Agenda 05/03/2003 : Western Area Development Control Sub Committee on 05/03/2003

Waverley Borough Council Committee System - Committee Document

Meeting of the Western Area Development Control Sub Committee held on 05/03/2003
Agenda 05/03/2003

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 5th February 2003 (to be laid on the table half an hour before the meeting).

2. APOLOGIES FOR ABSENCE AND SUBSTITUTIONS

To receive apologies for absence and to report any substitutions.

3. DISCLOSURE OF INTERESTS

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

4. 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.

5. PLANNING APPLICATIONS – SITE INSPECTIONS

5.1 Applications For Consideration Following Site Inspections

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 the report on the applications is submitted for the Sub-Committee's consideration.

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

(i)	WA02/2143 Mr and Mrs Wynne 25.10.02	Erection of a replacement dwelling and associated works following demolition of existing dwelling at The Orchards, Nelson Close, Farnham as amplified by letter dated 8/01/03 and additional plans date stamped 10/01/03 and amended plans date stamped 31/01/03.
	Grid Reference:	E: 484684 N: 149671

	Town:	Farnham
	Ward:	Hale and Heath End
	Development Plan:	No site specific policies - within developed area
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	We welcome the concept of sustainability but concerned about the height of the building. Is there a possibility of any water or recycled matter affecting the surrounding properties?
	Representations:	3 letters of objection which raise the following issues: 1. replacement of a small bungalow with an enormous three storey dwelling; 2. proposal, which is linear in form, across width of site would dominate site and properties in Nelson Close, proposal is out of keeping with existing houses; 3. overlooking houses on western side of Nelson Close and adverse impact on properties to the north, overshadowing due to scale; 4. aluminium roof - reflect light and dazzle neighbours and wider area, (light pollution); 5. proposal is too high and would appear as a watchtower; 6. waterlogging in south eastern corner of site; 7. loss of light to adjoining properties; 8. detrimental to visual amenity; 9. smells due to wood burning stoves; 10. height is to maximise applicants view opportunities. One further letter of objection was received prior to the last committee meeting: 1. the scale and suggested materials for this proposal suggest industrial in size and finish 2. please defer this application for a site visit.

Relevant History

WA86/1264

Erection of house with detached garage

Refused 13.10.86

Description of Site/Background

The Orchards is a modest detached bungalow situated on elevated land to the north of the site. The level of the land immediately to the south of the existing dwelling is at a lower level. The site is served by private drive to Nelson Close, which is an unmade private street. Access is via Nelson Road, also an unmade street to the Farnborough Road (A325), close to its junction with Upper Weybourne Lane. The site is relatively well screened with established hedgerows along boundaries. Recently, a large detached outbuilding in the south western corner of the site was demolished.

The Proposal

This application seeks to demolish the existing bungalow and erect a ‘sustainable’ five bedroom house, positioned generally in the position of the existing bungalow. The applicant indicates that the existing bungalow and outbuildings extend to some 193 sq m. It is indicated that the new building will extend to 350 sq m. The proposed building, which the agent indicates ‘exploits the solar energy available’, is constructed of rendered blockwork, western red cedar, aluminium facing panels with solar panels and large areas of glass. The proposal which makes use of the change in levels of the site also includes raised terraced areas and landscaping of the grounds to include water features and a reed bed controlled water course to assist in the creation of wildlife habitation.

Amended plans, date stamped 31st January 2003, show no windows on the east and west elevations of the top floor TV room.

Submissions in Support

In support of the application, the applicant’s agents have submitted a design statement, which outlines the environmental criteria upon which the scheme has been based and explains the various environmental benefits of the design and how it makes the most efficient use of energy and resources.

Relevant Policies

Structure Plan 1994 Policy PE10
Waverley Borough Local Plan, 2002, policies D1, D4, H4, D3

Main Planning Issues

In considering the above application, the main issues relate to the scale and character of the proposed dwelling, its wider impact on the locality and impact on the amenities of neighbours. A further issue for consideration is the concept of sustainability and energy and resource efficient dwellings.

The site lies within the developed area of Farnham where in principle development is acceptable. Furthermore the proposal replaces an existing dwelling in an established residential curtilage. It is acknowledged that Councils are now encouraged to make efficient use of land and whilst it is acknowledged that a site of this size could in many instances accommodate more than one dwelling, it is recognised that previous applications for additional properties on this site have previously raised highway objections. It is understood that the junction of Nelson Road with Farnborough Road is substandard such that any application to erect additional dwellings would not be supported on highway safety grounds.

It is recognised that this proposal is unusual in design and in terms of its visual appearance. The architecture is to a large extent determined by its objectives of being an environmentally-friendly building. The building, which is linear in nature, is orientated to maximise efficiency with the main living spaces facing south, with large triple glazed panes to the southern elevation and small windows on the northern elevations. The agents indicate that shutter systems control solar gain and overheating and ventilation of the building. It is further stated that the green roof areas allow improved thermal performance as well as reduced carbon dioxide levels, improved oxygen levels and reduced water run-off. It is understood that surface water run off will feed into a grey water system for use in the house and garden.

The existing bungalow has a fully hipped roof, which results in a small section of ridge. The proposed dwelling by virtue of its linear form has a length of roof approximately 24m long, which is 1.3m higher than the ridge of the existing bungalow. A small section of the building of approximately 4m in length is approximately 3.3m higher than the existing dwelling. The proposal is essentially two storeys with a small second floor area in a central turret feature. Whilst the proposal replaces a single storey dwelling with a two storey one, given that the site lies within the developed area there is no objection in principle to a two storey or even three storey structure. Furthermore, it is acknowledged that the pitch of the roof is very shallow to minimise the height of the building.

Whilst the building is clearly of a size and scale that is significantly larger than the existing building, the site is acknowledged to be relatively well screened and set back from the road frontage, essentially behind established development. Accordingly it is not considered that the proposal would have any adverse impact on the character of the street scene. With respect to the impact on the neighbours, whilst it is accepted that the building by virtue of its height scale and form, would be more visible to neighbours, it is considered that adjoining properties are set some distance from the property. The properties which lie immediately to the north of the site are positioned in excess of 20m to the north of the northern boundary of the site and it is not considered that the proposal would detrimentally affect the neighbours amenities sufficient to warrant refusal of planning permission.

It is noted that a bathroom and bedroom windows are proposed on the western elevations. However, given the distance to the boundary of the site (at it closest point, it is 15m from the boundary), it is not considered that there would be unacceptable overlooking from the first floor windows, or indeed from the small balcony area. There is overlooking concern in relation to the additional height of the second floor. However, the applicants’ agents have been requested to omit the glazing in the side elevations of the ‘turret’ feature to overcome this concern.

Conclusions

Whilst it is recognised that the proposed building is unusual in design and concept, and is of a size and scale which is significantly larger that the existing dwelling, the site does lie within the developed area of Farnham, where new development is acceptable in principle. Whilst the design is modern and different to the existing dwellings in the immediate locality, it is not considered that there are any objections in principle to the proposed design. Furthermore, subject to the omission of the glazing in the side elevation of the upper floors, it is not considered that the proposal would have any materially adverse impact on the amenities of neighbours. Accordingly on balance, officers consider that this proposal is acceptable.

Recommendation

That subject to the receipt of amended plans indicating the omission of the glazing in the side elevations of the television room, then planning permission be GRANTED subject to the following conditions:-

1. Standard Approval of materials (4.4)

2. Standard Levels (detailed permission) (4.2)

3. Standard no new windows (11.3) (first and second floor) (side, eastern and western elevations and northern elevations)

4. Standard Tree Protection (25.2)

5. Standard obscure glazing (3.8) 1*(Bathroom window) 2*(western)

6. Standard permitted development restrictions (house extensions) (11.1)

Reasons

1&2. Standard (RC11)

3&6. Standard (RC9) *(relationship with neighbouring properties) *(D1 and D4)

4. Standard (RC4) 1 *(long term health of trees and to protect visual amenities) *5 (D1, D4 and D6)

5. Standard (RC9) *(overlooking with neighbouring properties) *(D1 and D4)

Informative

1. The applicant is advised that the Council is unlikely to approve shiny reflective materials for the use in the implementation of the above development.

(ii)	WA02/2242 Mrs & Mrs D Paterson 11.11.02	Erection of a two storey extension following the demolition of an existing garage and porch on a dwelling at 38 Willow Way, Farnham (as amended by plans received on 10.1.03)
	Grid Reference:	E: 484778 N: 148747
	Parish	Farnham
	Ward	Farnham Hale & Heath End No site specific policies– within developed area
	Development Plan:	Inside settlement area
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Parish Council:	No objection
	Representations:	One letter has been received raising the following grounds: • Ground floor side window will be overshadowed. This is the only source of light into our kitchen. • First floor bathroom & toilet windows will also be overshadowed to an unacceptable level. The high wall next to the boundary exacerbates this problem. • The existing garage wall shown on plans is shown as much longer than it is • The position of the hedge on the plans is incorrect. • The plans do not show an existing damaged foul water pipe.

Description of Site

The site contains a two storey brick and tile detached dwelling with a single storey flat roofed detached garage.

Surrounding land generally contains dwellings of a similar mass and scale. The adjoining dwelling to the west accommodates its second storey within a large steeply pitched roof. A dormer window is oriented towards the application site.

The Proposal

This application seeks approval for the erection of a two storey extension to the western side of the existing dwelling. This proposal would require the demolition of an existing porch and an existing detached garage located along the western side boundary. The extension is to accommodate a garage, utility room and kitchen on the ground floor and an en-suite and master bedroom on the first floor.

It is proposed for the upper storey of the extension to be setback approximately 0.6m from the front of the existing building, creating a step in the roof form. The existing style of the roof is to be replicated, resulting in a gable to the side elevation. This style of roof is prevalent in the street. No windows and one ground floor door are proposed in the western side elevation.

Relevant Policies

• Surrey Structure Plan 1994 - Policy PE10
• Local Plan – Policies D1 and D4
• Supplementary Planning Guidance – Residential Extensions, Design Guidelines

Main Planning Issues

The main issues for consideration in the determination of this application are whether the proposed extension would be overbearing and cause overshadowing to the adjoining property to the west.

Officers regard the proposed increased size of the dwelling and the proposed separation distance from the adjacent dwelling as generally consistent with the existing scale and setbacks of dwellings in the street. All of the surrounding dwellings are double storey. Many of the buildings in the street are of a similar style to the proposed extended dwelling.

The occupant of the neighbouring property to the west has objected to the proposal on the grounds of overshadowing. The neighbouring dwelling would be separated from the extension by 2.2 metres. The neighbouring dwelling currently has a separation distance of 1.2 metres from a single storey garage on the development site. This single storey garage is located on the side boundary; a hedge and other screening vegetation run along the remainder of the side boundary, with an average height of approximately 2 metres. Officers do not consider that the extension would prevent morning sunlight into ground floor habitable rooms to a greater extent than the combined effect of the existing garage and hedge. Sunlight for the remainder of the day will not be prevented by the extension.

Officers regard the potential overshadowing of the neighbour’s side upper storey dormer window as a less significant issue. This window does not serve a living room but a bathroom and toilet. Under Waverley’s current Local Plan and Residential Extensions – Design Guidelines, an application for the erection of a similar side facing dormer window would not be supported. In any event, officers consider that any potential overshadowing would be for a small part of the morning only and that the neighbouring dwelling’s side facing upper storey bathroom window should not prejudice this proposed extension.

The second storey of the proposal originally extended towards the rear boundary to the same extent as the proposed ground floor kitchen. On the request of officers, the proposal was amended so that the second storey is scaled back to be in line with the rear of the adjoining house at 39 Willow Way. This request was made so that the upper storey maintains the established rear building line.

Inconsistencies with the submitted plans, identified in the representation, relate to the position of an existing Leylandi Hedge and the length of the existing garage wall. The suggested discrepancy in relation to the hedge relates to the front portion of the site and does not affect the development. The representation does not refer to an existing hedge along the remainder of the side boundary. The length of the garage scales at 5.5m. It is assumed, for assessment purposes, that the garage is approximately 5 metres in length given that this is the minimum length for a garage to work satisfactorily for car accommodation. This does not materially change the assessment of the application.

The received representation refers to a foul water drainage pipe. This is an issue to be resolved at the Building Application stage.

Following discussion at the last meeting a Committee site visit was held and Officers will report further orally at the meeting.

Recommendation

That planning permission be GRANTED for alterations and conversion of a garage for use as an office, subject to the following conditions:-

1. Standard matching materials (4.3)
2. Standard no new windows (11.3)*1 (wall) *2 (western or eastern)

Reasons

1. Standard (RC11)
2. Standard (RC6)*1 (overlooking of adjoining properties)* D1 + D4

Background Papers (DoP&D)

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

5.2 Site Inspections arising from this meeting

In the event of site inspections being necessary as a result of consideration of the applications before this meeting, these will be held on Tuesday, 18th March 2003.

6. APPLICATIONS FOR PLANNING PERMISSION

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

7. ENFORCEMENT ACTION – 7 VINE LANE, WRECCLESHAM

[Wards Affected: Rowledge and Wrecclesham]

To consider the report at Appendix A.

8. PLANNING APPEALS

8.1 Appeals Lodge

The Council has received notice of the following appeals:-

	WA02/1047 and WA02/1048	Erection of extensions and alterations at Ballard Reach, Yolland Close, Upper Hale, Farnham

	WA02/1074	Erection of extensions and alterations to existing chalet bungalow to provide a two storey dwelling at The Manager’s House, Old Park Stables, Old Park Lane, Farnham

	WA02/1345	Erection of a conservatory at Birchwood, Pond Lane, Churt

	WA02/1739	Erection of an extension and installation of dormer windows to existing bungalow to provide a chalet bungalow at 1 Glenwood, Nutshell Lane, Farnham

	WA02/1792	Change of use of garage from ancillary residential to Class A2 (professional and financial services) at the garage building to rear of 70 Castle Street, Farnham

	WA02/1984	Erection of a new dwelling and detached garage at land adjacent to Binden House, Monkton Lane, Farnham

	WA02/1989	Erection of a detached dwelling at land adjoining Lea Cottage, The Green, Badshot Lea, Farnham

	WA02/2005	Erection of an extension at Orchard Gardens, Old Barn Lane, Frensham

	WA02/2048	Erection of a new dwelling with access off Lower Weybourne Lane at land to rear of 22 Weybourne Road, Farnham

Background Papers (CEx)

Notification of appeals received on 29.1.03, 20.1.03, 24.1.03, 27.1.03, 27.1.03, 28.1.03, 3.2.03, 17.1.03 and 17.1.03 respectively.

8.2 Appeal Decisions

WA01/1331 and Enforcement

Stationing of residential mobile home; Change of use of land to use for mobile home, caravan, erection of various buildings and structures; at Little Acres, St Georges Road, Runfold (see also item (h) below)

(BOTH DISMISSED, PARTIAL COSTS AWARDED TO COUNCIL)


WA02/0364	Erection of extensions and alterations at Fair Valley Lodge, 5 Rosemary Lane, Rowledge (DISMISSED)

WA02/0766	Proposed residential development with landscaping and parking at Black Prince, 147 Upper Hale Road, Farnham (DISMISSED)

WA01/2438	Extension to existing pub/restaurant, new 30 bedroom hotel with link to existing at Princess Royal, Runfold, Farnham (DISMISSED)

WA02/0784	Demolition of kennels and cattery buildings, and erection of two detached dwellings with garages at Tall Timbers, 32 Gardeners Hill Road, Lower Bourne, Farnham (DISMISSED)

WA02/0856	Alteration and extension of two storey house at Pooh Corner, Whitmead Lane, Tilford (DISMISSED)

WA02/1411	Retention of existing dwelling house and erection of three detached houses at land at 70 Frensham Road, Farnham (DISMISSED)

Background Papers (CEx)

Letters from Planning Inspectorate dated 13.2.03, 13.2.03, 17.02.03, 6.2.03, 18.02.03, 11.2.03 and 14.2.03 respectively.

8.3 Inquiry Arrangements

WITHDRAWN WA02/2212	Proposed two-storey extension to side and rear of dwelling at 25 Crondall Lane, Farnham (was scheduled for 19.3.03)

4th March 2003 WA02/0999 Committee Room 1 (Informal Hearing)	Outline application for the erection of a dwelling on land at Botany Hill, The Sands, Tilford

20th March 2003 WA01/1970 Committee Room 1 (Informal Hearing)	Use of land for sale and display of retail (Class A1) goods until 30.9.07 at land to the rear of Bourne Mill, 39 – 43 Guildford Road, Farnham

25th March 2003 WA02/1082 Committee Room 2 (Informal Hearing)	Erection of replacement dwelling following demolition of existing dwelling on land at 9 Clumps Road, Farnham

Background Papers (CEx)

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

9. ENFORCEMENT ACTION - CURRENT SITUATION

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

(a)

Kemplen Forestry, Wrecclesham Hill, Farnham

(4.11.92 and 6.3.95)

Action to secure removal of unauthorised advertisements and breach of condition notices. Officers to seek to establish with the owner, a timetable for the implementation of the remaining parts of planning permission WA91/0159, together with a timetable for compliance with outstanding conditions. Negotiations will proceed with a view to rationalising the entrance signage. Planning application submitted and yet to be determined for an extension to the partly completed sawing shed as an alternative to that previously approved (reference WA98/1605). Further site visit has taken place and letter has been sent to owner’s agent setting out remaining breaches. Interim response received from agent, further response awaited.

(b)

Land at rear of Surrey Sawmills, Wrecclesham Hill, Farnham

(7.10.96)

To secure cessation of the unauthorised change of use of land to motorcycle training/practice and to secure the cessation of engineering operations and the removal of unauthorised works. Surrey County Council has received an undertaking to cease waste operations and creation and use of motorcycle track ways from 4th November 1996. This site forms part of the application site of the submitted application for an extension to the Alton Road Sand Pit (WA99/0223). A Tree Preservation Order was made on 25th June 1999. Officers seeking update from Surrey County Council on situation. No recent evidence of motorcycle activity. Further visit confirms no evidence of recent motorcycle activity. No evidence of further tipping.

It is proposed that this item is now removed from the update list and the Sub-Committee is asked to agree this course of action.

(c)

Bourne Mill, Farnham

(4.1.93, 12.5.93, 11.10.93, 12.1.94, 15.6.94, 28.4.95, 8.1.96, 13.5.96, 10.6.96, 8.7.96 and 5.12.02)

In relation to land at the front, action being pursued to secure the cessation of the use of land for use as a garden centre and for the sale, display and storage of sheds, garden structures, etc., plus the demolition of all sheds, structures, etc. and removal of all resultant materials; action to remove unauthorised signs. Planning Use Notice rejected by Inspector, but operational development notice upheld. Letter sent to owner/occupier indicating that if compliance with notice has not been achieved by 13.3.03, then prosecution proceedings will commence.

In relation to land at the rear, enforcement action taken to secure the cessation of the use of land for retail display purposes and to secure the removal of unauthorised ground works and unauthorised buildings. Enforcement Notices confirmed on appeal. Partial costs awarded to the Council. A late High Court challenge has failed – time for compliance altered accordingly to cessation of use by 13th October 2001 and removal of unauthorised ground works and buildings by 13th January 2002. A further planning application has been submitted. Application refused at Sub-Committee meeting on 30th January 2002. With regard to the land at the rear, a further visit is being arranged to establish the extent to which the Enforcement Notice has been complied with. Letter sent to owner/occupier indicating that if compliance with notice has not been achieved by 13.3.03, then prosecution proceedings will commence.

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

To secure cessation of various unauthorised uses. To secure demolition of unauthorised building works. Notice upheld at appeal. Fined �500 and ordered to pay �500 costs at hearing on 23rd February 1999. Sentence imposed after deferment, fine �200 and �500 costs to Council. Court informed that site had been imposed but not full compliance with Notice. Further change to unauthorised use for agricultural contractor’s yard acknowledged by the owner in Court. Further visit has taken place to assess extent and nature of any residual use. Further consideration being given to legal issues arising from the remaining activity.

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

To secure the cessation of the unauthorised business and storage uses. Planning application refused 9th September 1996. Enforcement Notices served. Appeal dismissed, subject to amendment of Enforcement Notice. Twelve months compliance period. Appeal to High Court. Remitted back to the Planning Inspectorate and a further Inquiry took place on 23rd February 1999. Appeal dismissed. Inspector has concluded in favour of the Council in that there is no lawful commercial use on the site. Notice took effect on 14th December 2000. Letter warning of imminent prosecution has been served. New planning applications submitted (Ref. WA01/1507 and WA02/0486 - 0497). Further visit took place on 30th May 2002 to view units. Application WA01/1507 withdrawn. Applications WA02/0486 – 0497 refused. Officers have contacted owner to establish timescale for cessation of use. Evidence will be prepared for prosecution if use not ceased within 3 months.

(f)

Workshop adjoining Don’s Cottage, Green Lane, Badshot Lea, Farnham

(11.7.01)

To secure cessation of unauthorised use of premises for stone cutting and washing/polishing. Notice being drafted. Further site visit confirms cessation of unauthorised uses of stone cutting and washing/polishing. Officers have written to occupants seeking confirmation that either the unauthorised storage use will cease or whether a planning application to regularize the use will be submitted.

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

A Breach of Condition Notice authorised in respect of the failure to comply with Conditions 2, 3 and 4 of planning permission WA99/1736. Notices drafted. Further visit has taken place to investigate works within the building.

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

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

Appeals dismissed and costs awarded to the Council. Period for compliance extended to 12 months (to 13.2.04).

(i) Old Park Stables, Old Park Lane, Farnham (24.5.02)

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

. New date for compliance 20.01.04. Partial costs awarded to the Council.

(j)

Coach House, Lake Lane, Dockenfield

(9.7.02)

Certificate of lawfulness for building to be used as a separate dwelling refused 19.7.02. Appropriate enforcement action to be taken under delegated powers to secure compliance with S.52 legal agreement issued on original application WA89/0385. Court application for injunction and other remedies for breach of Legal Agreement being drafted.

Background Papers (CEx)

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

10. EXCLUSION OF PRESS AND PUBLIC

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

Recommendation

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

Item 7

Information which, if disclosed to the public, would reveal that the authority proposes:-

(a) to give under any enactment a notice under or by virtue of which requirements are imposed on a person; or

(b) to make an order or direction under any enactment,

as disclosure to the public might afford an opportunity to a person affected by the notice, order or direction or defeat the purpose or one of the purposes for which the notice, order or direction is to be given or made. (Paragraph 13)

Item 11

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)

11. LEGAL ADVICE

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


	For further information or assistance, please telephone Mahasti Ghavami, Trainee Committee Secretary, on ext. 3224 or 01483 523224 or Rosemary Hughes, Committee Secretary on ext. 3225 or 01483 523225

comms/western/2002-03/074

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G:\planning\Planning Committee Index Lists\Index of Western Applications.doc

INDEX OF APPLICATIONS
WESTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
5TH MARCH 2003

PAGE NO.	ITEM	PLAN REF	LOCATION SITE INSPECTIONS
		WA02/2242	38 Willow Way, Farnham
		WA02/2143	The Orchards, Nelson Close, Farnham
1	B01	WA02/2050	Land at 18 Frensham Road, Farnham
4	B02	WA03/0180	5-7 Park Farm, Crown Lane, Badshot Lea, Farnham
6	B03	WA02/2228	Former RC Chapel, Old Frensham Road, Farnham
9	B04	WA03/0016	Briar Cottage, 4 Gardeners Hill Road, Farnham
12	B05	WA02/2553	Land at 83 Rushden Way, Farnham
15	B06	WA03/0038	52 Compton Way, Moor Park, Farnham
19	B07	WA03/0061	149 Upper Weybourne Lane, Farnham
21	B08	WA02/2447	Units 8 & 9, Badshot Farm, St George's Road, Badshot Lea
24	B09	WA03/0091	Land at The Vicarage, Old Kiln Lane, Churt
26	B10	WA03/0103	Land at Riverdale, junction with The Street, Wrecclesham, Farnham
27	B11	WA03/0021	12 Shortheath Crest, Farnham

WESTERN 29

SCHEDULE “B” TO THE AGENDA FOR THE
WESTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
5TH MARCH 2003

Applications where the considerations involved are clearly defined.

Background Papers

(DoP&D)

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

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

B.1	WA02/2050 J Stone Construction 10.10.02	Outline application for the erection of four semi-detached dwellings and one detached dwelling with associated garages following demolition of existing dwelling on land at 18 Frensham Road, Farnham (as amended by plans received 3.12.02 and 8.1.03)

	Grid Reference:	E: 484427 N: 145278

	Town:	Farnham
	Ward:	Bourne
	Development Plan:	No site specific policy
	Highway Authority:	Not yet available – to be reported orally
	Drainage Authority:	No requirements
	Town Council:	No objection, but concerned about traffic on to main road
	Representations:	Letters on behalf of eleven households objecting to the proposal principally for the following reasons:- 1. Increased traffic hazard - visually restricted and narrow driveway. Busy and dangerous part of Frensham Road close to Middle Bourne Lane junction; 2. Out of character with surrounding plots; 3. Too dense; 4. Overlooking, loss of amenity, increased disturbance; 5. Trees on site removed prior to submission of application; 6. Unacceptable drainage arrangements; 7. Loss of screening.
		Letter from Bourne Residents’ Association making the following comments:- 1. Density higher than surroundings; 2. Vehicular access at Middle Bourne Lane junction already very difficult - would be exacerbated by entrance to this site.
		Two letters expressing no objection.

Relevant History

WA93/0416	Outline - erection of dwelling and garage (adjoining Aveley House, 1 Aveley Lane)	Refused Appeal dismissed 8.10.93

WA95/1005	Erection of dwelling (adjoining Aveley House, 1 Aveley Lane)	Refused Appeal dismissed 13.3.96

Description of Site/Background

The application site comprises an irregularly shaped parcel of land formed from the original curtilage of 18 Frensham Road and land to its north (described above as land adjoining Aveley House). The site has access on to Frensham Road, with this existing driveway running close to the adjacent house, number 20. The site slopes from north down to south. Across the whole length of the site levels drop by almost 14 metres. The land south of number 18 slopes gently. There is, however, a steep rise from number 18 to the upper part of the site of about 5 metres. There are few trees within the site, but there are trees along the southern boundary (adjoining Middle Bourne Lane) and the north west boundary (adjoining 3 Aveley Lane). Members will note the comment in the representations about tree felling prior to the application being made. The site extends to some 0.31 hectares. A plan showing the location of the site is submitted as Annexe 1.

Background

In 1993 and again in 1995, applications were made to build a home on what is now the upper part of the site (WA93/0416 and WA95/1005). In both cases, it was proposed that access be from the driveway running around 1 Aveley Lane, which is a large house divided into flats. Both proposals were dismissed at appeal. In the most recent case, the only reason for turning down the appeal was on the grounds of disturbance to the amenities of residents in flats in Aveley Houses as a result of additional vehicle movements.

The Present Proposal

As stated above, the site now proposed totals some 0.31 hectares, with access from the existing driveway serving numbers 18 and 20 Frensham Road. This is an outline proposal for the replacement of number 18 with five dwellings. These would comprise four two bedroom semi-detached houses and one three bedroom detached house. Although this is an outline proposal, details of siting and means of access are for consideration at this stage. Attached as Annexe 2 is a copy of the proposed site layout plan. It will be noted that one element of the scheme is a proposal to cut off the northern side section of the entrance on to Frensham Road in order to improve visibility.

Planning Policies

The site is not subject to any site specific policies. Relevant policies are those dealing with housing, the environment and movement. The following policies apply:-

Surrey Structure Plan 1994 – Policies PE10, MT2 and DP6

Surrey Structure Plan (Deposit Draft) December 2002 – Policies SE4, DN2 and DN12

Waverley Borough Local Plan 2002 – Policies D1, D4, H4 and M2

Main Planning Issues

Officers have identified the following main issues:-

1. Assessment of proposal against housing policies;

2. Impact of development on the character of the area;

3. Impact on residential amenity;

4. Highway considerations.

With regard to the first point, members will be very familiar with the general thrust of national and local planning policies in relation to housing. These are aimed at securing best use of urban land and provision of smaller dwellings. Policy H4 requires that developments comprising more than three dwellings, on sites which are acceptable in principle for such development, should provide for densities of at least 30 dwellings per hectare and should provide at least 50% of dwellings with a maximum of two bedrooms.

In this particular case, the scheme would provide more than 50% two bed units, but would fall below the 30 dph threshold. In fact, on a site of this size, it would be necessary to provide ten dwellings in order to reach this density.

However, not all sites will be suitable for development of this density. Development at high density cannot be at the expense of other considerations such as environmental impact. The Local Plan acknowledges (paragraph 6.24) that there will be exceptional cases where this density cannot be achieved without being out of character. It states that lower densities may be permitted on small sites for three or fewer dwellings where the development would otherwise be out of character with its surroundings. Officers believe this to be the case in relation to this proposal.

This leads to the second consideration, the impact on the character of the area. This is a sloping site within a part of Farnham characterised by detached dwellings on generous and generally well screened plots. The topography of the Aveley Lane/Frensham Road/Middle Bourne Lane area also has a strong influence on its character. It appears that the site has been assembled from combining the curtilage of number 18 with other adjoining land. It is an example of a situation where it would be very difficult to meet the 30 dph density threshold without harming the character of the area. Even at a density of 16 dph as proposed, officers are concerned that the form and layout would be incompatible with its surroundings. It is felt that five separate houses, each with its own enclosed curtilage, parking, etc. would appear cramped and out of keeping with the spacious development surrounding. This impact would be compounded by the levels and the likely need to incorporate retaining walls, etc.

Turning to the third issue, officers are also concerned about the potential affect on the amenities of neighbours, particularly number 20. It is felt that there would be a poor relationship with number 20 resulting from the proximity and position of the new dwellings, the potential inter-looking and disturbance from vehicular movements.

Turning to the final issue, members will note that comments from local residents about the access on to Frensham Road and the present highway conditions. The final views of the Highway Authority have not yet been received and will be reported orally.

Recommendation

That permission be REFUSED for the following reasons:-

1. Having regard to the character of the site and the form and layout of surrounding development, it is considered that the form and density of development proposed would be inappropriate for the site and incompatible with the character and appearance of its surroundings. It would therefore conflict with Policy PE10 of the Surrey Structure Plan 1994, Policy SE4 of the Surrey Structure Plan (Deposit Draft) 2002, Policies D1 and D4 of the Waverley Borough Local Plan 2002 and the Design Guide for Surrey (adopted as Supplementary Planning Guidance April 2002).

* * * * *

B.2	WA03/0180 S M Juniper 23.1.03	Retention of outbuildings at 5-7 Park Farm, Crown Lane, Badshot Lea, Farnham

	Grid Reference:	E: 486167 N: 148485

	Town:	Farnham
	Ward:	Weybourne, Badshot Lea
	Development Plan:	Locally Listed Building
	Highway Authority:	Not yet received – to be reported orally
	Drainage Authority:	Not yet received – to be reported orally
	Town Council:	Not yet received – to be reported orally
	Representations:	Any representations to be reported orally

Relevant History

WA00/0040

Conversion of existing dwelling and attached barn into four dwellings

Permitted
November
2000

Description of Site and Background

Park Farm is a complex of former farm buildings located on the northern side of Crown Lane on the outskirts of Badshot Lea. The complex contains two principal buildings. On the frontage is a building converted into four dwellings in the 1980s. The other building, which is set back from the road was, until quite recently, a single dwelling with attached barn.

In 2000, permission was granted to convert that building into four separate dwellings. At the time when those conversion works took place, a range of outbuildings was constructed across the rear gardens of three of the new dwellings. This application is a retrospective application to retain the outbuildings.

The Proposal

The building is located at the end of the garden of 5, 6 and 7 Park Farm. It has the appearance of a single building albeit that it is sub-divided internally. It extends across the width of the three attached gardens and backs on to the boundary with adjoining houses in Badshot Park. The principal openings are on the southern side and include three rooflights. On the northern side, the only openings are two doors. On the plans, the three elements of the buildings are all described as store room. However, in the supporting statement, the applicant states that one is used as a home study/office and the other two are used for functions/games rooms. The building measures a maximum of 5.6 metres x 16.8 metres. It has a height of approximately 4.1 metres to the ridge.

Submissions in Support

The applicant states that the buildings were constructed to provide additional storage facilities for the Park Farm development and have utilised the garden walks within their structure. He states that they used bricks and tiles to match the main building. He states that they replaced a stand-alone timber garden and oil storage tank.

Planning Policies

Surrey Structure Plan 1994 – Policies PE10 and PE12

Surrey Structure Plan (Deposit Draft) – Policies SE4 and SE5

Waverley Borough Local Plan 2002 – Policies D1, D4 and HE3

Main Planning Issues

The main issues for consideration are the effect on the character of the area including the setting of the locally listed building and the effect on residential amenity.

With regard to the first issue, the building is located behind Park Farm. It is of a subservient scale and has been designed in keeping with the main building. It is not considered that the building detracts from the setting of Park Farm nor is it considered that it has any adverse effect on the character and appearance of the area.

Turning to the second issue, the neighbours most affected by the building are those in the houses in Badshot Park whose rear gardens back on to the building. It is acknowledged that the building is on the southern side of these neighbours. However, at its highest, it is only marginally over 4 metres to the ridge. It is not considered that the appearance of the tiled roof of the building has an unacceptable effect. In fact, it might be argued that the building improves the privacy of the neighbours by eliminating some potential overlooking from Park Farm on to the neighbouring gardens.

Recommendation

That permission be GRANTED.

* * * * *

B.3	WA02/2228 Farnham Trust West 7.11.02	Erection of a building to provide a place of worship following demolition of existing chapel and ancillary buildings at Former R.C. Chapel, Old Frensham Road, Farnham

	Grid Reference:	E: 484799 N: 144649

	Parish:	Farnham
	Ward:	Farnham Bourne
	Development Plan:	No site specific policies
	Highway Authority:	No objections subject to conditions
	Drainage Authority:	No comments received
	Town Council:	No objections provided the neighbour’s amenity is not adversely affected.
	Representations:	Two letters received although both neighbours stated they had no objection in principle to the proposal subject to a section of hedge being retained on the boundary rather than replaced by fence.

Description of Site/Background

The site is located on the South West side of Old Frensham Road and measures an area of 0.14 hectares. The site is currently occupied by a single storey building previously used as a chapel for worship a use that falls within the D1 Use Class. The building is currently empty and boarded up and in a dilapidated state. The vehicular access into the site is along the North West boundary, which suffers from poor visibility splays.

The site is in an area predominantly characterised by residential detached houses fronting on to Old Frensham Road overlooking the recreational ground directly opposite the site.

The Proposal

The proposal is to retain the site in a use for religious worship. The proposal involves the construction of a new detached single storey building for the purpose of worship. The new building would have an area of 150 square metres with a canopy entrance on the side. The proposal involves the demolition of the existing building which measures of 215 square metres.

The building would have a height of 7 metres to the apex of the roof, a depth of 15 metres and a width of 10 metres. The building would be sited 13 metres back from the highway and sited 1.5 metres off the northern boundary. Between the boundary of the application site and adjoining property Greencroft, a narrow access path runs the depth of the application site and leads to a neighbouring property called

Highfield this property fronts on to Frensham Road. The path is enclosed by a tall hedge, part of this hedge, which is shown, as being within the curtilage of the application site, will be removed as a result of the construction of the new building. A two-metre high close boarder fence is proposed along the removed part of the hedge.

To the south east the proposed building would remain a distance of 16 metres off the boundary with Greenhurst.

A total of 18 car parking spaces are proposed within the site and the existing access point on to Old Frensham Road will be moved towards the middle of the site.

Submissions in Support

The site currently contains a former Catholic Chapel, the chapel and ancillary buildings to the rear are structurally defective and in a very unsound condition throughout. The proposed Meeting Room will be used as a place of public religious worship by local members of a worldwide Christian Fellowship, which has links with Farnham going back 80 years. The search for a new Meeting Room in Farnham has been going on for a considerable length of time. The present site already has the appropriate use

Relevant Policies

Surrey Structure Plan 1994 – Policies DP1, PE10

Surrey Structure Plan (Deposit Draft) 2001 – Policies LO1, DN13

Waverley Borough Local Plan 2002 – Policies D1, D2, D4, CF2,

Main Planning Issues

The main issues are considered to be as follows:-

Retention of a D1 Community use.

Potential impact on the character and appearance of the area

Potential impact on neighbouring amenities.

The site has been in use for religious purposes for a significant length of time, maintaining a religious use for this site complies with the Council’s Local Plan Policy CF2 whereby the Council seeks to retain existing community uses.

The proposed new access positioned in the centre of the site will improve the current sight lines when accessing on to Old Frensham Road. A landscaping area is proposed at the front of the site, which will incorporate a number of trees and will partially screen the development and associated car parking from the road. The proposal is of a modest size and would not have a detrimental impact on the character and appearance of the street scene or on the area as a whole.

The proposal by reason of its single storey height and domestic scale would not impact unduly on the amenities of the occupiers of neighbouring properties. Although sited close to the northern site boundary the proposed building would remain sited 6 metres away from Greencroft and would be separated by a narrow footpath and tall hedge. Whilst the new building would project some 2 metres beyond the neighbouring conservatory, by reason of the separation between the two buildings the proposal is considered acceptable and would not impact unduly on the amenities of this property. A length of existing hedge within the applicant’s site is shown on the plan to be removed, where the new building will abut the private footpath, which leads from Old Frensham Road through to the property Highfield at the rear. A close-boarded fence is proposed in this location which is considered acceptable.

Recommendation

That permission be Granted subject to the following conditions:-

1. Standard method statement and supervision (25.6)

2. Standard approval of materials (4.4)

3. Standard fencing (5.1)

4. No Construction work in connection with the development shall take place on any Sunday of Bank Holiday, nor on any other day except between the following times:-

Monday to Friday 8.00 am – 6.00 pm
Saturday 8.00 am – 1.00 pm

Unless in association with an emergency or with the prior written approval of the Local Planning Authority.

5. Standard new access (single lane width) (HC1) – Outline (Old Frensham Road)

6. The existing access from the site to Old Frensham Road shall first be permanently closed and any kerbs, verge, footway, fully reinstated by the applicant, in a manner to be agreed in writing with the Local Planning Authority, and thereafter maintained as such.

7. No new development shall be occupied until space has been laid out within the site in accordance with the approved scheme to be submitted to and approved in writing by the Local Planning Authority for cars to be parked. The parking area shall be used and retained exclusively for its designated use.

8. No development shall take place until a Method of Construction Statement, to include details of: storage of plant and materials has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction period.

Reasons

1-4 Standard (RC10)

5-8 Standard (HR1)

Informatives

1. Standard Highways (HF7)

2. Standard Highways (HF13)

3. Standard Highways (HF14)

* * * * *

B.4	WA03/0016 Andrew Adams Developments 3.1.03	Erection of two detached dwellings following demolition of existing bungalow (details pursuant to WA02/0619) at Briar Cottage, 4 Gardeners Hill Road, Farnham (as amplified by letter dated 12.2.03 and tree survey dated February 2003)

	Grid Reference:	E: 483556 N: 144057

	Town:	Farnham
	Ward:	Farnham Rowledge and Wrecclesham
	Development Plan:	No site specific policies - developed area
	Highway Authority:	Recommend conditions and informatives
	Drainage Authority:	No requirements
	Town Council:	Concerned about potential loss of neighbours amenity due to orientation
	Representations:	Two letters of objection:- 1. two houses constitute an infringement of the rural nature of the road; 2. land situated at a dangerous road junction; 3. increased traffic; 4. large houses on small gardens; 5. drainage concerns.

Relevant History

WA02/0619

Outline application for the erection of two detached dwellings following demolition of existing dwelling

Permitted
13.6.02

Description of Site/Location

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

Background

An outline application (reference WA02/0619) was granted in June last year for two detached dwelling houses on the site. Only vehicular access was agreed at that stage with all other matters reserved. The submitted application showed two large modern style bungalows, although indicative, their designs were considered to be out of keeping with the area.

The Current Proposal

The current application seeks permission for the siting, design and external appearance of the development.

The submitted plans show the erection of two detached five bedroomed houses facing Gardeners Hill Road. The existing vehicular access off Gardeners Hill Road is shown to be widened and shared as indicated in the outline consent.

The house on Plot 1 would have a floor area of 269 square metres together with a detached double garage of 33.6 square metres on the south side. The house in Plot 2 would have a floor area of 335 square metres, including an integral double garage of 37.2 square metres and adopts an “L-shaped” layout with a lower wing projection towards the road.

The design of both houses are similar which adopt gabled and dormer features. The houses have a eaves and ridge height of 4.5 metres and 8 metres retrospectively, although the house on Plot 2 has a “wing” with a reduced ridge height of 6.4 metres. The houses are shown to be constructed in stock brickwork with contrasting brick details and plain roof tiles.

A tree report and survey has been submitted with the application. The report states that five trees would need to be removed, largely within the site and that the trees around the boundaries of the site would be unaffected by the proposed development. These include a Sweet Chestnut and a Beech at the front of the site.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE9 and PE10

Surrey Structure Plan (Deposit Draft) 2002 – Policies SE4 and SE9

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

Main Policy Issues

The main issues to be considered are whether:-

the layout, scale and design of the development is acceptable for this site and location

the likely effect of the development on the amenities of adjacent residential occupiers

the layout and form of development takes sufficient account of the features of the site, including trees.

On the first issue, the Council has accepted the principle of the development of the site with two detached houses by virtue of the outline consent. The pattern of development is quite varied in terms of its character, with both larger and smaller properties occupying different sized plots. The area is also felt to have a semi-rural and relatively spacious character.

The officers consider the layout, siting and design of dwellings proposed in this application to be appropriate for the site and location. The site occupies a prominent corner location, but benefits from a significant degree of seclusion due to mature hedging and trees that surround the site. Whilst it is felt that the houses proposed are significant in size, it is not considered that the proposal would represent an overdevelopment of the site and that sufficient space would be retained around the buildings. It is also considered that they have been designed to reduce their apparent bulk and massing, with reduced ridge and eaves lines. There is no objection to their design and the materials to be used indicate a high quality development.

On the second issue, it is noted that no objections have been received from those neighbours which directly adjoin the site. Number 6 Gardeners Hill Road to the south is a detached bungalow and 7 Boundstone Road to the west is an extended detached house. It is considered that there is a reasonable separation distance between the proposed dwellings and side/rear boundaries and the adjacent properties and that the impact of the proposed development would be softened by the natural screening around the site. The proposed dwellings would have rear garden lengths of some 15-16 metres.

On the third issue, the Council's Tree and Landscape Officer has expressed some reservations over the proximity of the dwelling on Plot 2 to a Beech tree on the frontage and the likely effect of the modified access on a Cedar on the northside of the entrance. These concerns have been brought to the attention of the applicant.

In conclusion, subject to the submission of an amended plan to reduce the size of the building on Plot 2 and thereby increase the separation distance with the Beech tree, the overall development is considered to be acceptable. Whilst it is acknowledged that the replacement of the present bungalow with two detached houses would clearly have a greater visual impact, it is not felt that the proposal would cause material harm to the character or amenities of the locality.

Recommendation

That subject to the receipt of satisfactory amended plans, permission be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard approval of surface materials (4.5)

3. Standard levels (4.2)

4. Standard use of garages (3.9)

5. Standard restrictions on permitted development : extensions (11.1)

6. Standard no new windows (11.3) - *�(first floor walls or roof slopes) *�(north and south flank elevations of the dwelling on Plot 2 and the south elevation of the dwelling on Plot 1)

7. Standard obscure glazing (3.8) - *�(first floor dormer bathroom) *�(south elevation of the dwelling on Plot 2)

8. Standard tree protection (25.2)

9. Standard services (25.4)

10. Standard burning (25.5)

11. Standard landscaping scheme (25.9)

12. Any appropriate highway conditions

Reasons

1-2. Standard (RC10)

3. Standard (RC8) - *�(ensure the proper development of the site) *�(PE10) *�(PE10) *5(D1 and D4)

4. Standard (RC9) - *�(restrictive nature of the site) *5(D1 and D4)

5-7. Standard (RC7) - *�(the amenity and privacy of adjacent residents) *5(D1 and D4)

8-10. Standard (RC4) - *�(long term health of the trees concerned and the character of the area) *1(PE9 and PE10) *2(SE4 and SE9) *5(D1, D4 and D7)

11. Standard (RC4) - *1(the character and appearance of the area) *2(PE10) *3(SE4) *5(D1 and D4)

* * * * *

B.5	WA02/2553 Alan Sewrey (Homes) Ltd 31.12.02	Erection of a detached dwelling (revision of WA02/1850) on land at 83 Rushden Way, Farnham

	Grid Reference:	E: 484603 N: 148862

	Town:	Farnham
	Ward:	Farnham Upper Hale
	Development Plan:	No site specific policies - within developed area
	Highway Authority:	Recommends conditions and informatives
	Drainage Authority:	Referred to Environmental Agency - reports no objection to the proposed development and recommends informatives
	Town Council:	No objection
	Representations:	Two letters of objection:- 1. overdevelopment of the site; 2. house still too large; 3. impact on the footpath; 4. flooding; 5. loss of on-street parking.

Relevant History

WA02/0894	Outline application for the erection of a new dwelling	Permitted 8.8.02

WA02/1850	Erection of a detached dwelling	Refused 5.12.02

Description of Site/Location

This site which measures 0.03 hectares, was formerly the side garden area of 83 Rushden Way. However, the site has now been fenced independently from the garden area. A footpath runs adjacent to the south and west boundaries of the site with a turning head to the north.

Background

Members may recall that outline consent was granted for the erection of a two-storey dwelling with means of access on to Rushden Way in August of last year. Condition 3 of that approval states that the dwelling, including the garage, shall not exceed 165 square metres of gross floor area, measured externally.

A previous application (ref WA02/1850) was refused by the Council as its layout, form and impact were considered to be unacceptable.

The Current Proposal

This full application seeks to erect a detached four bedroomed dwelling, with integral garage and two parking spaces on the frontage. The proposed dwelling has been measured to have a total floor area of 159.8 square metres and have a height of 7.4 metres.

The proposed dwelling has been sited so to be in line with number 83 adjacent and would leave a separation distance of 1 metre and 1.7 metres to the side common boundaries. The dwelling is also shown to be set at a level similar to that as number 83 and therefore below that of the adjacent footpath.

The proposed dwelling is two storeys in height with a single storey projection to the front. It is shown to be constructed in multi-red facing bricks with concrete interlocking roof tiles.

It is proposed to dedicate the front strip of the site as an extension to the existing footpath which runs around the cul-de-sac.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE10, MT2 and MT5

Surrey Structure Plan (Deposit Draft) 2002 – Policies SE4, DN2 and DN3

Waverley Borough Local Plan 2002 – Policies D1, D4, M2 and M14

Main Planning Issues

The site is within the developed area of Farnham where, in principle, new development may be acceptable. Furthermore, outline consent has recently been granted for a dwelling with a floor area not exceeding 165 square metres. Accordingly, the main planning issues are the scale and character of development and the impact on the character of the streetscene.

Rushden Way is characterised by detached dwellings with weatherboarding to the front first floor elevations and projecting flat roof single storey garages and porches. However, properties in Willow Way and Bethel Close to the south and west are more varied in type and style. One of the main criticisms of the previously refused scheme (reference WA02/1850) was that the layout and design of that development were not in keeping with the area and Rushden Way in particular.

The current proposal is considered to be more acceptable in terms of its layout, form and design. It is considered that the style of dwelling proposed would be more in keeping with the pattern of development in Rushden Way and whilst larger in size, it is not felt that it would represent an overdevelopment of the site having regard to the wider context of the site. In addition, the size of dwelling proposed would be less than the limitation set down in the outline consent.

The officers have noted the objections which have been raised by two local residents to this development. In particular, the concerns expressed over the possible impact of the development of the site on the adjacent footpath and the fencing that already exists. The officers would recommend the inclusion of conditions to secure the proper development of the site, including appropriate boundary treatment.

In relation to the proposed footpath works, it is noted that the County Highway Authority are supportive subject to a highways works agreement to ensure the appropriate construction and the dedication of the land to the County Council.

In conclusion, the proposal is considered to represent an appropriate development of the site and which would not cause material harm to the character or amenities of the area.

Recommendation

That,

1. subject to the applicant first freely dedicating the area of land shown on Plan No 2058-3 (dated December 2002) as a public footway to the County Council, and

2. subject to the prior completion of a highways works agreement to construct the new footway to a specification to be agreed with the County Highway Authority,

permission be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard approval of surface materials (4.5)

3. Standard levels (4.2)

4. Standard fencing (5.1)

5. Standard open plan estate (5.3)

6. Standard restrictions on permitted development: extensions (11.1)

7. Standard no new windows (11.3) - *1(first floor flank) *2(west and east)

8. Standard landscaping scheme (5.9)

9. Standard highways new access (H1) - *1(Rushden Way)

10. Standard highways parking (H6) - *1(a)

11. Standard highways construction statement (H8) - *(a)(c)

12. Standard obscured glazing (3.8) - *(first floor) *(shower room on east facing elevation)

Reasons

1-2. Standard (RC10)

3-5. Standard (RC8) - *1(ensure the proper development of the site) *2(PE10) *3(SE4) *5(D1 and D4)

6-7. Standard (RC7) - *1(the amenity and privacy of adjacent residents) *5(D1 and D4)

8. Standard (RC8) - *1(ensure the proper development of the site) *1(PE10) *2(SE4) *1(D1 and D4)

9-11. Standard (HR1) - *1(MT2 and MT3) *2(DN2 and DN3) *3(M2 and M14)

12. Standard (RC7) - *1(the amenity and privacy of adjacent residents) *5(D1 and D4)

Informatives

1. Standard highways (HF13)

2. The applicants’ attention is drawn to the contents of the attached Environment Agency letter dated 18th July 2002 which also applied to the outline consent (reference WA02/0894)

* * * * *

B.6	WA03/0038 Mr and Mrs Lewis 6.1.03	Erection of a replacement dwelling following demolition of existing dwelling at 52 Compton Way, Moor Park, Farnham

	Grid Reference:	E: 486220 N: 146719

	Town:	Farnham
	Ward:	Farnham Waverley
	Development Plan:	ASEQ, AGLV, TPO – developed area
	Highway Authority:	Rights of Way Officer - notes that Public Footpath number 121 (North Downs Way) crosses the access to the site and recommends measures to prevent obstruction or damage to the route (recommend informative).
	Drainage Authority:	Referred on to Environment Agency - not yet received – to be reported orally
	Town Council:	No objection
	Consultations:	SCC Archaeology Officer - notes the site lies slightly outside an Area of High Archaeological Potential and therefore recommends that a watching brief condition be imposed on any permission granted.

Relevant History

WA74/0204	Alterations and change of use of existing garage/utility room to form bed sitting room, bathroom accommodation for elderly relative	Permitted July 1974

WA74/1161	Erection of car port	Permitted Jan 1975

WA75/0962	Alterations to garage to form bedroom and kitchen extension	Permitted Aug 1975

WA01/1416	Erection of a detached dwelling following demolition of existing dwelling	Withdrawn 2.10.01

WA01/2259	Erection of detached dwelling following demolition of existing dwelling	Withdrawn 16.8.02

WA02/1368	Erection of a detached replacement dwelling following demolition of existing	Withdrawn 20.9.02

Description of Site/Location

Number 52 is a detached chalet bungalow of some 296 square metres located at the north western end of Compton Way. The plot adjoins that part of Compton Way that drops down towards Moor Park House and Moor Park Lane. The site itself measures 0.975 hectares. However, some of this comprises the embankment which forms the roadside boundary. The plot is accessed in the top eastern corner and the land falls down gently from the north east to south west. The site contains a number of mature trees, mainly close to the boundaries, that are the subject of a Tree Preservation Order.

Background

This is the fourth recent application for the erection of a replacement dwelling on the site. All had been withdrawn by the applicant. The officers expressed concern about the overall size and scale of these previous schemes and their likely impact on this ASEQ and AGLV, and also the protected trees on the site.

The Present Proposal

This is a further application (in effect a revision to WA02/1368) which again relates to the erection of a replacement dwelling on the site. There are differences in the size and form of dwelling proposed, and additional information has been provided on the relationship of the proposed dwelling to existing trees on the site.

Members should be aware that a separate application (reference TM03/0002) has been submitted relating to proposed tree works on the site.

The proposal relates to the erection of a dwelling of some 498 square metres total floor area, including an attached triple garage, gym and play room. The house would contain eleven habitable rooms (five bedrooms on the first floor), a maximum ridge height of 9 metres and a lower ridge height of 5.8 metres. The garage/play room element would project forward of the house.

The dwelling would be positioned in approximately the same location as the existing, albeit with a different orientation. The site slopes down from east to west (towards Moor Park Lane) and from north to south (towards Compton Way). The slab level of the proposed dwelling would be set at 0.58 metres below that of the existing. Due to the change in ground levels, the garage element would be cut into the site and the rear south west corner of the dwelling would be about 2 metres above existing levels.

No trees would need to be felled in order to accommodate the development. However, some nine trees are indicated to be removed as part of a management scheme, but there are not actually necessitated by the proposal itself.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE7, PE9 and PE10

Surrey Structure Plan (Deposit Draft) 2002 – Policies SE4, SE8 and SE9

Waverley Borough Local Plan 2002 – Policies D1, D4, D7 and BE3

Main Planning Issues

The main issues for consideration are the impact of the proposal on the semi-rural character of the area and the potential effect on protected trees on the site.

This site occupies a prominent position, with the entrance being at the point where Compton Way turns and runs down hill towards Moor Park House. The site is quite well screened, but, notwithstanding this, the present dwelling is quite visible from Compton Way before it runs down hill. It is also glimpsed from the area of Compton Way in the vicinity of Moor Park House, where the property is seen through the trees in an elevated position.

The area is recognised as being within the “developed environment”, but having a distinct semi-rural character. It is acknowledged that the area is generally characterised by substantial dwellings, some of which are quite modern. However, not all proposals are acceptable. Only recently, an appeal was dismissed in relation to a proposed replacement dwelling in Monks Well where the Inspector was concerned about the extent to which that development spread across the width of the site.

In this case, officers are mindful that this still remains a very large house. It will clearly have a greater visual impact that the present dwelling which, in the context of Compton Way, is quite modest. The greater visual impact of the dwelling will affect the present rural character of the site.

Previous proposals were considered to be unacceptable because of the size and scale of the dwelling, and the fact that they would have appeared “squeezed in” between retained trees. Indeed, it was considered that some of the adjacent trees would have been adversely affected by the proposals. Compared to the previous application, the overall floor area has been reduced from 724 square metres (including basement area) to 498 square metres and there have been reductions made to the footprint, height and overall scale of development on the site. The reduction in height from 9.7 metres to 9 metres has also resulted in the omission of the second floor accommodation in the roof area.

Officers still express some reservations over the design of the proposed dwelling, which would have a greater bulk and mass than earlier schemes. However, the elevations have been articulated in order to “soften” the apparent scale of the development by the introduction of lowered eaves, the use of more dormers and barn hips to some of the gabled projections.

In relation to trees, the positioning of the dwelling, and the changes to ground levels and treatment of the areas adjacent to the dwelling, are considered acceptable to the officers. For example, on the south side where the development is to be cut into the bank, it is proposed to use “sleepers” and to regrade the bank to minimise any impact on nearby trees.

As a result of these considerations, officers are of the view that sufficient changes have been introduced over the previous schemes such that this proposal could be supported.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard approval of external materials (4.4)

2. Standard approval of surface materials (4.5)

3. The development hereby permitted shall be built to the ground and finished floor levels as shown on the approved drawings, unless otherwise agreed in writing with the Local Planning Authority.

4. Standard restrictions on permitted development (extensions) (11.1)

5. Standard use of garages (3.9)

6. Standard tree protection (25.2)

7. Standard services (25.4)

8. Standard burning (25.5)

9. Standard construction (H15) - *(a)(c)

10. Standard landscaping scheme (25.9)

11. Standard archaeology watching brief (27.4.)

12. Any Environment Agency conditions

Reasons

1&2 Standard (RC10)

3. Standard (RC8) - *(ensure the proper development of the site) *(D1 and D4)

4-5 Standard (RC9) - *(restrictive nature of the frontage of the site and the present of protected trees) *(PE9 and PE10) *(SE4 and SE9) *(D1, D4 and D7)

6-9 Standard (RC4) - *(long term health of the trees concerned and the character of the area) *(PE7, PE9 and PE10) *(SE4 and SE8) *(D1, D4, D7 and C3)

10. Standard (RC10)

11. Standard (RC35)

Informative

1. The applicant’s attention is drawn to the contents of the attached SCC Rights of Way Officer letter dated 23rd January 2003.

* * * * *

B.7	WA03/0061 P J Needham 10.1.03	Change of use of ground floor to provide mixed use; plumbers merchant, tool hire and trade sales and an independent office at 149 Upper Weybourne Lane, Farnham

	Grid Reference:	E: 484818 N: 149574

	Town:	Farnham
	Ward:	Hale and Heath End
	Development Plan:	No site specific policy
	Highway Authority:	No requirements
	Drainage Authority:	Not yet received – to be reported orally
	Town Council:	No objection

Representations:

One letter from local resident expressing the following concerns:-

1. will be detrimental to area – already extensive advertising that can only get worse if permission granted;

2. busy road – deliveries and customer parking causes traffic nuisance;

3. deliveries by large vehicles;

4. steel gates at entrance are unsightly and cause obstruction to path.

Description of Site

This application relates to established commercial premises located on the western side of Upper Weybourne Lane, close to the junction with Farnborough Road. It is located between a car workshop on one side and a petrol station on the other. It backs on to residential properties fronting Farnborough Road.

The applicant purchased the property in June last year, he states that prior to this, it was used for car/lorry valeting and the supplying/fitting of car radios.

The Present Proposal

This is a retrospective application. The property has been sub-divided into three uses on the ground floor. The applicant has an office for his plumbing and heating business. Secondly, there is a unit occupied by a tool hire company that mainly serves trade. Finally, there is a plumbers merchants, again catering for the trade. The applicant states that the businesses operating from the site employ six to eight people. Parking is provided in the yard at the side or on the road. The applicant states that this is what happened with the previous use.

Planning Policies

Surrey Structure Plan 1994 – Policy MT2

Surrey Structure Plan (Deposit Draft) 2002 – Policy DN2

Waverley Borough Local Plan 2002 – Policies D1, D2, IC4 and M2

Main Planning Issues

The main issues are the potential effect on the character and amenity of the area.

This is a relatively modest commercial property located within an area where there is a mix of commercial and residential uses. Given the former use of the premises, it is not considered that the uses and the vehicular activity associated with them, have an unacceptable effect on the amenity of the area.

Recommendation

That permission be GRANTED.

* * * * *

B.8	WA02/2447 Mr and Mrs Barnes 17.12.02	Continued use of premises for the sale and display of art, antiques and collectables at Units 8 and 9, Badshot Farm, St George’s Road, Badshot Lea

	Grid Reference:	E: 486367 N: 148045

	Town:	Farnham
	Ward:	Weybourne and Badshot Lea
	Development Plan:	Countryside (Policy C2), Farnham/Aldershot Strategic Gap (Policy C4), Listed Building
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	Original application was for five year temporary use in the name of the original applicant not the new applicant. New applicant should apply for “Application of Use” rather than continued use. Question application itself.
	Representations:	Letters from two local residents. No objection to continued use in same terms as before and temporary. Concern that permanent permission in name of owner would lead to intensification of use, therefore object. Previous permission was only granted in exceptional circumstances following refusal of earlier proposals on appeal. Present tenants have generally complied with the restrictions. Possible impact on amenity resulting from noise and disturbance.

Relevant History

WA96/0723	Change of use to retail (A1) for Units 8 and 9	Refused August 1996 Appeal dismissed December 1997

P43/10/156	Enforcement action in relation to unauthorised retail use	Notices upheld on appeal December 1997

WA98/1183	Continued use of premises for sale and display of art, antiques and collectables for a temporary period	Permitted May 1999

Description of Site

Badshot Farm comprises a collection of former farm buildings together with the associated dwelling, set back some 430 metres on the west side of St George’s Road. The complex has access from Badshot Farm Lane, the track running south from Badshot Lea Road. However, the main access is now via a relatively new entrance on to St George’s Road.

Background

As some members may know, the complex of former farm buildings has permission for business (B1) use. In the 1990s, a retail use commenced within some of the buildings (Units 8 and 9). The Council was concerned about the impact of the use on the character and amenity of the area and enforcement action was taken to secure the cessation of the retail use. A planning application (WA96/0723) to change the use of Units 8 and 9 to retail was also refused in 1996.

The planning refusal and the enforcement action became the subject of planning appeals that were determined by the Inspectorate in December 1997. The appeals were dismissed and the Inspector upheld the enforcement action. This appeal decision is clearly an important material consideration and a copy of the full decision is, therefore, attached as Annexe 3. In paragraph 11 of the decision, the Inspector identified the main issues as the effect on the rural character of the area; traffic and parking considerations; and the effect on the amenities of local residents.

In paragraph 17, the Inspector addressed the issue of potential intensification of use. He also considered whether conditions limiting the goods sold could be imposed. He states:-

“..... the present items for sale fall into such broad categories that I am not persuaded that conditions could effectively prevent spread of the scope of retail trade”.

The Inspector went on in paragraphs 18 - 23 to comment on other concerns that he had about the potential harmful effects of the continued use.

Following the appeal refusal, the tenants occupying Units 8 and 9, Mr and Mrs Burroughs, made their own planning application to continue the use on a personal basis. That application (WA98/1183) was debated at some length by the Sub-Committee, which finally decided to grant a temporary planning permission subject to a number of conditions, including a condition limiting the use to Mr and Mrs Burroughs. Again, that approval is clearly an important material consideration and a copy of the Decision Notice is, therefore, attached as Annexe 4.

The Present Application

The temporary permission expired in November. An application has now been made on behalf of the owners of Badshot Farm to continue the use of Units 8 and 9 for the sale and display of art, antiquities and collectables.

Permission is not being sought to renew permission reference WA98/1183 on the same terms. In this particular case, permission is sought both for a permanent retail use and a use that is not restricted in terms of the user.

Submissions in Support

The applicants’ agent has referred to the temporary restriction previously imposed. He states that they are not aware that the Council received any complaints about the activity during the period of the use. He argues that the activity has been well controlled and does not detract from the overall environmental quality of the area. He also states that the ongoing use of the Listed Building ensures a return that allows for some limited works to the building.

With regard to the personal condition, the agent draws attention to advice in Circular 11/95 making it clear that such limitations should only be imposed in exceptional circumstances. He does not believe that there were exceptional circumstances at the time of the original permission to justify inclusion of a personal condition.

He goes on to state that the present application is in the names of the owners of Badshot Farm. He argues that the site is controlled by them in a wholly efficient manner and that the control is due to the fact that they occupy Badshot Farmhouse which is immediately adjacent to the listed barn. He argues that the question of who occupies the barn now or in the future is irrelevant. He states that whoever occupies it will do so in the knowledge that their activities will be monitored and regulated by current owners of the site.

Finally, the agent indicates that there is no objection to the re-imposition of the other restrictive conditions (Conditions 3 and 5 - 11).

Planning Policies

Surrey Structure Plan 1994 – Policies PE3, PE5, MT2 and RU3

Surrey Structure Plan (Deposit Draft) 2002 – Policies LO5, LO10 and DN2

Waverley Borough Local Plan 2002 – Policies D1, D2, C2, C4, S1, RD7 and M2

Main Issues for Consideration

Having regard to the planning history and particular circumstances of this site, it is considered that the main issue is whether a permanent retail use, with no restriction on the occupier, would have any harmful consequences for the character of the area and the amenities of local residents,

In considering this matter, officers are very mindful of the conclusions that the previous Inspector reached. He was concerned that the use could have a harmful effect on the character of the area. He was concerned that a restriction on the type of goods sold would be unlikely to prevent a spread of the scope of the retail use. He was concerned that the parking of vehicles would have an adverse visual impact and he was also concerned about the possible effect on the neighbour’s amenities.

It is recognised that circumstances have moved on since then, given that the present tenant has operated the temporary planning approval granted in 1999. However, it must also be recognised that the use in the past has been controlled in two important ways. Firstly, it was only temporary. The tenant was well aware that were activities to intensify or cause any nuisance or disturbance, then there was every likelihood that the permission would not be renewed after the temporary period. Clearly such a control would not exist if the permission were made permanent.

Secondly, the permission was limited to the present occupant. The nature of the business and the type of activity has been very much in the control of the present tenant.

Officers recognise that personal permissions are not generally appropriate and that they should only be used in exceptional circumstances. However, given the history and the nature of this use, this case probably does amount to “exceptional circumstances”.

If a personal restriction is not imposed, then it raises the question of whether there should be some other limitation that could effectively control the nature of any retail use. The agent has accepted that the other conditions attached to the permission (numbers 3 and 5-11) are appropriate. These would clearly maintain a level of control (for example in relation to the hours of use, the location of the access and the prevention of use of the courtyard next to the neighbouring house, Barn Cottage), However, officers are concerned that this would not be sufficient and would again refer to the previous appeal. There would still be no effective control on the type of retail activity and, in turn, the associated level of activity.

The previous Inspector ruled out a condition restricting the range of goods sold. The applicant has not proposed such a restriction and officers similarly have concerns about how effective such a condition would be.

Officers have also noted the agent’s comments that the activities would be regulated by the current owners. Whilst this might be so, it is not something over which the Council would have any control. In any event, there would be nothing to prevent the owner selling all or part of the site and thus relinquishing this “control”.

Conclusions

Having regard to the exceptional circumstances of this case, officers do not believe that it would be appropriate to grant a permission in the terms sought by the applicants.

Recommendation

That permission be REFUSED for the following reasons:-

1. Standard countryside (R1.2)

2. Standard Strategic Gap (R1.6)

3. Having regard to the character and location of the site and taking account of the planning history, it is considered that the approval of a permanent retail use of these buildings, in the terms sought, would be likely to generate activity, traffic and associated disturbance that would be detrimental to the rural character of the area and the amenities of nearby residents. It would not, therefore, accord with Policies RU3 of the Surrey Structure Plan 1994 and Policies D1 and RD7 of the Waverley Borough Local Plan 2002.

* * * * *

B.9	WA03/0091 The Church Wardens and PCC 13.01.03	Change of use of land to provide an extension to church burial ground on land at The Vicarage, Old Kiln Lane, Churt

	Grid Reference:	E: 485409 N: 138551

	Parish:	Frensham
	Ward:	Frensham, Dockenfield and Tilford
	Development Plan:	MGB, AONB, AGLV
	Highway Authority:	No requirements
	Drainage Authority:	Not yet received - to be reported orally
	Parish Council:	No objection
	Representations:	One letter from neighbour objecting principally on the following grounds:- 1. Previous investigations of this area revealed that water table is unsuitable for burial. 2. Application would necessitate felling of a number of mature trees. 3. When church disposed of old vicarage, the garden of new vicarage provided protection from public access from churchyard - rearrangement proposed would remove this.

Description of Site

St John’s Church is located on the western side of Old Kiln Lane, opposite Redhearn Green. The churchyard is adjoined to the north by the curtilage of the vicarage, beyond which is the curtilage of the old vicarage.

The Proposal

Permission is sought to change the use of some land at the end of the garden of the vicarage, to allow a northern extension of the churchyard/burial ground. The land affected measures 28 metres by a maximum of 35 metres. The land affected lies at a lower level than the present churchyard and also contains a number of trees.

Planning Policies

Surrey Structure Plan 1994 – Policies PE2, PE7 and PE9

Surrey Structure Plan (Deposit Draft) 2002 – Policies LO4, SE8 and SE9

Waverley Borough Local Plan 2002 – Policies D1, C1, C3 and C7

Main Issues for Consideration

It is considered that the main issues are:-

- potential affect on character of area and openness of Green Belt

- potential affect on neighbours’ amenities

With regard to the first issue, this is a relatively modest extension of the churchyard into what is already the curtilage of the vicarage. In principle, therefore, it is not considered that this change of use would affect adversely either the character of the area or the openness of the Green Belt. Although the applicants state that no trees would be felled, officers consider that it would be unlikely that this extension to the

churchyard could take place without affecting at least some of the existing trees. Whilst some tree loss should not adversely affect the wider character of the area, it is still felt that this matter should be clarified by the applicants. If trees are, in fact, to be removed, these should be identified clearly on the application. The applicants have been asked to provide this information and an oral report will be made.

Turning to the second issue, it is acknowledged that the proposed extension would bring the churchyard up to the boundary with the old vicarage. However, this extended churchyard would still be some 60 metres from the house itself and it is not considered that the use would have an unacceptable affect on the neighbours’ amenities.

Officers have also noted comments from the neighbour about the water table. The comments of the Environment Agency are awaited.

Recommendation

That, subject to the receipt of satisfactory additional details in relation to trees and subject to no objection from the Environment Agency, permission be GRANTED.

* * * * *

B.10	WA03/0103 Wrecclesham Residents Association 14.1.03	Siting of a non-illuminated pole sign on land at Riverdale, junction with The Street, Wrecclesham, Farnham

	Grid Reference:	E: 482563 N: 144948

	Town:	Farnham
	Ward:	Rowledge and Wrecclesham
	Development Plan:	Conservation Area
	Highway Authority:	No requirements
	Drainage Authority:	No requirements
	Town Council:	Farnham Town Council welcomes this effort by Wrecclesham Residents Association to improve local area

Description of Site/Background

The site is part of the highway verge and lies on the north east side of the junction of Riverdale and The Street, Wrecclesham.

The Proposal

The proposal is to display a non-illuminated village sign for Wrecclesham.

The main sign would be 1.4 metres wide and 5 metres in height. It would contain gold letters upon a black, green and terracotta background. The sign has been designed to represent the historic origins of the village and its connections with hops, the Farnham Pottery, St Peter’s Church and a famous cricketer.

Submissions in Support

The applicant has submitted a supporting statement providing further information regarding the background to the application. This makes the following salient points:-

1. in October 2002, the Council adopted the Wrecclesham Conservation Area Appraisal as an SPG;

2. enhancement section of SPG included a scheme to display a village sign;

3. document was subject to public participation;

4. Village Sign Panel was set up to design the sign;

5. permission for display on verge has been obtained by Surrey County Council; and

6. Waverley Borough Council has funded the sign.

Relevant Policies

Waverley Borough Local Plan 2002 – Policies HE8 and D10

Main Planning Issues

The main issues to consider are whether the sign would cause harm to public safety or amenity. It is also important that the sign satisfactorily preserves or enhances the character of the Conservation Area.

It is considered that in its attractive design the proposed non-illuminated sign would satisfactorily enhance the character of the Conservation Area. The proposal is considered to be of a high standard and a sympathetic design for this sensitive location.

Moreover, the sign would not cause any detriment to public safety. The officers consider that the sign should be welcomed as an attractive feature of the streetscene which would reinforce the identify of the village.

Recommendation

That consent be GRANTED.

* * * * *

B.11	WA03/0021 Mr and Mrs Woodley 7.1.03	Erection of extension and alterations at 12 Shortheath Crest, Farnham (revision of WA02/1719

	Grid Reference:	E:483024 N:144762

	Town:	Farnham
	Ward:	Rowledge and Wrecclesham
	Development Plan:	No site specific policy – Within developed area
	Highway Authority:	No requirements

	Drainage Authority:	No requirements
	Town Council:	We object to the proposal and are concerned about the size of the extension, loss of garage use and possible effect on the neighbours – this objection still stands.

Relevant History

WA95/1455	Erection of single storey extension	Permitted 18.12.95

WA00/2286	Erection of two storey rear extension	Refused 1.3.01

WA02/1719	Erection of two storey rear extension	Withdrawn

Description of Site/Background

Number 12 is a detached chalet-style dwelling situated on the eastern side of the road. Following the extension permitted in 1995, the present dwelling has a floor area of 118.5 square metres.

A previous application, WA00/2286, for a larger proposal was refused by the Planning Committee on the grounds of the proposal being disproportionate in size to the original dwelling to the detriment of the character of the area and amenities of the adjoining occupiers.

The Proposal

Permission is sought for various extensions to the rear and side of the dwelling. A single detached garage towards the rear of the property would be demolished to facilitate the proposal.

The main part of the proposal would involve a two storey side extension and a first floor extension above the existing rear flat-roof extension.

The additions would have a total floor area of 68.4 square metres. and would essentially provide an enlarged living room and a third bedroom with additional bathroom facilities on the upper floor.

Relevant Policies

Surrey Structure Plan 1994 – Policy PE10

Waverley Local Plan – Policies D1 and D4

Supplementary Planning Guidance – Residential Extensions, Design Guidelines

Main Planning Issues

The property is located within the developed area of Farnham where extensions can be acceptable subject to their impact upon visual and residential amenity.

The main issues for consideration in the determination of this application are whether the design of the proposal is appropriate within the street scene and whether any harm would be caused to neighbouring amenity.

The design of the proposal is considered to be in keeping with that of the existing property. The proposal, being predominantly located to the rear of the property, and being set back from the road by approximately 17 metres would not, it is considered, have an adverse impact on the character of the area. The present proposal would be significantly smaller (approximately 20 square metres) in floor area than that previously refused under application WA00/2286 and is not considered to be materially disproportionate in size to the original dwelling.

Officers note the concern expressed by the Town Council regarding the loss of garage use. However, this is not considered to warrant a reason for refusal as there is sufficient off road parking for two cars to the front of the property.

Officers also note the concern expressed by the Town Council regarding the impact of the proposal on the amenities of the adjoining occupiers. However, it is considered that the proposal would not cause loss of light, loss of privacy, overbearance or a significant loss of outlook for the adjoining occupiers.

Conclusions

In the officers’ view the scheme is acceptable in terms of character of the area and street scene and neighbour amenity.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard matching materials (4.3)

2. Standard no new windows (11.3) - *(roof slope) *(north and south elevations)

3. Prior to the occupation of the extension hereby permitted, the existing garage shown on the approved plans shall be demolished and all demolition materials removed from the site.

Reasons

1. Standard (RC12) - *(D1 and D4)

2. Standard (RC7) - *(the amenity and privacy of adjoining residents) *(D1 and D4)

3. Reason (RC11)

* * * * *

comms/western/2002-03/077

34443

WESTERN 34

SCHEDULE “C” TO THE AGENDA FOR THE
WESTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
5TH MARCH 2003

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

Background Papers (DoP&D)

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

Plan No. Applicant	Development Proposed Site Description	Decision

WA02/1349 John Brammer	Application for Listed Building Consent for the provision of a rainwater drainage pipe at Thorntons Plc, 44 The Borough, Farnham (as amended by letter and plans dated 27.11.02)	GRANTED

WA02/1440 J White and D Kingston	Erection of a two storey extension at 4 Meadow Bank, Farnham (as amended by letters and plans dated 12.8.02, 18.11.02 and 10.12.02)	GRANTED

WA02/1590 Mr and Mrs Danaher	Erection of a two storey extension following demolition of existing single storey extension at 21 Osborn Road, Farnham (as amended by letter and plans dated 17.12.02)	GRANTED

WA02/1594 M Wells	Erection of a detached triple garage at Sandy Hill Cottage, Sandy Lane, Rushmoor, Frensham (as amplified by letter dated 30.9.02 and 3.12.02 and amended by letter dated 21.1.03 and plans date stamped 21.1.03)	GRANTED

WA02/1616 Greene King Pub Partners	Application for Listed Building Consent for the demolition and rebuilding of link structure; internal and external structural works and alterations to accommodation block at The Exchange, Station Hill, Farnham (as amended by letter and plans dated 26.11.02)	GRANTED

WA02/2036 Sir Ray Tindle	Erection of a detached storage building following demolition of existing lean-to extension at The Church House, Union Road, Farnham	GRANTED

WA02/2037 Sir Ray Tindle	Application for Listed Building Consent to demolish existing lean-to extension at The Church House, Union Road, Farnham	GRANTED

WA02/2104 Mr and Mrs Young	Erection of a detached car barn/store at Old Tile House, Tilford Road, Rushmoor, Frensham (as amplified by letter and plan dated 20.12.02 and letter dated 10.1.03)	GRANTED

WA02/2138 J Savage	Erection of an extension and alterations following demolition of an existing store and conversion to an independent dwelling at Coach House Building, The Grange, Frensham Road, Frensham	REFUSED

WA02/2140 Mr and Mrs White	Erection of extensions and alterations to provide additional living space and a self-contained annexe at 85 Shortheath Road, Farnham	WITHDRAWN

WA02/2207 Straudley Investments Ltd	Removal of Condition 2 of WA85/0742 (restricted occupancy) at The Barbican, East Street, Farnham	GRANTED

WA02/2211 M Sherwood	Erection of an outbuilding Erection of an outbuilding to provide changing facilities, store and plant room for swimming pool at Fig Tree Court, Crooksbury Road, Tilford, Farnham	GRANTED

WA02/2212 Mr and Mrs Rahman	Erection of an extension and alterations following demolition of existing double garage, together with the formation of a new vehicular access at High Pines, Farnham Road, Churt (as amplified by letter dated 23.12.02 and plans received 30.12.02)	GRANTED

WA02/2214 Mr and Mrs Drinkwater	Erection of a barn style garage following demolition of existing shed at 61 Castle Street, Farnham (as amplified by letter dated 9.12.02)	REFUSED

WA02/2235 A R Smith	Erection of extensions and alterations at 5 Broomleaf Road, Farnham (as amended by plans received 28.1.03)	GRANTED

WA02/2241 Mr and Mrs Harris	Erection of a replacement conservatory at 100 Badshot Park, Badshot Lea, Farnham	GRANTED

WA02/2247 Mr and Mrs Atkins	Erection of extensions and alterations following demolition of existing kitchen (revision of WA02/1187) at 28 Stephendale Road, Farnham (as amplified by information dated 8.1.03)	GRANTED

WA02/2254 M Varney	Erection of a two storey extension (renewal of WA97/1727) at 16 Stream Farm Close, Lower Bourne, Farnham	GRANTED

WA02/2259 Mr and Mrs Partridge	Erection of a pitched roof, with room in loft area, over existing two storey flat roofed structure (revision of WA02/1419) at 23 Middle Bourne Lane, Lower Bourne, Farnham (as amended by letter dated 15.1.03 and plans received 22.1.03)	GRANTED

WA02/2266 Mr and Mrs Plant	Erection of a conservatory at Warrenside, Frensham Road, Frensham (as amplified by letter dated 12.12.02)	REFUSED

WA02/2275 Mr and Mrs Payne	Erection of a two storey extension with loft area as habitable accommodation at 57 Alma Way, Farnham (as amended by plans received 28.1.03)	GRANTED

WA02/2285 Mr and Mrs Hayes	Construction of an oriel window at 3a St Johns Road, Farnham	REFUSED

WA02/2286 Mr and Mrs Buesnel	Erection of an extension and alterations at Byways, Woodland Drive, Farnham	GRANTED

WA02/2320 Mr and Mrs Douglas	Erection of extensions and alterations to existing bungalow to provide a chalet bungalow at 9 Crooksbury Road, Farnham	GRANTED

WA02/2321 Mr and Mrs Liggins	Erection of a single storey extension at 7 Tor Road, Farnham	GRANTED

WA02/2332 Mr and Mrs Allsop	Erection of a conservatory at 32 Heath Lane, Heath End, Farnham	GRANTED

WA02/2333 Mr and Mrs J Porter	Erection of a two storey extension following demolition of existing single storey extension at 7 Station Hill, Farnham	GRANTED

WA02/2337 Mr and Mrs Eades	Erection of extensions and alterations at Long Off, Hale House Lane, Churt	WITHDRAWN

WA02/2339 Messrs Jones and Perez	Erection of first floor extensions and alterations to provide two flats; alterations to shop fronts and change of use of part of retail area to provide access to flats over at 60 and 61a Downing Street, Farnham	REFUSED

WA02/2341 G Nevin	Erection of a detached garage at Larch Cottage, Shortfield Common Road, Frensham	GRANTED

WA02/2347 B Foster	Retention of bay extension (variation of bay extension approved under WA01/0477) and erection of an additional bay extension at Tudors, 77a Middle Bourne Lane, Farnham	REFUSED

WA02/2348 J E Lamport	Erection of a detached garage at 55 Alma Lane, Farnham	GRANTED

WA02/2358 Hartpury Developments Ltd	Erection of extensions and alterations at Serendipity, 9a Compton Way, Moor Park, Farnham	GRANTED

WA02/2386 C Genziani	Erection of a two storey extension at St Mary’s Cottage, Old Lane, Dockenfield (as amended by plans received on 31.1.03)	GRANTED

WA02/2394 P A Heal	Erection of a single storey extension at 23 Southern Way, Farnham	GRANTED

WA02/2398 Mr and Mrs Foskett	Erection of an extension and alterations at 5 Beaufort Road, Farnham	GRANTED

WA02/2416 P Betteridge	Erection of an extension to existing bungalow to provide a two storey dwelling at High Pines, Wood Road, Farnham	WITHDRAWN

WA02/2417 Mr and Mrs Choudhury	Erection of a two storey extension and a porch at Tall Trees, Rowhills, Farnham	GRANTED

WA02/2418 Mr and Mrs Beadley	Erection of extensions and alterations at 7 High Street, Rowledge, Farnham (as amplified by letter dated 5.1.03)	GRANTED

WA02/2420 J Hurst	Erection of a detached garage with games room above (renewal of WA97/1803) at Aston Vean, Shortfield Common Road, Frensham	GRANTED

WA02/2433 Mr and Mrs Payne	Erection of a conservatory at 24 Mayfield, Rowledge, Farnham	GRANTED

WA02/2448 I Warner	Erection of a single storey extension at 6 Bricksbury Hill, Farnham	GRANTED

WA02/2454 Mr and Mrs P Austin	Erection of an extension including the provision of a self-contained annexe at 12 Monks Well, Farnham	WITHDRAWN

WA02/2456 B2M2 Partnership	Change of use to veterinary surgery/animal receiving office for a temporary period at The Clockhouse, 54 Southern Way, Farnham	GRANTED

WA02/2457 Mr and Mrs Sakellariou	Erection of extensions and alterations (revision of WA02/1946) at 29 Boundstone Road, Farnham	GRANTED

WA02/2476 L Sanders	Erection of a two storey extension (revision of WA02/1092) at 87 Weybourne Road, Farnham	GRANTED

WA02/2480 Mr and Mrs Toase	Erection of extensions and alterations at 1 Vine Way, Wrecclesham, Farnham	GRANTED

TM02/0101 R W Jones	Application for consent for works to an oak tree the subject of Tree Preservation Order FAR89 at Hollybourne, 31a Sandrock Hill Road, Farnham	GRANTED

* * * * *

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APPENDIX A

WAVERLEY BOROUGH COUNCIL

WESTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
5TH MARCH 2003

Title:

ENFORCEMENT ACTION – 7 VINE LANE, WRECCLESHAM

[Ward Affected: Rowledge and Wrecclesham]

Note pursuant to Section 100B(5) of the Local Government Act 1972

The annexe to this report contains exempt information by virtue of which the public is likely to be excluded during the item to which the report relates, as specified in Paragraph 13 of Part I of Schedule 12A to the Local Government Act 1972, viz:-

Information which, if disclosed to the public, would reveal that the authority proposes:-

(a) to give under any enactment a notice under or by virtue of which requirements are imposed on a person; or

(b) to make an order or direction under any enactment,

as disclosure to the public might afford an opportunity to a person affected by the notice, order or direction or defeat the purpose or one of the purposes for which the notice, order or direction is to be given or made.

Summary and Purpose

To consider the expediency of enforcement action in relation to the erection of a timber garden shed on land at 7 Vine Lane, Wrecclesham.

Site Description and Planning History

1. Number 7 Vine Lane, Wrecclesham is a detached house positioned on the eastern side of Vine Lane. The application site is essentially triangular, narrowing to a point at the southern end.

2. Last year, the owners erected a fence along the frontage of the property, which required planning permission. A retrospective application was subsequently withdrawn when the applicants were advised that officers would be recommending refusal. It was considered that the retention of the fence would have represented an

inappropriate and overly suburban form of development, which would have detracted from the semi rural locality. The applicants subsequently reduced the height of the fence to that which does not require planning permission. Following the reduction of the fence, it was brought to the Council’s attention that a garden shed (6 feet x 4 feet) had been erected in the southern corner of the garden.

Relevant Planning History

3.	WA01/0642	Erection of extensions and alterations, together with construction of a new vehicular access following demolition of existing garage	Permitted 14.6.01

	WA02/1655	Retention of boundary fence	Withdrawn 18.10.02

Breach of Planning Control

4. Whilst it is recognised that a garden shed of the size indicated above rarely requires formal planning permission, in this particular instance, and due to the triangular nature of the site, the fence is located closer to the highway than any part of the dwelling house and, therefore, technically requires consent.

5. Whilst the owners of the shed have been invited to submit a retrospective application, they have advised that the shed has been in existence for 18 months and is only now visible due to the fence being reduced in height. Given the cost of the shed itself, the owner considers that it would not be worth submitting a planning application, with all its associated expenses.

6. Further details and appropriate action recommended by the officers is set out at the (Exempt) Annexe to this report.

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.

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