building Consent for the erection of a two storey extension (as amended by plan received 24/4/03) at Tudor Cottage, Gasden Lane, Witley	GRANTED
WA03/0621 Mr & Mrs B Kirkwood	Erection of a detached treble garage at Heath House, Roke Lane, Witley	REFUSED
WA03/0631 Mr & Mrs Parsons	Erection of extensions and alterations at 15 Parkfield, Godalming	REFUSED
WA03/0633 Dr & Mrs Bell	Erection of extensions and alterations at 4 Quartermile Road, Godalming	GRANTED

WA03/0649 World of Water	Consent to display illuminated signs at Haslemere Garden Centre, Haslemere Road, Brook	REFUSED
WA03/0662 Mr & Mrs Cooper	Alterations to roof to provide dormer windows following demolition of existing dormer at Bonnie Brae, Butts Lane, off Croft Road, Godalming	GRANTED
WA03/0686 WA Parrott	Erection of a single storey extension and alterations at 34 The Horseshoe, Godalming	REFUSED
WA03/0687 Mr & Mrs Nicholls	Construction of a dormer window (as amended by letter dated 15/5/03 and plans date stamped 15/5/03) at 14 Meadrow, Godalming	GRANTED
WA03/0688 Mr & Mrs C Ballam	Erection of a conservatory following demolition of existing conservatory at 8 Broomfield, Elstead	GRANTED
WA03/0689 Charterhouse	Consent to display illuminated signs on Land at Charterhouse School, Hurtmore Road, Godalming	REFUSED
WA03/0697 Mr and Mrs M Annable	Erection of a link extension and alterations (revision of WA02/1807)(as amplified by letter dated 14/4/03) at Longacres, Heath Lane, Godalming	GRANTED
WA03/0698 Mr & Mrs D Allan	Erection of a two storey extension following demolition of existing outbuilding at 7 Binscombe Lane, Godalming	REFUSED
WA03/0707 Mr Payne & Ms Burrows	Erection of a detached garage/workshop following demolition of existing shed (as amended by letters dated 17/4/03 and 25/4/03) at Wayside, Hambledon Road, Hydestile, Hambledon	GRANTED
WA03/0716 Peperharow Cricket Club	Erection of a replacement pavilion at Peperharow Cricket Club, Peperharow	GRANTED
WA03/0717 Mr & Mrs Williamson	Erection of a single storey extension at 14 Tuesley Corner, Godalming	GRANTED
WA03/0726 S Howick	Erection of an extension and alterations following demolition of existing attached garage (revision of WA02/2547) at Toscaig, Heathview Road, Milford	GRANTED

WA03/0742 Mr & Mrs V Wood	Erection of an extension and alterations to existing bungalow to provide a chalet bungalow at Templeton, Hookley Lane, Elstead	REFUSED
WA03/0743 J Sparks	Erection of a first floor extension and alterations at 31 Summers Road, Farncombe, Godalming	GRANTED
WA03/0748 Mr & Mrs M McConnell	Alterations to elevations and conversion of attached garage into playroom at 130 Busbridge Lane, Godalming	GRANTED
WA03/0749 Mr & Mrs Downhill	Alterations to existing triple garage building and use of roof space as games room, Coneywood, 11 The Hydons, Salt Lane, Hydestile, Godalming	REFUSED
WA03/0750 Mr & Mrs N Swindell	Erection of extensions and alterations at Kettlebury Cottage, Pitch Place, Thursley	REFUSED
WA03/0764 Mr & Mrs D T Greaves	Erection of extensions and alterations at Nutwood, 61 Minster Road, Godalming	REFUSED
WA03/0769 Mr & Mrs N A Berrill	Erection of a two storey extension and alterations following demolition of existing single storey extensions (as amended by plan received 30/5/03) at Treetops, 3 Summerhouse Close, Godalming	GRANTED
WA03/0770 B Timms	Erection of a bungalow and detached store room following demolition of existing store room on Land at rear of 25 Church Street, Godalming	REFUSED
WA03/0775 Mr & Mrs Lilley	Erection of an extension and alterations at Wyndham Lodge, 37 Church Road, Milford	GRANTED
WA03/0782 Mr & Mrs Guest	Erection of a first floor extension and loft conversion at 58 Primrose Ridge, Godalming	REFUSED
WA03/0783 Mr & Mrs N Parsons	Erection of extensions and alterations (as amended by letter dated 29/4/03 and plan received 1/5/03) at Oak Crest, Hambledon Road, Hydestile, Godalming	REFUSED
WA03/0784 Mr & Mrs Baker	Erection of a conservatory at Chesil Cottage, Moushill Lane, Milford	GRANTED

WA03/0785 Mrs Mitchell & Mrs Hollingdale	Erection of an extension at The Moors, Thursley Road, Elstead	GRANTED
WA03/0806 Mr & Mrs P Wilson	Erection of a detached garage/games room following demolition of existing outbuilding at Little Munstead, North Munstead Lane, Godalming	GRANTED
WA03/0807 Mr & Mrs P Wilson	Application for Conservation Area Consent for the demolition of existing outbuilding at Little Munstead, North Munstead Lane, Godalming	GRANTED
WA03/0838 K A Vickery	Erection of extensions and alterations following demolition of existing garage (revision of WA03/0234) at Evergreens, Combe Lane, Wormley	GRANTED
WA03/0853 Mr & Mrs Whiteford	Erection of extensions following demolition of existing garage (revision of WA03/0089) at 20 Parkfield, Busbridge, Godalming	GRANTED
WA03/0855 Mr & Mrs M Abbott	Erection of extensions following demolition of existing carport at 10 More Circle, Farncombe, Godalming	REFUSED
WA03/0856 Mr & Mrs M Abbott	Erection of a conservatory at 10 More Circle, Farncombe, Godalming	GRANTED
WA03/0859 B G Burgess	Construction of a pitched roof over existing flat roofed garage at Woodstock, Thursley Road, Elstead	GRANTED
WA03/0872 A Duncan	Erection of a single storey extension at 10 Miltons Crescent, Godalming	GRANTED
WA03/0925 Mr & Mrs Crooks	Erection of a conservatory at 25 Duncombe Road, Godalming	GRANTED
TM03/0027 Mr & Mrs P B Stow	Application for consent for works to a sycamore and a beech tree the subject of Tree Preservation Order 5/03 at Latteridge House, 2 Birchanger, Godalming	GRANTED
TM03/0037 Mrs S Jones	Application for consent for works to trees the subject of Tree Preservation Order 42/99 (as amended by letter dated 4/6/03) at Beechlands, 13 The Paddock, Godalming	GRANTED

TM03/0016 A E Wicks	Application for consent for works to a tree the subject of Tree Preservation Order 2/03 (as amended by Waverley Borough Council letter dated 23/4/03 and applicant’s letter dated 17/5/03) at Chelmers, Busbridge Lane, Godalming	GRANTED
TM03/0022 N Kurnock	Application for works to trees the subject of Tree Preservation Order WA345 (as amended by letter dated 13/5/03) at Copse View, Red House Lane, Elstead	GRANTED

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