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Waverley Borough Council Committee System - Committee Document

Meeting of the Central Area Development Control Sub Committee held on 06/03/2002
Central 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 6th February 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. PLANNING APPLICATION – SITE INSPECTION

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, 14th March 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
Background Papers (CEx)

Notifications received 29.1.02, 20.2.02 and 15.2.02.


6.2 Appeals Decisions

The Council has been notified of the following appeal decisions:-
Background Papers

Letter from the Planning Inspectorate dated 6th February 2002.

6.3 Inquiry Arrangements
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. Building C removed and silos removed. Correspondence taken place with car repair operator and warning given. 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)

(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 Inquiry held on 19th February 2002 and decision awaited. Appeal against timber building dismissed. Enforcement Notice upheld. Compliance date 6.2.03 (1 year).

(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 on 18th December 2001. (Appeal decisions reported elsewhere on the agenda).

(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
(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. Retrospective application received (WA02/0260). Under consideration.

(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
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



CENTRAL 32
SCHEDULE ‘B’ TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
6TH MARCH 2002

Applications where the considerations involved are clearly defined.
B.1WA01/2357
Mr & Mrs Parry
10.12.01
Erection of a replacement dwelling following demolition of existing dwelling at Hazel Hill, Hambledon Road, Busbridge, Godalming (as amplified by letters dated 23.01.02 and 25.01.02)
Grid Reference:E: 497839 N: 141501
Parish:Busbridge
Ward:Busbridge, Hambledon and Hascombe
Development Plan:MGB, AONB, AGLV (outside settlement area – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Not yet received – to be reported orally
Representations:One letter received, expressing support.

Relevant History

WA01/1135Erection of extensions and alterations
Permitted
06.08.01

Description of Site/Background


The Proposal

Permission is sought for the erection of a replacement dwelling following demolition of the existing building. The new dwelling would be two-storey, with five bedrooms, and would have a total habitable floorspace of 243.64 sq m. The building would be sited in the same position on the plot as the existing property. It would attain a maximum ridge height of 6.7m.

The proposed replacement dwelling would be of exactly the same design as that which could be constructed under permission WA01/1135.

Submissions in Support

In a supporting statement, the agent writes that:

“In order for the end product to be economically viable, an approval for ‘replacement’ is sought for a scheme identical to one previously approved as ‘extension’, but, worryingly, it appears that the application of logic may not determine the outcome. One might venture to suggest that an unsatisfactory conflict of policy lies at the heart of this dilemma. However, the special circumstances described in this statement are also exceptional and constitute adequate justification for allowing the 10% guideline to be exceeded in this instance by an amount which would result in a dwelling identical in all respects to that approved under WA01/1135”.

In a further letter, dated 23.01.02, it is added that:

“RD2A prescribes 10% as a ‘guideline’ figure. Other material considerations are scale, mass, character, etc; all of which are irrelevant in this case because the product of the previous application (increasing the floor area of the existing dwelling by 40%) was found to be acceptable by the Authority. The guideline figure of 10% for replacement dwellings may be exceeded if there are overriding/special circumstances which can be shown to be justifiable. Very clearly, such circumstances present themselves in this case, i.e. it was previously found acceptable by the Authority to allow this dwelling to be extended by 40%. Since both applications would result in physically identical developments, one causing no greater harm to the Green Belt than the other, surely there are no tenable grounds for refusal”.

The applicants argue that it is their preference to demolish and rebuild, rather than extend as permitted, for reasons of economic viability. In part this is due to the zero rating of the construction works for VAT purposes for rebuild.

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 1999 – Policy C3

Replacement Dwellings

Waverley Borough Local Plan 1993 – Policy HS7

Waverley Borough Replacement Local Plan 1999 – Policy RD2A

Main Planning Issues

The site is located within the Green Belt countryside, wherein replacement dwellings may be acceptable, provided that:

• In this instance, the proposed replacement dwelling would measure 243.64 sq m in habitable floor area, representing an increase of 39.26% over the existing 174.95 sq m existing dwelling. The 10% guideline would be significantly breached, indicating that the proposed dwelling would be materially larger than the existing dwelling which it would replace. As such the property would represent inappropriate development within the Green Belt. As such, the proposal would be contrary to Policy RD2A of the Replacement Local Plan and national planning policy guidance.

• A materially larger dwelling could only be permitted if it could satisfactorily be demonstrated that very special circumstances exist which would warrant setting aside of the normal strict policies of restraint.

• In the application, it is contended that the unique facts of this case (that the applicant proposes to build the new dwelling to the same design as that already approved) – represent such very special circumstances.


• After careful consideration, officers take the alternative view. It is accepted that the earlier approval was granted on the basis that the resulting extended dwelling would not materially harm visual amenity and would protect and conserve the intrinsic qualities of the Area of Outstanding Natural Beauty and Area of Great Landscape Value landscapes. However, the proposal was also assessed against Policy RD2 of the Replacement Local Plan, where upon it was concluded that the extensions would not be ‘disproportionate’ in scale, relative to the original dwelling.

• Significantly, however, a very different test is applied by Planning Policy Guidance Note 2 (Green Belts) for replacement dwellings; these must not be “materially larger” than the existing dwelling. PPG2 leaves the definition of “materially larger” to local discretion. Accordingly, Replacement Local Plan Policy RD2A establishes a guideline of not more than 10% enlargement of the existing dwelling. The current proposal clearly breaches this criterion and, as such, must be regarded as inappropriate development, which is, by definition, harmful to the objectives of the Green Belt designation. The visual appropriateness of the same scheme, when proposed by different means as extensions to an existing dwelling, do not, in the officers’ opinion, represent very special circumstances that would justify a setting aside of the fundamental Green Belt objection.

• It is material that Policy RD2A does not preclude the further extension of replaced dwellings once they are built and occupied. The officers are concerned that if the current proposal is permitted it would be difficult to resist further additions to the dwelling which would already have been enlarged up to 40%.

• Clarification has been sought from GOSE as regards the interpretation of the differing provisions for extensions and replacement dwellings in the Green Belt countryside; however, it has not been possible to obtain a formal response because of possible prejudice to the Secretary of State’s position were the matter to subsequently be referred on.

• Officers anticipate that an appeal would be submitted if planning permission were refused for this application.

• Having regard to the prima facie conflict with PPG2 and Policy RD2A it is considered that permission should be refused.

Recommendation

That permission be REFUSED for the following reasons:
* * * * *
B.2WA01/1867
Surrey Place (Godalming) Ltd
03.10.01
Erection of a new two-storey office building together with extensions and alterations to an existing office building following demolition of a prefabricated building and an extension at Surrey Place, Mill Lane, Godalming (as amended and amplified by letters dated 18.12.01, 10.01.02, 24.01.02 and 20.2.02 and by plans received 19.12.01, 10.01.02 and 25.01.02)
B.3WA01/1868
Surrey Place (Godalming) Ltd
03.10.01
Application for Listed Building Consent for the demolition of a prefabricated building and an extension and for the erection of a new attached office building and an extension at Surrey Place, Mill Lane, Godalming (as amended and amplified by letters dated 18.12.01, 10.01.02, 24.01.02 and 20.2.02 and by plans received 19.12.01, 10.01.02 and 25.01.02)
Grid Reference:E: 496616 N: 143889
Town:Godalming
Ward:Godalming South East
Development Plan:Suitably located Industrial and Commercial Land, Conservation Area, Grade II Listed Building, Area of Archaeological Interest (within development
area – Replacement Local Plan)
Highway Authority:WA01/1867 & WA01/1868 – No requirements
Drainage Authority:WA01/1867 & WA01/1868 – No requirements
Town Council:WA01/1867 & WA01/1868 – No objection, subject to the views of Waverley’s Historic Buildings Officer and Arboricultural Officer
ConsultationsCounty Archaeologist – Recommends condition
English Heritage – We are generally content with this contemporary design provided greater attention is given to the roof and eaves which should be visually stronger and more convincing in detail. We are content to leave the details of Listed Building Consent to the Local Planning Authority’s Conservation Officer. The alterations should however be based on a proper survey of the existing which was not supplied with the papers for this consultation.


Ancient Monuments Society – We note that the existing building to the rear is singularly unattractive and acknowledge that there is always a place for the challenging juxtaposition of new and old. Nevertheless, the harshly rectilinear office block now proposed so conspicuously lacks any of the picturesque quality of the listed building that the two appear to fight with each other rather than form an architectural pairing. Must the newcomer be so uncompromising?
The Georgian Group – defer to the comments of the other national amenity societies
Railtrack – Recommend Informative

Relevant History

WA90/0367Erection of office accommodation, associated car parking and alterations and demolition of part of existing offices
Permitted
31.05.90
WA90/0368Application for Conservation Area Consent for demolition of part of existing offices
Permitted
30.05.90
WA91/0463Erection of a single-storey extension and alterations
Withdrawn
07.06.91
WA91/0464Application for Listed Building Consent for erection of a single-storey extension and alterations following demolition of existing extension
Withdrawn
07.06.91
WA94/0392Erection of a lobby extension following demolition of existing prefabricated building
Permitted
31.05.94
WA94/0393Application for Listed Building Consent for the erection of an entrance lobby extension, alterations and the demolition of a prefabricated building
Permitted
31.05.94
WA99/1711Erection of office accommodation with associated parking with link extension to existing buildings; alterations and demolition of part of existing building
Permitted
23.12.99
WA99/1712Application for Listed Building Consent for the demolition of part of building, alterations and the erection of an extension
Permitted
23.12.99

Description of Site/Background

Surrey Place (formerly known as Ardon House) is situated immediately east of the railway line within 30 m of Godalming Railway Station. The older, front section, adjacent to Mill Lane, is Grade II Listed.

Planning permissions have previously been granted in 1990, 1994 and 1999 for extensions to the building, following demolition of an existing prefabricated, ex-factory building.

The Proposal

Permission is sought to demolish single-storey, flat-roofed extensions to the existing office of 66 sq m and also to demolish a single-storey, prefabricated building to the rear of 227 sq m. The total floor area to be demolished would be 293 sq m.

A new two-storey office building is proposed to replace the former factory building. This would be of a simple, modern design, contrasting with the adjacent listed building. The majority of the building would be of glazed construction, whilst one end elevation would be of brick and stone, a brick plinth is proposed for the south-east and north-east elevations. It is noted that the proposed glazing system, with concealed frames, can be seen in use elsewhere on the Godalming Baptist Church Hall.

It is also proposed to add a new single-storey, pitched roof extension to the rear of the listed office building (40 sq m), add an external fire escape, railings, and make alterations to a porch, pier and to restore a bay window to full size.

The applications would result in a net increase in commercial floor space on site of 187 sq m, from 663 sq m to 850 sq m. Ten car parking spaces are to be provided within an existing area of hard standing.

Submissions in Support

In support of the application, the agent writes that:

“The design approach… is very much predicated on the basis of providing an architecturally neutral solution, which will not impose on the Listed Building and indeed will, by virtue of the glazed envelope, reflect elements of it, very much as the approved scheme did.

Relevant Policies

Industrial and Commercial Area

• Surrey Structure Plan 1994 – Policies DP9 and DP12

• Adopted Local Plan 1993 – Policy EM2


• Replacement Local Plan – Policy IC4

Environmental Implications

• Surrey Structure Plan 1994 – Policy PE10

• Adopted Local Plan 1993 – Policy DE1

• Replacement Local Plan – Policies D1 and D4

Listed Buildings and Conservation Area

• Surrey Structure Plan 1994 – Policy PE12

• Adopted Local Plan 1993 – Policies C3 and C11

• Replacement Local Plan – Policies HE3 and HE8

Archaeology

• Surrey Structure Plan 1994 – Policy PE13

• Replacement Local Plan – Policy HE14

Main Planning Issues

• The modern design and overall scale, bulk and massing of the two-storey building and of the single-storey pitched roof rear extension are, in officers’ opinion, appropriate to their proposed setting. This view is supported by the Historic Buildings Officer and English Heritage. The former recommends the inclusion of conditions.

• The proposed alterations to the listed building are considered justified on the grounds of improvement.

• The Ancient Monuments Society had expressed concern regarding the modern nature of the main glazed extension and how this would relate to the listed building. Amended plans have been received which address this concern; a brick and stone plinth is proposed to two sides of the extension, which, it is considered, would visually link the new and the old.

• The County Archaeologist raises no objection, subject to archaeological monitoring to be secured by condition if permission is granted.


• The County Highway Authority has not expressed objection. Whilst the proposed provision of ten car parking spaces is low, the site is highly accessible to public transport and, as such, this provision is considered to be acceptable within the context of up to date car parking policies and PPG 13.

• Finally it is considered that no material harm would result to local residential amenity as a result of the proposal.

• The scheme is considered to be a welcome enhancement of this sensitive setting, also providing as it does important employment-generating floorspace.

Recommendation

B.2 WA01/1867

That permission be GRANTED subject to the following conditions:

1. Standard approval of materials (4.4)

3. Standard matching materials (23.18)

(i) new porch;
(ii) reinstated joinery to the bay window;
(iii) joinery to all other new external doors and windows;
(iv) details of the junction of the new building and existing;
(v) extension roof and eaves details.

5. Standard (RC30)

Informative

B.3 WA01/1868

That Listed Building Consent be GRANTED subject to the following conditions:

1. Standard approval of materials (4.4)

3. Standard matching materials (23.18)

2 – 4. Standard (RC20)
6 – 7. Standard (RC4) *(visual amenity, the character and appearance of the Conservation Area and integrity and setting of the Grade II Listed Surrey Place) *(DE1, C3 and C11) *(D1, D4, HE3 and HE8)
* * * * *
B.4WA02/0037
Mr E L Pink
14.01.02
Erection of extension and alterations to existing bungalow to provide chalet bungalow at Littlewood, Gasden Lane, Witley (as amended by letter dated 12.2.02 and plans received 14.2.02)
Grid Reference:E:493984 N: 140583
Parish:Witley
Ward:Witley
Development Plan:MGB. Within Settlement Area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Objection – Gross overdevelopment and inappropriate conversion of a rare modest property. Out of keeping with original style of property.
Representations:2 letters have been received, objecting on the following grounds :-
1. Altering the character from a bungalow to a 2 storey house.
2. Increased occupancy.
3. Will drainage/sewage facilities serve extra demand?
4. Out of character with area.
5. Loss of light and overshadowing by raised roof level.
6. Lack of privacy – overlooking by rear dormer.
7. Adverse effect on electricity supply to ‘Arden’.
8. Inaccurate boundary on plans.

Description of Site/Background

‘Littlewood’ is a detached bungalow on the north side of Gasden Lane, set back from the road by 15 m with bungalows on each side of the property. Gasden Lane is a mix of bungalows and houses. ‘Kenwood’, next door but one, is a bungalow with the addition of a front dormer extension in the roof, giving the appearance of a 2 storey property.

The Proposal

Permission is sought to extend and alter the property to provide a chalet bungalow. There are 3 elements to the proposal :-

1. The increase in roof height by 1 m.


2. The erection of two pitched dormer extensions at the front of the property for two additional bedrooms at 1st floor level with a Velux window between the dormers to serve the landing/stairs.

3. The erection of a two storey rear extension providing kitchen/dining room on ground floor with bedroom over; measuring a total floor area of 59 sq. m. The ridge line would be on the same level as the proposed new ridge height for the dwelling. The extension would be separated from the boundary with ‘Sandgrove’ by 2 metres and with the boundary of ‘Arden’ by 5 metres. Both boundaries are well screened by high hedging and close board fencing.

Relevant Policies

Surrey Structure Plan 1994 – PE10 and RU1

Waverley Borough Local Plan 1993 – DE1 and RS1

Waverley Borough Replacement Local Plan 1999 – D1, D4 and RD1

Main Planning Issues

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

· The application has been brought before the Sub-Committee following receipt of objections from the Parish Council and the two adjacent occupiers. · The property lies within the defined rural settlement area of Witley, wherein the principle of extensions to existing dwellings may be acceptable subject to their impact upon visual and residential amenity. · In its original form the proposal involved 3 dormer extensions to the front of the property. The two end dormers were considered overly prominent in size and height. This design along with a third middle dormer was considered out of keeping with the character of the property and the street scene. · Following negotiations, the scheme has been amended to lessen the impact upon the neighbours and the street scene. The number of dormers has been reduced to two; the third being replaced by a small Velux window. The actual size of the dormers has also been reduced and lowered in height so that they are positioned below the ridge of the main roof. This design is less dominant, satisfactory enhances the existing building and is not considered to materially detract from the street scene. · Concerns have been raised by neighbours regarding loss of light and overshadowing to their properties. However following an on-site assessment, the officers consider that the proposed increased roof alterations would not constitute any material loss of amenity on those grounds. Moreover, in the officers' opinion, the amended plans satisfactory address their concerns in respect of visual dominance. ·
Recommendation

That permission be GRANTED subject to the following conditions.

1. Standard matching materials (4.3)

2. Standard obscure glazing (3.8) - *(roof level) *(east facing)

3. Standard no new windows (11.3) - *(roof level) *(side facing)

Reason

1. Standard (RC10)

2. Standard (RC6) - *(overlooking) *(DE1) *(D1 & D4)

3. Standard (RC9) - *(the sites relationship with adjacent properties) *(DE1) *(D1 & D4)
* * * * *
B.5WA01/2364
Mr and Mrs Williams
14.12.01
Erection of extensions and alterations, together with a detached garage and studio/log store following demolition of existing extensions and studio/log store at Hounmere House, Houndown Lane, Thursley (as amplified by letters dated 17.1.02, 22.1.01 and 11.2.02 and amended by letters dated 19.2.02, 22.2.02 and plans received 20.2.02 and 22.2.02)
Grid Reference:E: 489146 N: 139619
Parish:Thursley
Ward:Elstead, Peperharow, Thursley
Development Plan:MGB, AONB, AGLV – outside settlement, Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection
Representations:Eleven letters have been received, ten expressing support and one objecting to the proposed studio/log store on the following grounds:-
1. increased size and height;
2. would appear even more of an eyesore;
3. proximity to boundary;
4. must remain a studio/log store.

Relevant History

WA98/0294Erection of new dwelling and garage facilities following the demolition of the existing dwelling
Refused
14.4.98
Appeal lodged
- withdrawn
20.11.98

Description of Site/Background

Hounmere House is a two storey detached property measuring 189.92 square metres in habitable floor area located in a remote position to the west of Thursley Road, accessed by a driveway (Houndown Lane). Attached to the house is a single car port and workshop/outbuilding measuring 102.08 square metres. These buildings are in a poor state of repair.

To the south of the dwelling, adjacent to the boundary with Old Potters, are two single storey detached ancillary outbuildings – a log store and a timber building identified on the plans as a “studio”. These measure a total of 44 square metres. There is a private lake within the grounds to the east of these buildings.

A public footpath runs from Houndown Lane across the applicant’s land, to the east of the house.

The Proposal

The application includes these elements:-

(a) The erection of extensions to the house measuring a total of 75 square metres in habitable floor area. These would provide a new kitchen, study, extended dining room and porch at ground floor, with a new master bedroom, an additional bathroom and bedroom over. A total of 26.5 square metres habitable floor area would be demolished. The roof would be completely replaced and dormer windows inserted in the north elevation. The house would be materially altered elevationally by the introduction of elongated fenestration and three gabled extensions to the south. Two chimneys would also be added. The new extensions would be constructed in oak timber frame.

(b) The demolition of attached non-habitable outbuildings measuring a total of 56.04 square metres and the erection of a detached garage and workshop area of 55 square metres. This building would measure 2.3 metres to the eaves and 6 metres to the ridge and be positioned upon the east side of the dwelling, replacing the existing buildings.

(c) The demolition of the existing detached studio and log store and their replacement by a single storey pitched roof timber building of 45 sq m to provide a new log store and studio. The studio would feature a terrace/deck upon the lake side facing elevation. The building would measure 2.6 metres to the eaves and 5.5 metres to ridge.


Submissions in Support

In support of the proposal, the Agents have put forward the following main arguments:-

1. existing house has an unattractive 1950’s style which proposal seeks to improve upon;

2. the effect would be to replace an existing unattractive urban style house with a traditional timber framed farmhouse style;

3. the design of the new garage and studio is of traditional rural buildings; and

4. minor ancillary outbuildings are acceptable in Green Belt and landscape policy terms and unobtrusive.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE2 and PE7

Waverley Borough Local Plan 1993 – Policies GB1, RE1 and HS7

Waverley Borough Replacement Local Plan 1999 – Policies C1, C3 and RD2

Main Planning Issues

The site is located within the Green Belt, an Area of Outstanding Natural Beauty and an Area of Great Landscape Value outside of any settlement. The principle issues are as follows:-

(a) compliance with the rural extensions policy; and

(b) compliance with Green Belt and landscape policies in respect of residentially-related outbuildings.

(a) Extensions Policy

· In 1968, the habitable floor area of the property measured 189.92 square metres. The property has not been enlarged since that date.

· In its original form, the proposal was considered by officers to include an excessive amount of additional floor area. Following negotiations, the scheme has been amended. The proposal would now involve a net increase of 76 square metres habitable floorspace, following demolition of 26.5 square metres. This would result in an increase of 40% over the original dwelling.

· The proposal would result in an increase in ridge height of 400 mm. The extensions and alterations would significantly alter the character of the property. However, the officers are satisfied that the proposal would result in a material improvement in the appearance of the existing house, of dated and uninteresting architecture. The renovations would satisfactorily enhance the character of the landscape.


(b) Outbuildings/Garaging

· In its original form, the proposal involved a significantly larger replacement studio/log store building. The officers expressed concerns having regard to the conflict with Green Belt and landscape protection policies.

· Following negotiation and having particular regard to the objection from the neighbouring occupier, the scheme has been amended.

· The proposed new studio/log store would, in its amended form, be of equivalent floorspace to that being removed. Whilst the new building would be 1m higher, it would nevertheless, represent a visual improvement over the existing rundown buildings to the enhancement of the AONB.

· Moreover the building has been resited by some 2 metres away from the neighbouring boundary with supplementary planting proposed to mitigate its impact.

Conclusions

Having regard to these considerations and to the amendments that have been made, it is considered that the proposal should be supported.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard levels (detailed permission) (4.2)

3. Standard landscape scheme (25.9)

4. The studio/log store building hereby permitted shall only be used for purposes ancillary to the existing use of the dwelling known as “Hounmere House” and for no other purpose. It shall not be used for overnight or sleeping accommodation whatsoever.

5. The garage/workshop, including its roof void, here by permitted shall not be used for habitable accommodation whatsoever.

6. Prior to the occupation of the development hereby permitted the existing buildings shown to be demolished shall be removed and all demolition materials removed from the site.

Reasons

1-3 Standard (RC11)

4-6 In the interests of Green Belt Policy pursuant to Policy PE2 of the Surrey Structure Plan 1994, GB1 of the Waverley Borough Local Plan 1993 and Policy C1 of the Waverley Borough Replacement Local Plan.
* * * * *

B.6WA01/2295
W Gomis
3.12.01
Erection of a two storey extension following demolition of existing garage at 5 Miltons Crescent, Godalming (as amended by letter dated 15.2.02 and drawings received 20.2.02)
Grid Reference:E: 495767 N: 142853
Town:Godalming
Ward:Godalming NE and SW
Development Plan:No site specific policy
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection
Representations:Original Proposal : One letter of objection based on the following reasons:-
1. overdevelopment;
2. loss of light and overshadowing;
3. close proximity;
4. loss of privacy.
Amended Proposal : Not yet available – to be reported orally.

Relevant History

WA78/0342Alterations and addition of sun lounge and garage
Permitted
4.4.78

Description of Site/Background

Number 5, a semi-detached house, is situated on the south eastern side of Miltons Crescent.

The Proposal

The proposal, as amended, is to add a part single, part two storey extension of 60.6 square metres to the side of the property. At the closest point the extension would be within 0.3 metres of the boundary. The extension would comprise garage, porch and kitchen extension on the ground floor with bedroom and bathroom above. The two storey element would be designed with a hipped roof and would extend 0.9 metres to the rear of the existing first floor.

An existing garage to the side is to be demolished.

Submissions in Support

The overhang to the flank wall has been removed in the amended plans.

Number 5 is to the north of number 3, therefore the extension would have little effect on light to number 3. In addition, the scheme has a hipped end to the roof rather than full gable.

Number 3 has no windows adjoining on to habitable rooms on the flank wall, there are only windows to the hall and landing.

There are no longer any doors overlooking number 3. There remains a first floor hallway window that will be glazed with obscured glass.

General configuration of the extension is in keeping with many similar extensions to properties in Miltons Crescent and Primrose Ridge.

Relevant Policies

Surrey Structure Plan 1994 – Policy PE10

Surrey Structure Plan (Deposit Draft) 2001 – Policy SE3

Waverley Borough Local Plan 1993 – Policy DE1

Waverley Borough Replacement Local Plan – Policies D1 and D4

Main Planning Issues

Impact on the character and appearance of the area.

Effect on the amenities of neighbours.

The extension is large and extends to the side of the dwelling by 3.07 metres. It has, however, been designed in a style to blend with the existing dwelling and is similar to other extensions in the general area. It is not considered the extension, as amended, would have a material impact on the character and appearance of the area.

The extension has been pulled back by 0.24 metres from the flank boundary at first floor level, compared to the original scheme. The adjoining dwelling to the south west number 3 has a driveway 4.2 metres wide between the dwelling and the flank boundary with number 5.

It is considered that, as amended, the proposal would not have a materially adverse effect on the amenities of number 3.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard matching materials (4.3)

2. Standard obscure glazing (3.8) - *(first floor hallway) *(south west)

3. Standard no new windows (11.3) - *(south western side) *(south west)

Reasons

1-3 Standard (RC11)
* * * * *

B.7WA01/2243
Hazelgrove Properties
26.11.01
Erection of a pair of semi-detached dwellings following demolition of existing store on land at the rear of 125-127 High Street, Godalming (as amplified by letter dated 25.2.02 and amended by plans received 25.2.02)
B.8WA01/2244
Hazelgrove Properties
26.11.01
Application for Conservation Area Consent to demolish existing store on land at the rear of 125-127 High Street, Godalming
Grid Reference:E: 496827 N: 143761
Town:Godalming
Ward:Godalming South East
Development Plan:Within the developed area – Replacement Local Plan; Conservation Area; Area of Archaeological Interest; Central Shopping Area.
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:WA01/2243 – Objection on the grounds that the site will be over developed if the application is approved, in addition there is no provision for car parking.
WA01/2244 – Objection (as above)
Consultations:County Archaeologist – although this proposal is smaller, I have no change to make to the comments I gave on the previous application for an office development on this site. Recommends condition.
Borough Engineering Manager - Raises concerns that the development may be dependent upon the Council’s South Street Car Park for scaffolding and temporary access for materials and plant during construction. A permanent access from the site to the car park is also shown. The Applicant should be made aware that a formal written request should be made seeking temporary and or permanent access from South Street Car Park.

Relevant History

WA75/1746Erection of Marley concrete building for storage
Permitted
8.3.76
WA81/1645Outline application for the erection of bakery, following demolition of prefabricated storage building
Permitted
6.1.82
WA82/1651Erection of a bakery, following demolition of prefabricated storage building (details pursuant to WA81/1645)
Permitted
1.2.83
WA83/0806Construction of new shop front
Permitted
4.10.83
WA87/0727Erection of a bakery
Permitted
29.5.97
WA95/1030Erection of a building to provide a bakery with ancillary facilities
Permitted
12.9.95
WA00/1098Change of use of ground floor from retail (class A1) to restaurant/take away (Class A3)
Permitted
9.11.00
WA01/0961Erection of a two storey building for office (B1) purposes following demolition of existing prefabricated garage
Withdrawn
16.7.01
WA01/0962Application for Conservation Area Consent for the demolition of a prefabricated garage
Withdrawn
16.7.01

Description of Site/Background

This 0.01 hectares site adjoins the South Street car park and lies to the rear of the properties 125 to 129 High Street, a position which is prominent in views from the Flambard Way relief road. To the immediate west are the premises of Etheringtons Electrical Services (number 133), whilst to the east are the rear service accesses of other properties fronting the High Street (including the listed museum building).

The site is currently occupied by an unattractive, single storey prefabricated garage store building (WA75/1746 refers). It would appear that the lawful use of the building remains as storage ancillary to the frontage retail premises.

The Proposal

Application WA01/2244 seeks Conservation Area Consent for the demolition of the existing prefabricated single storey building, whilst accompanying planning application WA01/2243 seeks planning permission for the erection of a pair of semi-detached, one bedroom dwellings following that demolition.

The proposed dwellings would have a total (combined) gross floor space of 103.18 square metres. The existing Marley garage has a footprint of 42 square metres. This would represent an enlargement in floor area on the site of 61.18 square metres. The building would be two storey, with the first floor served by dormer windows to the front and rear. The building would step down in height by 0.9 metres, from south to north, following natural ground levels. On the southern aspect, facing the car park, the building would measure 3 metres to eaves level and attain a maximum ridge height of 6 metres.

Submissions in Support

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

“…The proposed dwellings would be similar in profile and height to the previously approved bakery building.


The proposed building would be effectively single storey with rooms in the roof space so as not to be overbearing in size and scale and to reduce the impact and overlooking of neighbouring properties in this Conservation Area.

The proximity of public transport services (main line rail station, buses, etc.) and ample public parking make the site ideal for small dwellings and this proposal makes the best use of this site, being located within a sustainable, central location.”

Relevant Policies

Environmental Implications – Policy PE10 of the Surrey Structure Plan 1994, Policy DE1 of the Adopted Local Plan and Policies D1 and D4 of the Replacement Local Plan;

Conservation Area and Listed Buildings – Policy PE12 of the Surrey Structure Plan 1994, Policies C3 and C11 of the Local Plan and Policy HE3 and HE8 of the Replacement Local;

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

Central Shopping Area – Policies TC1 and TC2 of the Replacement Local Plan;

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

Main Planning Issues
· The principle of redevelopment of this building is not, in itself, objectionable. The building is not considered to be essential to the viability of the frontage shopping unit. Whilst originally constructed as storage ancillary to a bakery (Hillyers Bakers) at 125 High Street, the site is now separately owned from number 125. Having regard to the size of the remaining shop unit, the proposed redevelopment would not, in the officers’ view, affect the viability of the frontage unit (now a restaurant and takeaway). · The site is situated within the Conservation Area and in a location that contributes to part of the attractive townscape in views from Flambard Way. The principle of demolition of the existing store building is considered acceptable, provided that a satisfactory redevelopment – or making good of the boundary – can be simultaneously secured. · Residential development is encouraged in the town centre, where public transport and local services are readily accessible. The proposal would contribute an “active” use to the car park, increasing interest and natural surveillance.
· · Whilst the concerns of the Town Council regarding overdevelopment, are noted, officers consider that attention has been given to minimising the bulk and massing of the proposal, including by stepping the roofline from one dwelling to another and introducing half hips on the end elevations. Amended plans have been received which seek to improve the design in response to the comments of the Historic Buildings Officer. The final comments of the Historic Buildings Officer are awaited. However, officers are of the view that the proposal would generally result in an enhancement of the character of the Conservation Area, through removal of the existing concrete store and its replacement with an attractive pair of small dwellings. · Officers note that planning permission was previously granted for the erection of a two storey bakery on the current application site, linked with use of the High Street premises. This is an historic permission, which followed a series of renewals. The most recent permission (WA95/1030) was not implemented and has lapsed. The bulk and visual impact of the current proposal are, however, considered to be similar to those of this earlier approval. · The site adjoins the boundaries of a number of plots fronting the High Street, including restaurant/takeaway (at numbers 125, 127-129 and 131) some with residential accommodation above. The nearest flats to the application site are numbers 129A (over Pizza Express), 131 (above Portifino Restaurant) and 133A (above Etherington Electrical Services Ltd). In view of the earlier approvals for redevelopment of this site and the intervening separation distances to these properties (a minimum of 12 metres), it is considered that no material harm would result to neighbouring amenity. · The comments of the Town Council, in respect of car parking provision, are acknowledged. However, the site is conveniently located to services and public transport, and to the South Street public car park. In policy terms, little or no car parking provision is acceptable in accessible, town centre locations. Whilst part of the site is used informally as parking for 125/125A High Street, it is understood that these premises have reserved spaces within the Council’s adjacent public car park. Recommendation

B.7 WA01/2243

That, subject to no further concern from the Historic Buildings Officer, planning permission be GRANTED, subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard approval of details (23.2) - *((a) detailed drawings of eaves/verge, (b) details of all external joinery, including to dormer windows and (c) detail of arches)


3. 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.

4. Standard obscure glazing (3.9) - *(first floor, side living room) *(north elevation)

5. Standard no new windows (11.3) - *(no further windows) *(wall) *(northern flank)

6. Before development commences, the existing store building shall be demolished and all demolition materials removed from the site.

7. Standard Restrictions on Permitted Development (11.2) - *(no enlargement of any dwelling, no building/structure, or fence, wall or other means of enclosure) *(Part of Schedule 2, Classes A-H, and by Part 4 of Schedule 2, Class A).

8. Standard sample panel of materials (23.20)

Reasons

1&2 Standard (RC4) - *(visual amenity and the character and appearance of the Conservation Area and setting of nearby Listed Buildings) *(PE10 and PE12) *(DE1, C3 and C11) *(D1, D4, HE3 and HE8)

3. Standard (RC30) - *(is within an Area of)

4&5 Standard (RC6) *(overlooking of adjoining properties)

6&7 Standard (RC4) - *(visual amenity and the character and appearance of the Conservation Area and setting of nearby Listed Buildings) *(PE10 and PE12) *(DE1, C3 and C11) *(D1, D4, HE3 and HE8)

8. Standard (RC20)

Informative

1. The Applicant is advised that the consent of Waverley Borough Council would be required for temporary and/or permanent access to the site during and after the construction from the South Street Public Car Park. You are advised to submit a formal written request to the Property and Development Manager prior to the commencement of any works.

B.8 WA01/2244

That, subject to no further concern from the Historic Buildings Officer, Conservation Area Consent be GRANTED, subject to the following conditions:-

1. Standard Building Contract to Carry Out Redevelopment (24.1)


Reason

1. Standard No Premature Demolition (RC28)
* * * *
B.9WA02/0170
Mr J S Eaton
04.02.02
Erection of an extension at 15 Willow Road.
Grid Reference:E: 497615 N: 145721
Town:Godalming
Ward:Godalming North West
Development Plan:No site specific policy – within developed area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:Objection – The proposal will result in over development, it will be out of character for the area and cause loss of light to adjoining properties.

Description of Site/Background

No. 15 Willow Road is a detached bungalow situated on the west side of the cul-de-sac. It is within the developed area of Farncombe.

The Proposal

Permission is sought for the erection of a two storey rear extension following the demolition of an existing lean-to. It will provide two additional rooms on the ground floor with a bathroom at first floor level. The proposal will measure a total of 36.24 sq m in useable floor space, and will measure 2 metres to the eaves and 5.7 metres to the ridge with an additional roof void area of 16.53 sq m.

Relevant Policies

Surrey Structure Plan 1994 - PE10

Surrey Structure Plan (Deposit Draft) 2001 – SE3

Adopted Local Plan 1993 – DE1

Replacement Local Plan 1999 – D1 and D4

Main Planning Issues

The main issues are concerned with over-development and loss of residential amenity.

· Willow Road is a small cul-de-sac of detached bungalows, some of which have modest single storey extensions at the rear, which are not visible from the street scene. The proposed 2 storey extension at No 15 would be
· The proposed extension is considered to be unacceptable in design terms, being excessive in size, bulk and massing. It is a disproportionate enlargement, which is out of keeping with the original dwelling.

· Finally the proposal is considered to be un-neighbourly in that it would be likely to result in a loss of light and overshadowing of adjacent properties to the material detriment of their amenity.

Recommendation

That permission be REFUSED for the following reason:-

1. Standard overdevelopment (R2.11) - *(PE10) *(SE3) *(DE1) *(D1 and D4)
* * * * *
B.10WA01/2161
P Howard
12.11.01
Erection of extensions, Leeton, Moors Lane, Elstead (as amplified by letter dated 15.1.02)
Grid Reference:E: 490251 N: 143083
Parish:Elstead
Ward:Elstead, Peperharow & Thursley
Development Plan:MGB, AONB, AGLV. Within settlement area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Not yet received – to be reported orally

Description of Site/Background

Leeton is a semi-detached, two storey dwelling measuring 77 sq m situated on the south-west side of Moors Lane, off Thursley Road.

The Proposal

Planning permission is sought for the erection of:-

· A single-storey rear extension, measuring 3.1 m in width by 4.4 m in length, to provide an extended kitchen; · a two storey side extension, measuring 2.6 m in width by 6.75 m in length, to provide a garage with a new bedroom over.

The proposals would measure a total of 47 sq m (inclusive of 17.55 sq m integral garage area).


Submissions in Support

In support of the proposal, the applicant writes that:-

“In order to provide reasonable living accommodation for our growing family we require a longer kitchen and third bedroom. Our existing kitchen measures 3.2 m average by 1.6 m wide, the bedroom / box room 3.2 m by 2.9 m and our house overall 6.6 m by 5.5 m externally (all very small).

We understand the concerns about creating a terrace effect in the lane, but we have tried to ensure the extension is tailored not to look like a terrace / row of houses.

…We understand it is the Council’s policy to try to ensure there are houses for local people. If we are unable to extend we will have to move out of the area as we are unable to afford the next size of house required within the village due to the very high house prices in this desirable Surrey village. In addition my parents still live in the village and benefit from our close proximity”.

Relevant Policies

The relevant policies are:-

Environmental Impact – Policy PE10 of the Surrey Structure Plan 1994, Policy DE1 of the Adopted Local Plan 1993 and Policies D1 and D4 of the Replacement Local Plan.

Area of Outstanding Natural Beauty and Area of Great Landscape Value – Policy PE7 of Structure Plan, Policy RE1 of Adopted Local Plan and Policy C3 of Replacement Local Plan.

Green Belt – Policy PE2 of Structure Plan, Policy GB1 of Adopted Local Plan and Policy C1 of Replacement Local Plan.

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 following factors are material considerations:-

· The two-storey extension is proposed to extend the dwelling up to the shared south-east, boundary with ‘Glenside’. Whilst the first floor element would be set back 1.25 m from the front elevation and set down 0.9 m in height from the main ridge, officers consider that the absence of a separation distance to the boundary could give rise to a ‘terracing’ effect, to the detriment of the character of the area. The extension would also be over-dominant in the outlook of the neighbouring residents on that side. · Whilst of a flat roof design, the single-storey rear extension would link to an existing small addition to the property. The adjoining dwelling, ‘Crickhollow’, also has a single-storey rear extension of similar flat roof design. The scale of the proposed rear extension is considered acceptable, given the ample rear garden area which would remain to serve the dwelling. · It is considered that a side extension with a greater separation to the boundary could be accommodated on this site without detriment to the plot or area. However, it is recommended that this proposal, having regard to its scale and unneighbourly design should be resisted.

Recommendation

That permission be REFUSED for the following reasons:-

1. Standard Detriment to Character and Amenity (R2.10) - *(character and appearance of the area and the amenity of neighbouring dwelling) (PE10) (SE3) (DE1) (RD1, D1 and D4)
* * * * *
B.11WA02/0084
Mr K Reeds
24.01.02
Erection of a porch and bay window extension at 12 Busdens Lane, Milford.
Grid Reference:E: 494880 N: 141636
Parish:Witley
Ward:Milford
Development Plan:MGB - within settlement area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection
Representations:1 letter received objecting on the following grounds :-
1. loss of natural light
2. out of proportion with the existing façade
3. overshadowing of property
4. detrimental to the character of the estate

Description of Site/Background

No. 12 is an end 2 storey terraced house situated on the southern side of Busdens Lane.

The Proposal

The proposal is to erect a porch and bay window extension to the front of the property. It would have a connecting mono-pitched roof with a height of 3.15 metres. The proposal has been partly implemented and is therefore, to a degree, retrospective.


Relevant Policies

Surrey Structure Plan 1994 – PE10 and RU1

Waverley Borough Local Plan 1993 – DE1 and RS1

Waverley Borough Replacement Local Plan D1, D4 and RD1

Main Planning Issues

The property lies within the defined settlement area of Milford, wherein the principle of extensions to existing dwellings may be acceptable subject to their impact upon visual and residential amenity. The following are material considerations :-

· The proposed porch and extensions would be small scale enlargements which in themselves would not detrimentally affect the visual appearance of the dwelling.

· The property is located on a small estate, consisting of small blocks of modern terraces of similar style. No. 12 is the first property in this area attempting to change the uniformity of the frontage. However, the officers’ consider that the current uniformity is not so critical to the visual quality of the area to warrant resiting any changes. Although the extension would be prominent within the street scene it would not cause such harm to the character of the area to warrant refusal. · It must also be noted that a porch could have been erected on this dwelling as “permitted development”. The floorspace of 2.79 sq. m is within these criteria, but the height of 3.15 metres marginally exceed the 3 metre requirement for permitted development. On this basis, it would be hard to refuse permission for the porch element of the proposal. · The neighbour’s concern regarding overshadowing and loss of light to No. 11 are noted. However whilst close to the window of no. 11, it is considered that the proposal would not cause any material loss of amenity to the neighbouring occupier.

Recommendation

That permission be GRANTED subject to the following conditions :-

1. Standard matching materials (4.3) 2. Standard no new windows (11.3) *(wall) *(east) Reason

1. Standard (RC11) 2. Standard (RC9) *(it’s relationship with the neighbouring dwelling) *(DE1) *(D1 and D4)
* * * * *

B.12WA01/2454
Mr and Mrs Leyshon
31.12.01
Erection of a detached garage, High Button, Off Park Lane, Thursley
Grid Reference:E: 490694 N: 136193
Parish:Thursley
Ward:Elstead, Peperharow, Thursley
Development Plan:MGB, AONB, AGLV, Site of Nature Conservation Importance, Outside Settlement Replacement Local Plan
Highway Authority:No requirements
Rights of Way officer – not yet received – to be reported orally
Drainage Authority:No requirements
Parish Council:No objection
Consultations:Surrey Wildlife Trust – not yet received to be reported orally
Representations:1 letter has been received objecting on the following grounds:-
1. inadequate drawings
2. no material difference in comparison with refused scheme
3. loss of light
4. noise and disturbance
5. overshadowing
6. intrusive
7. excavation already carried out a concern
8. overlooking from vehicles
9. fume generation from vehicle exhaust
10. detrimental to amenity
11. height differential with adjoining property
12. alterative site should be found

Relevant History

WA00/690Erection of a two storey extension and a porch
Withdrawn
14.6.00
WA00/1254Erection of extensions and alterations
Permitted
6.9.00
WA01/1361Erection of a detached garage/workshop with storage room above
Refused
18.8.01

Description of Site/Background

High Button is a two storey detached dwelling situated off Park Lane accessed by Bridleway no. 159 and Footpath no. 94. Planning permission was granted in 2000 (WA00/1254) for the erection of a two storey extension measuring 33.18 square metres. Permission was subsequently refused in August 2001 for the erection of a detached garage/workshop with storage room over (WA01/1361 refers). The

Council’s concerns in respect of that proposal were that the building represented inappropriate development. Moreover, that in view of its bulk and massing it would appear materially intrusive in the landscape particularly having regard to its externally assessed loft floor and the domesticated appearance.

The neighbouring property “North and South” has a garage to its south west side fronting the bridleway.

The site has been extensively excavated to form a wide flat parking area adjacent to “North and South”. This forms the proposed application site area. It is arguable that this excavation requires planning permission in its own right, a matter which is being separately investigated by the officers.

The Proposal

Permission is sought for the erection of a pitched roof detached garage and log store with a storage area over measuring a total of 55.53 sq m in floor area. It would have a ridge height of 5.4 m and eaves height of 2 m.

The garage would be positioned on the north side of the house adjacent to the rear of the garage to “North and South”.

Submissions in Support

In support of the scheme the agent has put forward the following points:-

“The design now omits the external stair and gable windows, and – rather than reduce the pitch of the roof – we have shown the ground/floor level of the building reduced by 600mm. The front gable is now shown as cropped. These two external changes will reduce any impact on “North and South” next door. Most of the garage will in any event be masked from next door by the mature hedge along much of the boundary which also incorporates some large trees; the hedge can be gapped-up where necessary. Apart from this the design is similar to that of the adjacent garage serving “North and South”.

The roof of the proposed garage provides some storage space – floor area with a height of 1.5m or more is approximately 9.2m2; this replaces the 7.3m2 demolished to accommodate the extension to the house – which we were not permitted to replicate in the extension scheme”.

Relevant Policies

Surrey Structure Plan 1994 PE2, PE7

Surrey Structure Plan 2001 LO6, SE6

Waverley Borough Local Plan 1993 GB1, RE1, DE1

Waverley Borough Replacement Local Plan C1, C3, C10, D1 and D4


Main Planning Issues

The site is located within the Green Belt AONB, AGLV and SNCI. Adopted and emerging policies indicate that residentially related outbuildings constitute inappropriate development. Very special circumstances must exist to justify the development, if it is to be accepted. In addition, the development should not affect the SNCI or appear materially intrusive within the landscape.

The principal issues in relation to this proposal are:

(a) whether the proposal represents appropriate development in the Green Belt

(b) the existence of any very special circumstances.

(c) acceptability of the development within the landscape;

(d) impact upon neighbouring occupiers.

The proposal has been submitted in an attempt to overcome the Council’s objections to the previously refused scheme WA01/1361. In comparison with that application the following changes have been made:-

(1) the external stairwell has been omitted.

(2) the building has been lowered in overall height into the ground by 600mm.

(3) the full gabled roof has been replaced by a hipped end.

Green Belt / Landscape Policies

The property does not have any other form of garaging. Officers consider that the principle of this proposal could be supported on the basis of special circumstances.

However, having regard to the proposed position of the garage to the rear of that of the neighbouring property, the garage would appear higher and dominant and in an unnaturally prominent position, to the detriment of the visual amenity of the Green Belt and AONB/AGLV. This effect is exacerbated by the large “car park” hardstanding which has been formed to accommodate the garage.

In the officers view, a less incongruous siting could be achieved between the house and the garage of “North and South”, albeit closer to the bridleway and footpath.

Residential Amenity

The proposed garage would appear dominant and intrusive in the outlook of side facing windows and the garden of “North and South”, to the detriment of the amenity of its occupiers.

Conclusions

Officers consider that a revised siting together with remedial works to reinstate a more natural profile to the land could be supported. However, the current scheme would cause material harm to the Green Belt and landscape and to neighbouring amenity and should be refused.

Recommendation

That permission be REFUSED for the following reasons:-

1. Standard MGB (R1.1)

2. Standard AONB (R1.3)

3. Standard AGLV (R1.4)

4. The proposed garage would cause material injury to the visual amenity of the Green Belt and sensitive landscape. It would also appear over dominant and intrusive in the outlook of neighbouring occupiers to the detriment of their amenity.

5. As such the proposal would conflict with policies PE2 and PE7 of the Surrey Structure Plan 1994, GB1, RE1 and DE1 of the Waverley Borough Local Plan 1993 and policies C1, C3, D1 and D4 of the Waverley Borough Replacement Local Plan.
* * * * *
B.13WA01/1739
The Offer Group Ltd
6.09.01
Change of use of first and second floors from offices to provide six flats at 64 High Street, Godalming (as amended by plans received 9.1.02)
B.14WA01/1740
The Offer Group Ltd
6.09.01
Application for Listed Building Consent for internal alterations to provide six flats at 64 High Street, Godalming (as amended by plans received 9.1.02)
Grid Reference:E: 497038 N: 143855
Town:Godalming
Ward:Godalming South East
Development Plan:Town Centre Area, Shopping Area, Conservation Area, Area of High Archaeological Potential, Grade II Historic Building. Within developed area – Replacement Local Plan
Highway Authority:WA01/1739 and WA01/1740: No requirements
Drainage Authority:WA01/1739 and WA01/1740: No requirements
Town Council:WA01/1739: No objection
WA01/1740: No objection subject to the agreement of the Waverley Borough Council’s Historic Buildings Officer

Relevant History

WA81/1105Application for Established Use Certificate for use of first and second floors as offices
Permitted
17.8.81
WA81/1236Erection of external staircase
Permitted
15.9.81
WA81/1241Application for Listed Building Consent for erection of external staircase
Permitted
14.9.81
WA88/0629Application for Listed Building Consent for alterations
Consent
20.5.88
WA93/1358Display of non-illuminated hanging sign and two canopy signs
Consent
10.12.93
WA93/1359Application for Listed Building Consent for internal and external alterations and the display of a non-illuminated hanging sign and two canopy signs
Consent
10.12.93

Description of Site/Background

The application site measures 0.02 hectares and comprises the upper two floors of the premises, which are currently in use as offices.

Officers note that the upper floors were previously used for residential purposes. The existing office use was confirmed by an Established Use Certificate in 1981 (WA81/1105 refers).

The Proposal

Planning permission (under application WA01/1739) and listed building consent (WA01/1740 refers) are sought for the change of use and alterations to the first and second floors of this building, a total gross floor area of 260 square metres, to provide six, one-bedroom flats. No on-site parking provision is available.

The applicants also control adjoining 62 High Street, into which it is proposed to access fire doors from the proposed bedrooms of Flats 5 and 6 at second floor level.

Submissions in Support

In support of the proposed works to this Listed Building, the agent writes that:-

“The proposals are considered justified because they are limited to internal alterations only, the exterior fabric remaining unchanged”.

Relevant Polices

Environmental Implications – Policy PE10 of the Surrey Structure Plan 1994, Policy DE1 of the Adopted Local Plan and Policies D1 and D4 of the Replacement Local Plan.
Main Planning Issues

· National and local planning policies emphasise the need for making best use of land, especially that located within sustainable, central locations. Moreover, Policy TC1 of the Replacement Local Plan encourages the provision of residential development within town centres. · Whilst Policy IC2 of the Replacement Local Plan seeks to safeguard suitably located employment land, the objectives of this policy are not geared towards the retention of small scale office uses above shops. In this case, the modest loss of employment space must be balanced against the strong encouragement for residential use in town centres and “living over the shop” and, accordingly, no objection is raised to a change of use to residential of these upper floors. · The proposed creation of six, one-bedroom flats would accord with the presumption for smaller units, set out in Policy H4 of the Replacement Local Plan. · The proposed development density, of 300 dwellings per hectare would also accord with the requirements of Policy H4 and national planning guidance, which encourage higher development densities in town centre locations. · The Historic Buildings Officer has confirmed that the proposal is, in principle, acceptable, subject to a number of conditions which it is recommended be attached to any grant of consent. · The Environmental Health Officer has made observations concerning the need for appropriate fire protection measures, layout and the adequacy of lighting and ventilation to some rooms. These matters fall within the requirements of separate legislation, under Building Regulations. Accordingly, an Informative note to the applicant is recommended to alert the applicants to these issues. · Whilst a close relationship exists between the front elevation of number 64 and that of buildings opposite, this relationship is as existing and is typical of such a town centre location. Accordingly, it is considered that the proposed change of the upper floors to residential use would not result in material harm to the occupiers of adjacent premises. · No car parking provision is proposed to serve the development. However, the site is conveniently located to services and public transport, and to nearby
Conclusion

The proposal is considered to provide a valuable source of small residential units within the town centre providing, at the same time, a good re-use for an important listed building.

Recommendation

B.13 WA01/1739

That planning permission be GRANTED subject to the following conditions:-

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

2. Standard Approval of Detail (23.2) detailed drawings, at least a scale of 1:10, of:-

(a) roof light over Flat 6 bedroom (which shall be of a flush “conservation” type);

(b) showing how the divide between the bedroom and living room of Flat 1 would be dealt with to protect and enhance the eighteenth century plasterwork ceiling;

(c) the routes of all services to each flat;

(d) all internal works required to meet Building and Fire Regulations which are not already shown on the approved plans, including works to all doors, ceilings, floors, walls and stairwell soffits;

(e) all new joinery, including new (or reused) door to bedroom of Flat 4, to number 64 and, in so far as fire exit doors affect the adjoining building, 62 High Street; and

(f) and, where appropriate, details of the reinstatement of missing sections of decorative detailing.

3. Notwithstanding the details set out on approved plan drawing number 516/5 revision A, details of the proposed form of the kitchenette unit(s) serving first floor Flat 1 shall be submitted to, and approved in writing by the Local Planning Authority, before the commencement of any part of the works hereby permitted.

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


5. Standard Flat Conversion (13.1) - *(add after “submitted to”: “, and in consultation with the Environmental Health Manager and Historic Buildings Officer”)

Reasons

1. Standard (RC20)

2. Standard (RC9) - *(ensure that the proposed development does not prejudice the amenities of future and neighbouring occupiers or the appearance of the locality)

Informative

1. The Applicants are advised that this approval does not in any way imply any consent under Building and Fire Regulations, for which separate consent would need to be sought, and that some aspects of the internal arrangement may not completely with these regulations.

B.14 WA01/1740

That Listed Building Consent be GRANTED subject to the following conditions:-

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

2. Standard Approval of Detail (23.2) detailed drawings, at least a scale of 1:10, of:-

(g) roof light over Flat 6 bedroom (which shall be of a flush “conservation” type);

(h) showing how the divide between the bedroom and living room of Flat 1 would be dealt with to protect and enhance the eighteenth century plasterwork ceiling;

(i) the routes of all services to each flat;

(j) all internal works required to meet Building and Fire Regulations which are not already shown on the approved plans, including works to all doors, ceilings, floors, walls and stairwell soffits;

(k) all new joinery, including new (or reused) door to bedroom of Flat 4, to number 64 and, in so far as fire exit doors affect the adjoining building, 62 High Street; and

(l) where appropriate, details of the reinstatement of missing sections of decorative detailing.

3. Notwithstanding the details set out on approved plan drawing number 516/5 revision A, details of the proposed form of the kitchenette unit(s) serving first floor Flat 1 shall be submitted to, and approved in writing by the Local Planning Authority, before the commencement of any part of the works hereby permitted.


4. Standard Flat Conversion (13.1) - *(add after “submitted to”: “, and in consultation with the Environmental Health Manager and Historic Buildings Officer”)

Reasons

1-3 Standard (RC20)

4. Standard (RC9) - *(ensure that the proposed development does not prejudice the amenities of future and neighbouring occupiers or the appearance of the locality)

Informative

1. The Applicants are advised that this approval does not in any way imply any consent under Building and Fire Regulations, for which separate consent would need to be sought, and that some aspects of the internal arrangement may not completely with these regulations.
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CENTRAL 41
SCHEDULE 'C' TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
6TH MARCH 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
WA01/2018
Charterhouse
Change of use from student and staff accommodation (Class C2) to four independent dwellings (Class C3), together with the erection of two garages at Sandy Lane Cottage, Sutton Cottage, Copseland and Edgehill, Charterhouse Road, Godalming (as amplified by letter dated 7.11.01)GRANTED
WA01/2068
Mr and Mrs N Andrews
Erection of extensions and alterations at Timberline, Hookley Lane, Elstead, Godalming (as amended by letter dated 6.2.02 and plans received 7.2.02)GRANTED
WA01/2147
Centurion Developments Ltd
Application for Certificate of Lawfulness under Section 191 for the continued occupation of Flat 1 as a single independent residential unit and use of the Bridge Street access, stairwell and corridor as shown upon the submitted plan at Flat 1, 2 Bridge Street, GodalmingGRANTED
WA01/2148
Centurion Developments Ltd
Application for Certificate of Lawfulness under Section 191 for the continued occupation of Flat 2 as a single independent residential unit and use of the Bridge Street access, stairwell and corridor as shown upon the submitted plan at Flat 2, 2 Bridge Street, GodalmingGRANTED
WA01/2149
Centurion Developments Ltd
Application for Certificate of Lawfulness under Section 191 for the continued occupation of Flat 3 as a single independent residential unit and use of the Bridge Street access, stairwell and corridor as shown upon the submitted plan at Flat 3, 2 Bridge Street, GodalmingGRANTED
WA01/2150
Centurion Developments Ltd
Application for Certificate of Lawfulness under Section 191 for the continued occupation of Flat 4 as a single independent residential unit and use of the Bridge Street access, stairwell and corridor as shown upon the submitted plan at Flat 4, 2 Bridge Street, GodalmingGRANTED
WA01/2151
Centurion Developments Ltd
Application for Certificate of Lawfulness under Section 191 for the continued occupation of Flat 5 as a single independent residential unit and use of the Bridge Street access, stairwell and corridor as shown upon the submitted plan at Flat 5, 2 Bridge Street, GodalmingGRANTED
WA01/2209
CWS Retail Financial Services
Application for consent to display illuminated and non-illuminated signs at 61-65 St Johns Street, Farncombe, Godalming (as amended by letter dated 28.1.02)GRANTED
WA01/2306
Mr and Mrs Freeman
Erection of a single storey extension, a porch and erection of iron railings on existing garden wall at 2 College Hill, Godalming (as amplified by letters dated 9.1.02 and 22.1.02)GRANTED
WA01/2316
Dr D Williams
Erection of an extension to existing garage and erection of a detached building to provide ancillary facilities (renewal of WA96/1481) at Biffins, Lane End, HambledonGRANTED
WA01/2320
Mr and Mrs P Shellman
Erection of a single storey extension, construction of a pitched roof over existing flat roof extension and alterations at Fyfield, Mark Way, Godalming (as amplified by letter dated 2.1.02 and plan received 2.1.02)GRANTED
WA01/2338
Mr and Mrs Alldritt
Erection of extensions and alterations at Limekilns, Sweetwater Lane, HambledonGRANTED
WA01/2340
Mr and Mrs Boston
Erection of extensions and alterations (revision of WA01/1782) at Chestnuts, Mark Way, Godalming (as amended by letters dated 18.1.02 and 4.2.02 and plans received 18.1.02)GRANTED
WA01/2355
A Gohill
Change of use of garage to provide independent office use at 41a Church Road, Milford (as amplified by letter dated 29.1.02)GRANTED
WA01/2365
Mr and Mrs Powell
Erection of extensions at 16 Cramhurst Lane, Witley (as amended by letter dated 31.1.02 and plan received 4.2.02)GRANTED
WA01/2379
Mr and Mrs Atkinson
Erection of a detached double garage and store (revision of WA01/0877) at Driftway, Woolfords Lane, ElsteadGRANTED
WA01/2381
M Collins and S Keen
Erection of a detached garage/log store with storage above at Keepers Cottage, Devils Punchbowl, Off Portsmouth Road, ThursleyREFUSED
WA01/2382
D G Mack
Erection of extensions together with alterations to access following demolition of existing garage and extension at 42 Park Road, Busbridge, GodalmingGRANTED
WA01/2392
Hickory Securities Ltd
Erection of a porch at New Dwelling adjacent to The Three Horseshoes, Dye House Road, ThursleyGRANTED
WA01/2394
Mr and Mrs Thompson
Erection of extensions and alterations (revision of WA01/1532) at Hurst Gate, Portsmouth Road, MilfordGRANTED
WA01/2395
Mr and Mrs Morgan
Erection of a link extension and a conservatory at 61 Pullman Lane, GodalmingGRANTED
WA01/2407
R Flowitt
Erection of extension to existing store/office to provide additional workshop/store at The Little Fort, New Way, GodalmingGRANTED
WA01/2427
Mr and Mrs Wood
Erection of extensions and alterations at 27 Minster Road, GodalmingGRANTED
WA01/2428
Mr and Mrs Johnston
Erection of extensions and alterations at 5 Quartermile Road, GodalmingGRANTED
WA01/2445
Mr Webb
Erection of a single storey extension at 4 Brackenlea, GodalmingGRANTED
WA02/0035
Mr and Mrs Gooding
Erection of extensions and alterations at 37 Meadrow, GodalmingGRANTED
WA02/0041
Mr and Mrs Vincent
Erection of a single storey extension at 31 Chestnut Way, GodalmingGRANTED
WA02/0043
B P Uglow
Erection of a conservatory at 23 Long Gore, Farncombe, GodalmingGRANTED
TM01/0097
T Holliday Honey Brothers
Application for works to Horse Chestnut tree the subject of Tree Preservation Order 41/99 at 35 Twycross Road, GodalmingGRANTED
WA01/2421
P Lambe
Erection of a conservatory at 30 Cramhurst Lane, WitleyGRANTED
WA01/2461
Mr and Mrs G Barrand
Erection of single storey extensions and construction of dormer windows for loft conversion at 79 Milford Lodge, MilfordGRANTED
WA01/2473
Mr and Mrs S Butlin
Erection of a single storey extension at Little Wilton, Milford Road, ElsteadGRANTED
WA02/0028
J&D Berecke – Behbahanian
Erection of a triple garage at Oldwicks Copse, Hascombe Road, GodalmingREFUSED
WA02/0053
Mr and Mrs M Smyth
Erection of a detached garage (revision of WA01/1662) at The Red House, Station Lane, MilfordREFUSED
WA02/0067
Mr and Mrs J Shurey
Erection of a two storey extension following demolition of existing detached garage at 38 Yew Tree Road, WitleyGRANTED
WA02/0077
Mr and Mrs P Gunn
Erection of extensions and alterations at 24 Quartermile Road, GodalmingGRANTED
WA02/0004
Mr M and Mrs S Jenkins
Erection of extensions following demolition of existing garage (revision of WA01/1973) at Briar Cottage, Upper Manor Road, GodalmingGRANTED
WA01/1869
Mr and Mrs Gray
Construction of dormer windows for loft conversion (as amended by plans received 30.1.02) at 2 Old Rectory Gardens, Busbridge, GodalmingGRANTED
WA01/2471
Mr and Mrs Henderson
Erection of a two storey extension at Thackwood Cottage, Hookley Lane, ElsteadGRANTED
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