Western Agenda : Western Area Development Control Sub Committee on 12/06/2002

Waverley Borough Council Committee System - Committee Document

Meeting of the Western Area Development Control Sub Committee held on 12/06/2002
Western Agenda

NOTE FOR MEMBERS

Members are reminded that Contact Officers are shown at the end of each report and members are welcome to raise questions, etc. in advance of the meeting with the appropriate officer.

AGENDA

1. MINUTES

To confirm the Minutes of the Meeting held on 15th May 2002 (to be laid on the table half an hour before the meeting).

2. APOLOGIES FOR ABSENCE AND SUBSTITUTIONS

To receive apologies for absence and to report any substitutions.

3. DISCLOSURE OF INTERESTS

To receive from members, in relation to any items included on the agenda for this meeting, disclosure of any interests which are required to be disclosed by Section 94(1) of the Local Government Act 1972; and in accordance with the Waverley Code of Local Government Conduct.

4. SITE INSPECTIONS

4.1 Applications For Consideration Following Site Inspections

At its last meeting, the Sub-Committee deferred consideration of the under-mentioned planning application to enable members to inspect the site in question. The site inspection has now been held and a report on the application is submitted for the Sub-Committee's consideration.

In considering the report, the attention of the Sub-Committee is drawn to the decision of the Planning Committee, endorsed by the Council, that if an application is deferred to enable a site inspection to be held, there should not be further deferments for second or further site inspection.

(i)	WA02/0364 Mr & Mrs Barclay 25.02.02	Erection of extensions and alterations at Fair Valley Lodge, 5 Rosemary Lane, Rowledge, Farnham (revision of WA01/1336) (as amended by letters dated 16.04.02 and 01.05.02 and plans received 02.05.02)
	Grid Reference:	E: 482328 N: 143711

	Town:	Farnham
	Ward:	Rowledge and Wrecclesham
	Development Plan:	No site specific policy
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	No objection
	Representations:	Original Proposal Two letters of objection on the following grounds: 1. over-development on a small plot; 2. previously extended; 3. greater floor area than refused scheme; 4. dominate streetscene due to elevated position; 5. unneighbourly development; 6. affect adequacy of parking and add to congestion. Amended Proposal Any further comments to be reported orally.

Relevant History

	WA87/1978	Erection of two-storey extension		Permitted 08.01.88
	WA01/1336	Erection of extensions and alterations		Refused 06.09.01

Introduction

Members will recall that consideration of this application was deferred at the last meeting at the request of the applicant’s agent, so that amendments could be made to the scheme.

Description of Site/Background

No. 5 is a detached double fronted Edwardian house situated on the inside bend of Rosemary Lane, some 30 m north of its junction with High Street.

The property occupies a slightly elevated position to the lane and has a single-storey attached garage on its south side. There is a bank and hedging along its front and side boundaries.

The Proposal

Permission is sought for a 1½ storey extension on the south side of the house. This would effectively be over and in front of the present garage building. The extension has been calculated to have a total floor area of 101 sq m, representing a net increase of 67 sq m (allowing for demolition of 34 sq m).

Since the original submission, the proposal has been amended to introduce a small setback at first floor level of 0.6 m and reduced the height of the hip by 0.2 m. The first floor element would therefore be positioned some 1.8 m away from the side common boundary. A smaller dormer has also been introduced on the first roof elevation so that it is more in proportion to the size of the extension.

The roof structure would mimic the principal roof with a valley between the front and rear, and there would be dormers on the front and rear elevations. The roof also features a hip on the flank elevation.

The submitted plan shows a garage retained as part of the proposal and two parking spaces on the front driveway.

Submissions in Support

The applicant’s agent has argued that this revised proposal not only addresses the planning policies, but now substantially enhances the property to that which was previously refused.

The agent argues that, by utilising the roof space, the mass and scale of the extension has been kept to a minimum and that its design would minimise any loss of height to the neighbour. The extension has been designed to mirror that of the present house.

Relevant Policies

Surrey Structure Plan 1994 – Policy PE10

Surrey Structure Plan (Deposit Draft) 2001 – Policy SE3

Waverley Borough Replacement Local Plan – Policies D1 and D4

Main Planning Issues

• Impact on streetscene

• Effect on neighbour amenity

The previously refused application (reference WA01/1336) sought to extend the property over two storeys on the northern flank elevation adjacent to Rosemary Lane. The position, form and impact of that proposal was considered to be unacceptable. It is now proposed to extend on the south flank elevation to overcome some of the objections raised. The overall amount of development now proposed would be reduced (from 83.1 sq m to 67 sq m) and the form and style of extension would be different.

In streetscene terms, the officers consider that this revised proposal would have less impact than the previously refused scheme. This is mainly due to its position and revised design. The further amendments made to this application do reduce the scale and mass of the proposal. The proposed extension is now considered to be more subservient to the main house and which would not appear unduly dominant in the general streetscene.

The proposed extension would leave a gap to the side common boundary of 1.2 m on the ground floor and 1.8 m on the first floor (due to the setback). The extension would be sited on lower ground compared to No. 3 Rosemary Lane and the ground floor flank wall of the extension would be largely screened from the neighbour by a bank and hedge (to be retained) along the boundary. However, the top part of the extension would be visible, particularly from the rear garden area.

It is noted that No. 3 Rosemary Lane has had an extension on its northern side. The rear section is single-storey and has dining room windows on its side and rear elevations. Given the relationship of the proposed extension to this property, which would be on the northern side, it is not considered that the amenities of the occupiers of No. 3 would be adversely affected by this proposal. The side window looks out onto the present boundary hedge. In addition, it is not considered that the outlook from the rear bedroom dormer would be seriously impaired by this proposal.

The amendments made to reduce the scale of the proposal are considered to represent worthwhile improvements and result in a more acceptable development for this site.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Standard matching materials (4.3)

2. Standard no new windows (11.3) *1(flank wall/roof-slope) *2(south)

3. Standard hedge retention (25.8) *1(south boundary) *2(2)

Reasons

1. Standard (RC11)

2 – 3. Standard (RC7) *1(the amenity and privacy of adjoining residents) *5(D1 and D4)

* * * * *

4.2 Site Inspections arising from this Meeting

In the event of site inspections being necessary as a result of consideration of the applications before this meeting, these will be held on Friday, 28th June 2002.

5. APPLICATIONS FOR PLANNING PERMISSION

Attached for consideration and report at Schedules A, B and C. Plans and letters of representation, etc. will be available for inspection before the meeting.

6. PLANNING APPEALS

6.1 Appeals Lodged

The Council has received notice of the following appeal:-

WA01/2348

Erection of extensions and alterations at 8 St Marys Cottages, The Street, Frensham.

Background Papers (CEx)

Notification of appeal received on 10.5.02.

6.2 Appeal Decisions

WA01/1485	Redevelopment providing approximately 820 sq.m of Class B1 (office/light industrial) floorspace and 13 apartments, car parking and ancillary works at 16-20 Firgrove Hill, Farnham (DISMISSED)
WA01/2023	Redevelopment providing approximately 820 sq.m of Class B1 (office/light industrial) floorspace and 14 apartments, car parking and ancillary works at 16-20 Firgrove Hill, Farnham (DISMISSED)
WA01/1680	Failure of Waverley Borough Council to give notice within the prescribed period of a decision on a planning application for erection of 7 dwellings with associated access road and parking on land at Saxons Croft, The Green, Badshot Lea (ALLOWED, NO COSTS AWARDED)
WA01/1432	Demolition of the existing cottages (converted to one dwelling) and the erection of two detached dwellings at Sunnybank Cottages, Rock Lane, Wrecclesham (DISMISSED)
WA01/0415	Erection of an extension to the side and the erection of a car port at 2 Halfway Cottages, Dippenhall, Farnham (DISMISSED)

Background Papers (CEx)

Letters from Planning Inspectorate dated 26.03.02, 26.03.02, 30.04.02, 21.05.02 and 21.05.02 respectively.

6.3 Inquiry Arrangements

2nd July 2002 WA01/1137 Council Chamber Godalming (Informal Hearing)	Erection of a detached garage/store building following demolition of existing garage at Brook House, Jumps Lane, Churt.

16th October 2002 WA01/2202 Committee Room 2 (Informal Hearing)	Change of use and conversion of existing buildings to seven dwellings; erection of three double garages and double garage for existing occupiers at Manor Farm, Old Lane, Dockenfield, Farnham

Background Papers (CEx)

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

7. ENFORCEMENT ACTION - CURRENT SITUATION

The current situation in respect of enforcement and related action previously authorised is set out below:-

(a) Kemplen Forestry, Wrecclesham Hill, Farnham (4.11.92 and 6.3.95)

Action to secure removal of unauthorised advertisements and breach of condition notices. Officers to seek to establish with the owner, a timetable for the implementation of the remaining parts of planning permission WA91/0159, together with a timetable for compliance with outstanding conditions. Negotiations will proceed with a view to rationalising the entrance signage. Planning application submitted and yet to be determined for an extension to the partly completed sawing shed as an alternative to that previously approved (reference WA98/1605).

(b) Land at rear of Surrey Sawmills, Wrecclesham Hill, Farnham (7.10.96)

To secure cessation of the unauthorised change of use of land to motorcycle training/practice and to secure the cessation of engineering operations and the removal of unauthorised works. Surrey County Council has received an undertaking to cease waste operations and creation and use of motorcycle track ways from 4th November 1996. This site forms part of the application site of the submitted application for an extension to the Alton Road Sand Pit (WA99/0223). A Tree Preservation Order was made on 25th June 1999.

(c) Bourne Mill, Farnham (4.1.93, 12.5.93, 11.10.93, 12.1.94, 15.6.94, 28.4.95, 8.1.96, 13.5.96, 10.6.96 and 8.7.96)

Action being pursued to secure the cessation of the use of land for use as a garden centre and for the sale, display and storage of sheds, garden structures, etc., plus the demolition of all sheds, structures, etc. and removal of all resultant materials; action to remove unauthorised signs. Planning Use Notice rejected by Inspector, but operational development notice upheld. Retrospective planning application in respect of security fencing was approved.

In relation to land at the rear, enforcement action taken to secure the cessation of the use of land for retail display purposes and to secure the removal of unauthorised ground works and unauthorised buildings. Enforcement Notices confirmed on appeal. Partial costs awarded to the Council. A late High Court challenge has failed – time for compliance altered accordingly to cessation of use by 13th October 2001 and removal of unauthorised ground works and buildings by 13th January 2002. A further planning application has been submitted. Application refused at Sub-Committee meeting on 30th January 2002. With regard to the land at the rear, a further visit is being arranged to establish the extent to which the Enforcement Notice has been complied with. In the event that the Notice has not been complied with, officers will prepare a witness statement within 1 month with a view to appropriate legal action.

(d) Northside, West End Lane, Frensham (7.3.94)

To secure cessation of various unauthorised uses. To secure demolition of unauthorised building works. Notice upheld at appeal. Fined £500 and ordered to pay £500 costs at hearing on 23rd February 1999. Sentence imposed after deferment, fine £200 and £500 costs to Council. Court informed that site had been imposed but not full compliance with Notice. Further change to unauthorised use for agricultural contractor’s yard acknowledged by the owner in Court.

(e) Century Farm, Green Lane, Badshot Lea, Farnham (24.7.95)

To secure the cessation of the unauthorised business and storage uses. Planning application refused 9th September 1996. Enforcement Notices served. Appeal dismissed, subject to amendment of Enforcement Notice. Twelve months compliance period. Appeal to High Court. Remitted back to the Planning Inspectorate and a further Inquiry took place on 23rd February 1999. Appeal dismissed. Inspector has concluded in favour of the Council in that there is no lawful commercial use on the site. Notice took effect on 14th December 2000. Letter warning of imminent prosecution has been served. New planning applications submitted (Ref. WA01/1507 and WA02/0486 - 0497). Further visit took place on 30 May 2002 to view units. Anticipated that new applications may be reported to the sub-committee in July. Depending on the outcome of those applications, officers will identify a timescale for resolving any outstanding breaches.

(f) The Packhouse, Tongham Road, Runfold, Farnham (28.7.99)

To secure the demolition of the unauthorised building and the removal of all associated materials from the rear of The Packhouse. Enforcement Notice issued. Appeal decision modifies enforcement notice and grants planning permission for modified building, reducing height and requiring removal of first floor and staircase. Condition requires works to take place by 17th January 2001. Further meeting with owner took place on 15th May 2001. Planning application to vary the condition imposed by the Planning Inspector to allow retention of mezzanine and relocated staircase permitted. Recent site visit confirmed that height of roof reduced – elevational changes to be completed. Further visit to take place to establish that works have been complied with satisfactorily.

(g) Furze Hills, Simmondstone Lane, Churt (6.12.00)

To require the removal of the unauthorised extensions and alterations to the curtilage building, namely the rear extension, the increased height of the building by 400 mm and the provision of dormer windows to return the building to the size and scale immediately prior to the works having been undertaken. Notice served 26th June 2001, effective 28th July 2001. Owner has agreed to comply and situation to be monitored. A recent site inspection has confirmed that work is well underway. The majority of the extension has now been removed, together with the dormer. Further visit confirmed that owner has now complied with the requirements of the Notice.

(h) Workshop adjoining Don’s Cottage, Green Lane, Badshot Lea, Farnham (11.7.01)

To secure cessation of unauthorised use of premises for stone cutting and washing/polishing. Notice being drafted.

(i) Land Opposite the Packhouse, Tongham Road (3.10.01)

A Breach of Condition Notice authorised in respect of the failure to comply with Conditions 2, 3 and 4 of planning permission WA99/1736.

(j) Little Acres, St George’s Road, Runfold, Farnham (28.11.01)

To secure cessation of the use of the land for the siting of a mobile home and the demolition of the dog kennels, shed, stable building and removal from the site of all resultant material. Period for compliance – six months. Notice drafted. Appeal lodged against refusal of planning permission (WA01/1331).

(k) Old Park Stables (24.5.02)

4 Notices served under delegated powers on 24.5.02 to secure demolition of unauthorized dwelling units that were built contrary to planning permission granted by the Inspectorate. Ref T/APP/R3650/A/95/248882/P5. The requirements of the notices are to (i) Demolish the building, (ii) Remove from the land all fences and fencing materials enclosing the garden areas associated with the dwelling unit, (iii) Remove from the land all building materials and rubble arising from compliance with requirements (i) and (ii), (iv) Restore the land by levelling the ground and re-seeding it with grass.

Background Papers (CEx)

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

8. QUESTIONS BY MEMBERS OF THE PUBLIC

The Chairman to respond to any questions received from members of the public of which notice has been given in accordance with Procedure Rule 10.

9. EXCLUSION OF PRESS AND PUBLIC

To consider the following recommendation on the motion of the Chairman:

Recommendation

That, pursuant to Procedure Rule 20 and in accordance with Section 100A(4) of the Local Government Act 1972, the press and public be excluded from the meeting during consideration of the following item on the grounds that it is likely, in view of the nature of the business to be transacted or the nature of the proceedings, that if members of the public were present during the item, there would be disclosure to them of exempt information (as defined by Section 100I of the Act) of the description specified in the following paragraph of Part I of Schedule 12A to the Act, namely:

Item 10

Any instructions to counsel and any opinion of counsel (whether or not in connection with any proceedings) and any advice received, information obtained or action to be taken in connection with:

(a) any legal proceedings by or against the authority, or

(b) the determination of any matter affecting the authority,

(whether, in either case, proceedings have been commenced or are in contemplation). (Paragraph 12)

10. LEGAL ADVICE

To consider any legal advice relating to any applications in the agenda.


	For further information or assistance, please telephone Emma McQuillan, Principal Committee Secretary on ext. 3351 or 01483 523351

comms/western/2002-03/006

INDEX OF APPLICATIONS
WESTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
12TH JUNE 2002

PAGE NO.	ITEM	PLAN REF	LOCATION SITE INSPECTION
		WA02/0364	Fair Valley Lodge, 5 Rosemary Lane, Rowledge, Farnham
1	A01	WA02/0485	The Bat & Ball Public House, Bat and Ball Lane, Farnham
8	B01	WA02/0525	Waverley Abbey School, The Street, Tilford
13	B02	WA02/004T	Land at Marston Road, Farnham
15	B03	WA02/0728	Barn Cottage, 25 Echo Barn Lane, Farnham
17	B04	WA02/0690	6 Willow Way, Farnham
19	B05	WA02/0791	9 Thorn Road, Farnham
21	B06	WA02/0410	Land at Yew Tree Lodge, Lawday Link, Farnham
25	B07	WA02/0817	18 Bourne Grove, Farnham
26	B08	WA02/0698	Sundial Cottage, Jumps Road, Churt
30	B09	WA02/0272	Cherry Trees, Bethel Close, Farnham
31	B10	WA02/0856	Pooh Corner, Whitmead Lane, Tilford, Farnham
33	B11	WA02/0549	7 Aveley Lane, Farnham
35	B12	WA02/0619	Briar Cottage, 4 Gardeners Hill Road, Farnham
38	B13	WA02/0622	Sandrock Cottage, 1 Latchwood Lane, Lower Bourne, Farnham
41	B14	WA02/0646	Little Croft, 26 Greenhill Road, Farnham
43	B15	WA02/0380	Middle Park Lodge, Hawthorn Lane, Farnham
45	B16	WA02/0762	Land at Walnut Tree Cottage, West End Lane, Frensham

WESTERN 18

SCHEDULE ‘B’ TO THE AGENDA FOR THE
WESTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
12TH JUNE 2002

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	WA02/0525 Governors Waverley Abbey School 15.3.02	Erection of extensions and alterations to provide four additional classrooms and extension to medical room; provision of covered links and canopy; provision of additional car parking area at Waverley Abbey School, The Street, Tilford (as amplified by additional details submitted on 23.4.02 and additional details submitted under cover of letter dated 28.5.02 and additional plans date stamped 29.05.02)

	Grid Reference:	E: 487547 N: 144223

	Parish:	Tilford
	Ward:	Frensham, Dockenfield and Tilford
	Development Plan:	Green Belt, AONB, AGLV
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Parish Council:	No objections
	Consultations:	Surrey County Council – Planning and Development Service – raise no objections in principle – comments contained within body of report

Relevant History

WA74/0215	Erection of three moveable classrooms	Permitted 12.6.74

WA78/0224	Erection of one moveable classroom	Permitted 20.3.78

WA93/1070	Erection of extensions to provide four additional classrooms; alteration to hard play area and car park	Permitted 17.9.93

WA95/0978	Siting of three double classrooms for a temporary period	Permitted 21.8.95

WA98/1996	Erection of detached two classroom unit	Permitted 15.1.99

WA00/1139	Provision of an all weather hard play area	Permitted 4.8.00

Members will recall that this application was previously reported to the meeting on 15th May when it was resolved that the application be deferred to enable the applicants to give due consideration to the removal of the existing temporary classrooms. Officers have contacted the school who have advised that two of the classrooms which are more temporary structures will be removed following the completion of the extensions the subject of this application. The agent indicated that the school are in need of music/arts and craft space and would have liked to use the units for this purpose. However, the new classroom space is the schools priority and they would be prepared to remove these units if deemed necessary. Of the other two classrooms which are to be replaced one forms an integral part of the ground floor and will form a new staff room within the main school building. The fourth classroom is within a larger block of classrooms and contains all of the heating facilities for the classroom block. Consequently it would not be possible for the school to loose this existing facility.

Description of Site/Background

Waverley Abbey School lies to the north of the village of Tilford, beyond any defined settlement boundary, wholly within the Green Belt, the Area of Outstanding Natural Beauty and Area of Great Landscape Value. The main building on the site is two storey providing accommodation for six classrooms, administration area and library. A single storey extension to the rear provides two further classrooms, school hall and dining and kitchen facilities. Several satellite blocks provide additional classroom accommodation in single storey buildings.

The Proposal

This application seeks to erect a two storey side extension to the northern side of the main school building, to provide four new classrooms with a floor area of approximately 395.6 square metres. There is no intention to increase the student numbers at the school. Three classrooms which are currently within more temporary structures have been deemed unfit for classroom teaching. It is proposed that the existing classrooms will be utilised as craft and music rooms. A further classroom is due to be lost due to the reorganisation of the administration section of the school and the provision of a larger staff room. The application also seeks to erect covered walkways along the side of existing classrooms known as the HORSA Block. The proposal also provides 29 car parking spaces along the western boundary of the site, to replace parking which is currently on hard play areas around the school.

Submissions in Support

In support of the application, a detailed justification statement outlines the reasoning behind the application in terms of the needs of the school and explains why the extensions have been developed in the manner proposed, in preference to refurbishment or a new stand alone building.

The proposal does not seek to increase the number of classrooms on the site or the student numbers. The proposal is to address sub-standard teaching facilities at the school. With respect to the parking provision, the existing requirement is 28 spaces which is currently on hard play areas.

Educational Need

Two temporary classrooms have been classified as sub-standard classroom accommodation in the School’s Asset Management Plan, due to their condition, size, and lack of disabled access. There is also an issue of the security of a satellite classroom. A further classroom within the HORSA Block has also been classified as sub-standard due to the accommodation being “U” shaped which disrupts the teacher’s line of sight to all parts of the classroom. This classroom fails Government guidelines. The staff room and administration areas are also physically too small for the number of people involved.

The school has considered various options to address the areas of concern. Repairing the existing buildings would result in the school still having undersized classrooms and no disabled access. Providing a self contained classroom block would not overcome safety, security and access to toilet issues. The DFES (Department of Further Education and Skills) guidelines do not encourage satellite blocks. Consequently the School Governors and the Diocese consider that the new accommodation should form an extension to the existing building rather than a stand alone building. The project has received Government funding which indicates that there is a significant need.

In achieving an integrated form of development, rather than a satellite development various options of extending the existing building were considered. However due to existing roof structure, position of swimming pool, internal layout, circulation corridors, natural daylight and cost it was considered that the two storey extension on the eastern side of the main building offered the best opportunity.

In support of the proposed scheme, the agents contend:-

- It takes away a minimal amount of playground space and forms a greater physical break between the playground and front of school;

- It incorporates the existing external fire escape within the building;

- It will blend with the existing school and provide a uniform frontage;

- The use of the space is efficient and simple;

- A single storey extension would take up more play space and push the need for further playground areas.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE2 and PE7

Surrey Structure plan (Deposit Draft) 2001 – Policies LO5, LO6 and SE6

Waverley Borough Local Plan 2002 – Policies C1, C3, RD5 and CF3

Main Planning Issues

The main issues to be considered are whether:-

1. In the light of PPG2 “Green Belts” and Development Plan Policies, does the proposal represent inappropriate development in the Green Belt and if so, whether there are any very special circumstances sufficient to overcome the presumption against development.

2. The impact of the development on the character and appearance of the area.

The site lies within the Green Belt, outside any defined settlement boundary in the Development Plan. Policy RD5 states that outside settlements in the Green Belt, proposals for the redevelopment, extension and infilling of institutional buildings will be considered in accordance with Policy C1. This designation carries a firm presumption against new building, unless it is for inter alia, the essential requirements of agriculture or forestry, outdoor sport, recreation and cemeteries. The extension of schools is not one of the “exceptions” criteria and therefore comprises an inappropriate form of development, which by definition is harmful to the Green Belt.

In view of the above, very special circumstances which outweigh the harm caused by inappropriateness and any other harm are required to justify an exceptional case. Proposals for educational purposes should normally favour urban locations to improve access to alternative transport modes and services. Nevertheless, it is accepted that some exceptional development may be permitted within the Green Belt and the countryside generally to assist existing educational institutions and to satisfy local needs.

The site also lies within an Area of Outstanding Natural Beauty and Area of Great Landscape Value where there is a requirement to ensure that new development proposals protect and enhance the landscape character of the area.

Exceptional Case

The school is not intensifying or expanding the number of pupils, but rather re-organising accommodation. The proposals are accompanied by evidence indicating that some current accommodation is sub-standard and that the development is required on the grounds of educational needs. In particular, it is stated that the proposals would satisfy Department of Education and Skills requirements concerning the removal of satellite buildings in favour of an integrated building approach and in relation to replacement floor space to upgrade and make up for shortfalls. Funding for the proposals has been confirmed and one and two storey options and different locations for the extension have been examined.

It is considered that the proven need for new facilities in order to fulfil the reasonable educational requirements of an existing school, where no increase (or a justified increase) in pupil numbers is intended, is a material matter in assessing the circumstances of an exceptional case. In the event that the proposal is justified on educational grounds, it is considered that this would be a reasoned justification for treating the proposal as an exception to Green Belt Policies.

Environmental Issues

The proposed extension is in a prominent position within the site and will be particularly visible from Tilford Street. It is acknowledged however, that alternative options have been explored and discounted and that a sympathetic elevational treatment is intended to ensure that the impact is minimised. Whilst it is considered that an extension to the rear of the building would be less visible, it is considered that the school have demonstrated a reasoned justification for the proposal which has been supported by the provision of Government funding.

Transportation

It is stated that the capacity of the school will not be materially increased as a result of the proposals. The proposals will therefore not lead to any increase in traffic generation associated with the site. The proposed relocating parking areas will be in a self contained part of the site hidden from public view. Additionally, the school has a transport policy which aims to reduce the volume of traffic needing to access the school. The proposals therefore comply with the policy requirements concerning the movement implications of development.

The proposed car parking provision of 28 spaces represents the relocation of spaces that are currently located on a former playground area. The removal of the spaces will enable the land to revert to playground.

Conclusions

It is accepted that the proposal would represent a large extension to an existing building in the Green Belt which would also have an impact on the landscape character of the area. However, it is also considered that the educational needs of the school and the requirements of the education department provide special circumstances such that this proposal be considered as an exceptional case. In view of the above, it is considered that the proposal is acceptable as that permission should be granted.

Recommendation

That the application be referred to the Development Control Committee with a recommendation that, subject to no objection from the Secretary of State, permission be granted subject to the following conditions:-

1. Standard approval of materials (4.3)

2. Within one month of the completion or first use of the new classrooms hereby approved, the existing classrooms, shown to be removed on the approved plan date stamped 29.5.02 shall be permanently removed and the land returned to its former state to the satisfaction of the Local Planning Authority.

Reason

1. Standard (RC12) - *(delete inserts 1-3) *(Insert 4 “D1 and D4 of the Waverley Borough Local Plan 2002”)

2. Standard (RC8) - 1*(retain control over the development hereby permitted and ensure the proper development of the site) 2*(PE2 and PE7) 3*(LO6 and SE6) 5*(C1 and C3)

* * * * *

B.2	WA02/004T Orange PCS Ltd 30.4.02	General Permitted Development Order 1995, Part 24 - Siting of an 8 metre high telegraph pole style telecommunication mast and equipment cabin on land at Marston Road, Farnham

	Grid Reference:	E: 482889 N: 146628

	Town:	Farnham
	Ward:	Castle
	Development Plan:	No site specific policies
	Highway Authority:	Not yet received – to be reported orally
	Drainage Authority:	Not yet received – to be reported orally
	Town Council:	Concerned about masts generally and the effect they could have on people in surrounding properties, irrespective of their location
	Representations:	23 letters of objection on the following grounds:- 1. previous refusals; 2. question the benefit of a further mast; 3. commercial development in a residential area; 4. insensitive to the character of the area; 5. set a precedent; 6. neighbours would be dominated by the proposed mast; 7. health concerns/press reports into safety; 8. proximity to neighbour's land; 9. proximity to public footpaths/blocking of footpath; 10. loss of value to houses; 11. statutory notice taken down by unknown party.

Relevant History

WA99/008T	General Permitted Development Order 1995, Part 24 - Installation of an 8 metre telecommunications mast together with ancillary equipment cabin	Refused 25.10.99

WA00/027T	General Permitted Development Order 1995, Part 24 - Siting of a telegraph pole style 8 metre telecommunications mast and equipment cabin	Refused 22.12.00 Appeal Dismissed 22.10.01

Description of Site/Background

The application site is located to the south-east of the roughly triangular grassed area of open space at the junction of Marston Road and Waynflete Lane. The site is situated in the north-western part of Farnham.

The Proposal

The proposal is a revision of the application dismissed at appeal under WA00/027T, with the mast no longer situated on the open space of the junction but on the pavement to the south-east of the grass area. The closest residential properties are Joynings, Waynflete Lane and 5 Marston Road who are both approximately 15 metres from the proposed mast. The mast would be an 8 metre mast disguised as a telegraph pole. The mast would be a similar design to that allowed at appeal at the junction of Three Stiles Road and Crondall Lane.

The proposal also includes an ancillary equipment cabin of 1.25 metres by 0.65 metres by 1.25 metres high. This would be located on the existing pavement which is approximately 2.35 metres wide and would allow a gap of 1.3 metres at the narrowest point after the installation of the equipment cabin and mast.

Submissions in Support

The applicant has submitted technical information with regard to the need of the new mast and has certified that the proposed mast will conform to the ICNIRP guidelines.

Relevant Policies

Policy DP8 of the Surrey Structure Plan 1994

Policies D1, D4 and D11 of the Waverley Borough Local Plan 2002

Main Planning Issues

The main planning issues are the impact of the proposal on the street scene, the character of the area and the amenities of residents.

Government guidance comes from PPG8 (Telecommunications) and the Stewart report. The conclusion of the Stewart report and the subsequent PPG8 was that “the balance of evidence indicates that there is no general risk to the health of people living near base stations, on the basis that exposures are expected to be small fractions of guidelines.” Guidance is to consider the impact visually when determining a telecom application and the proposal should not unduly impact on the visual amenities of the neighbouring properties. It is therefore the view of officers that, with the proposed mast conforming to the ICNIRP guidelines, health issues cannot be considered as part of this application.

In the previous appeal, the Inspector concluded that “the proposed mast and, to a lesser extent, the equipment cabinet, would appear as intrusive elements in the locality, mainly due to the open nature of the area, the mast’s protrusion into areas of sky and countryside views, and the lack of nearby street furniture into which it could blend. The telegraph pole design would not assist in this respect. Indeed the lack of wires would make it stand out in the street scene given its prominent location”.

Whilst officers acknowledge the change in location is an attempt to resolve these issues, it is the view of officers that these comments are still valid and recommend refusal.

Recommendation

That consent be

REFUSED

for the following reason:-

1. The proposal comprises the undesirable introduction of commercial development into a residential area and the proposal would, by reason of its height, form and appearance, add to the street scene clutter and would appear unduly intrusive and detract from the outlook of nearby residents and would therefore cause harm to the character and amenity of the area. The proposal would be contrary to Policy DP8 of the Surrey Structure Plan 1994 and Policies D1, D4 and D11 of the Waverley Borough Local Plan 2002.

* * * * *

B.3	WA02/0728 Mr and Mrs D M Tooth 12.04.02	Retention of single storey extension to existing converted garage and continued use as a learning facility for students with specific learning difficulties, Barn Cottage, 25 Echo Barn Lane, Farnham

	Grid Reference:	E: 482536 N: 144290

	Town:	Farnham
	Ward:	Farnham, Rowledge and Wrecclesham
	Development Plan:	No site specific policy
	Highway Authority:	See report
	Drainage Authority:	Not yet received – to be reported orally
	Town Council:	No objections however could recommend that windows facing neighbour have obscure glazing
	Representations:	Two letters from local residents objecting principally on the following grounds:- 1. Activity goes well beyond reasonable concept of working from home; 2. potential future increase in teaching hours or numbers being taught; 3. Traffic hazard on accident prone section of Echo Barn Lane; 4. Modern extension to former garage not in style of garage. Six letters of support.

Relevant History

WA00/0750	Erection of detached double garage	Permitted July 2000

WA00/1016	Erection of pitched roof over existing flat roof extension	Permitted Aug 2000

WA01/0545	Extension and alteration following demolition of sun room	Permitted May 2001

Description of Site/Background

Number 25 is a detached house located on the southern side of Echo Barn Lane, opposite the junction with Quennells Hill.

Members will note from the history that in July 2000, permission was granted for a new detached double garage. This permission has been implemented, and the new garage stands towards the front north west corner of the plot. Between this and the house is the original garage building, which is also detached. Rather than demolish this, the owners have converted it and it is being used for private tuition for children with specific learning difficulties such as dyslexia. A small wooden clad extension has also been added to this building to accommodate a WC and wash basin.

The Proposal

This is a retrospective application in the which the applicants are seeking permission to continue the use of the building and to be allowed to retain the addition to the building.

The applicants state that the attendance is after school hours, generally from 3.00 pm to 7.00 pm. They state that there are three workstations and that the students are supported on a one to one basis. Learning sessions last for an hour. They have previously carried out the activity from within the house and state that during the last four years there has been an average of between seven and eight students per day.

Planning Policies

The main policies are the general environmental policy (Policy D1 of the Local Plan) and Policy IC12, which deals specifically with “working from home”.

Main Planning Issues

The main issues are considered to be:-

· Whether the use of the building and its addition have any adverse impact on the neighbours amenities;

· Whether the use is acceptable in highway terms

Dealing with the first issue, the small garage extension has been built on the boundary with the neighbour. One of the neighbour’s concerns relates to future maintenance of this, but this is a private matter. In terms of any visual impact on the neighbour, it is not considered that this is unacceptable. The small addition is located between the applicants’ former garage and the neighbours garage. The combination of these buildings and screening generally means that the addition is not generally visible from the neighbour’s front garden, or from outside the site.

In terms of the effect of the use itself, officers acknowledge that the use generates a degree of additional activity with parents dropping off or collecting children. However, it is again considered that the separation and screening is such that any potential noise or disturbance is not unacceptable, provided the level and frequency of activity is limited.

Turning to the final issue, the Highway Authority has not raised any objection to the scheme. The property contains a reasonable area at the front for parking, turning and dropping off and the visibility at the entrance itself is reasonable. The property is opposite the Quennells Hill junction where visibility onto Echo Barn Lane is limited. However, it is not considered that the limited increase in traffic movements to and from this house would compromise highway safety.

Recommendation

That permission be GRANTED subject to the following condition:-

1. Standard personal (9.5) - *(25 Echo Barn Lane)

2. No more than three students shall attend the property at any one time for the purposes of tuition with a maximum of 12 in any single day.

Reasons

1&2 Standard (RC7) - *(safeguard the amenities of adjoining residents and the character and amenity of the area) *(no inserts 2-4) *(D1 and IC12)

* * * * *

B.4	WA02/0690 Mr and Mrs Thickett 8.4.02	Erection of a two-storey extension at 6 Willow Way, Farnham (as clarified by letters dated 22.5.02 and 23.5.02)

	Grid Reference:	E: 484620 N: 148753

	Town:	Farnham
	Ward:	Hale and Heath End
	Development Plan:	No site specific policies – developed area
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	No objection
	Representations:	Four letters have been received from three residential properties, objecting on the following grounds:- 1. proposal would increase footprint and size of dwelling by approximately 39%, out of scale and character with surrounding properties; 2. dominance and overpowering form of development which would reduce space around properties and reduce the amount of light; 3. overlooking and loss of privacy; 4. property should be extended by adapting the roof, not extending the footprint; 5. dispute with respect to the line of the boundary, alleged to be the facing wall of the garage; 6. proposal would involve building over the main sewer.

Description of Site/Background

Number 6 Willow Way is a detached chalet bungalow located on the southern side of Willow Way. The property to the north-east is a similarly designed chalet and a two-storey house lies to the south-east.

The Proposal

This application seeks to erect a two-storey extension, continuing the existing ridge line by 4 metres to the rear of the property. The extension will provide a new lounge at ground floor with a third bedroom within the roof. The proposal also includes the provision of an extension to the flat roof garage by a further 2.6 metres. As a consequence of the provision of the new room, one of the existing bedrooms and a new en-suite shower room will be lit by three roof lights in the north-eastern side elevation.

Submissions in Support

The applicants agent has confirmed that the development will be wholly on land within his clients' ownership and to clarify has provided a copy of a location plan which forms part of his clients' deeds. The agent indicates that the plan clearly indicates a gap between the side wall of the garage of 6 Willow Way and number 7. The agent also confirms that the proposed new roof lights on the side elevation will be set at a high level to avoid any overlooking.

Relevant Policies

The main policies of relevance are the environmental policies (D1 and D4 of the Waverley Borough Local Plan 2002).

Main Planning Issues

The site is located within the developed area where extensions can be acceptable subject to residential and visual amenity considerations.

Given that the proposal is to the rear of the property, the main issue is considered to be the potential impact on the amenities of neighbouring properties.

Whilst the comments of the neighbours are noted, it is considered that, given the orientation of the dwellings and the low eaves of the roof there would be a limited impact on the amenities of neighbouring properties. Whilst there may potentially be a loss of very early morning sun and late evening sun from adjoining properties, it is considered that this would be insufficient to sustain a reason for refusal. The extension to the garage is proposed to be a flat roof and, as such, there would not, in the officers' view, be any detrimental impact on the neighbour’s amenity. With respect to the exact position of the boundary, the applicants’ agents have confirmed in writing that the proposals are wholly within the boundary of 6 Willow Way and that there would be no encroachment beyond the boundary line. As Members will be aware, however, land ownership is not a planning issue and the approval of a planning consent does not convey any approval to build on land not in their ownership. As currently submitted officers are concerned at the provision of two roof lights in the side elevation, however the agent indicated acceptance to the installation of high level roof lights and amended plans are anticipated. An oral update will be made to committee.

Recommendation

That subject to the receipt of satisfactory amended plans indicating the provision of high level roof lights, then permission be GRANTED subject to the following conditions:-

1.

Standard no new windows (other than those shown on the approved plan) (11.3) - *(first floor roof slope) *(side elevations)

2. Standard matching materials (4.3)

Reasons

1. Standard (RC7) - *1(amenity and privacy of adjoining residents) *(delete inserts 2*, 3* and 4*) *5(D1 and D4)

2. Standard (RC11)

* * * * *

B.5	WA02/0791 Mr and Mrs M R Gardiner 27.4.02	Erection of a first floor extension at 9 Thorn Road, Farnham

	Grid Reference:	E: 482944 N: 143941

	Town:	Farnham
	Ward:	Rowledge and Wrecclesham
	Development Plan:	No site specific policies - within developed area
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	We object to the proposal to make a second-storey in close proximity to the neighbour’s boundary. We believe this would be over development and would harm the street scene.
	Representations:	One letter of objection from neighbour raising the following objections:- - Property has already been extended - would create overshadowing; - Loss of light to rear and side of property, kitchen, lounge, laundry; - driveway will be very dark; - visually the properties will appear unbalanced; - if similar was done at number 11 would create a terrace.

Relevant History

WA98/0728

Erection of a conservatory

Permitted
12.6.98

Description of Site/Background

Number 9 Thorn Road is a semi-detached property located on the western side of the road. The site lies within the developed area of Wrecclesham where, in principle, development is acceptable. The adjoining property has been substantially extended with a two-storey extension to the side, although there is a greater distance to the boundary than that which exists on the application site.

The Proposal

This application seeks to erect a first floor extension above an existing flat roof garage to form a fourth bedroom and en-suite. The proposed extension will abut the boundary with number 11 and notice has been served on that owner.

The proposed extension is in the form of a cat-slide roof to the front with an inset dormer. The extension to the rear forms more of a gable with the ridge of the roof set approximately 2 metres below the existing ridge. The highest part of the new roof will be set 1.6 metres below the existing ridge.

Relevant Policies

The main policies of relevance are the environmental policies (D1 and D4 of the Waverley Borough Local Pan 2002).

Main Planning Issues

The main issues are considered to be the potential impact on the amenities of neighbouring properties and the streetscene.

Whilst it is acknowledged that this property will extend up to the boundary, it is considered that the proposal has sought to set the extension back from the front elevation and make the extension subservient to the scale of the existing property. It is recognised that a large extension has been erected on the adjoining property, although there is a good distance to the boundary in this instance.

Whilst there is an issue with respect to the potential for terracing, it is considered that the proposal is sufficiently subservient and set back, and it is unlikely that this would occur. Furthermore there is little scope to reduce the width of the extension given that the distance to the boundary is only 2.7 metres. An extension of a reduced width would not, in the officers’ view, be a practical alternative.

Given the orientation of the dwellings and the set back of the extension, it is considered that any impact on the amenities of the adjoining property would be insufficient to sustain a reason for refusal. Having regard to the design of the extension, it is considered that, on balance, the proposal should be supported.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard no new windows (11.3) - *1(first floor) *2(side elevations)

2. Standard matching materials (4.3)

Reasons

1. Standard (RC7) - *1(amenity and privacy of adjoining residents) *(delete inserts 2*, 3* and 4*), *5(D1 and D4)

2. Standard (RC11)

* * * * *

B.6	WA02/0410 Mr Berridge and Miss Boulton 8.3.02	Erection of a detached dwelling (revision of WA01/1560) on land at Yew Tree Lodge, Lawday Link, Farnham (as amended by plans date stamped 17.4.02, 2.5.02 and 27.5.02 and letter dated 2.5.02 and 27.5.02)

	Grid Reference:	E: 483194 N: 149125

	Town:	Farnham
	Ward:	Upper Hale
	Development Plan:	No site specific policies, TPO within Developed Area
	Highway Authority:	Recommends conditions
	Drainage Authority:	No requirements
	Town Council:	No objection
	Consultations:	Surrey Wildlife Trust – have no detailed ecological information on the site, recommend that the West Surrey Badger Group is consulted. West Surrey Badger Group – The site is in an area where it is known that badgers are present, although there are no records of a sett on the land given that it is in private ownership. Recommend a badger survey is undertaken before permission is granted. Object to the proposal until it is established that badgers will not be affected.
	Representations:	Four letters of objection have been received which raise the following concerns:- 1. alleged presence of a badger sett; 2. overlooking and overshadowing of neighbours given change in levels; 3. proposal will restrict natural daylight; 4. loss of privacy; 5. loss of view; 6. ground contamination; 7. problems of flooding from storm water from Yew Tree Lodge which is on higher land, (approx 2 metres higher); 8. lack of retaining structure/wall, what will retain water and soil; 9. chimney on rear elevation will cause smoke pollution – implications for health; 10. impact on TPO tree and root system; 11. recommends a site visit; 12. Yew Tree Lodge was granted on basis of a single large dwelling; 13. unneighbourly planting has been carried out; 14. inappropriate development; 15. design of dwelling is not in keeping with surrounding properties; 16. increased traffic creating further hazards for pedestrians and established residents; 17. lack of proposals to deal with surface water from large roof areas, will need to be pumped up to highway;

18. will lead to further “backland” developments on large garden plots;

19. existing residential areas should be protected.

Relevant History

WA83/0482	Outline application for the erection of two detached dwellings	Refused 26.5.83

WA83/1171	Outline application for the erection of one dwelling	Permitted 6.9.83

WA84/0327	Erection of a bungalow	Permitted 12.7.84

WA85/0006	Details pursuant to WA83/1171 – erection of detached chalet bungalow	Permitted 5.3.85

WA00/1482	Erection of a detached dwelling	Withdrawn

WA01/1560	Erection of a detached dwelling	Withdrawn

Introduction

Members may recall that applications for a new dwelling on this site have previously been reported to the Sub-Committee in October 2000 and October 2001. On both occasions, the applicants sought permission for relatively large detached dwellings within the grounds of Yew Tree Lodge and the applications were recommended for refusal. They were both withdrawn prior to the respective Sub-Committee meetings. This application has been substantially amended to significantly reduce the size and scale of the proposed dwelling.

Description of the Site

The site lies off the eastern side of Lawday Link, set below the level of the road. The site, which is approximately 21 metres in width, provides a rear garden depth of approximately 11 metres. The site currently forms part of the garden area to Yew Tree Lodge and access to the existing property cuts through the front of the application site, such that the proposed dwelling, which would share the existing access, is positioned 2 metres from the driveway at its closest point. The site slopes steeply down from the adjacent highway, the land levels also drop significantly to the east and south such that the application site is higher than the land levels of adjacent properties by approximately 2 metres. A large mature Oak tree lies on the southern boundary of the site, this tree is protected by a Tree Preservation Order. A public footpath runs along the southern boundary of the site.

The Proposal

Following the withdrawal of the previous application which was for a tiered three-bedroomed dwelling with a height of 5.8 metres and a footprint of 115 square metres, this revised application seeks to provide a chalet-style three-bedroomed dwelling which extends to a height of 5.9 metres and provides a footprint of approximately 92.45 square metres. The property provides a kitchen, dining room,

living room and two bedrooms at ground floor with a master bedroom and bathroom within the roof space. With the exception of a high-level roof light serving the landing, there are no windows on the rear roof slope or at first floor on the southern side elevation. A first floor window on the northern elevation serves a bathroom. Parking is proposed on the driveway in front of the property.

Relevant Policies

In considering the proposed development, the main issues relate to the size and scale of development on the site, the impact of the development on the character of the locality and on the amenities of neighbouring properties and impact of the proposal on the long-term health of a Tree Preservation Order tree. Accordingly, Policies D1, D4 and D7 of the Waverley Borough Local Plan 2002 apply.

Main Planning Issues

As indicated above, this is the third application for a dwelling on this site. The previous proposals were considered to be unacceptable by virtue of the size and scale of the proposed dwelling, which would have resulted in a cramped form of development, detrimental to the character of the area and the amenities of local residents and the amenities of future occupiers. The schemes were also considered to be unacceptable because of the detrimental impact on the long-term health and root system of the adjacent protected Oak Tree. It is acknowledged that when Yew Tree Lodge was granted permission, it was approved as a large single dwelling. However, in the light of PPG3, Local Authorities need to make the most efficient use of land and therefore each application should be considered on its merits.

Officers consider that this revised application has sought to address the concerns outlined above and has resulted in a building which has been reduced in bulk and scale and positioned further from the oak tree. With appropriate tree protection measures, it is considered that the proposal could be constructed without causing detrimental harm to its root systems. Furthermore, given the orientation of the dwelling and the position of windows, it is considered that there would not be undue pressure from future residents to lop the tree. Amenity space is also now provided to the east of the proposed dwelling, where as previously much of the amenity space was beneath the tree. This is considered to be more acceptable. Notwithstanding the above, it is acknowledged that the application site is set at a higher level than the adjacent property to the south and that the hedge screen along the eastern boundary is relatively deep such that the useable garden area is reduced.

With respect to the impact on neighbouring properties, the absence of first floor windows in the rear elevation has omitted the overlooking and loss of privacy to neighbours. The bathroom window on the northern elevation could be conditioned to be obscure glazed. Consequently, whilst it is noted that the application site is higher than the property to the south, it is considered that, in the absence of first floor windows and the orientation of the dwellings, it would be difficult to substantiate a refusal on amenity grounds. Notwithstanding the above, it is acknowledged that the land levels are significant and, to ensure a satisfactory standard of development, it would be appropriate to require as a condition an appropriate retaining structure along the southern boundary of the site. In view of the change in levels to adjoining land a section has been submitted which indicates that the proposed ridge of the property would be approximately 2 metres higher than the ridge of its adjacent property.

Given that the existing driveway slopes down away from the road, the Highways Authority require that, for a distance of 6 metres, the entrance is made level to ensure appropriate visibility at the junction with the highway. The provision of these sightlines may have implications for the vegetation on the road frontage. Removal of vegetation will obviously open up the views into the site, however, given that the property is set down into the site and back from the road by approximately 16 metres, it is considered that this would blend acceptably within the street scene. The agent has however submitted a statement to indicate that no trees will need to be removed, although they may need attention to keep the driveway clear. Furthermore, Lawday Link is a one way road and therefore, while the property would be more visible to pedestrians, it will not be so open to views from passing vehicles.

Recommendation

That, subject to the West Surrey Badger Group being satisfied that badgers will not be affected by the development, permission be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard obscure glazing (3.8) - *1(bathroom) *2(first floor, eastern)

3. Standard levels (detailed permission) (4.2)

4. Standard no new windows (11.3) - *1(wall/roof slope) *2(eastern/southern)

5. Standard tree protection (25.2)

6. Standard Restrictions on Permitted Development (11.2) - *1(buildings/structures/works) *2(A–H) *3(erected, undertaken)

7 Prior to the commencement of any development, details of a retaining structure to be provided along the southern boundary of the site shall be submitted to the Local Planning Authority, such details as approved shall be completed prior to the commencement of development.

Reasons

1. Standard (RC10)

2. Standard (RC5) - *1(amenities and privacy of neighbouring properties) *(delete 2 and 3) *4(DE1) *5(D1 and D4)

3. Standard (RC9) - *(the sloping nature of the site, adjacent land levels and proximity of a protected tree) *(delete 2 and 3) *4(DE1) *5(D1 and D4)

4. Standard (RC5) - *1(amenities and privacy of neighbouring properties) *(delete 2 and 3) *4(DE1) *5(D1 and D4)

5. Standard (RC4) - *(long-term health of the tree)

6. Standard (RC8) - *(retain control over the development hereby permitted)

7. Standard (RC5) - *1(amenities of adjoining properties and secure a satisfactory standard of development) *(delete 2, 3 and 4) *5(D1 and D4)

* * * * *

B.7	WA02/0817 Mr and Mrs Millichip 25.4.02	Erection of extensions and alterations at 18 Bourne Grove, Farnham

	Grid Reference:	E: 485048 N: 145223

	Town:	Farnham
	Ward:	Bourne
	Development Plan:	ASEQ, DE3 within developed area
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	Not yet received

Relevant History

WA74/0710	Erection of a single-storey dwelling of five habitable rooms with garage accommodation (outline)	Refused 24.9.74

WA00/2021	Alterations and extensions to existing bungalow to provide part single-storey, part two-storey dwelling	Refused 11.1.01

Description of Site/Background

Number 18 is a detached bungalow situated in an elevated position on the western side of Bourne Grove. The site lies within the developed area of Farnham but also within an Area of Special Environmental Quality.

The Proposal

This application is a revision of the previous application which was refused. The extensions and alterations seek to provide a two-storey extension to what is currently a single-storey property. The existing bungalow has a floor area of approximately 74 square metres. The proposal would result in a dwelling of approximately 235 square metres. The previously refused scheme would have provided a floor area of 302 square metres and was considered to be unacceptable by reason of its scale, character and its overbearing form.

Relevant Policies

The key policies are those relating to the environmental implications of development, Policies D1 and D4 of the Local Plan and Policy DE3, relating to an Area of Special Environmental Quality.

Main Planning Issues

Impact on the street scene and character of the area.

The existing bungalow is modest in scale, situated in an elevated position. Whilst it is acknowledged that the proposed extensions would result in a much larger property than that which exists now and would be of a scale which differs from the existing dwelling, it is considered that the site could accommodate a larger building. The original proposal has been sufficiently modified to overcome the concerns of officers. The floor area has been significantly reduced by a reduction in the proposed depth and the height has been reduced by approximately 2 metres.

Whilst the property is set on an elevated site, the two-storey element is to the rear of the existing bungalow, in excess of 15 metres from the adjacent lane. Accordingly, it is considered that the proposal would not dominate the street scene to an unacceptable degree. Furthermore, given the change in levels between the application site and the neighbour to the south, the proposal would not have a detrimental impact on neighbouring properties. It is acknowledged that a footpath runs along the northern boundary of the site, but this boundary is relatively well screened and, given the distance from the boundary, the proposal would not, in your officers' opinion, appear oppressive.

ASEQ

Whilst recognising that the property is within the South Farnham Area of Special Environmental Quality, it is not considered that, the proposed extensions would detrimentally affect the character of the locality.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard no new windows (11.3)

Reasons

1. Standard (RC11)

2. Standard (RC5) - *1(amenities of neighbouring property) *(delete inserts 2–4) *5(D1 and D4)

* * * * *

B.8	WA02/0698 Mr L Sullivan 8.4.02	Erection of a new dwelling following demolition of existing cottage at Sundial Cottage, Jumps Road, Churt (as amended by plans date stamped 22.4.02 and clarification in letter dated 23.5.02)

	Grid Reference:	E: 486438 N: 139145

	Parish:	Frensham
	Ward:	Frensham, Dockenfield and Tilford
	Development Plan:	Green Belt; AONB; AGLV – outside settlement
	Highway Authority:	No requirements
	Drainage Authority:	No requirements

	Parish Council:	No objection but would strongly recommend that a condition be attached stating “that this property remains ancillary to the main house”
	Representations:	One letter of objection received to date which raises the following concerns: 1. similar application was refused; 2. a number of trees have been removed; 3. implications for drainage; 4. increased activity and noise form the property; 5. erosion of the Green Belt.

Relevant History

There is a lengthy planning history relating to the above site, the most relevant of which includes:-

HM/R 4016	Change of use of pavilion to be used as an annex cottage	Permitted 10.11.49

HM/R 20796	Continued use of stables and hay store	Permitted 16.10.72

HM/R 21244	Extension	Refused 19.4.73

HM/R 22417	Two storey extension to existing dwelling	Refused 25.2.74

WA75/1439	Erection of extension to existing house to provide reception room, staircases, store and toilets on ground floor and bedroom and bathroom on first floor	Permitted 29.1.76

WA76/1669	Erection of extension to existing house to provide reception room hall, staircase, toilet on ground floor, bedroom, bathroom and toilet on first floor together with alterations to existing house	Permitted 18.1.77

WA80/0367	Extension to provide large kitchen, new utility room, entrance lobby and WC; alterations to main entrance and play room windows	Permitted 14.4.80

WA00/1987	Alterations and extension to existing stable building to provide self-contained ancillary accommodation	Withdrawn

WA01/0626	Alterations and extensions to existing stable building to provide self contained ancillary accommodation at Sundial House, Jumps Road, Churt, (revision of WA00/1987)	Refused 18.5.01 Appeal dismissed 13.12.01

Description of Site/Background

Sundial House is a large detached house set in substantial grounds on elevated ground above Jumps Road. The site lies wholly within the Green Belt beyond any defined settlement boundaries where there is a general presumption against new residential development. The site is very well screened by established trees and is not particularly visible from outside of the site. On the site there also exists a group of detached garage buildings and a former pavilion building which was granted planning permission to be converted into an annex cottage in 1949.

The Proposal

This application seeks to demolish the existing cottage of some 73.5 square metres and replace it with a similar structure, providing a living area, bedroom, kitchen, bathroom and utility area. The proposed replacement building will be on the site of the existing “cottage”, providing a floor area of approximately 82.7 square metres. The proposal will extend to a height of 5.8 metres. The location of the proposal is approximately 20 metres to the west of the main house. Submissions in Support
In support of the application, the agent indicates that the proposed dwelling would be occupied by the parents of the current owner and that, in the future, it will provide accommodation for the owner's handicapped daughter. He states that the cottage will be used as ancillary accommodation and there will be no newly defined grounds. It is argued that the cottage has an established use as a residence for an estate worker and remains in use as a play/games room and daytime activities and, whilst it is run down, it could be upgraded to meet current standards. The agent, however, contends that it would be more economical to rebuild a new structure on the footprint of the existing building. The existing cottage is understood to be connected to water, electricity and sewage services. The agent states that the proposed design is a copy of the existing cottage and should therefore have a minimal impact on the landscape/Green Belt and is well screened from Jumps Road. It is indicated that the applicant would be willing to enter into appropriate agreements to restrict its use.Relevant Policies
Surrey Structure Plan Policies 1994 – PE2 and PE7

Surrey Structure Plan (Deposit Draft) 2001 – LO6 and SE6
Waverley Borough Local Plan 2002 – C1, C3 Main Planning Issues
The existing cottage has a footprint of approximately 74 square metres and provides a living area, two bedrooms and a scullery and extends to a height of approximately 6.2 metres.

Members may recall that an application last year to demolish the existing cottage and construct a new two-bedroomed dwelling with a floor area of 147.5 square metres of the site of existing stables was refused and dismissed after a Public Inquiry in December last year. In his letter of decision, the Inspector recognised that:-

“The Pavilion is relatively small but has a number of rooms, which although with rudimentary facilities would, in my view, be capable of occupation independent of Sundial House. While the pavilion is an annexe to the main house, it is my view that the intention of the condition imposed in the permission is that the structure would be used independently as a dwelling, but only for purposes related to Sundial House”.

In view of the Inspector's decision, officers consider that it is appropriate to consider the existing cottage as a dwelling, albeit ancillary to the main house. Accordingly, officers consider that the proposal to replace the existing accommodation with a similarly scaled and sited building is acceptable given that this building has existed as a self-contained dwelling since 1947. It is considered that the new building is not materially larger; is of an appropriate design and will not appear more intrusive in the landscape.

In view of the above, and given that the new building is of a form, bulk and height similar to the existing structure and positioned on the site of the existing building, it is considered that the new structure would not detrimentally harm either the openness of the Green Belt or the landscape character of the area. It is acknowledged that the proposed replacement building is marginally larger than the existing building, approximately 11% larger, however given the very modest scale of the existing building, it is not considered that this would be unacceptable.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard ancillary (9.7) - *1(building) *2(Sundial House)

3. Standard restrictions on permitted development (11.1)

4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no fences, or other means of enclosure whatsoever, shall be erected to form a separate curtilage within the existing curtilage of Sundial House, without the permission of the Local Planning Authority.

5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) there shall be no conversion of the roof space to habitable accommodation without the prior permission of the Local Planning Authority.

Reasons

1. Standard (RC12) - *(Delete Inserts 1 - 3) *4(D1 and D4)

2-5. Standard (RC9) - *1(retain control over the development hereby permitted and to ensure the proper development of the site) *2(PE3 and PE7) *3(SE6 and LO6) *5(C1, C3, D1 and D4)

* * * * *

B.9	WA02/0272 V Hillier 15.2.02	Erection of a single-storey extension at Cherry Trees, Bethel Close, Farnham

	Grid Reference:	E: 484526 N: 148843

	Town:	Farnham
	Ward:	Hale and Heath End
	Development Plan:	No site specific policies – within developed area
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	No objection
	Representations:	One letter of objection on the grounds of: 1. over-powering to outlook.

Description of Site/Background

Cherry Trees is a detached bungalow on the southern side of Bethel Close, close to the junction with Bethel Lane. The site is relatively level; however, Heathway, the neighbouring property to the east is approximately 1.3 metres lower than Cherry Trees. On the boundary between the two properties is a well-maintained hedge of approximately 1 metre in height.

The Proposal

The proposal is for a single-storey extension of approximately 21 square metres to the east of the existing property. The proposal would be approximately 1.5 metres from the existing boundary. The proposal would extend to the side by approximately 3 metres.

Relevant Policies

D1 and D4 of the Waverley Borough Local Plan 2002

Main Planning Issues

The main planning issue is the impact on the neighbouring property.

It is acknowledged by officers that the proposal would come closer to the neighbours and the level changes that occur on the site are also noted. However, in light of permitted development rights with regard to boundary fencing and the existing outlook from the side windows of Heathway, it is the view of officers that the proposal would not materially harm the amenities of the neighbours beyond that of the existing relationship. It is therefore the view of officers that the application should be approved.

Recommendation

That permission be

GRANTED

subject to the following conditions:-

1. Standard matching materials (4.3)

2. Standard obscure glazing (3.8) - *(bathroom) *(east)

3. Standard no new windows (11.3) - *(wall or roof slope) *(east)

Reasons

1. Standard (RC11)

2. Standard (RC6) - *(overlooking of neighbouring properties) *(D1 and D4 only)

3. Standard (RC9) - *(relationship with neighbouring properties) *(D1 and D4 only)

* * * * *

B.10	WA02/0856 David Norris 2.5.02	Erection of an extension and alterations at Pooh Corner, Whitmead Lane, Tilford, Farnham

	Grid Reference:	E: 488322 N: 143949

	Parish:	Tilford
	Ward:	Frensham, Dockenfield and Tilford
	Development Plan:	Green Belt, AONB, AGLV – outside settlement
	Highway Authority:	No requirements
	Drainage Authority:	Not yet received
	Parish Council:	Not yet received

Relevant History

WA92/1270	Occupation of dwellings without compliance with restrictive condition	Permitted 09.11.92

WA01/2036	Erection of extensions and alterations	Withdrawn 9.11.01

WA02/0063	Erection of extensions and alterations (revision of WA01/2036)	Refused 28.2.02

Description of Site/Background

Pooh Corner is a large detached house located on the western side of Whitmead Lane. The site lies wholly within the Green Belt, an Area of Outstanding Natural Beauty and an Area of Great Landscape Value beyond a defined settlement boundary. The existing property, which has accommodation on two storeys and provides four bedrooms, has a floor area of approximately 224 square metres together with an attached garage of 30.25 square metres. A public footpath runs along the northern boundary of the site.

The Proposal

This application seeks to replace the existing roof by raising the pitch to 35 degrees and construct a two-storey side extension at right angles to the existing property. The proposal will provide a new kitchen/dining room area at ground floor with reorganised bedroom and en-suite accommodation above. The dwelling will remain a four-bedroomed dwelling. The proposal will result in a floor area of 299.7 square metres and a ridge height of 7.6 metres.

Relevant Policies

Surrey Structure Plan 1994 – Policy PE2 – Green Belt; Policy PE7 – Landscape

Surrey Structure Replacement Plan (Deposit Draft) 2001 – Policy LO6 – Green Belt; SE6 – Landscape

Waverley Borough Replacement Local Plan – C1 – Green Belt; C3 – Landscape; RD2 - Extensions

Main Planning Issues

1. whether the proposal complies with the rural extensions policy; and

2. whether the potential impact of the proposal is acceptable.

Officers calculate that the existing dwelling has a floor area of approximately 224 square metres, which includes the single-storey extension to the side, if this accommodation is not considered to be original then the original dwelling would have had a floor area of approximately 212 square metres. The proposed extensions would result in a habitable floor area of approximately 299.7 square metres which, if permitted, would represent an approximately 40% increase in the floor area over the size of the original, (33% if the single-storey extension is considered to be original).

Members may recall that a previous application to raise the height of the roof to 8.4 metres, together with the provision of rooms in the roof and a three-storey side extension was refused. The previous application would have provided an increased floor area of 61% which was clearly considered contrary to Local Plan policies. The current application now omits any accommodation in the roof and has provided a lower pitch roof of approximately 35 degrees. Whilst it is recognised that the proposed extension is significant in size, it is considered that, in comparison with the refused scheme, it would now accord with Local Plan polices and would not have an unacceptable impact on the character of the area or the openness of the Green Belt.

Recommendation

That subject to the receipt of no further representations on material grounds not previously considered by 14.6.02 that permission be

GRANTED

subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard no new windows (11.3) - *1(any roof slope)

Reasons

1. Standard (RC12) - *(delete 1-3) *4(D1 and D4)

2. Standard (RC8) - *1(retain control over the development hereby permitted) *2(PE2 and PE7) *3(LO6 and SE6) *4(delete) *5(C1, C3 and RD2)

* * * * *

B.11	WA02/0549 Mr and Mrs Cameron-Lewis 22.3.02	Erection of extensions and alterations, together with the erection of a boundary wall at 7 Aveley Lane, Farnham (as amplified by letters dated 24.4.02 and 2.5.02)

	Grid Reference:	E: 484296 N: 145250

	Town:	Farnham
	Ward:	Bourne
	Development Plan:	No site specific policies - within developed area
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	Whilst we have no objection to the house extension, we are concerned at the possible effect of the proposed erection of a boundary wall on the local “streetscene” and would suggest a site visit
	Representations:	Two letters of objection have been received to date which raise the following concerns: 1. overlooking and loss of privacy from new bedroom windows; 2. part of boundary wall is a “party wall” with owners of 7A; 3. highway safety issues, proposal will result in loss of visibility to vehicles exiting the neighbouring driveway; 4. original consent sought to ensure visibility to Aveley Lane; 5. wall should be set back at the corner and party wall rights adhered to and maintain a balance in height of wall along the party wall section.

Relevant History

WA74/0035	Erection of double garage following demolition of existing garage and erection of a detached house and double garage	Appeal Allowed 2.7.75

WA74/0262	Erection of a detached house and garaging on half an acre	Appeal dismissed 2.7.75

WA74/0321	Erection of two pairs of houses, four garages and four parking spaces on 1.1 acres following demolition of two flats (outline)	Refused 16.8.74

WA74/0356	Erection of one detached house and four garages and construction of private access road	Refused 16.8.74

WA75/1210	Split level residential dwelling and garage	Permitted 30.10.75

WA80/1332	Renewal of application WA75/1210 for the erection of a detached split-level dwelling with double garage and access	Permitted 15.10.80

WA83/0771	Erection of a four-bedroomed split-level detached house	Permitted 16.6.83

Description of Site/Background

Number 7 is a detached two storey dwelling situated on the southern side of Aveley Lane. The site lies wholly within the developed area of Farnham where the principle of residential development is acceptable.

The Proposal

This application seeks to erect a two-storey extension to the side (northern elevation) of the property which is the elevation closest to the road. The proposal would provide an enlarged utility, pantry and kitchen at ground floor with enlarged bedrooms and bathroom at first floor. The proposals also involve the provision of a two-storey extension to the front (eastern elevation) to form a new entrance porch and room above. The scheme involves fenestration alterations and also includes raising of the height of the boundary wall along the road frontage to a height of 2 metres.

Submissions in Support

In support of the application, the applicant indicates that the proposal seeks to raise the existing wall from its present height to 2 metres where it runs adjacent to the highway but within his client's property. It is also confirmed that the part of the wall which forms a party wall with the neighbour will only be undertaken with the approval of the neighbour concerned and that this part of the wall is excluded from the application.

Relevant Policies

The main policies of relevance are the environmental policies (D1 and D4 of the Waverley Borough Local Plan 2002)

Main Planning Issues

The main issues are:-

Potential impact on the streetscene.

Potential impact on neighbour's amenity.

In considering the proposed development, it is considered that the proposed alterations to the dwelling would improve the visual appearance of the roadside elevation, effectively re-orientating the dwelling to face the road. However, concern is expressed with respect to the potential for overlooking of the private garden area of a chalet bungalow on the opposite side of the road, the garden of which runs parallel to the lane. The existing dwelling does not currently have any first floor habitable rooms facing towards the road. The proposal would provide windows to serve two bedrooms and a bathroom on the front elevation. Furthermore, one of the bedrooms would have a bay window which would be positioned 8.5 metres from the neighbour's fence.

Officers consider that the proposal would result in an unacceptable level of overlooking which would be detrimental to the amenities that the neighbour should reasonably expect to enjoy in their private garden area. The applicant's agents have suggested that the lower panes of window could be obscure glazed; however, it is considered that this would not overcome concerns with respect to the dominant form of extension or the perceived level of overlooking.

With respect to the proposed increased height of the wall, it is understood that this refers only to part of the section of the wall, indicated to be section X – Z on the submitted plans. It is considered that, given the existing wall, it would be difficult to sustain a reason for refusal on visual amenity grounds or highway safety grounds particularly given the absence of a highway objection.

Recommendation

That permission be REFUSED for the following reason:-

1. Standard (R5.3) - 1*(scale and proximity to the boundary of the neighbouring property and proposed fenestration) 2*(overlooking and loss of privacy) (delete DE1)

* * * * *

B.12	WA02/0619 R Sandars 28.3.02	Outline application for the erection of two detached dwellings following demolition of existing dwelling at Briar Cottage, 4 Gardeners Hill Road, Farnham

	Grid Reference:	E: 483557 N: 144058

	Town:	Farnham
	Ward:	Rowledge and Wrecclesham
	Development Plan:	No site specific policies
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	No objection
	Representations:	Three letters of objection have been received on the following grounds:- 1. infringe rural nature of the area; 2. close to road junction; 3. opposite new building plot; 4. increased traffic; 5. houses too close to road; 6. intrusive; 7. loss of attractive small dwelling.

Two letters of concern have been received on the following grounds:-

1. gully and trees along boundary to Pinewood Copse should be retained;

2. should be no additional vehicular access;

3. should be single-storey only.

Description of Site/Background

“Briar Cottage” is a detached bungalow of 178 square metres situated on the south-western corner of Gardeners Hill Road and Boundstone Road. The property occupies a site of some 0.2 hectares (0.5 acres) and has a single point of vehicular access onto Gardeners Hill Road.

The Proposal

The applicant seeks permission for the erection of two detached houses on the site, following the demolition of the existing bungalow. The application is submitted in outline with all matters, except access, reserved. However, the applicant has submitted details of how the site could be redeveloped together with the type of dwellings envisaged.

The application shows the erection of two "barn-style" houses to be sited facing Gardeners Hill Road. The houses are indicated to have floor areas of 267.5 square metres and 325 square metres and positioned some 3–3.5 metres back from the road frontage. Use would be made of the existing vehicular access.

Submissions in Support

The applicant's agent has stated that the existing cottage is in need of extensive modernisation. It is the owner's aim that any development of the site would be designed to be sensitive to the neighbouring properties and the semi-rural environment of this area of Farnham.

The agent has argued that plot sizes in the general neighbourhood vary in size, although many of the larger plots have already been sub-divided. The agent makes reference to a recent permission to sub-divide the plot at number 3 opposite.

The agent explains that the internal layout of both houses has been designed to provide flexible accommodation and the arrangement of windows also gives privacy to and from the neighbouring properties.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE10, DP6 AND MT2

Surrey Structure Plan (Deposit Draft) 2001 – Policies SE3 and DN2

Waverley Borough Local Plan 2002 – Policies D1, D4 and M2

Main Planning Issues

There are two main issues:-

1. Impact on character and appearance of the area.

2. Effect on the amenities of neighbours.

On the first issue, the site lies within the settlement area of Farnham where, in principle, development is acceptable. However, the character of Gardeners Hill Road is such that it provides a transition between the more built-up environment of Boundstone Road and the semi-rural area which leads to the open countryside to the south. Properties in the immediate vicinity tend to be set back from the road on the western side, although closer to the road on the eastern side. Properties vary considerably in their scale and character and in the size of their residential curtilages.

Whilst the site currently provides an area of open frontage which contributes to the semi-rural character of the area, the officers consider that the development of this site is acceptable in principle and could support the erection of two modest sized dwellings. Central Government Guidance and Development Plan policies state that the best use should be made of urban land.

The plots created would be no smaller than other similar plots in the vicinity of the site. However, it is considered that the siting of the two dwellings proposed would be too close to the road and their size would appear relatively large in relation to their plots. It should be stressed that, as the drawings submitted are illustrative only, the final siting, size and design of dwellings proposed could be determined at the detailed stage.

On the second issue, there is a detached bungalow to the south of the site and a detached house (extended) to the west of the site. There are mature hedges and some trees along the boundaries of the site. Subject to final siting and design details, it is felt that two chalet-style dwellings could be accommodated without detrimentally affecting the amenities of existing residential occupiers.

There are a number of trees along or close to the boundaries of the site. It is not considered that any trees of significance would be affected by the proposed development.

Local residents have expressed concern over the increased use of the current vehicular access which is close to the road junction. However, only one extra dwelling is proposed and it should be noted that the Highway Authority have raised no objection to the application.

Notwithstanding the concerns outlined above, which would be for consideration at the detailed stage, it is considered that two modest dwellings could be satisfactorily accommodated without material harm to the character or appearance of the area.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard outline (1.2) - *1(siting, design, external appearance and landscaping)

2. Standard outline (1.3)

3. Standard tree survey (25.1)

4. Standard tree protection (25.2)

Reasons

1–2. Standard (RC2)

3–4. Standard (RC4) - *1(long-term health of the trees concerned/the character and amenities of the area) *2(PE9 and PE10) *3(SE3 and SE7) *5(D1 and D7)

Informative

1. The applicant is advised that, for the avoidance of doubt, the illustrative details of the dwellings proposed for this site are unlikely to be acceptable to the Local Planning Authority. In submitting the details the subject of the reserved matters application, given the size of the site and, in the interests of the character and amenities of the area, the Local Planning Authority anticipate the details to be of modestly scaled dwellings with particular attention given to the need to avoid overlooking.

* * * * *

B.13	WA02/0622 A Lawton 28.3.02	Outline application for the erection of two detached dwellings following demolition of existing dwelling at Sandrock Cottage, 1 Latchwood Lane, Lower Bourne, Farnham

	Grid Reference:	E: 484922 N: 144341

	Town:	Farnham
	Ward:	Bourne
	Development Plan:	No site specific policies
	Highway Authority:	Recommend refusal – see report
	Drainage Authority:	Referred to Environment Agency – reports no objection, in principle, to the proposed development provided certain conditions are met
	Town Council:	We regret the loss of the cottage and overdevelopment
	Representations:	Four letters of objection, including one from the Bourne Residents' Association, on the following grounds:- 1. overcrowding of site and out of keeping; 2. loss of one of older cottages in the area; 3. loss of privacy; 4. lane not conducive to further development; 5. Larchwood Lane is unmade bridlepath; 6. increased traffic; Two letters of concern on the following grounds:- 1. should be restricted to two dwellings and, at most, chalet-style; 2. access should be unchanged.

Description of Site/Background

“Sandrock Cottage” is located on the northern side of Latchwood Lane, some 30 m south-west of its junction with Old Frensham Road. Sandrock Cottage itself dates from the mid 19th Century and is considered to be of attractive appearance with stonework and some interesting details.

The site is roughly rectangular in shape, has a frontage to the lane of 37 metres and a depth of 23 metres. Site ground levels fall away towards a watercourse at the rear. The lane is an unmade road and a bridlepath.

The Proposal

Outline permission is sought to establish the acceptance of the principle of the proposal at this stage. All matters are reserved. Nevertheless, an illustrative site layout plan is submitted which shows two dwellings on the site and two possible means of vehicular access to the site, one of which being the current access.

Submissions in Support

The applicant's agent has argued that there are no specific planning policy designations affecting the site and there do not appear to be any fundamental physical constraints on the redevelopment of the site.

The agent has argued that the modest plot sizes proposed would be comparable with those already existing in the vicinity and that the proposal follows the density of development and level of amenity space provided in the area. It is further argued that the development would not appear cramped.

The agent argues that, due to the established existing degree of separation from, and orientation relative to, adjoining residential properties, there would be no detrimental effect on the amenities of neighbours.

The agent stresses that the site is clearly previously-developed land and that this would make a non-efficient use of an under-used site. It therefore fully accords with Development Plan policies and Government Guidance.

Relevant Policies

Surrey Structure Plan 1994 – Policies EN1, PE9, PE10 and MT2

Surrey Structure Plan (Deposit Draft) 2001 – Policies L01, L02, SE2, SE3, SE7 and DN2

Waverley Borough Local Plan 2002 – Policies D1, D4, D7, D12, M1 and M2

Main Planning Issues

1. impact on character and appearance of the area;

2. merits of retention of existing dwelling;

3. trees;

4. effect on the amenities of neighbours; and

5. any traffic implications.

On the first issue, the site is within the settlement area of Farnham where, in principle, development is acceptable. However, Latchwood Lane is towards the fringes of the town of Farnham which provides a transition between the more built-up parts of Farnham and the semi-rural area and countryside to the south and south-east. Properties in Latchwood Lane comprise detached and semi-detached bungalows or chalet-style dwellings in regular-shaped plots, with those on the south side occupying more generous plots (this forms part of a "Low Density Residential Area" in the Local Plan). However, it is noted that there is a more modern development (of houses) to the north in Pannells Court and Bourne Firs.

It is considered that the present site, occupied by a single dwelling, contributes to the semi-rural character of this part of Latchwood Lane. Whilst the officers note Central Government Guidance and Development Plan policies to encourage the best use of urban land, this has to be balanced against environmental policies. The officers share the concerns which have been expressed by the Town Council and local residents over the redevelopment of this site at a higher density. The officers argue that any development of the site is constrained, to some extent, by its size, slope, the presence of trees and the presence of a watercourse at the rear. The officers feel that the proposal would be at odds with the pattern and density of other development in the lane.

On the second issue, the Town Council and local residents have expressed concern over the loss of the present dwelling. The Council's Historic Buildings Officer has commented that, although the building is of some interest, it has been considerably altered and repaired in the past. He therefore feels that the building is not worthy of listing and could not argue strongly for its retention.

On the third issue, there are two mature trees along the frontages of Sandrock Cottage and Beech Corner. These are considered to contribute to the semi-rural location of the site. There is a Birch tree situated towards the front south-eastern corner of the site, which is already “affected” by the vehicular access to the site. The Tree and Landscape Officer has expressed concern over the likely proximity of one of the proposed dwellings to this tree and which could add pressure for its removal at a future date, and thereby harm the appearance of the area.

On the fourth issue, subject to an appropriate design and internal layout, it is not considered that the amenities of neighbours are likely to be adversely affected by the proposal. For example, there are mature hedges along the boundaries of the site, together with trees to the rear.

On the fifth issue, the Highway Authority have recommended refusal of the application. The Authority have stated that the proposed development, if permitted, would lead to an increase in traffic movements through the existing inadequate junction of Latchwood Lane and Old Frensham Road which is severely restricted by fencing and vegetation. Local residents have also expressed concern over the increase in traffic using this unmade lane.

Conclusions

In conclusion, there are considered to be environmental and highway objections to this proposal which is argued to cause harm to the character and appearance of the area. These objections are considered to outweigh the objectives of redeveloping existing urban land.

Recommendation

That permission be REFUSED for the following reasons:-

1. Standard incompatible (R2.14).

2. Standard juxtaposition of trees to development (R3.4).

3. The proposed development, if permitted, would lead to an increase in traffic movements through the existing inadequate junction of Latchwood Lane and Old Frensham Road, involving right-hand turning movements onto this busy D class road where visibility is severely restricted by third party boundary fencing and would lead to danger and inconvenience to other users of the highway and therefore does not satisfy Policy MT2 of the Surrey Structure Plan 1994, Policy DN2 of the Surrey Structure Plan (Deposit Draft) 2001 and Policy M2 of the Waverley Borough Local Plan 2002.

4. The existing junction is inadequate to serve any further development and its improvement to serve the proposed development, to the County Highway Authority's minimum standards, would involve the use of land which, as far as can be determined from the application drawings, lies outside the applicant's control and therefore does not satisfy Policy MT2 of the Surrey Structure Plan 1994, Policy DN2 of the Surrey Structure Plan (Deposit Draft) 2001 and Policy M2 of the Waverley Borough Local Plan 2002.

* * * * *

B.14	WA02/0646 Lloyds Bank Plc and Mr A Ene St. Clair 28.3.02	Erection of a replacement dwelling and detached garage following demolition of existing dwelling and garage, Little Croft, 26 Greenhill Road, Farnham

	Grid Reference:	E: 485118 N: 145843

	Town:	Farnham
	Ward:	Farnham Bourne
	Development Plan:	Area of Special Environmental Quality (Policy BE3)
	Highway Authority:	Recommend informative
	Drainage Authority:	No requirements
	Town Council:	Concerned about the size and position of the new proposal and regret loss of existing building.
	Representations:	Three letters from local residents objecting principally on the following grounds:- 1. overdevelopment; 2. double the size of the existing; 3. out of keeping; 4. noise/disturbance; 5. overlooking; 6. impact on trees. One letter of concern. 12 letters of support.

Description of Site/Background

Number 26 is a detached house located on the southern side of Greenhill Road, not far from the junction with Tilford Road. It is adjoined to the north east by the block of flats “Greenhills” and the rear gardens of houses in Tilford Road. It is separated from these flats and houses by a substantial conifer hedge. It is adjoined to the south west by a large dwelling, (number 24). The property is outside, but adjacent to the Conservation Area. It is within the area designated as an Area of Special Environmental Quality. A public footpath also runs along the track to the front of the house.

The Proposal

Permission is sought to replace the existing house with a new dwelling set further back into the plot. According to the applicants figures, the present house measures 219 square metres. The new house, which would have five habitable rooms on the ground floor and five bedrooms above would measure 362 square metres. In addition the proposed detached garage, to be located at the front, would measure 40 square metres.

Submissions in Support

The agent argues that the present dwelling has little intrinsic architectural quality. The agent comments on the character of surrounding development such as the substantial mass of the adjoining block of flats and the fact that other dwellings opposite are substantial and set back in their plots. He notes the good separation distance between number 26 and number 24 and argues that this will continue with the proposal. He also argues that, given the boundary screening and the positioning and fenestration there would be no harm to adjoining properties or the adjoining Conservation Area. In fact, he argues that it will enhance views from the Conservation Area. He also comments on what he regards to be the high quality of the design of the house.

Planning Policies

The main policies of relevance are the environmental policies (D1 and D4 of the Local Plan).

Main Planning Issues

The main issues are considered to be:-

· The potential impact on the character of the area;

· The potential impact on neighbours amenities;

Dealing with the first issue, officers do not regard the present building of being of any significant value architecturally and do not oppose, therefore, the principle of the replacement. The new dwelling would sit further back in the site but this in itself is not unacceptable, given the prevailing character and layout of buildings in this area.

It is acknowledged that this is a much larger house. However, there would still be a reasonable separation distance (5 metres) to the boundary with number 24 and at the front it would still be 2.4 metres to the hedge boundary with the Greenhills Flats. Much of the extra size results from the rear projecting gable in the new design which, whilst adding to the bulk of the house, would have minimal impact on any public vantage points outside the site. Overall, therefore, it is considered that the development would not adversely affect the character of the area.

Turning to the second point, there would remain a good separation distance between number 26 and number 24 such that the larger and repositioned house would not, in the officers’ view, adversely affect that neighbour’s amenities. It should be noted that the occupiers of number 24 have written in support.

On the other side, the thick and tall boundary screen of conifers blocks views to and from the Greenhills Flats. Given the extra bulk of building on this site (this is the side where the rear projecting gable is proposed) it is desirable that screening is retained. At present, officers have some concern as to whether this boundary screening can be retained. It is estimated that at its closest the house would be only 3 metres from the trunks of the large conifers. Offices are discussing with the applicants measures to safeguard the screening during construction, but as it stands, it is anticipated that this could necessitate the marginal repositioning of the house to increase the distance on this side.

Recommendation

That, subject to the further consideration of the tree screening, and slight resiting of the dwelling, permission be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard landscaping (25.9)

3. Standard tree protection (25.2)

4. Standard obscure glazing (3.8) - *(first floor) *(north east)

5. Standard no rear windows (11.3) - *(first floor) *(north east)

6. Standard demolition (3.2) - *(3 months)

Reasons

1-6 Standard (RC11)

Informative

1. Standard (HF13)

* * * * *

B.15

WA02/0380
Frensham Heights
Educational Trust Limited
6.3.02

Erection of extensions to staff accommodation serving Frensham Heights School, Middle Park Lodge, Hawthorn Lane, Rowledge, Farnham (as amended by letter dated 28.5.02 and plans received 28.5.02)

	Grid Reference:	E: 482821 N: 142723

	Town:	Farnham
	Ward:	Rowledge and Wrecclesham
	Development Plan:	Rural Area, AGLV, Area of High Archaeological Potential
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	No objection
	Consultations:	Surrey County Council- Principal Archaeologist – recommends condition

Relevant History

WA01/1241

Erection of extensions to staff accommodation

Refused
6.9.01

Description of Site/Background

Middle Park Lodge is located in an isolated position at the outer edge of the grounds of Frensham Heights School. The property can be accessed both from within the school grounds and from Hawthorn Lane.

The building is used as a staff dwelling by the School. It is understood that since 1995, the dwelling has been occupied by successive Deputy Headmasters.

It is estimated that prior to 1968 the property measured some 108 square metres. In 1981, a replacement flat roofed single storey extension was added. This resulted in a net increase in floorspace of 6 square metres.

Members may recall dealing with application WA01/1241 relating to extensions to the dwelling. The floor area proposed at that time amounted to some 70 square metres giving an overall increase of 76 square metres or 70%. Notwithstanding the case put by the School in relation to the need to enlarge the accommodation, permission was refused on the grounds of conflict with the rural extensions policy.

The Proposal

Permission is again sought for extensions. The scheme has been scaled down since the earlier proposal. As before, the scheme involves the addition of a new lounge and utility room on the ground floor and a bedroom with en suite shower room above. The additions now proposed would add 59 square metres, giving total additions to the “original” dwelling of 65 square metres or 60%. The reductions since the previous scheme have been achieved both by reducing the size of the single storey lounge addition and reducing the length of the two storey element of the end extension.

Submissions in Support

The applicants have put forward the same points in support of the proposal. In essence, they argue that the extended property would provide accommodation commensurate with the Deputy Headmaster’s status. They refer, for example, to the

present lack of a private study large enough for the Deputy Headmaster to carry out his pastoral duties. They also refer to the relatively secluded location, being only accessible from within the School grounds or from Hawthorn Lane, which is a private road.

Relevant Policies

The key policies of the Local Plan 2002 are:-

Policy C2 - Countryside beyond the Green Belt

Policy RD2 - Extensions to dwellings in the countryside

Main Planning Issues

In proportional terms, the extensions exceed the 40% guideline in Policy RD2 of the Replacement Local Plan. However, the officers recognise the efforts that the applicants have made to scale down the additions. It is considered that the scale of the lounge addition is now more commensurate with the proportions of other rooms in the house. The impact on the scale and character is also reduced by the reduction in the size of the first floor addition. Officers are mindful that the dwelling is in a very remote location, well screened from any public vantage points. The impact of the extensions on the character of the countryside would therefore be likely to be very limited. Having regard to this and taking account of the educational need for the enlarged accommodation, and having regard to fact that in situations like this, staff have only limited options in terms of alternative accommodation, it is felt that this revised scheme is acceptable.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard archaeology (27.4)

Reason

1. Standard (RC35)

Informative

1. With regard to Condition 1 above, the applicant should contact the Principal Archaeologist’s Team at Surrey County Council so that the necessary arrangements can be made (contact Gary Jackson telephone 020 8541 9325 or Tony Howe 020 8541 9402).

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B.16	WA02/0762 Mr and Mrs Plaice 15.4.02	Change of use of land to provide additional residential curtilage and retention of greenhouse on land at Walnut Tree Cottage, West End Lane, Frensham

	Grid Reference:	E: 482671 N: 142192

	Parish:	Frensham
	Ward:	Frensham, Dockenfield and Tilford
	Development Plan:	Rural Area, AGLV, Locally Listed Building
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Parish Council:	Refer to comments made in relation to earlier application when Parish Council objected on grounds of possible threat to the habitat of badgers. If permission is granted there should be a condition removing “Permitted Development” rights to erect new structures. Also refer to letter from West Surrey Badger Group dated 2nd December 2001.
	Consultations:	West Surrey Badger Group – to be reported orally
	Representations:	Two letters of concern from local residents raising the following issues:- 1. Possible effect on nearby badger sett – fencing that has been erected to protect the sett must be maintained; 2. Should be a restriction on further building within the extended garden area – would object if further development could take place without planning permission.

Relevant History

WA78/0641	Erection of pony shelter with small lock-up store	Permitted 12.5.78

WA00/0382	Use of land and for private equestrian purposes and erection of stables	Withdrawn

WA00/1083	Erection of loose boxes	Withdrawn

WA00/1396	Erection of an extension	Permitted 26.10.00

WA00/2105	Erection of a building to provide stables, feed store and tack room	Permitted 30.1.01

WA01/0466	Erection of a single storey extension	Permitted 27.4.01

WA01/1229	Erection of a hay barn and stable block (as amplified by letter dated 3.8.01)	Refused 9.8.01

WA01/2187	Change of use of land to provide additional residential curtilage	Withdrawn

Description of Site/Background

Walnut Tree Cottage is a detached locally listed building positioned on the northern side of West End Lane. The site is within the Rural Area and also the AGLV. In

addition to the established residential curtilage, the applicants own fields to the side (east) and to the rear (north). A track runs alongside the property to give access to the land behind.

The applicants have erected a greenhouse on land immediately beyond the present residential curtilage. They were advised that planning permission was required and therefore applied both to retain the structure and to enlarge the residential curtilage (WA01/2187). Officers were concerned about the extent to which the curtilage was being extended, which was beyond the position of the greenhouse, given the restrictive policies applying in the countryside. The application was due to be considered at the meeting of the Sub-Committee in January, with an officer recommendation to refuse. However, prior to the meeting, the application was withdrawn.

The Proposal

This is an amended application for, again relating to the retention of the greenhouse and the enlargement of the curtilage. The applicant no longer proposes to extend the curtilage beyond the position of the greenhouse. The greenhouse itself measures 3.66 metres by 2.32 metres.

Relevant Policies

The key policies are those dealing with the Countryside and the AGLV:-

Surrey Structure Plan 1994 – Policies PE3 and PE7

Waverley Borough Local Plan 2002 – Policies C2 and C3

Main Planning Issues

The main issue is the potential impact on the countryside and the AGLV. The relevant policies seek to protect the landscape character of the area. Potentially an enlarged residential curtilage can have a harmful effect on the countryside and careful consideration needs to be given to the visual impact.

In this case, the extension to the curtilage would be quite small being contained in the space between the boundary with the adjoining house (The Oast House) on one side and a woodland area on the other. The visual impact outside the site would be very limited. There would be a concern were the development to result in additional built development on the land. However, the normal “Permitted Development” allowances can be removed by condition. The existing greenhouse is very small and overall it is not considered that the retention of this small building or the use of the land immediately around it as residential curtilage would have any harmful effect on the countryside.

Officers have noted comments from both the neighbours and the Parish Council about the nearby badger sett. It is understood that measures have already been put in place to safeguard this, on the recommendation of the Badger Group. However, confirmation of this is being sought.

Recommendation

That, subject to the views of the West Surrey Badger Group, permission be GRANTED subject to the following conditions:-

1. Standard restriction on Permitted Development (11.2) - *(buildings, structures, enclosures, works or other operations) *(E, F and G) *(erected or carried out)

Reason

1. Standard character of the area (RC7) - *(PE3, PE7) *(LO5, SE6) *(C2, C3)

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WESTERN 52

SCHEDULE 'C' TO THE AGENDA FOR THE
WESTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
12TH JUNE 2002

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

Background Papers (DoP&D)

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
WA02/0383 Barratt Southern Counties	Erection of a community facility providing children’s centre following demolition of existing buildings (as amplified by letter dated 23.1.02 from Castle Nursery) on land at St James’s Avenue, Farnham	REFUSED
WA02/0398 Ian David Limited	Erection of a new dwelling with detached garage on land at 13 Parkside, Farnham (as amplified by letters dated 19.4.02 and 24.4.02)	GRANTED
WA02/0427 Mr and Mrs Walker	Erection of a two storey extension at 30 Upper Way, Farnham (as amended by letter dated 29.4.02 and plans received 29.4.02)	GRANTED
WA02/0435 L Willmore	Non-compliance with Condition 2 of WA93/1233 to allow the number of children at the day nursery to increase from 10 to 12 at Little Pippins Nursery, 9 Tongham Road, Runfold, Farnham	GRANTED
WA02/0445 Chambers Runfold Plc	Detailed scheme of drainage, surface water control measures, restoration and aftercare pursuant to Conditions 15 and 18 of FU01/1114. Revised scheme of levels without compliance with Conditions 16 and 18 of the scheme of conditions approved under the environment at Homefield Sandpit, Guildford Road, Runfold, Farnham
WA02/0461 Mr and Mrs Whitby	Erection of a replacement conservatory at South Hill Bungalow, Batts Corner, Dockenfield (as amplified by letter and plan received 5.4.02 and as amended by plan received 30.4.02)	GRANTED
WA02/0470 Mr and Mrs Brockman	Erection of extensions and alterations at Highfield, Frensham Road, Farnham (as amplified by letter dated 14.3.02 and plans date stamped 18.3.02)	GRANTED

WA02/0499 Marriott and Co	Alterations to elevations including the provision of external lighting at 19 East Street, Farnham (as amended by letters dated 17.4.02 and 1.5.02 and plans date stamped 18.4.02)	GRANTED
WA02/0508 A Stamatis	Erection of a single storey extension at 6 Birch Close, Farnham	GRANTED
WA02/0513 Mr G Clare	Erection of an infill extension at 8 Marston Road, Farnham	GRANTED
WA02/0540 Mr and Mrs B Snashall	Erection of single storey extensions at 6 Frensham Vale, Lower Bourne, Farnham	GRANTED
WA02/0553 F McElwaine	Application for Listed Building Consent for internal alterations at Viners Mead, Wrecclesham Road, Farnham	GRANTED
WA02/0554 D Parkinson	Erection of a link extension at 17 Abbots Cottages, The Street, Dockenfield, Farnham	GRANTED
WA02/0562 L M Simnett	Erection of extensions and alterations (renewal of WA97/0320) at 24 Lawday Place, Farnham	GRANTED
WA02/0566 Mr and Mrs J Danaher	Erection of a single storey extension at 7 Grove End Road, Farnham	GRANTED
WA02/0572 Mr P Young	Erection of a boundary fence at Old Tile House, Tilford Road, Rushmoor	GRANTED
WA02/0573 Mr & Mrs S Heron	Erection of a first floor extension at 41 Weydon Lane, Farnham	GRANTED
WA02/0583 Governors of St Peter’s School	Erection of an infill extension at St Peter’s School, Little Green Lane, Farnham	GRANTED
WA02/0594 Mr D Clarke	Erection of a first floor extension at 11 Poplar Walk, Farnham	GRANTED
WA02/0607 Mr J Bloomfield	Erection of an extension and alterations at 8 Spring Lane West, Farnham	GRANTED
WA02/0609 Mr and Mrs Sturdy	Erection of a single storey extension at 7 Old Farnham Lane, Farnham	GRANTED
WA02/0613 Mr and Mrs Hiett	Erection of extensions and alterations at 1 Chapel Road, Farnham,	GRANTED

WA02/0615 R Graham	Erection of a single storey extension and construction of a chimney alterations at Old Pines, 5 Sandrock Hill Road, Farnham	GRANTED
WA02/0635 Mr J Vallis	Retention of garage, shed and gates at 76 Badshot Lea Road, Badshot Lea, Farnham	GRANTED
WA02/0638 Mr and Mrs A Gudgeon	Construction of a dormer window at Dial Cottage, Hamlash Lane, Frensham	GRANTED
WA02/0639 Monsoon Accessorize Ltd	Installation of a new shop front at 6 West Street, Farnham (as amended by plans date stamped 3.5.02 and letter dated 2.5.02)	GRANTED
WA02/0641 Monsoon Accessorize Ltd	Application for Listed Building Consent for a replacement shop front and signage at 6 West Street, Farnham (as amended by plans date stamped 3.5.02 and letter dated 2.5.02)	GRANTED
WA2/644 Mr S A Thornton- James	Alterations to access at 6 Crondall Lane, Farnham (as clarified by letter dated 02.5.02 and plans date stamped 9.5.02)	GRANTED
WA02/0649 C Horridge	Erection of a detached garage at 11 Nutshell Lane, Farnham (as amended by letter dated 29.4.02 and plans date stamped 2.5.02)	GRANTED
WA02/0650 S Cranham	Erection of an extension and alterations at 1 Levern Drive, Farnham	GRANTED
WA02/0656 Mr and Mrs Nightingale	Erection of extensions and alterations at 36 Wings Road, Farnham	GRANTED
WA02/0668 Dr A L and Dr B S Capper	Erection of extensions and alterations at Rosewood, 50 Echo Barn Lane, Farnham	GRANTED
WA02/0679 H Caesius	Erection of gates and piers to serve new dwelling on land adjacent to Quadrels, 6 Temples Close, Farnham	GRANTED
WA02/0682 R Schubert	Erection of extensions and alterations (revision of WA01/2451) at The Spinney, Moons Hill, Frensham	GRANTED
WA02/0706 Mr and Mrs Smith	Erection of extensions and alterations at 7 Byworth Road, Farnham	GRANTED
WA02/0716 Mr Elliot and Mrs Evans	Erection of a conservatory at 14 Pine Ridge Drive, Farnham	GRANTED

WA02/0718 P A Ibbott	Erection of an agricultural barn for the storage of hay, straw and agricultural implements on land opposite Maydene, Tilford Road, Churt	GRANTED
WA02/0725 Mr and Mrs Brooks	Erection of a conservatory at 16 Elm Crescent, Farnham	GRANTED
WA02/0731 Mr T P and Mrs K L Wills	Erection of a two storey extension at 21 Poplar Walk, Farnham (as amended by plans date stamped 13.5.02 and 20.5.02)	GRANTED
WA02/0743 B Rasmussen	Use of land for the construction of a sand school for private equestrian purposes at Moreton House, Churt Road, Churt	GRANTED
TM02/0001 Mr J S Fisher	Application to fell Lawson Cypress tree the subject of Tree Preservation Order 50/99 at 7 Douglas Grove, Lower Bourne, Farnham	GRANTED

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