Agenda 6th February 2002 : Central Area Development Control Sub Committee on 06/02/2002

Waverley Borough Council Committee System - Committee Document

Meeting of the Central Area Development Control Sub Committee held on 06/02/2002
Agenda 6th February 2002

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 16th January 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 PECUNIARY AND OTHER INTERESTS

To receive from members in relation to any items included on the agenda for this meeting, disclosure of any pecuniary interests which are required to be disclosed by Section 94(1) of the Local Government Act 1972 and any personal non-pecuniary interests in such matters in accordance with paragraph 10 of the National Code of Local Government Conduct.

4. SITE INSPECTIONS

4.1 Applications for Consideration Following Site Inspection

At its last meeting, the Sub-Committee deferred consideration of the under-mentioned planning applications to enable members to inspect the sites in question. The site inspections have now been held and reports on the applications are submitted for the Sub-Committee’s consideration.

In considering the reports, 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 inspections.

(i)	WA01/2285 Mr and Mrs Coleman 3.12.01	Erection of extensions and alterations at 3 Parkfield, Godalming (as amplified by letters dated 4.1.02 and 13.1.02)

	Grid Reference:	E: 497532 N: 142737

	Town:	Godalming
	Ward:	Godalming South East
	Development Plan:	No site specific policy – within developed area – Replacement Local Plan
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	No objection
	Representations:	Nine letters have been received objecting on the following grounds:-

1. out of keeping with original design of estate
2. extension on 17 – 19 Parkfield is ugly
3. loss of property value
4. owners should have purchased a larger house

5. permission would mean more inconvenience by building work

6. would contribute to general deterioration of Busbridge area

7. would disturb underground drainage

8. loss of open spacious atmosphere

9. visually intrusive

10. excess bulk and massing

11. loss of light

12. unclear in respect of structural reinforcements to garage and compliance with building regulations

13. drainage problems

14. tile hanging is unacceptable

15. overlooking and loss of privacy of properties in Parkfield and Chestnut Way

16. noise and disturbance

17. terracing effect would be caused

18. effect on and finish to remainder of garage to No. 4

19. doubt structural stability of wall

20. cumulative effect of other proposals in Parkfield

21. pathway will be less width in reality than shown

22. loss of view

23. inadequate parking provision

Relevant History

WA01/1307

Erection of two storey and single extensions

Withdrawn
16.08.01

Description of Site/Background

Number 3 Parkfield is one of a pair of symmetrical link detached two storey properties on the west side of the cul-de-sac. The dwellings are linked by their attached single garages which are positioned adjacent to each other between the houses.

An earlier planning application WA01/1307 was withdrawn prior to its consideration by the Sub-Committee (Item B.17 of July 2001 agenda). The officers had recommended refusal on the grounds that the extensions would have appeared overly dominant and led to loss of light and amenity to the occupiers of 2 and 4 Parkfield.

The Proposal

Permission is sought for the erection of a part single storey/part two storey side and rear extension following demolition of the existing garage.

The extensions would measure a total of some 52 square metres in floor area and provide a family room, utility room, lobby and replacement single garage at ground floor with a bedroom and bathroom over. The ground floor extension would project 2.1 metres from the rear of the existing house, but the first floor addition would be inset by 800 metres at the rear and 600 mm at the front from the existing walls.

The extensions would be separated by 900 mm from the common boundary with 4 Parkfield.

Submissions in Support

In support of the scheme, the agent has made the following comments:-

“The brickwork party wall will be left standing, thus forming the outer wall of the neighbour’s garage. To detach the garage, it is only a question of, at the front, removing the garage door; then cutting the roof (which will then be made good with a new fascia board) and cutting off the shed at the rear – this will be done with a brick cutter to form a “clean” corner”.

Relevant Policies

Surrey Structure Plan 1994 – PE10
Waverley Local Plan 1993 – DE1
Waverley Borough Replacement Local Plan D1 and D4

Main Planning Issues

The site is located within the Godalming Developed Area. The principle of residential extensions is acceptable subject to their impact upon residential and visual amenity.

The following are material considerations:-

Comparisons with Previous Scheme WA01/1307

In comparison with the withdrawn scheme, the following changes have been made:-

(a) The floorspace has been reduced by some 40 square metres.

(b) The ridge line of the extensions has been lowered by 350 mm.

(d) The side facing window has been omitted.

(e) The two storey addition has been restricted to between the existing front and rear walls.

Impact upon Neighbouring Amenity

Having regard to the omission of the rear two storey projection and side facing windows proposed previously, the proposal would not cause any material loss of amenity to neighbouring occupiers.

The objections raised by neighbouring occupiers in respect of overlooking and loss of light have been noted. However, having regard to the generous separation distances involved, such objections cannot be reasonably sustained.

Impact Upon Visual Amenity and Streetscene

Parkfield was originally planned and built in a fairly homogenous style, typical of 1960s/1970s developments. However, the residents’ preference that this uniformity should be preserved in tact, cannot in the officer’s view be sustained. This is not a Conservation Area nor is the area, pleasant though it appears, worthy of such strict preservation, in planning terms.

Local Plan Policies allow extensions within urban areas providing that their design is satisfactory and amenity is not harmed.

This revised proposal has incorporated a vernacular style with lowered ridge line and inset walls. It appears satisfactorily subservient. The separation distance is sufficient to avoid any subsequent terracing effect.

The proposal would not in the officers’ view cause harm to the extent that permission should be refused.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard matching materials (4.3)

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

3. Prior to the commencement of works on site, details shall first be submitted to and approved by the Local Planning Authority of the finished treatment of the side of the existing garage to No. 4 following works of demolition of the garage No. 3.

4. Prior to the occupation of the extension hereby permitted the existing garage shown to be demolished shall first be removed and all demolition materials removed from the site.

Reasons

1-4. Standard (RC11)

(ii)	WA01/2019 Hazel Grove Properties 12.10.01	Erection of extensions, alterations and conversion of existing buildings to provide three dwellings (revision of WA01/0438) on land to the rear of 7-11 Church Street, Godalming

(iii)	WA01/2020 Hazel Grove Properties 12.10.01	Application for Listed Building Consent for extensions and alterations to existing barn and outbuildings to provide three dwellings (revision of WA01/0439) on land to the rear of 7-11 Church Street, Godalming

	Grid Reference:	E: 496812 N: 143848

	Town:	Godalming
	Ward:	Godalming South-East
	Development Plan:	Within the developed area – Replacement Local Plan; Conservation Area; Area of Archaeological Interest; Grade II Listed Building
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	WA01/2019 - No objection WA01/2020 - No objection subject to the agreement of Waverley Borough Council’s Historical Buildings Officer.
	Consultations:	County Archaeologist – Recommends condition English Heritage – No objection Ancient Monuments Society – “We note the close involvement hitherto in this case by your Conservation Officer and given that the current scheme seems to be based upon his observations we are quite prepared to defer to him”.
	Representations:	Five letters received, commenting and objecting on the following grounds:- 1. no objection to development of increasingly dilapidated site; 2. no parking provision – will worsen already unsatisfactory lack of residents parking facilities in area; 3. request that first floor toilets and bathrooms overlooking our garden be obscure glazed; 4. communal pedestrian access onto Mint Street unsatisfactory, dangerous – no pavement, access directly onto main road; 5. increased noise and disturbance to No. 4 Mint Street; 6. main access should be into WBC car park via gated entrance; 7. overlooking from new windows to bedroom and front room of No. 4 Mint Street; 8. adversely affect visual amenity; 9. will cause loss of light; 10. concerned about raising skyline of any of existing building;
		11. refuse bin storage? 12. application forms inaccurately suggest site not within a Conservation Area; 13. impact upon character of Listed Building; 14. assume development will not impact traffic using Mint Street (it is a tight squeeze when cars parked in bays); 15. what would happen to cellar?

Relevant History

WA86/1838	Construction of new shop front and fascia (9 Church Street)	Permitted 12.12.86

WA87/0912	Application for Listed Building Consent for alterations to window (9 Church Street)	Permitted 09.06.97

WA89/1536	Display of non-illuminated hanging sign (1 Mint Street)	Permitted 30.10.89

WA89/1537	Application for Listed Building Consent for display of non-illuminated hanging sign (1 Mint Street)	Permitted 30.10.89

WA97/1677	Change of use to dwelling (11 Church Street)	Permitted 10.12.97

WA97/1779	Erection of extension to existing barn for Class B1 use (office/light industrial) following demolition of outbuilding together with erection of extension and alterations to existing outbuilding to provide new dwelling (3 Mint Street)	Permitted 23.01.98

WA97/1780	Application for Listed Building Consent of extension to barn following demolition of outbuilding together with erection of extension and alterations to other outbuilding following demolition of canopy (3 Mint Street)	Permitted 23.01.98

WA98/1810	Application for Listed Building Consent for internal and external alterations (11 Church Street)	Permitted 29.12.98

WA01/0438	Erection of extensions, alterations, rebuilding and conversion of existing barn and outbuildings to provide four dwellings	Withdrawn 27.04.01

WA01/0439	Application for Listed Building Consent for the erection of extensions and alterations to existing barn and outbuildings to provide four dwellings	Withdrawn 27.04.01

Description of Site/Background

The application site lies on the southern side of Mint Street, adjacent to the Borough Council Car Park. It is within a Conservation Area and the curtilage of listed buildings, 7-11 Church Street, which front onto the main shopping area. The area is characterised by a mix of commercial and residential land uses. The site currently comprises a range of vacant outbuildings, including a former shop (fronting Mint Street), two stores and a workshop building.

Applications for planning permission and listed building consent for works to form four dwellings were withdrawn prior to their determination by Committee (WA01/0438 and WA01/0439, Items B.6 and B.7 respectively on 1st May 2001 agenda, refer) Officers’ concerns then related to impact upon the Listed Buildings and Conservation Area as a result of over-intensive conversion and rebuild.

The Proposal

Planning permission and Listed Building Consent are sought for the extension, alteration and conversion of existing buildings to provide three, two bedroom flats. An entrance court would be reached through a pedestrian passage from Mint Street. The existing oblong garden to the rear of No. 7 would be used as a communal amenity area. No on-site parking provision is available.

Submissions in Support

In support of the application, the agent writes that:-

“The outhouse has extant permissions for residential use, with a conversion very similar to that proposed. The barn and store also have permissions for an extension and conversion to office use. Again, the limited access and parking facilities and the close proximity of other dwellings suggest that a residential scheme as proposed would be preferable to office use”

Relevant Policies

� Listed Buildings and Conservation Area – Planning Policy Guidance Note 15 – Planning and the Historic Environment, Policy PE12 of the Structure Plan 1994, Policies C1, C3 and C11 of the Adopted Local Plan and Policies HE3 and HE8 of the Replacement Local Plan;

� Archaeology – Policies PE12 and PE13 of the Structure Plan and Policy HE14 of the Replacement Local Plan;

� Housing – Planning Policy Guidance Note 3 – Housing, Policy HS6 of the Adopted Local Plan and Policy H4 of the Replacement Local Plan;

� Town Centre – Policies TC1 and TC2 of the Replacement Local Plan.

Main Planning Issues

The site lies within Godalming town centre, within the Conservation Area, and comprises a range of vacant Grade II listed buildings. In this context, reuse of the site is encouraged, provided that a proposal preserves or enhances the character of the Conservation Area and protects the character and integrity of the Listed Buildings.

National Planning Policy Guidance, particularly PPG3 (Housing), emphasises the need for making best use of land, especially that currently under-used and located within a sustainable, central location, as in this case.

Whilst Policy TC2 aims to retain existing retail uses, the modest shop unit forming part of this site has already been vacant for a number of years and hence has not contributed to the vitality of that shopping area for sometime. The applicants have not submitted any information regarding the marketing of this unit with a view to seeking an alternative retail use. However, the limited parking and access arrangements, the nature of the buildings themselves and the close proximity of residential properties, impose natural constraints on alternative uses to which these sensitive buildings could be used. The principle of bringing these buildings back into economic use for residential purposes could therefore be acceptable, as the earlier approvals have already partially established.

The proposed creation of three modest dwellings would accord with the presumption for smaller units, set out in Policy H4 of the Replacement Local Plan.

The proposed development density, of 115.4 dwellings per hectare, in this town centre location, would also accord with the requirements of Policy H4 and national planning guidance.

No objections are raised by English Heritage or officers to the proposal, in terms of its impact upon the character and integrity of these Grade II listed buildings.

Minor changes to detailing, including to the first floor windows to Unit 2 and the retention of an existing cellar, are being sought to address the advice of the Historic Buildings Officer.

It is noted that the planning history includes extant permissions for a mixed residential (single unit) and office redevelopment of the site (WA97/1779 & WA97/1780 refer). If permission is granted for the current schemes, then conditions would be appropriate to prevent them being implemented in conjunction with the extent consents.

Concerns have been raised in respect of overlooking to adjacent properties, fronting both Mint Street and Church Street. With reference, firstly, to Mint Street, it is noted that this is a narrow lane, measuring up to 6 m in width. It is proposed that a new window in inserted at first floor level, to serve the main bedroom of Unit 3. Whilst this would be a close relationship, given the town centre location of the site, this is considered acceptable.

Further new first floor windows are proposed to the west elevation (facing the Council Car Park) and in the south elevation, facing across the communal garden towards the rear of other Church Street properties. The latter would serve bathroom windows only. Subject to these being obscured glazed, no material privacy loss to adjacent residents would result.

Finally, it is noted that planning permission was granted in 1997 for the change of use of adjacent No. 11 Church Street from offices to a dwelling (WA97/1677 refers). Whilst this permission has not yet been implemented, the impact of the current proposal should not prejudice the amenity of any future occupiers of this building and its rear garden area, in particular by reason of overlooking or over dominance.

Conclusion

In conclusion, it is considered that the current proposals represent an improved scheme which in comparison to the previous applications, now better addresses the constraints of this prominent and sensitive town centre site. It is considered that as a result it should be supported.

Recommendation

WA01/2019

That, subject to amended plans satisfactorily addressing the matters of detail raised by the Historic Buildings Officer, permission be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard obscure glazing (3.9) - *(first floor bathroom/shower room) *(south elevations of the dwellings hereby permitted)

3. Standard no new windows (11.3) - *(first floor walls and roof slopes) *(elevations of Units 1, 2 and 3)

4. All roof lights shall be of a conservation type, with central glazing bar.

5. Standard approval of details (23.2.) - *((a) detailed drawings of eaves/verge, (b) details of all external joinery and (c) weatherboarding, where relevant at scale 1:5)

6. Prior to the commencement of the development hereby permitted, details of the means of the refuse storage to serve the new dwellings shall have been submitted to, and approved by, the Local Planning Authority. Such provision shall be made prior to the first occupation of these dwellings in accordance with the agreed details.

7. No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which shall first be submitted to and approved by the Local Planning Authority.

8. Standard tree protection (25.2)

9. Standard services (25.4)

10. Standard landscaping scheme (25.9)

11. Standard landscape works implementation (25.10)

12. The permission hereby granted shall not be implemented in conjunction with any part of earlier approval WA97/1779.

Reasons

1-6. Standard (RC4) - *(visual and residential amenity and to safeguard the integrity of this Listed Building and character of the Conservation Area) *(PE10, PE12) *(SE3, SE4) *(DE1, C1, C3, C11) *(D, D4, HE3, HE8)

7. Standard (RC33)

8-12. Standard (RC4) – *(visual and residential amenity and to safeguard the integrity of this Listed Building and character of the Conservation Area) *(PE10, PE12) *(SE3, SE4) *(DE1, C1, C3, C11) *(D, D4, HE3, HE8)

WA01/2020

That (1) subject to amended plans satisfactorily addressing the matters of detail raised by the Historic Buildings Officer (2) the comments of the Secretary of State following referral of the application, Listed Building Consent be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4)

2. All roof lights shall be of a conservation type, with central glazing bar.

3. Standard approval of details (23.2) - *((a) detailed drawings of eaves/verge, (b) details of all external joinery and (c) weatherboarding, where relevant at scale of 1:5)

4. The consent hereby granted shall not be implemented in conjunction with any part of earlier approval WA97/1780.

5. No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which shall first be submitted to and approved by the Local Planning Authority.

Reasons

1-4. Standard (RC4) - *(visual amenity and to safeguard the integrity of this Listed Building and character of the Conservation Area) *(PE10, PE12) *(SE3, SE4) *(DE1, C1, C3, C11) *(D, D4, HE3, HE8)

5. Standard (RC33)

Background Papers (DoP&D)

There are no background papers other than those listed as representations and consultations (as defined by Section 100D(5) of the Local Government Act 1972) relating to this report.

4.2 Site Inspections Arising from this Site Committee 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 Thursday, 21st February 2002.

5. Applications for Planning Permission

To consider the reports at Schedules B and C attached. Plans and letters of representation, etc., will be available for inspection before the meeting.

6. PLANNING APPEALS

6.1 Appeals Lodged

WA01/0898

Demolition of existing building; erection of residential development of 18 flats at Cyclists’ Touring Club, 69 Meadrow, Godalming

Background Papers (CEx)

Notification received 10.1.02.

6.2 Appeals Decisions

The Council has been notified of the following appeal decision:-

TM01/0028

Development of land without complying with a condition subject to which a previous planning permission was granted at Maywood, 23 Hurtmore Close, Godalming

(DISMISSED)

Background Papers

Letter from the Planning Inspectorate dated 18th January 2002.

6.3 Inquiry Arrangements

19.2.02 Council Chamber (Public Inquiry)	Change of use of land to use as an operating centre for haulage purposes for the operation, parking and maintenance of six lorries plus three trailers; change of use of land as an operating centre for haulage purposes; and the construction of hardstanding on land at The Croft, Hookley Lane, Elstead (Enforcement)

30.4.02 Council Chamber (Public Inquiry)	Change of use of land from use for agriculture to mixed use for agriculture and the siting of caravans and mobile homes for habitable accommodation and the siting of an articulated lorry trailer at Wareham Brickworks, Haslemere Road, Brook (Enforcement)

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) Majorland Rew, Godalming Road, Loxhill, Hascombe (19.6.96 and 20.8.97)

To secure cessation of the use of the land for the stationing of residential caravans and as a contractor’s depot. Enforcement Notices served taking effect 14.11.97. Further Notices served relating to the barn, mobile home, playhouse and other matters. Appeals dismissed. Notice varied to allow retention of barn. Time for compliance expired 16.7.00 for most things. Letter clarifying compliance requirements sent. Planning application received and position on site being monitored. Residential accommodation position being clarified. Letter of offer sent to occupants, who have asked Council to pursue possibility of housing accommodation. Offer of Council accommodation refused. It is not clear if the family will be nominated for a three bedroom house in Dunsfold Housing Association development in 2002.

(b) Gochers Yard, Culmer Hill, Witley (11.3.98)

To secure cessation of the use of land adjoining Gochers Yard, Witley for commercial purposes and the removal of the unauthorised extension to the existing building. Notice in respect of extension served. Appeal lodged. New retrospective application to retain building refused. Fresh appeal held and Notice quashed. S78 appeal dismissed. New Notice expected to be served if building not removed voluntarily.

(c) Croft Nursery, Hookley Lane, Elstead (15.12.99)

To secure the cessation of the unauthorised storage use on the site together with removal of the stored items. Enforcement Notice appeal dismissed, but notice varied to exclude dwellings. Enforcement Notice (as amended) upheld. Lawful Development Certificate appeal dismissed. Award of costs to the Council in respect of ground (d) of enforcement appeal and whole of costs in respect of Lawful Development Certificate appeal. High Court challenge withdrawn, costs paid. Notices came into effect 19.8.01. Correspondence with owner regarding scrap on site. Witness statement being prepared.

(d) Marsh Farm, Station Lane, Enton, Witley (8.2.00)

To secure the cessation of the unauthorised storage and industrial uses of the site and removal of the stored items and any other items of equipment used in connection with the unauthorised uses. Enforcement notices issued and appeal allowed in part and dismissed in part. Car repair required to cease and building C and silos adjacent to buildings E, F and G to be demolished by 29th November 2001. Certain buildings allowed for storage use until 31st December 2003. If fishing development implemented, Building J to be demolished.

(e) Weymead, 106 Meadrow, Godalming (5.4.00)

To secure the removal of a sign undesirable and inappropriate by reason of its size, design, illumination and prominence within the streetscene. Owner notified of intention to prosecute and final requests made to remove sign.

(f) Park Avenue, Peper Harow (24.5.00)

To secure the removal of the two unauthorised glazed extensions. Enforcement Notice served and appeal dismissed. Works in compliance undertaken with exception of surface detail. Retrospective application sought and further correspondence ongoing.

(g) Croft Nursery, Hookley Lane, Elstead (21.6.00)

To secure the demolition of the unauthorised timber building and the removal of any demolition materials from the site; the cessation of the use of the additional haulage area, removal of the hard standing and restoration of the land to grass and the cessation of the material change of use of the site from a use by three rigid lorries to a use by six lorries and three trailers. Retrospective application for timber building refused. Enforcement Notices served. Appeal lodged. Inquiry set for 19th February 2002.

(h) 18 King’s Road, Farncombe (13.12.00)

To secure the cessation of use of the land and buildings, including the carport building and new timber shed, for the storage of builder’s materials, rubble or any other associated non-domestic paraphernalia, including any office facility; the removal of the timber cladding which has been attached to the previously existing carport building, and the removal of the timber shed which has been erected between the carport and the house. Enforcement Notice served. Part compliance apart from timber shed. Retrospective application for remainder again invited.

(i) The Applestore, Foxbury, Upper Vann Lane, Hambledon (13.12.00)

To secure the cessation of self-contained habitable use of “The Applestore” and reversion to use as storage and garaging ancillary to Foxbury; removal of all fixtures and fittings associated with self-containment; demolition of the extensions, alterations and roof to the water tank and removal of all demolition materials from the site. Enforcement notices served. Appeals lodged. Awaiting Inspector’s site visit.

(j) Heath Hall Farm, Bowlhead Green, Thursley (13.12.00)

To secure the cessation of the use of the front barn building for storage purposes unconnected with the agricultural holding and removal of the new agricultural building (cattle building) at the rear. Enforcement notice served. Compliance date 26th January 2002. Appeal Hearing held 18th December 2001. Decision awaited.

(k) Wareham Brickworks, Haslemere Road, Brook (17.1.01)

To secure the cessation of the use of the land for the stationing of any mobile homes or caravans and vehicles or equipment connected with this use and also remove the articulated lorry trailer; and legal proceedings or an injunction be sought to secure the removal of the mobile homes or caravans and other items of residential occupation; and the prevention of further mobile

homes/caravans or other unauthorised structures being brought on to the land. Enforcement notice served. An application against refusal for temporary mobile home went to High Court on 18th December 2001. Consent Order issued. Proceedings for eviction from the land being considered. Public Inquiry set for 20.4.02.

(l) Cooper Clarke, Catteshall Lane, Godalming (23.5.01)

To secure the cessation of the breach of conditions. Correspondence with the owners, who have indicated that they intend complying with conditions. Situation is being monitored.

(m) Rockwood, Haslemere Road, Brook (18.7.01)

To secure the permanent removal of the extensions to the swimming pool building. Legal interests being established.

(n) 6 Hydestile Cottages, Hambledon Road, Hambledon

To secure the removal of the carport extension. Legal interests being established.

(o) 45 Birch Road, Farncombe (12.12.01)

To secure the removal of the balcony which has been erected at the first floor of the rear elevation of the chalet bungalow. Legal interests being established.

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 items 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 items, there would be disclosure to them of exempt information (as defined by Section 100I of the Act) of the description specified in the following paragraphs of Part 1 of Schedule 12A to the Local Government Act 1972, 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 Jean Radley, Senior Committee Secretary on extension 3400 or 01483 523400

SCHEDULE ‘B’ TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
6TH FEBRUARY 2002

Applications where the considerations involved are clearly defined.

Background Papers

(DoPD)

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	WA01/2269 Mr and Mrs Upton 16.01.02	Erection of extensions at 30 Park Road, Godalming (as amended by letter dated 10.12.01)
	Grid Reference:	E: 497176 N: 142882

	Town:	Godalming
	Ward:	Godalming South East
	Development Plan:	No site specific policy
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	No objection
	Representations:	One letter of objection: 1. Loss of privacy due to provision of window on first floor of the west elevation

Description of Site

No 30, a detached house, is situated on the southern side of Park Road within the Godalming settlement area.

The Proposal

The proposal is to erect a two storey pitched roof extension of 61.2 sq m to the western side elevation of the dwelling. The extension would comprise a TV room and enlarged lounge on the ground floor with a bedroom and en suite shower room above. A gap of 1.5 m to 2.0m would remain between the side elevation of the extension and the western boundary. An existing games room of 17.6 sq m would be demolished.

Also proposed is a single storey kitchen extension of 5.6 sq m to the rear.

Relevant Policies

The relevant policies are:

Surrey Structure Plan 1994 – Policy PE10

Local Plan 1993 – Policy DE1

Replacement Local Plan – Policies D1 and D4

Planning Consideration

The primary planning issues to consider are:

1. The effect of the extension on the character and amenity of the area.

2. The effect of the extension on neighbouring amenity.

In respect of the first issue No.30 is located on a plot that is wider than most in Park Road. It is considered, therefore, that the extensions would not appear cramped. In addition in view of the variety of house designs the proposal would not be out of character with the area.

With regard to the second issue in view of the separation distance to the boundary that will remain and the layout of the neighbouring dwelling it is not considered that there would be any materially adverse effect on the neighbour due to the proximity or mass of the extension.

A window is proposed, however, in the western side elevation at first floor level to serve the new bedroom which would look towards the neighbours property and overlook the rear garden area immediately to the rear of the dwelling. The applicants have, however, agreed that this window would be obscure glazed and be fixed except for opening top lights. With this amendment the proposal is considered acceptable.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard matching materials (4.3)

2. The first floor window in the western flank elevation shall be glazed with obscure glazing and be fixed in position except for the top lights and should be so retained thereafter to the satisfaction of the Local Planning Authority.

3. Standard no new windows (11.3) *(wall/roof slope) *(western)

Reasons

1. Standard (RC10)

2&3. In the interest of the amenities of the neighbouring occupier in accordance with Policy DE1 of the Waverley Borough Local Plan 1993 and Policies D1 and D4 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999.

* * * * *

B.2	WA01/2301 Mr & Mrs Gravestock 05.12.01	Erection of extensions at 7 Rose Cottages, Culmer Lane, Witley
	Grid Reference:	E: 495191 N: 138699

	Parish:	Witley
	Ward:	Witley
	Development Plan:	MOB, AONB, AGLV
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Parish Council:	No objection

Relevant History

	WA75/0971	Erection of entrance lobby		Permitted 6/8/75
	WD83/0130	Building Regulation application for erection of single storey extensions to rear		Consent 24/2/83

Description of Site

No 7 Rose Cottages is one of an isolated terrace of 14 cottages on the southern side of Culmer Lane. The site is outside a settlement area.

The Proposal

The proposal is to erect a single storey flat roofed extension of 17.65 sq m to the rear of the dwelling and a utility and porch extension of 3.44 sq m to the front.

Relevant Policies

The relevant policies are those relating to the Green Belt, Area of Outstanding Natural Beauty and Area of Great Landscape Value, the extensions Policy RD2 of the Replacement Local Plan and general environmental policies.

Planning Issues

The primary planning issues to consider are whether the development complies with the rural extensions Policy RD2 and whether the development would be unneighbourly.

The property has benefited from previous extensions as set out above which total 15.75 sq m. The original cottage was 50.43 sq m. The cumulative increase with the current proposal would be 73%. This exceeds the 40% guideline referred to in the accompanying text to Policy RD2.

It should be noted that the adjoining dwelling No.6 has had a single storey extension of similar floor area to that currently proposed to No.7 permitted in 1996. That extension has been built. It is necessary, however, to implement the current policy guidance set out in the Replacement Local Plan and that clearly indicates that the proposal conflicts with Policy RD2.

In respect of the effect on neighbours, the extension would have a flat roof with a height of 2.4 m and project a total of 5 m to the rear of the original two storey element of the dwelling. The extension would be built up to the boundary with No. 5 and would have some enclosing effect. It is not considered however, that this in itself would be sufficient to justify raising an objection on amenity grounds.

Recommendation

That permission be REFUSED for the following reasons

1. Standard MGB reason (R1.1)

2. Standard AONB reason (R1.3)

3. Standard AGLV reason (R1.4)

4. Standard extensions policy (R5.1) *single/scale/floor area * scale and character of the existing building

* * * * *

B.3	WA01/2386 Mr and Mrs Morris 17.12.01	Erection of extensions and alterations following demolition of existing garage at 19 Parkfield, Godalming.
	Grid Reference:	E: 497570 N: 142775

	Town:	Godalming
	Ward:	Godalming South East
	Development Plan:	No Site Specific Policy – within developed area of Godalming Replacement Local Plan
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	No objection
	Representations:	7 letters have been received objecting on the following grounds:- 1. damp problems to garage of no. 20 following demolition of garage of 19; 2. maintenance problems; 3. loss of property value; 4. out of keeping; 5. front projection and out of keeping; 6. create terracing effect; 7. loss of open character; 8. cumulative effect of other proposals in Parkfield; 9. speculative development; 10. insufficient information regarding rear extension; 11. pathway will be less wide in reality than shown; 12. potential loss of parking space; 13. loss of open space by increased driveway parking; 14. query use of appropriate materials; 15. if permitted appropriate conditions should be included; 16. applicants should buy a bigger home; 17. loss of low density character; 18. ratio of space to buildings already compromised; 19. extensions to 17 and 18 unsightly; 20. danger to pedestrians en route to school; 21. increased traffic generation; 22. loss of view 23. restrict Emergency Services to rear of property.

Description of Site/Background

No. 19 Parkfield is one of a pair of symmetrical link – detached two storey properties on the east side of the cul-de-sac. The dwellings are linked by their single garage which are positioned adjacent to each other between the houses.

The Proposal

Permission is sought for the erection of part two storey/part single storey side and rear extension following demolition of the existing garage. The extensions would measure a total of some 71.82 sq m floor area and provide a porch, replacement garage, utility room and conservatory at ground floor with an extended bedroom and further bedroom with 2 en-suite bathrooms over.

The two storey side extension would be separated from the common boundary with No. 20 by 950mm. It would project 1.06m beyond the existing front wall of the house and 225mm beyond the rear wall. It would feature a lower eaves line with a small dormer window at the front and full two storey height at the rear. Its ridge line would be 300mm lower than that of the existing house. The proposed rear conservatory would measure 12 sq m in area and would measure a maximum of 3.7m to the ridge.

Relevant Policies

Surrey Structure Plan 1994 – PE10
Waverley Local Plan 1993 – DE1
Waverley Borough Replacement Local Plan D1 and D4

Main Planning Issues

The main issues are the impact of the proposal upon the amenities of adjacent occupiers and the streetscene.

The property is located within the developed area of Godalming wherein extensions to dwellings are acceptable, in principle, subject to visual and residential considerations.

The proposed extension would be subordinate in its design and would be separated by an acceptable distance to the boundary to avoid creating a terracing effect should a similar development be carried out on the neighbouring property.

Concerns have been raised regarding the impact of the proposal upon the open character and lower density nature of the existing estate. The officers note these comments. However, it is considered that the proposed design satisfactorily enhances the existing building and would not materially detract from the streetscene.

Furthermore, officers are mindful of other two storey side extensions which have been permitted in Parkfield, including Nos. 17 and 10. More recently, at the last meeting of the Committee, an extension of greater bulk and massing, was permitted at No. 8 (item B4 of January 2002 agenda refers). A further extension at No. 3 is still under consideration, on this agenda.

It is important to note that although this is an attractive estate, built in a fairly homogenous style, it is not a Conservation Area. It is not considered appropriate to impose a strict preservation on the original character. Rather, a sensitive evolution of the estate should be encouraged, consistent with Local Plan Policies, Government Guidance on optimising urban land for development and changing housing needs. In these respects, the proposal is considered fully acceptable.

Having regard to the proposed separation distance to neighbouring properties the proposal would not, it is considered cause any materially harm to neighbouring occupiers.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard matching materials (4.3)

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

3. Standard obscured glazing (3.8) *(first floor) *(side facing elevation)

4. Prior to the commencement of works on site, details shall first be submitted to and approved by the Local Planning Authority of the finished treatment of the side of the existing garage to No. 20, following works of demolition of the garage No. 19.

5. Prior to the occupation of the extension hereby permitted the existing garage shown to be demolished shall first be removed and all demolition materials removed from the site.

Reasons

1-5. Standard (RC11)

* * * * *

B.4	WA01/2401 M Anthony & J Sweet 20.12.01	Retention of single storey extension and conservatory, Needham, 6 Eastfields, Witley
	Grid Reference:	E: 494596 N: 140339

	Parish:	Witley
	Ward:	Witley
	Development Plan:	MGB. Within settlement area – Replacement Local Plan
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Parish Council:	Objection – out of keeping with surrounding properties

Description of Site/Background

Needham is located at the far end of Eastfields, a modest line of six houses accessed from Roke Lane. The site adjoins No. 5 Eastfields (Cartref) on its southern boundary, and abuts the rear gardens of Petworth Road properties to the east and Willow Mews to the north. The property is a two-storey, semi-detached house, which has previously been extended under “permitted development” rights providing two modest single-storey, lean-to style extensions; a kitchen to the rear and a study and store to the side.

The northern side boundary of the site is well screened by a high hedge and trees.

The applicants are new owner occupiers and they are seeking retrospective permission for works carried out by an earlier occupier(s) of the property.

The Proposal

Planning permission is sought for the retention of further single storey extensions, which have been added in an L-shaped infill between the earlier extensions, wrapping around the north-east corner of the original building.

These comprise:-

� A timber framed extension, providing a shower room / WC, measuring a maximum 3.7 m in length and having a gross floor area of 8.35 sq m;
� A glazed, metal framed conservatory, measuring 3.2 m length by 2.7 m in width, with a gross floor area of 8.03 sq m.

A WC and store extension, of 6.3 sq m gross floor area, was removed prior to the construction of the extensions.

Relevant Policies

� Surrey Structure Plan 1994 – Policy PE10 and RU1
� Adopted Local Plan – Policy DE1 and RS1
� Replacement Local Plan – Policies D1, D4 and RD1

Main Planning Issues

The property lies within the defined settlement area of Witley, wherein the principle of extensions to existing dwellings may be acceptable subject to their impact upon visual and residential amenity. The application has been brought before the Sub-Committee following receipt of an objection from the Parish Council.

The following factors are material considerations:-

� The shower room and conservatory extensions are considered acceptable in scale and design - being single-storey, of simple lean-to style matching earlier additions and of lightweight construction (glazed conservatory) or finished in traditional external materials (timber cladding and plain tiles);
� Although single-storey extensions now wrap continuously around Needham’s north and east elevations, these are typically shallow in depth (2.6 m, except 3.2 m deep conservatory);
� The property retains ample rear garden area and significant separation remains to the site boundaries - 7 m to the northern side and 25 m to the east rear boundary - such that over-development has not resulted;
� The extensions the subject of this application are not visible within the street-scene or from neighbouring properties, on account of screening and the presence of a two-storey rear extension at No. 5 Eastfields;
� Whilst the concerns of Witley Parish Council are noted, having regard to the site’s position, size and screening and the nature of the extensions constructed, officers considered that demonstrable harm has not resulted to the character of the area;
� Moreover, no material harm results to the amenity of neighbouring residents.

Recommendation

That permission be GRANTED.

* * * * *

B.5	WA01/1984 Mr & Mrs Traill 19.10.01	Change of use of bar, cart shed and granary to provide an independent dwelling with ancillary outbuildings together with alterations to barn and part demolition of cart shed, land at Wheelers Farm, The Street, Thursley (as amplified and amended by letters dated 30.10.01, 3.12.01, 17.12.01, 21.12.01 and 27.12.01, survey received 13.12.01 and by plans received 28.12.01).
B.6	WA01/1985 Mr and Mrs Traill 19.10.01	Application for Listed Building Consent for alterations to the barn and cart shed, land at Wheelers Farm, The Street, Thursley (as amplified and amended by letters dated 30.10.01, 3.12.01, 17.12.01, 21.12.01 and 27.12.01, survey received 13.12.01 and by plans received 28.12.01).
	Grid Reference:	E: 490147 N: 139620

	Parish:	Thursley
	Ward:	Elstead, Peperharow, Thursley

	Development Plan:	MGB, AONB, AGLV. Area of High Archaeological Potential. Conservation Area. Grade II Listed Buildings. Within settlement area – Replacement Local Plan
	Highway Authority:	Original Scheme (WA01/1984 & /1985) Recommends conditions Amended Scheme (WA01/1984 & /1985) Recommends conditions
	Drainage Authority:	WA01/1984 & /1985 - No requirements
	Parish Council:	Original Scheme (WA01/1984 & /1985) Whilst appreciating the tasteful use of outbuildings in this development my Council has expressed concern at the high concentration of habitable accommodation at Wheelers Farm. Its other concern is the high level of fenestration detracting from the natural appearance of the building. Further comments (received 3.12.01) Thursley Parish Council has no objection, in principle, to this planning application considering residential use to be a good use of a large barn which has not been used as part of a working farm for many years and certainly not during the time of the Traill’s ownership. In fact, the Council would strongly oppose any commercial use, were it sought, since Wheelers Farm is situated at the centre of Thursley’s Conservation Area and surrounded by Listed Buildings. The barn in question is Listed as is Wheelers Farm house. In addition Highfield Lane is wholly unsuitable for any increase in traffic especially at such a narrow section with poor visibility. The Council has concerns over the fenestration which looks rather haphazard externally. There is the possibility of sunlight causing problems with reflection to the surrounding properties. Also the windows on the side facing Wheelers Farm could be considered an intrusion of privacy in the future with two separate families living in the two dwellings. The Council is also concerned over the splitting off of such an integral part of the main farm buildings and setting a precedent with other similar properties in the countryside”. Amended Scheme (WA01/1984 & /1985) No additional comments to those already made
	Consultations:	County Archaeologist: Original Scheme Requests supporting archaeological and historic buildings information (desk top assessment) Amended Scheme Recommends condition English Heritage: Not yet received – to be reported orally Amenity Societies: Society for the Protection of Ancient Buildings – comment that conversion may have significant effect on character of the barn, however some change of use may be inevitable. If so, threshing floor must be retained. Others not yet received – to be reported orally Surrey Wildlife Trust: Original scheme – not yet received - to be orally reported orally
	Representations:	Original and Amended Schemes (WA01/1984 & /1985) Three letters received, expressing support as follows: 1. sympathetic conversion welcomed; 2. in keeping with village; 3. be a shame if left to go to ruin or for commercial purposes (attracting extra traffic); 4. work at granary exemplary; 5. residential use would ensure buildings upkeep; 6. road already carries heavy agricultural and horse traffic, with no parking available; 7. aesthetically pleasing; 8. approve of converting existing building rather than a new development; 9. commercial use would not be fitting in Thursley.

Relevant History

WA87/0210	Change of use of loose boxes with loft to a two bedroom cottage (Wheelers Farm)	Permitted 12.05.88
WA87/2355	Conversion of former stables to residential use	Permitted 5.10.89
WA88/0421	Application for Listed Building Consent for conversion of former stables to residential use	Consent Granted 22.04.88
WA95/1277	Application for Listed Building Consent to carry out repairs and alterations to the Granary	Consent Granted 8.11.95

Description of Site/Background

Wheelers Farm lies on the western side of The Street, just within the rural settlement area of Thursley village as defined by the Replacement Local Plan. Open fields abut the site to the immediate south and west, contributing significantly to the attractive ‘green’ character of the village. Undulating ground levels mean Wheelers Farm can be prominent in local views, particularly from the churchyard to the south-west.

The site lies in the Area of Outstanding Natural Beauty and Area of Great Landscape Value and within a Conservation Area. Wheelers Farm as a whole comprises a complex of buildings, including the Grade II listed Farm House and a large Barn.

The application site area is formed from the southern part of Wheeler’s Farm, comprising the large Barn, a cart shed, stables and a granary building (previously repaired and altered to a high standard under Listed Building Consent WA95/1277). The applicants now own the site independently of the remainder of Wheelers Farm.

The farm as a whole ceased to operate as an agricultural holding in 1964 and has since been used as a single residential residence, with ancillary domestic storage and private equestrian use of the former farm buildings.

The Proposal

Application WA01/1984 seeks planning permission for:

� the change of use, alteration of the large barn to provide an independent dwelling – it would be of three storeys, having a contemporary, open plan internal layout with four bedrooms;

� the change of use, alteration and modest extension of an existing stable block to provide ground floor kitchen / dining room wing to new dwelling;

� the change of use, part demolition and alteration of the cart shed to provide ancillary garaging and an additional work-shop / store;

� the use of the converted granary building as an ancillary outbuilding to the new dwelling;

� the change of use of the existing yard area to domestic curtilage, including amenity space and car parking and manoeuvring space;

� associated alterations to the existing southern site access.

� The gross floor area of all of the buildings is 325 sq m.

WA01/1985 seeks Listed Building Consent for the above, in so far as they affect the listed Barn and Cart Shed.

Submissions in Support

In support of the application, the applicants have submitted two letters supporting the planning principles of the proposal an Archaeological and Standing Buildings Desk-top Assessment and a structural engineers statement.

The applicant writes in support of the scheme:

“Having taken ownership of the Barn, Cart Shed and Granary, we know that we are custodians of the buildings for others and future generations. The detailed, sensitive and historic renovation of the Granary by our family in 1997 already offers a perfect example of this. From a totally dilapidated building, neglected for many years, back to its former glory and being regularly used)…Our proposals for the Barn will preserve the current valuable building in the form of a unique family dwelling for future generations.

As you know, achieving Planning for a project such as this is only one piece of the jigsaw. We have endeavoured to look beyond this point and have undertaken extensive research into what comes next in the evolution of this conversion, with attention to quality and detail and not for commercial benefit:

� Local Builders and Suppliers
� Green build (Eco-friendly, recycled and processed materials: Paints, woods etc.)
� Eco living (Recycled rain water and processed water, Geo-Thermal heating, insulation and more!)
� Future Proofed (e-Barn, home network, security and fire protection system etc.)
� All of the above supporting an Organic life style”

Relevant Policies

� Metropolitan Green Belt – Planning Policy Guidance Note 2; Policy PE2 of the Structure Plan 1994; Policy GB1 of the Local Plan 1993 and Policy C1 of the Replacement Local Plan;

� Area of Outstanding Natural Beauty and Area of Great Landscape Value – Policy PE7 of the Structure Plan 1994, Policy RE1 of the Local Plan 1993 and Policy C3 of the Replacement Local Plan;

� Listed Buildings and Conservation Area - Planning Policy Guidance Note 15, Policy PE12 of the Structure Plan 1994, Policies C3 and C11 of the Local Plan, Policies HE3 and HE8 of the Replacement Local Plan;

� Archaeology/Heritage – Planning Policy Guidance Note 16, Policy PE13 of Structure Plan 1994, Policy HE14 of the Replacement Local Plan;

� Reuse of Rural Buildings – Planning Policy Guidance Note and Policy RU3 of the Structure Plan 1994, Policy RE5 of Local Plan, Policy RD7 of Replacement Local Plan;

� Environmental Implications – Planning Policy Guidance Note 1, Policy PE10 of Structure Plan 1994, Policy DE1 of the Local Plan 1993, Policies D1 and D4 of the Replacement Local Plan;

� Highway Safety and Parking – Policies MT2 and MT5 of the Structure Plan 1994, Policy MV8 of the Local Plan 1993 and Policy M2 of the Replacement Local Plan.

Main Planning Issues

1. Principle of Conversion & Green Belt

2. Impact upon Listed Buildings and Conservation Area

3. Archaeology

4. Visual Amenity and Landscape Impact

5. Local Residential Amenity

6. Highway Safety

Planning Considerations

Principle of Conversion & Green Belt

� The re-use of existing buildings in the Green Belt represents appropriate development, provided proposals do not detract from the openness of the Green Belt. Officers were originally concerned that the site area extended new residential curtilage beyond the existing boundary into the adjoining agricultural land. The plans have now been amended to follow the existing site boundary to overcome this objection.

� Local and national planning policies in respect of the re-use of redundant rural buildings, state a preference for employment uses. The application buildings have not been used for agricultural purposes for at least ten years, being most recently used for ancillary domestic storage. Having regard to: (a) the site’s close relationship with existing residential properties, (b) the narrow nature of The Street and limited scope for on-site car parking, (c) the desire to secure a long-term reuse of these listed buildings and the sensitivity of their setting (Conservation Area, AONB, AGLV) and (d) to local objections to the possibility of a commercial re-use of the site a residential re-use is considered to be the preferred alternative.

� In light of the advice of the structural engineer, officers are satisfied that “substantial reconstruction or enlargement” of the buildings is not required to achieve their re-use. The only extension would be a modest, single-storey, glazed link between the former stable and main barn. Moreover, it is proposed to demolish the end two bays of the cart shed, to open up to wider views the restored Granary building.

� Similarly, officers are satisfied that the buildings to be re-used are worthy of retention in that this contributed to the rural character of the area.

Impact upon Listed Buildings and Conservation Area

� Having regard to the supporting information, the proposed works to these listed buildings are considered to be justified to secure their long-term use and maintenance.

� The proposals are considered to safeguard the character and integrity of the listed buildings and the setting of the nearby listed Wheelers Farm House.

� In the officers’ opinion, the character of the Conservation Area would be enhanced.

� The Historic Buildings Officer raises no objection to the amended scheme. However it is recommended that a number of appropriate conditions be attached to any approval granted.

� The comments of English Heritage and the Amenity Societies are awaited and will be reported orally at the meeting. However, no overriding objection to these proposals is anticipated from these groups.

Archaeology

� Having regard to the submitted archaeological assessment, the County Archaeologist raises no objections, subject to an archaeological condition being attached to any approval(s) (see below).

Visual Amenity and Landscape Impacts

� Officers consider that the revised scheme, having a reduced residential curtilage in line with the existing boundaries, would satisfactorily conserve the intrinsic, attractive qualities of the Area of Outstanding Natural Beauty and Area of Great Landscape Value.

� The demolition of two bays of the cart shed would open up views of the restored Granary, enhancing views from the village including from the churchyard.

� No new outbuildings are proposed.

� Whilst the Parish Council’s original concerns are noted, in respect of the level of fenestration proposed, the applicants have amended the number and nature of openings and justified the presence of those still shown.

Local Residential Amenity

� Officers had expressed concern regarding overlooking from the northern elevation of the barn, to the private yard of the remaining Wheelers Farm, now that the two are in separate ownership. In response, the applicants advise that the new deeds require that such windows are glazed with a material which transmits light but which prevents direct views. A sandwiched glass material, enclosing pipes” fixed at a 45 degree angle, allowing horizontal but not vertical views, is described.

� Officers are satisfied that the roof lights proposed in the northern roof slope of the barn would provide angled, skyward aspect, only and as such would not result in material harm through overlooking.

� Finally, it is noted that the proposed first floor window to bedroom 2 would, remain clear glazed, as the only external light source to the room and to ensure lighting, ventilation and an escape route. Whilst the outlook from this opening would be towards Wheelers Farm Cottage and yard, this would be at an angle, across a lean-to roof, towards the driveway forecourt of the cottage. On balance, this relationship is considered acceptable.

6. Highway Safety

� The County Highway Authority raises no objections to the new access and proposed residential use of the site. Highway conditions are recommended below.

Recommendation

WA01/1984 - That permission be GRANTED subject to the following conditions:

1. Standard Approval of Materials (4.4)

2. Standard Surfacing Materials (4.5)

3. Standard Fencing (5.1)

4. Standard Restrictions on Permitted Development (11.2) *(enlargement shall be constructed or alteration made to the dwelling house hereby permitted and no buildings, structures, or other operations) *(Classes A – H) *(erected or undertaken).

5. Standard obscure glazing (3.9) *(vertical windows, with the exception of window W28 to bedroom 2) *(north elevation of main barn) “shall be glazed with obscure glazing of a type, style and finish to be first agreed in writing with the Local Planning Authority.”

6. The converted cart shed and granary buildings shall be used only for purposes ancillary to the residential occupation of the main barn hereby permitted.

7. Standard highway – access and visibility (H5)

8. No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the Planning Authority.

9. Standard Landscape Scheme (25.9)

10. Standard Landscape Works Implementation (25.10)

11. Standard Matching Materials (works of making good) (23.18)

12. Standard Approval of Details (23.2) (a) detailed drawings, at a scale of at least 1:10, of all new joinery; (b) the methodology to be used to retain, re-use and where appropriate identify as part of the scheme the existing barn doors and roof truss beam and similar from demolished section of cart shed, (c) the exact size, style and external finish of the flue pipe and (d) details drawings of the design of the car entry doors on the east elevation of the cart shed.

13. All roof lights shall be of a flush ‘conservation’ type with central glazing bar.

14. The curtilage area hatched in green on the permitted site plan shall at no time be used for the erection, installation or other storage of ancillary domestic equipment, including children’s play equipment, washing lines and similar.

15. Any further appropriate Historic Buildings conditions upon receipt of the comments of English Heritage.

Reasons

1-4,6, Standard RC4 (visual amenity, the interests of the integrity and setting of the

9-14. Listed Buildings and the character and appearance of the Conservation Area) (PE12, PE10 and PE7) (SE3, SE4 and SE6) (RE1, C3 and C11) (C3, HE3 and HE8).

5. Standard RC6 (safeguard the privacy of adjacent properties) (DE1) (D1 and D4)

7. Standard HR1

8. Standard RC32

Informatives

1. Standard H(Inf)13

WA01/1985

– That Listed Building Consent be

GRANTED

subject to the following conditions:

1. Standard Approval of Materials (4.4)

2. No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the Planning Authority.

3. Standard Matching Materials (works of making good) (23.18)

4. Standard Approval of Details (23.2) (a) detailed drawings, at a scale of at least 1:10, of all new joinery; (b) the methodology to be used to retain, re-use and where appropriate identify as part of the scheme the existing barn doors and roof truss beam and similar from demolished section of cart shed, (c) the exact size, style and external finish of the flue pipe, and (d) details drawings of the design of the car entry doors on the east elevation of the cart shed.

5. All roof lights shall be of a flush ‘conservation’ type with central glazing bar.

6. Any further appropriate Historic Buildings conditions upon receipt of the comments of English Heritage.

Reasons

1,3-6 Standard RC4 (visual amenity, the interests of the integrity and setting of the Listed Buildings and the character and appearance of the Conservation Area) (PE12, PE10 and PE7) (SE3, SE4 and SE6) (RE1, C3 and C11) (C3, HE3 and HE8)

2. Standard RC32

* * * * *

B.7	WA01/2449 Martin Grant Homes Ltd 27.12.01	Erection of a detached dwelling and garage on land at Chapel Lane, Milford

	Grid Reference:	E: 494778 N: 142451

	Parish:	Witley
	Ward:	Milford
	Development Plan:	MGB – within settlement - Replacement Local Plan
	Highway Authority:	Recommend conditions
	Drainage Authority:	No requirements
	Parish Council:	Not yet received – to be reported orally

Relevant History

WA01/0478	Outline application for the erection of a terrace of seven dwellings	Permitted 09.05.01

WA01/0479	Outline application for the erection of five dwellings	Permitted 09.05.01

WA01/1952	Erection of a terrace of seven dwellings together with ancillary works	Permitted 13.12.01

Description of Site/Background

The application site measures 0.04 hectares and is located upon the north-east side of Chapel Lane in Milford. The land is an open grassed plot to the south east of the access road to Secretts and Thames Valley Marketing. There is currently an unsightly Transco gas convenor upon the frontage. Planning permission was granted under WA01/0478 and WA01/1952 for seven dwellings upon the adjacent site to the north west. A parking court to serve the development was approved on the northern part of the current application site. To the south east of the site and set back by some 15 metres from the road is the Doctors’ surgery. The land, which was previously owned by Secretts, has now been sold to the applicants.

The Proposal

Permission is sought for the erection of a detached two-storey three bedroomed dwelling measuring a total of 93 square metres in floor area. It would measure 5 metres to the eaves and 7.7 metres to the ridge. It would be positioned on the front of the site set back from the road by 2 metres. A single garage is proposed at the rear together with a further parking space to be accessed from the approved parking court. The dwelling would have a vernacular style and would reflect the proportions of the permitted dwellings on the adjacent site.

Relevant Policies

Green Belt (within settlement)

Surrey Structure Plan 1994 – Policy PE2
Adopted Local Plan 1993 – Policies GB1 and RS1
Replacement Local Plan – Policy RD1

Protection of Urban Character

Surrey Structure Plan 1994 – Policy PE10 (SE3)

Layout and Design

Adopted Local Plan 1993 – Policy DE1
Replacement Local Plan – Policies D1 and D4

Housing Mix and Density

Replacement Local Plan – Policy H4

Main Planning Issues

The principal issues to consider are set out below:-

(a) Principle of Development and Outline Consent WA01/0478

The site is located within the defined Milford settlement and the principle of a dwelling could be acceptable subject to amenity considerations.

The outline consent, WA01/0478, whose red line included the current site, established the principle of residential development upon the wider site although a dwelling was not shown in the currently applied for position.

Rather the gas convenor was shown to be retained and identified at the time as a constraint upon developing this part of the site.

(b) Rural Settlement Policy

Policy RD1 of the Replacement Local Plan requires that, within settlements, development should be well related in scale and location to existing development, comprise infilling or be substantially surrounded by other development, should not adversely affect the urban/rural transition and take account of the form, setting and local building styles of the settlement.

The proposal constitutes infilling within the meaning of Local Plan policies since, having regard to the approval of the terrace to the west, this is a gap within a closely developed frontage. The dwelling would be satisfactorily separated by 1 metre and 2 metres from its southern and northern side boundaries respectively.

The officers are however concerned that the dwelling would be positioned in a significantly more forward position than its immediate neighbour, the surgery building, and indeed by 3 metres closer to the road than the approved terrace adjacent. As a result, the dwelling would look more prominent within the streetscene than the neighbouring development.

Balanced against this concern is the clear gain of enclosing an otherwise anomalous gap within this residential frontage which would have the advantage of making the road appear more interesting, active and feel safer for pedestrians and residents.

Moreover, the unsightly gas convenor would also be removed which would be an important visual gain to the wider area.

However, it is considered that these advantages do not sufficiently outweigh the strong concern regarding the uncharacteristic and notable prominence of the new dwelling.

(c) Housing Policies

Since this is a plot providing an individual house, the application is not subject to the mix requirements of Policy H4 of the Replacement Local Plan. However, even if taken together with the adjacent site (in common ownership), the two applications together in any event comply with Policy H4 and provide a predominance of small units.

(d) Impact upon Residential Amenity

The principal concern is the forward position of the proposed dwelling in relation to the Doctors’ surgery. The latter building is single-storey and its windows would have clear views of the new house. However, having regard to the separation distance of some 8 metres, in the officers’ view, there would not be any material loss of light or outlook caused to this non-residential building.

Conclusions

It is a matter of visual judgement but the officers consider that, although there would be visual gains to be achieved by allowing the proposal, there is an overriding concern in relation to the forward position of the dwelling which would appear materially out of keeping with the predominant pattern of development. It is possible that a less prominent siting could be agreed by increasing the separation to the frontage. This would probably need to involve a rearrangement of the approved parking court. The relationship with the surgery will continue to be an issue. Officers are happy to continue discussions with the agents but consider that this scheme should be refused.

Recommendation

That permission be REFUSED for the following reason:-

1. Standard Detriment to Character and Amenity (R 2.10) - *(insert to first line “character and appearance of the area and amenity of adjacent premises”) *(PE10 and RU1) *(SE3) *(DE1 and RS1) *(RD1, D1 and D4)

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B.8	WA01/2452 N Relf & A C Stuart-Taylor 31.12.01	Alterations to roof of outbuilding at The Barn, Hascombe Grange, Godalming Road, Hascombe, Godalming

	Grid Reference:	E: 500103 N: 139023

	Parish:	Hascombe
	Ward:	Busbridge, Hambledon and Hascombe
	Development Plan:	MGB, AONB, AGLV, outside settlement – Replacement Local Plan
	Highway Authority:	No requirements
	Drainage Authority:	Not yet received – to be reported orally
	Parish Council:	Not yet received – to be reported orally
	Representations:	One letter has been received objecting on the following grounds:- 1. notice incorrectly served; 2. unsightly roof extension; 3. intrusive; 4. exacerbated by roadside hedging; 5. previous permission refused for larger conversion; 6. unauthorised link extension has been built; 7. contrary to policy; 8. future intention for veluxes in roof; 9. poor road access; 10. loss of original character; 11. existing roof not out of keeping with many others in area.

Relevant History

	WA86/2142	Conversion of barn to provide lounge, utility room, hall, kitchen, dining room and garage with four bedrooms and two bathrooms		Refused 20.03.87 Appeal Dismissed 23.10.87
	WA88/0330	Conversion of barn to residential		Permitted 09.05.88

Description of Site/Background

The application site is located upon the east side of Godalming Road to the south of Hascombe. The building, the subject of the application, is a single-storey barn. It is constructed in rendered blockwork with a vertical boarded clad upper section and a corrugated asbestos pitched roof over. It is currently used for domestic storage purposes but has garage doors within the western end. The building is in a poor state of repair. The barn forms the southern side of an enclosed courtyard. The northern and eastern sides are two linked single-storey traditional barns which have together been converted to a self-contained single dwelling following permission under WA88/0330. The application building is an ancillary outbuilding to this dwelling. Historically, this courtyard of buildings were all ancillary to the substantial house to the south, Hascombe Grange, but have been in separate occupation since the approval and implementation of WA88/0330.
The Proposal

Permission is sought for alterations to the existing barn building by way of the removal of the existing corrugated roof and its replacement by a new slate roof. The new roof would have a minimum ridge height of 6 metres, and increase of 1.5 metres. The submitted plans indicate that the building would be used as a games room and garage with several existing sub-divisions being retained. The building would be generally refurbished internally and externally.

Submissions in Support

In support of the application, the following comments have been put forward:-

“Paragraph 3.13 of the Review Local Plan explains at (b) that inappropriate development includes “other operations” ... “unless they maintain openness and do not conflict with the purposes of including land in the Green Belt”. This is a minor proposal to replace the existing roof of the outbuilding. It will not infringe the purposes of Green Belts listed in PPG2 nor will openness be offended in any way. The building forms part of a small group of dwellings and other structures and will be seen in that context. Further, from the public road, the building is substantially screened behind an existing 2.75 metres high wall. This is shown on the plans to assist. The change in the roof height will be barely perceptible. In relation to the landscape, similar considerations apply and Policies RE1 and C3 of the adopted and emerging Local Plans refer. The replacement of asbestos with slate can only enhance the landscape character of the area”.

Relevant Policies

Green Belt

Surrey Structure Plan 1994 – Policy PE2
Waverley Borough Local Plan 1993 – Policy GB1
Waverley Borough Replacement Local Plan 1999 – Policy C1

Landscape Protection

Surrey Structure Plan 1994 – Policy PE7
Waverley Borough Local Plan 1993 – Policy RE1
Waverley Borough Replacement Local Plan 1993 – Policy C3

Main Planning Issues

This site is located within the Green Belt outside of any settlement. Local Plan policies place strict restraint upon inappropriate development including residentially-related development. Landscape protection policies require development to protect and enhance the natural qualities of the landscape.

The main issues are whether:-

(a) compliance with Green Belt policy;

(b) the existence of any very special circumstances;

(c) compliance with landscape policies and visual amenity impact.

(a) The proposed roof alterations comprise a form of inappropriate development. The increase in roof height would result in a substantial increase in massing which would, in the officers’ view, materially affect the openness of the Green Belt. The impact is exacerbated by the considerable ridge length of 22.4 metres. The increased prominence would, it is considered, cause material harm to the visual amenity of the Green Belt.

(b) The officers note the applicant’s desire to repair this building and make the roof watertight. However, this does not represent such very special circumstances as to justify a materially more prominent roof form within this sensitive area.

(c) The new roof would be clearly visible from the main road and the alterations would result in the building appearing materially more prominent within the landscape.

(d) An additional concern is that the alterations proposed would facilitate the use of this building for additional habitable accommodation. At present, having regard to its poor state of repair, it does not appear to be used, nor is it suitable for habitable use notwithstanding the agent’s description as a “games room”. The refurbishment of this building as a games room would be tantamount to an extension to the existing dwelling for which permitted development rights were originally withdrawn, consistent with its origins as a re-used building. Moreover, the increased roof void would create an additional nominal floor area of some 127.68 square metres giving rise to a total floor area of 380.8 square metres. The enlarged building would, in the officers’ view, be disproportionate in size to the original dwelling and unsuitable in scale as an ancillary range.

(e) Finally, the use of this building for habitable purposes could give rise to pressures for a new storage building in conflict with policies of restraint.

Conclusion

The officers have some sympathy with the need to make the existing building watertight to allow its continued use for domestic storage. However, it is considered that the proposed roof alterations should be resisted in the interests of Green Belt and landscape protection policies.

Recommendation

That permission be REFUSED for the following reasons:-

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

2. Standard Area of Outstanding Natural Beauty (R1.3)

3. Standard Area of Great Landscape Value (R1.4)

4. The proposal, by reason of its height, bulk and massing, would cause material injury to the amenity of the Green Belt and appear materially intrusive within the landscape. As such, the proposal conflicts with Policies PE2 and PE7 of the Surrey Structure Plan 1994, GB1 and RE1 of the Waverley Borough Local Plan 1993 and C1 and C3 of the Waverley Borough Replacement Local Plan 1999.

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SCHEDULE 'C' TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
6TH FEBRUARY 2002

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

Background Papers (DoPD)

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

Plan No. Applicant	Development Proposed Site Description	Decision
WA01/1345 Meridian Business Development	Erection of an extension to existing verandah following demolition of existing extension together with the erection of a boundary wall and alteration to form display window (as amended and amplified by letter dated 19.09.01 and plans received 20.09.01 and 25.09.01) at Croft House, 89 – 91 High Street, Godalming	GRANTED
WA01/1346 Meridian Business Development	Application for Listed Building Consent for internal and external alterations including the demolition of an existing extension and the erection of an extension to the rear verandah and a boundary wall and alterations to form display window (as amended and amplified by letter dated 19.09.01 and plans received 20.09.01 and 25.09.01) at Croft House, 89 – 91 High Street, Godalming	GRANTED
WA01/2213 J C Fenton-Jones	Erection of extensions and alterations following demolition of existing garage, loggia and utility area at Lammas Lea, Filmer Grove, Godalming	GRANTED
WA01/2227 Mr & Mrs Craig	Erection of extensions (alternative proposal to that granted under WA00/1619) (as amplified by letter dated 07.01.02) at Knoll Cottage, Frith Hill Road, Godalming	GRANTED
WA01/2255 Mr & Mrs Drain	Erection of extensions and alterations at Rusper Cottage, Petworth Road, Milford	GRANTED
WA01/2265 Mr and Mrs Ramsay	Erection of a conservatory at 34 Cramhurst Lane, Witley	GRANTED
WA01/2275 G Peddie and A Hemmings	Erection of a conservatory at 28 Manor Gardens, Farncombe, Godalming	GRANTED

WA01/2304 Mr & Mrs Langridge	Retention of a garden shed at Wellfield House, Church Lane, Brook, Godalming	GRANTED
WA01/2307 Mr Hetherington	Erection of a conservatory (as amplified by plans received 07.12.01) at The Dell, Nightingale Road, Godalming	GRANTED
WA01/2313 S Yiend	Erection of a single storey extension at 17 Binscombe Lane, Godalming	GRANTED
WA01/2315 Mr and Mrs James	Erection of a first floor extension at Dove House, The Drive, Godalming	GRANTED
WA01/2329 P Fyson	Erection of a conservatory and alterations at Portland Cottage, Portsmouth Road, Milford	GRANTED
WA01/2368 Mr and Mrs Cobbett	Erection of a porch extension at 65 Green Lane, Farncombe, Godalming	GRANTED

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