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Waverley Borough Council Committee System - Committee Document

Meeting of the Central Area Development Control Sub Committee held on 15/08/2001
Agenda 15th August 2001



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 of the Central Area Development Control Sub-Committee held on 18th July 2001 (to be laid on the table half an hour before the meeting).

2. APOLOGIES FOR ABSENCE AND SUBSTITUTIONS

To receive apologies for absence and to report any substitutions.

3. DISCLOSURE OF PECUNIARY AND OTHER INTERESTS

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

4. PLANNING APPLICATION - SITE INSPECTION

In the event of site inspections being necessary as a result of consideration of the applications before this meeting, these will be held on Thursday, 23rd August 2001.

5. Applications for Planning Permission

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

6. PLANNING APPEALS

6.1 Appeals Lodged

The Council has received notice of the following appeals:-

WA01/029T Siting of a 15 metre telecommunications tower with associated equipment, antennas, dishes, cabinet and compound on land at Heath Farm, Heath Lane, Godalming.

WA00/1739 - Extension to existing single dwelling house and alterations to stable
WA00/1740 block together with listed building consent at Thundry Farm, Farnham Road, Elstead.

P43/17/7 (A) Erection of a wood built single storey building; and
(A&B) (B) Change of use of land and buildings from agricultural use to
(Enforcement) mixed use for agricultural and commercial storage purposes unconnected with the agricultural holding of Heath Hall Farm, Bowlhead Green, Godalming.

WA01/0217 The Charity ‘Aid to Children Everywhere’ – Retention and use of the storage building for storage, sorting and despatch of clothing, tools and equipment that relate to the benefit of children at The Croft, Hookley Lane, Elstead. Background Papers (CEx)

Notification of appeals received 13th and 25th July and 1st August 2001.

6.2 Appeal Decisions

The Council has received notification of the following appeal decisions:-

WA00/1995 Single and double extensions to side and rear of 28 Park Road, Godalming.
(DISMISSED)

WA00/1340 Proposed ten two-bedroom flats together with car parking on land at Copseland and Sutton Cottage, Charterhouse Road, Godalming.
(ALLOWED)
WA00/2193 Removal of a condition attached to planning permission WA00/0198 for change of use from retail (class A1) to food and drink (class A3).
20a Farncombe Street, Farncombe
(DISMISSED)

Background Papers (CEx)

Notifications received on 20th July 2001.

6.3 INQUIRY ARRANGEMENTS

7. ENFORCEMENT ACTION - CURRENT SITUATION

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

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

To secure cessation of the use of the land for the stationing of residential caravans and as a contractor’s depot. Enforcement Notices served taking effect 14.11.97. Further Notices served relating to the barn, mobile home, playhouse and other matters. Appeals lodged. Dismissed.

Notice varied to allow retention of barn. Time for compliance expires 16.7.00 for most things. Letter clarifying compliance requirements sent. Planning application received and position on site being monitored. Residential accommodation position being clarified. Letter of offer sent to occupants, who have asked Council to pursue possibility of housing accommodation.

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

To secure cessation of the use of land adjoining Gochers Yard, Witley for commercial purposes and the removal of the unauthorised extension to the existing building. Notice in respect of extension served. Appeal lodged. Site visit date not yet arranged. New retrospective application to retain building received. Appeal be held in abeyance pending the outcome of the application.

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

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

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

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

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

To secure the removal of a sign undesirable and inappropriate by reason of its size, design, illumination and prominence within the streetscene. Owner notified of intention to prosecute and final requests to remove sign. Prosecution statement under preparation. Further statement necessary following legal advice.

(f) Park Avenue, Peper Harow (24.5.00)

To secure the removal of the two unauthorised glazed extensions. Enforcement Notice served taking effect on 30th September 2000. Appeal against Enforcement Notice dismissed and Enforcement Notice upheld 26.3.01. Compliance date 26.9.01. New application received proposing demolition of existing extension.


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

To secure the demolition of the unauthorised timber building and the removal of any demolition materials from the site; the cessation of the use of the additional haulage area, removal of the hard standing and restoration of the land to grass and, the cessation of the material change of use of the site from a use by three rigid lorries to a use by six lorries and three trailers. Retrospective application for timber building refused at meeting on 16th August 2000. Enforcement Notices served on 5th July 2001 taking effect on 17th August 2001. Compliance date six months.

(h) Fairfield Autos, Gochers Yard, Witley (16.8.00)

To secure the cessation of the unauthorised use of buildings for car repairs, servicing and maintenance. Certificate of Lawfulness application refused at January 2001 meeting. Enforcement Notice served taking effect on 12th April 2001. Appeal lodged. Notice now withdrawn and new wider Notice served covering all motor vehicles. Appeal lodged against new Notice.

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

To secure the cessation of use of the land and buildings, including the carport building and new timber shed, for the storage of builder’s materials, rubble or any other associated non-domestic paraphernalia, including any office facility; the removal of the timber cladding which has been attached to the previously existing carport building and, the removal of the timber shed which has been erected between the carport and the house. Enforcement Notice served taking effect on 12th May 2001.

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

To secure the cessation of self-contained habitable use of ‘The Applestore’ and reversion to use as storage and garaging ancillary to Foxbury; the removal of all fixtures and fittings associated with self-containment; the demolition of the extensions, alterations and roof to the water tank and, the removal of all demolition materials from the site. Enforcement notices have been served taking effect on 29th August, 2001. Compliance date six months.

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

To secure the cessation of the use of the front barn building for storage purposes unconnected with the agricultural holding and, the removal of the new agricultural building (cattle building) at the rear. Enforcement notice served on 26th June, to take effect on 26th July, 2001. Compliance date 26th January 2002. Appeal lodged.

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

To secure the cessation of the use of the land for the stationing of any mobile homes or caravans and vehicles or equipment connected with this use and also remove the articulated lorry trailer and, legal proceedings or an injunction be sought to secure the removal of the mobile homes or caravans and other items of residential occupation and the prevention of further mobile homes/caravans or other unauthorised structures being brought on to the land. Injunction proceedings to be heard in the High Court on 29th October 2001. Appeal against application WA00/1626 was dismissed 4th July 2001. Enforcement notice being drafted.

(m) 48-56 High Street, Godalming (6.2.01)

To secure removal of sign; prosecution authorised. Legal interests being established.

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

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

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

Background Papers (CEx)

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

8. QUESTIONS BY MEMBERS OF THE PUBLIC

The Chairman to respond to any questions received from members of the public of which notice has been given in accordance with Standing Order 43.

9. EXCLUSION OF PRESS AND PUBLIC

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

Recommendation

That pursuant to Standing Order 48(4) and in accordance with Section 100A(4) of the Local Government Act 1972, the press and public be excluded from the meeting during consideration of the following items on the grounds that it is likely, in view of the nature of the business to be transacted or the nature of the proceedings, that if members of the public were present during the items, there would be disclosure to them of exempt information (as defined by Section 100I of the Act) of the description specified in the following paragraphs of Part 1 of Schedule 12A to the Local Government Act 1972, namely:-

Item 10

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

(a) any legal proceedings by or against the authority; or
(b) the determination of any matter affecting the authority

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

10. LEGAL ADVICE

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



For further information or assistance, please telephone Jean Radley, Senior Committee Secretary on extension 3400 or 01483 869400


SCHEDULE ‘B’ TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
15TH AUGUST 2001

Applications where the considerations involved are clearly defined.
B.1WA01/1267
Mr and Mrs Thomas
25.06.01
Erection of extensions and alterations at Whinrigg, Lower Ham Lane, Elstead (as amended by letter dated 28.07.01 and plans received on 31.07.01)
Grid Reference:E: 491186 N: 143774
Parish:Elstead
Ward:Elstead, Peper Harow, Thursley
Development Plan:MGB, AONB, AGLV (outside settlement – Replacement Local Plan)
Highway Authority:No objection
Drainage Authority:No objection
Parish Council:Not yet received – to be reported orally
Representations:
One letter has been received objecting on the following grounds:
      1. loss of light;
      2. loss of privacy;
      3. proximity to the boundary;
      4. intrusive rear extension structure;
      5. unneighbourly and out of character.

Relevant History

WA84/0360Erection of a single storey extension to provide kitchen and dining room
Permitted
10.04.84

Description of Site/Background

Whinrigg is a two storey, semi-detached dwelling located on the northern side of Lower Ham Lane. There is an attached flat-roofed garage to the front of the dwelling and it is positioned 5 m from the common boundary with Shuna, the neighbouring property. A single storey flat-roofed extension, measuring 2.3 m in depth, 7.8 m in length and 2.8 m in height, has been constructed to the rear of the dwelling and it is separated from the boundary by 300 mm.


The Proposal

The planning application consists of the following elements:

Relevant Policies

The site lies within the defined settlement of Elstead wherein extensions may be acceptable subject to their effect on visual and residential amenity. Policy PE10 of the Surrey Structure Plan, Policy SE3 of the Surrey Structure Plan (Deposit Draft) 2001, Policies GB1, RS1 and DE1 of the Adopted Local Plan and Policies D1, D4 and RD1 of the Replacement Local Plan therefore apply to this proposal.

Main Planning Issues

The objections from the neighbouring occupier have been noted. Following the discussions with the officers and having regard to the neighbouring occupier’s objections, the application has been amended. In its amended form, the first floor side windows would become a high-levelled window with a minimum 1.8 m floor to cill height. Also, the applicants offer the planting scheme along the common boundary in order to avoid any overlooking on the ground floor. It is considered that these amendments would overcome parts of the objector’s concerns.

In addition, whilst officers agree that the extension is a fairly large structure, it is considered that the rear extension would not result in any material loss of neighbouring amenity having regard to the existing flat-roofed structure and the sufficient separation of the proposed two storey element from the common boundaries. In relation to the conversion of the garage, the officers have no objection, having regard to the ample remaining space within the front garden for parking purposes. The alteration to the front elevation of the dwelling would not result in any detrimental impact on the streetscene and visual amenity having regard to the mixed character of dwellings along Lower Ham Lane and Ham Lane. Moreover, the front extension would be separated from the road frontage by a considerable depth (17 m). As a result of these considerations, the application is considered acceptable.


Recommendation

That permission be GRANTED subject to the following conditions:

Reasons
* * * * *
B.2WA01/0761
M Winwright
20.04.01
Erection of a first floor extension at Moat Cottage, Thursley Road, Elstead
Grid Reference:E: 489921 N: 141908
Parish:Elstead
Ward:Elstead, Peper Harow, Thursley
Development Plan:MGB, AONB, AGLV (outside settlement – Replacement Local Plan)

Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection

Relevant History

WA85/0576Erection of a detached double garage
Permitted
07.06.85
WA85/1385Construction of covered passageway and erection of a detached double garage with bedroom and wc over
Permitted
19.11.85
WA94/0333Erection of a single storey extension
Permitted
11.04.94
WA00/1634Erection of a single storey extension
Permitted
30.10.00
WA00/2183Erection of a chimney stack
Permitted
07.03.01

Description of Site/Background

Moat Cottage is a two storey detached house located on the west side of Thursley Road, Elstead. There is a double garage with a first floor extension over, linking to the main dwelling with a passageway, attached on the south side of the dwelling.

The Proposal

Planning permission is sought for a first floor extension, measuring a total floorspace of 29.8 sq m. It would be constructed to the north and over the single storey extension which was permitted in 1994 (WA94/0333 refers).

Relevant Policies

The application site lies within the Green Belt countryside, outside of any defined settlement and within an Area of Outstanding Natural Beauty and Area of Great Landscape Value. Policy HS7 of the Adopted Local Plan and Policy RD2 of the Replacement Local Plan apply to this proposal. In addition, RE1 of the Adopted Plan and C3 of the Replacement Local Plan also apply in respect of protection of the landscape.

Main Planning Issues

According to available evidence, the original floor area of the property in 1968 was 183.9 sq m. In 1985, a detached garage (60.5 sq m) was constructed (non-habitable accommodation). Planning permission was subsequently granted for a passageway linking the detached garage to the house and a bedroom and a wc over the garage.
The current application, together with the previous generous extensions, would result in a significant increase in habitable floor area of 105.5 sq m or 57.3% over the original dwelling. This cumulative increase would result in a disproportionate enlargement over the original dwelling which would materially affect its scale and character contrary to the rural extension policies.

Recommendation

That scheme be REFUSED for the following reasons:
* * * * *


B.3WA01/1217
G Aitken
20.06.01
Erection of a single storey extension at 44 Oak Tree Road , Milford
Grid Reference:E: 494662 N: 142121
Parish:Witley
Ward:Milford
Development Plan:MGB (within settlement area – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Objection – over-development of site

Relevant History

WA01/0876Erection of a single storey extension and construction of dormer windows for loft conversion
Withdrawn
18.06.01

Description of Site/Background

No. 44 is a bungalow located on the bend of Oak Tree Road, a cul-de-sac. The site slopes up gently from the rear to the front garden. The east and west sides of the site are screened by trees to the front and 1.4m close-boarded fences to the rear. The dwelling is separated from the road frontage by some 9 m.

The Proposal

Planning permission is sought for the erection of a single-storey extension to the west of the dwelling. The extension with a total floorspace of 29.3 sq m, measuring 8.5 m in length, a minimum of 3.5 m in width and maximum 4 m in height, would provide two bedrooms and a bathroom.

Relevant Policies

The site lies within the defined settlement of Milford, where extensions to existing dwellings may be acceptable subject to their impact in terms of visual and residential amenity. Policy PE10 of the Surrey Structure Plan 1994, Policy SE3 of the Surrey Structure Plan (Deposit Draft) 2001, Policies RS1 and DE1 of the Local Plan 1993 and Policies RD1, D1 and D4 of the Replacement Local Plan (Deposit Draft) 1999 apply to this proposal.

Main Planning Issues

The application is a resubmission in an attempt to overcome the Officers and the Parish Council’s concerns in relation to WA01/0876. In comparison with the previous application, the loft conversion with the bulky dormer windows has now been omitted.

The continuing concern of the Parish Council in relation to this scheme is noted. However, it is considered that the size of the extension is considered acceptable having regard to its modest scale and separation of 400 mm distance from the
boundary with No. 42. Whilst the extension would be visible within the streetscene, it would not, in the officers’ view, appear over-dominant having regard to its design and position. As a result, the officers consider that this application is acceptable.

Recommendation

That permission be GRANTED subject to the following conditions:
* * * * *
B.4WA01/1046
Mr and Mrs M Hill
31.05.01
Erection of a two storey extension at 11 Elm Road, Farncombe, Godalming
Grid Reference:E: 497539 N: 145739
Town:Godalming
Ward:Godalming North West
Development Plan:No site specific policy – within Godalming developed area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection


Description of Site/Background

No. 11 is a detached dwelling located on the west side of Elm Road, a cul-de-sac. To its north, a 1.8 close-boarded fence and scattered shrubs define the common boundary between the application site and No. 13, the neighbouring property. Both dwellings are separated by 500 mm from the boundary fence.

The Proposal

Planning permission is sought for the erection of a two storey rear extension. The extension, measuring 4.3 in width, 4 m in depth and 6.5 m in ridge height would provide an enlarged lounge on the ground floor with a bedroom over.

Relevant Policies

The site is located within the Godalming developed area wherein extensions to dwellings can be acceptable providing they do not result in any adverse impact upon visual or residential amenity. As such, Policies PE10 of the Surrey Structure Plan 1994, Policy SE3 of the Surrey Structure Plan (Deposit Draft) 2001, Policies DE1 of the Adopted Local Plan 1993 and Policies D1 and D4 of the Replacement Local Plan apply to this proposal.

Main Planning Issues

Whilst the officers notice that similar developments have occurred along Elm Road, having regard to its proximity to the boundary, it is considered that the scheme would appear to be over dominant and intrusive to the neighbouring occupiers. In addition, the extension would be positioned to the south of the neighbouring property and therefore would be likely to overshadow the neighbouring property and its garden area. As a result, it is considered that the scheme would result in a material loss of amenity to neighbouring occupiers and should be resisted.

Recommendation

That permission be REFUSED for the following reasons:
* * * * *


B.5WA01/1221
Mr and Mrs Wetton
20.06.01
Erection of a two storey extension following demolition of existing garage at Cape Cottage, Peat Common, Elstead
Grid Reference:E: 490455 N: 142810
Parish:Elstead
Ward:Elstead, Peper Harow, Thursley
Development Plan:MGB, AONB, AGLV – (within settlement – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Not yet received – to be reported orally
Representations:One letter has been received raising objection on the following grounds:
1. Existing dwelling oversized;
2. Proximity to boundary;
3. Loss of light and amenity;
4. Outside area is limited;
5. Increase in traffic congestion;
6. Loss of garaging.

Relevant History

WA94/1260Outline application for the erection of four dwellings and refurbishment of existing bungalow
Refused
15.06.95
Appeal
allowed
27.11.95
WA96/0171Details of four dwellings
Approved
04.04.96
WA96/0172Erection of house and garage following demolition of existing bungalow
Refused
04.04.96
WA96/0831Amended details of four dwellings
Approved
25.07.96
WA96/0846Erection of house and garage following demolition of existing bungalow

Refused
18.12.96
Appeal
Allowed
30.10.97
WA97/0361Erection of a bungalow following demolition of existing dwelling

Refused
10.04.97
Appeal
Allowed
30.10.97
(not
imple-
mented)

The Description/Background

Cape Cottage is a detached two storey dwelling located on the south west side of a narrow private drive (Peat Common) within Elstead. There is an existing single garage adjacent to the house on its south east side. There is a Tree Preservation Order on the site in respect of trees within the rear garden (WA259).

The property was built pursuant to WA96/0846 which was allowed on appeal.

The Proposal

Permission is sought for the erection of a two storey extension measuring some 51 sq m following demolition of the existing garage of some 17 sq m. The extension would be attached to the south east corner of the dwelling separated from the common boundary with “Bodysgallen” by 400 mm. It would measure 2.8 m to the eaves and 6.2 m to the ridge and provide a replacement single garage and new playroom at ground floor with a bedroom and en suite shower room over. The extension would align with the footprint of the existing garage on the north east side adjacent to the access drive.

Relevant Planning Policies

The site is located within the Green Belt, an Area of Outstanding Natural Beauty and an Area of Great Landscape Value and within the defined settlement of Elstead.

Policies PE2 and PE7 of the Surrey Structure Plan 1994, GB1, RE1 and RS1 of the Adopted Local Plan and C1, C3 and RD3 of the Replacement Local Plan therefore apply to this proposal. These state, inter alia, that extensions may be acceptable providing they do not result in any material loss of residential or visual amenity to the area.

Main Planning Issues

The application has been brought to the Sub-Committee following receipt of an objection from an adjoining occupier. Whilst these concerns are noted, the officers consider that the scheme could be supported. The two storey extension would increase the bulk and massing of the property on its eastern side. However, in its design, it would be subordinate to the existing dwelling and in keeping with its cottage style. Moreover, the proposal would not project beyond the line of the existing garage and would not therefore diminish the forecourt space nor encroach upon the shared access lane. Views of the building from properties to the east would be largely interrupted by dense screening upon the access lane boundary. Whilst the extension would be in close proximity to the boundary to the south east, it would be no closer than the existing garage. The proposed dormer windows would not unreasonably overlook the front garden of Pine Trees due to the presence of a mature conifer screen on the boundary. Having regard to its juxtaposition with neighbouring properties, it is considered that the proposal would not cause harm to amenity to the extent that permission should be refused.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Standard matching materials (4.3)

2. The garage space hereby permitted shall be provided and thereafter maintained for purposes of parking of domestic vehicles only and for no other purposes including habitable accommodation without the prior written consent of the Local Planning Authority.

3. Standard obscured glazing (3.8) * (first floor) * (north east fencing)

4. Standard tree protection (25.2)

5. Prior to the commencement of works on site, details shall first be submitted to and approved in writing by the Local Planning Authority of proposed pruning works to the adjacent off site tree as shown on the submitted plan – see Reason 4 above.

6. Standard no new windows (11.3) * (roof/first floor) * (north west, north east or south east facing elevations)

Reason

1. Standard (RC10)

2. Standard (HR1) * (DN3) * (MV9) * (M15)

3&6. Standard (RC11) (insert after “amenities” and “privacy”)

4. Standard (RC4) * (long term health of the trees) * (PE10) * (SE3) * (DE1) * (D1, D4 and D7)

5. Standard (RC4) * (long term health of the trees) * (PE10) * (SE3) * (DE1) * (D1, D4 and D7)
* * * * *
B.6WA01/1095
N Bawden
08.06.01
Erection of a new dwelling following demolition of existing outbuilding on land adjoining Crossways, Petworth Road, Witley (as amplified by letter dated 02.08.01 and by plans received 02.08.01)
Grid Reference:E: 494709 N: 140322
Parish:Witley
Ward:Witley
Development Plan:MGB. Within settlement - Replacement Local Plan.
Highway Authority:Not yet received – to be orally updated
Drainage Authority:No requirements
Parish Council:Objection - over-development of the site, insufficient attention to vehicle access and manoeuvring and does not fulfill requirement for small houses in the village.
Representations:Three letters have been received commenting and objecting on the following grounds:
      1. Side bathroom window should be opaque to maintain privacy;
      2. Dwelling much larger than in earlier application, as large as Crossways, object to having been misled;
      3. 'Outbuilding' inaccurate, actually a dwelling;
      4. Overlooking from new dwelling as close to road;
      5. Poor visibility at access, concern for school children;
      6. Did not object before as believe it would be small scale.

Relevant History

HM/R 20606Erection of double garage with greenhouse over
Permitted
11.08.72
WA82/0446Outline application for the erection of one house
Permitted
15.06.82
WA82/1248Erection of single storey extension and conversion of double garage to self-contained granny annex
Permitted
03.07.85
WA88/2308Outline application for the erection of a dwelling and garage following demolition of single-storey annex and garage
Refused
19.05.89
WA00/1375Outline application for the erection of a new detached dwelling with garaging following demolition of existing outbuilding
Permitted
12.10.00

Description of Site/Background

This 0.098 hectare site comprises part of the curtilage of Crossways, a detached two-storey dwelling and is situated on the eastern side of the Petworth Road to the north of the Roke Lane junction. The site has an average width of 16 m and a depth of approximately 65 m.

A detached annex building of 61.2 sq m occupies this side garden to the north of the existing dwelling.

The Proposal

Outline planning permission was granted last year (WA00/1375 refers) for the principle of erecting a dwelling on this site and for its means of vehicular access onto Petworth Road via Crossways' existing access. All other matters were reserved.

The current application seeks full permission for the erection of a four bedroom house with integral garage. The dwelling is proposed to be sited following the same front building line as Crossways and Highbank and Estours to the south. As such, the building would set some 17 m from the footpath along the Petworth Road. The house would feature a main two-storey front gable projection with a double garage at ground floor level, and a two-storey bay projection, the latter a direct reference to the design of Crossways itself. The dwelling measures on the plan as having a gross floor area of approximately 228 sq m, inclusive of the garage area of 28.62 sq m. The applicant however disagrees with this figure and an oral report on the final agreed figure will be made to the meeting. The property would have four bedrooms.


Submissions in Support

In support of the detailed proposal, the agent writes:

Relevant Policies

The site lies within the defined settlement of Witley, which is "washed over" by the Metropolitan Green Belt. Policy RU1 of the Surrey Structure Plan 1994 and Policy RS1 of the Waverley Borough Local Plan 1993 permit development within rural settlements provided it is of an appropriate small scale, takes account of the character of the settlement and can be accommodated within the existing highway network. Policy RD1 of the Replacement Local Plan (Deposit Draft) 1999 further amplifies the criteria which development must meet in order to be permitted.

It is important to note that the wording of Policy RD1 has been modified since consideration of a previous outline application for a dwelling (WA01/1375 refers) in October 2000. The policy wording which previously read 'the Council will only permit appropriate small-scale development which...' has now been amended to read 'the Council will only permit appropriate development which is well-related in scale and location to the existing development and which...'.

Main Planning Issues

The principle of the erection of a new dwelling on this site, and its vehicular access onto Petworth Road were established by outline application WA00/1375 last year. It was then considered that the outline proposal met all relevant policy criteria, as it comprises the infilling of a small gap in an otherwise continuous built-up frontage; does not result in the development of land which makes a significant contribution to the character and appearance of the village; and would generate a level of traffic which is compatible with the environment of the village.

In view of a size limit established by a previous outline permission on the same site (WA82/0446) and the then prevailing planning policy requirement for modest development, an informative note was added to the outline permission advising that the development must be of a small scale.

Both Witley Parish Council and local residents have raised objections to the current full application on the grounds of the large scale of the property now proposed. In the officers’ view, there are two main considerations on this point:

With reference to visual amenity, a streetscene elevation has been received which, it is considered shows a satisfactory relationship between the proposal and the context of the plot and adjacent dwellings, Crossways and Rothesay. In general terms, the proposed siting and overall scale of the property would be in keeping with the pattern of residential development within the immediate east side of Petworth Road. Whilst some properties have wide side gardens, as does Crossways at present, others have lesser distances of 1 to 2 m to the boundary and the proposed new building would follow this pattern: 2 m would separate the north wall from the shared boundary with Rothesay, whilst 1.5 m would remain between the south side elevation and the new carport approved at Crossways (WA01/1096 refers). Similarly, the ratio of new build footprint to plot area appears comparable to adjacent dwellings on this side of the road. Whilst the views of Witley Parish Council are noted, in officers' opinion the proposed dwelling would not represent an over-development of the site for the reasons outlined above.

Secondly, it is noted that the emphasis of Policy RD1 has been altered by modifications to the policy wording, made since Committee's consideration of the preceding outline application last year. At that time, the policy set out a requirement for 'small scale' development in such situations. However, this has now been omitted in favour of the requirement that development be well related in scale and location to existing development. Whilst the preceding RS1 remains the adopted Local Plan Policy, the policies of the Replacement Local Plan should now carry substantial weight, such that it is considered that the current proposal could no longer be resisted on the grounds that it is not small scale, so long as it can be considered to be well related in scale and siting to existing built form in the area.

Concerns have been raised about potential overlooking from the new dwelling to adjacent properties on the opposite side of the Petworth Road. In view of the distance involved (a separation of 31 m from facing windows to the nearest boundaries of properties opposite), this objection is considered to be unsustainable. Similarly, no clear glazed windows are proposed in the first floor side elevations of the new dwelling, facing Crossways and Rothesay, to each side, only bathroom windows that may be obscure glazed. Accordingly, it is recommended that conditions be attached to any permission granted to require the obscure glazing of these windows and to preclude the later insertion of any further openings into these elevations.

Finally, the adequacy of the existing access has been questioned. Vehicular access was considered and accepted as a part of the previous outline application. Notwithstanding this point, the comments of the County Highway Authority are awaited in respect of the current application. It is considered that conditions will again be recommended concerning parking, turning and loading provisions. An oral report will be made on their comments at the meeting.

Conclusions

It is considered that, although not small in scale, the proposed dwelling would meet the modified requirements of Policy RD1 of the Replacement Local Plan, such that it would not result in any demonstrable harm to the amenities of neighbouring occupiers or to the visual character of the surrounding area.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Standard Approval of Materials (4.4)

2. Standard Levels (Detailed Permissions) (4.2)

3. Standard No New Windows (11.3) add 'further' before 'windows' * (walls) * (north or south first floor side elevations)

4. Standard Obscure Glazing (3.8) * (bathroom/en suite) * (north and south first floor side elevations)

5. Standard Fencing (5.1) * (2 months) * (commencement)

6. Standard Use of Garage (3.9)

7. Prior to the first occupation of the new dwelling hereby approved, the site container indicated in the north west corner of the site shall have been removed from the site.

8. Prior to the commencement of the development hereby permitted, the existing annexe building shall be demolished and all demolition materials removed from the site.

9. Any appropriate highway condition.

Reasons

1&2. Standard RC11

3&4. Standard RC6 * (overlooking of adjoining properties) * (PE10) * (SE3) * (DE1) * (D1 and D4)

5&8. Standard RC4 * (the character and amenities of the area) * (PE10) * (SE3) * (DE1) * (D1 and D4)

6. Standard RC11
* * * * *
B.7WA01/0890
Mr and Mrs D Rayner
15.05.01
    Alterations and extensions to rear of existing dwelling to form new flat on lower ground floor and to improve kitchen of existing flat (revision of WA00/2127) at 32 Croft Road, Godalming (as amended by letter dated 19.07.01 and by plans received 31.07.01)
    Grid Reference:E: 496884 N: 143668
    Town:Godalming
    Ward:Godalming South East
    Development Plan:Developed area – Replacement Local Plan
    Highway Authority:No requirements
    Drainage Authority:No requirements
    Town Council:Original scheme : No objection
    Amended scheme : “it is regretted that the Town Council will be unable to comment on the above revision by 14th August as required. When the Town Council considered the earlier revision at its meeting on 31st May 2001, it proposed no objection”
    Representations:One letter has been received objecting on the following grounds:
        1. Privacy loss to No.30 and nearby houses;
        2. Loss of half garden;
        3. Increased number inhabitants;
        4. Worsen existing car parking problem;
        5. Noise generation;
        6. Block views;
        7. Extension length and height not reduced;
        8. Flat roof out of keeping;
        9. Significant fall in ground levels not shown;
        10. New fence would not screen due to levels;
        11. No. 30 has right of way over garden of No. 32.

    Relevant History

    WA00/2127Alterations and extensions to rear of existing dwelling to form new flat on lower ground floor and to improve kitchen of existing flat.
    Withdrawn
    30.01.01

    Description of Site/Background

    No. 32 Croft Road is a three storey, brick built, single dwelling situated on the north side of Croft Road and lying opposite St Edmund’s Roman Catholic Church. The property and long rear garden are set on sloping ground levels, which fall significantly from south to north (towards Flambard Way) and to a lesser extent, from west to east (neighbouring No. 30 stands lower than the application site). Two existing car parking spaces serve the present dwelling, situated at the north end of the site.

    The Proposal

    The application seeks permission for various works to create an additional flat at lower ground floor level as follows:

    The current scheme is a resubmission of previous proposal WA00/2127 for substantially the same development. This earlier scheme however, differed in that it showed a terrace on the flat roof of the rear extension and a higher, lean-to roof to the two-storey side extension. In its original form, this application involved a first floor (lower ground floor) kitchen extension. However, this element has now been omitted.


    Submissions in Support

    The applicants write in support of the submission that:

    “The neighbours at 30 Croft Road have expressed concerns regarding the privacy of their garden once the extension has been built. We have discussed this with them and would be willing to accept one of the following conditions should the Council feel it necessary:

    Relevant Policies

    The site lies within the developed area of Godalming, as defined by the Replacement Local Plan, where conversion and sub-division developments may be acceptable, in principle, subject to the effects of the development on the character and appearance of the area and the building itself, its impact on the amenity of occupiers of nearby dwellings and the provision of car parking. Policy PE10 of the Surrey Structure Plan 1994, Policies DE1, HS4 and HS8 of the Adopted Local Plan and Policies D1, D4 and H9 of the Replacement Local Plan (Deposit Draft) 1999 apply to this proposal.

    Main Planning Issues

    The area already includes examples of similar converted single dwellings; for example, Nos. 34 and 36 are each sub-divided into two units. It is noted that permission was recently granted for a single storey extension to No. 34b (WA00/2128 refers).

    The new flat would have one bedroom, plus a study, in line with the policy preference for the provision of smaller residential units.

    Whilst concern has been raised by neighbouring residents about the development’s effects on highway safety, especially in terms of the availability of parking, the County Highway Authority has no requirements. The proposed provision of two car parking spaces, accessed from the rear of the site, would meet current National Guidance in relation to residential car parking standards, as set out in PPG3. These indicate that parking standards which result, on average, in development with more than 1.5 off-street car parking spaces per dwelling are unlikely to reflect the Government’s emphasis on securing sustainable residential environments, especially in urban areas. In this instance, the site is well located, close to the town centre, such that the guidance further suggests that no on-site parking provision may be justified.

    Amended plans have now been received which omit the ‘first floor’ (upper ground level) kitchen extension originally proposed. Whilst neighbouring No. 30 lies at a slightly lower level than No. 32, a separation distance of 1 m would exist between the extension wall and the shared side boundary, with a further 5 – 6 m to the nearest part of No. 30 itself. On this basis and subject to appropriate boundary fencing, officers considered that the revised amended development would not be materially over dominant in the outlook of No. 30.

    Concerns have also been raised about overlooking from the proposed new side windows. The applicants are agreeable to both the kitchen door and window being obscure glazed. It is recommended that if permission is granted, conditions be attached in respect of obscure glazing to preclude the later insertion of any side facing windows into the lower ground floor side elevation and to require an appropriate boundary treatment with No. 30 to prevent overlooking from the new study window.

    In terms of visual amenity, the only frontage alterations would be the provision of a light well and French doors at lower ground level, in keeping with similar examples in Croft Road including adjoining No. 34b.

    It is understood that the right of access referred to by the objectors in their letter would in no way be affected by the current development proposal.

    In view of the above considerations, it is recommended that the revised scheme should be supported. It would enable the provision of an additional small unit of accommodation consistent with the Council’s housing policies. The amended proposal would not, in the officers’ view, cause material harm to the environment or to residential amenity.

    Recommendation

    That, permission be GRANTED, subject to the following conditions:
    Reasons & 5 Standard RC6 * (overlooking of the adjoining property) * (PE10) * (SE3) *(DE1) *(D1 and D4). 6. Standard RC8 * (ensure the proper development of the site) * (PE10) * (SE3) * (DE1) * (D1 and D4)
    * * * * *
    B.8WA01/1050
    Mr and Mrs Cartwright
    01.06.01
    Erection of outbuilding to provide gardener’s store, Whinfold, Hascombe Road, Godalming (as amended and amplified by letter dated 22.06.01 and by plans received 26.06.01).
    Grid Reference:E: 499345 N: 140310
    Parish:Busbridge
    Ward:Busbridge Hambledon and Hascombe
    Development Plan:MGB, AONB, AGLV. Outside settlement – Replacement Local Plan
    Highway Authority:No requirements
    Drainage Authority:No requirements
    Parish Council:Not yet received – to be reported orally
    Consultations:Appraisal from Bruton Knowles – see report
    Representations:One letter has been received objecting on the following grounds:
        1. Unacceptable location;
        2. Proximity to boundary would compromise views from adjacent house (particularly in winter);
        3. Noise generation;
        4. Alternative location suggested;
        5. Many building projects over years; further building will lead to suburban feel.

    Relevant History

    WA90/0107Erection of garage for four vehicles with storage area in roof
    Permitted
    23.04.90
    WA96/1108Change of use of garage/store to provide accommodation ancillary to the main house together with alteration to elevation
    Permitted
    19.09.96
    WA96/1115Erection of extensions and alterations
    Permitted
    19.09.96
    WA97/0433Erection of a tennis court fence
    Permitted
    21.04.97
    WA98/1693Erection of extensions and alterations
    Permitted
    15.12.98


    Description of Site/Background

    Whinfold comprises a large detached residential property, set in garden land (approximately 0.8 ha) and woodland (3.3 ha), totalling around 5.7 ha. The dwelling is situated on the southern side of Heath Road (B2130), within a countryside location characterised by sporadic residential development. Existing outbuildings on the site include a garage with accommodation above, an existing open fronted timber framed storage building, a greenhouse and a further timber framed building.

    The Proposal

    The application seeks full planning for the erection of a barn-style outbuilding of 46.75 sq m, measuring 8.5 m in length by 5.5 m in width. It would provide storage area for garden machinery used to maintain the grounds, together with a side tool store and wc. The structure would have a maximum ridge height of 5.5 m. The proposed building would be sited adjacent to a north site boundary, behind the dwelling itself and in a line with other ancillary outbuildings.

    It is intended that an existing timber framed storage building measuring 17.71 sq m would be removed.

    Submissions in Support

    In support of the proposal, the agent has put forward the following arguments:

    Relevant Policies

    The site lies outside of any defined settlement area, within the Metropolitan Green Belt, Area of Outstanding Natural Beauty and Area of Great Landscape Value, wherein ancillary domestic outbuildings are forms of development normally considered inappropriate development, unless very special circumstances in terms of need for the building exist warranting an exception from Green Belt policies. As such, Policy RD3 of the Replacement Local Plan (Deposit Draft) 1999 applies to this proposal. Similarly, Policies RE1 and GB1 of the Adopted Local Plan and Policies C1 and C3 of the Replacement Local Plan, together with Policy PE7 of the Surrey Structure Plan 1994 also apply in respect of protection of the landscape.


    Main Planning Issues

    The Council’s agricultural/land management consultants have carried out an appraisal of the site and the need for the new building and have concluded that:

    In our opinion, there is a requirement for a building for the storage of land management machinery and equipment, but the proposed building is too large for this purpose. The proposed building is also to be used as a tool store with a toilet, although we were informed by the applicant that it would also be used as a rest room for the gardeners. The gardeners undertake the work on a weekly basis and in our opinion there is not a requirement for a rest room and toilet.

    In our opinion, a building of approximately 25 – 30 sq m would be adequate for the storage of the land management equipment detailed above and tools required for gardening and land management of the property’.

    Officers consider that the proposed outbuilding constitutes inappropriate development in the Green Belt by virtue of its size, bulk and massing. Having regard to the comments of the Council’s consultants set out above, there would not appear to be any overriding argument to justify the provision of an outbuilding of this size upon the site. Whilst the building would not be visible from public vantage points, the officers are nonetheless concerned that it represents an undesirable intensification of development in the Green Belt and AONB/AGLV area which would fail to preserve or enhance the character of the sensitive landscape. As a result, it is recommended that the application should be refused.

    Recommendation

    That permission be REFUSED for the following reasons:
    * * * * *
    B.9WA01/1274
    Mr and Mrs Howard
    29.06.01
    Erection of extensions together with alterations to existing bungalow roof to provide chalet bungalow at Hunters, Salt Lane, Hydestile, Godalming (as amended by letter dated 02.08.01 and by plans received 03.08.01)

    Grid Reference:E: 497395 N: 140467
    Parish:Busbridge
    Ward:Busbridge, Hambledon and Hascombe
    Development Plan:MGB, AONB, AGLV. Outside settlement area – Replacement Local Plan
    Highway Authority:Not yet received – to be reported orally
    Drainage Authority:Not yet received – to be reported orally
    Parish Council:Not yet received – to be reported orally

    Relevant History

    WA80/0721Erection of games room (Hydestile and Hambledon Social Club)
    Permitted
    18.6.80
    WA81/1124Provision of additional car parking area of waste land to rear of existing carport (Hydestile and Hambledon Social Club)
    Permitted
    18.8.81
    WA97/0041Erection of a detached dwelling following demolition of existing buildings

    Refused
    21.2.97
    Appeal Dismissed
    20.1.98
    WA97/0415Erection of a detached dwelling and double garage following demolition of existing buildings (revision of WA97/0041)
    Refused
    22.5.97
    Appeal Dismissed
    20.1.98
    WA98/0666Erection of a detached bungalow following demolition of existing building
    Permitted
    19.6.98
    WA98/1195Erection of a detached bungalow and garage (revision of scheme approved under WA98/666 to provide a double garage)
    Permitted 27.8.98
    WA99/1137Erection of a detached bungalow and garage
    Refused
    02.9.99
    WA00/0648Retention of an extension
    Permitted
    07.6.00

    Description of Site/Background

    Hunters is a recently built bungalow located on the north side of Salt Lane, accessed by an unmade track.


    The existing, shallow-roofed, bungalow was permitted under planning permission references WA98/1195 and WA98/0666, as a replacement for the former Hydestile and Hambledon Social Club building. The Council, on balance, accepted the principle of the residential redevelopment proposed by WA98/0666 as representing very special circumstances within the Green Belt, as it was considered that:

    A modest single-storey extension to the bungalow of 16.4 sq m gross floor area, was approved, retrospectively, last year (WA00/0648 refers). However, prior to the erection of the present building, a further attempt to erect a materially larger and taller dwelling was again resisted by the Council as being less satisfactory than either the original or revised approvals. This refusal reflects the importance that the Council has consistently attached to ensuring development on this site is not intrusive or harmful to the Green Belt and the appearance of the landscape within the AONB and AGLV.

    The Proposal

    The original property, as originally constructed had a gross external floor area of 154.385 sq m.

    The current application proposes:

    The current application, together with the single-storey extension granted permission last year, would result in a cumulative enlargement of the original property of 62.12 sq m or 40.24%.

    Submissions in Support

    In support of the amended scheme, the agent writes:
    Relevant Policies

    Main Planning Issues

    Recommendation
    * * * * *
    B.10WA01/1159
    S Hughes and T Telfsam
    13.06.01
    Erection of a first floor extension at San Remo, Petworth Road, Wormley, Godalming (as amplified by plan received 05.07.01 and as amended by plans received 24.07.01)
    Grid Reference:E: 495631 N: 137961
    Parish:Hambledon
    Ward:Busbridge, Hambledon and Hascombe
    Development Plan:MGB, AONB, AGLV. Outside settlement – Replacement Local Plan
    Highway Authority:No requirements
    Drainage Authority:No requirements
    Parish Council:Provided the extensions do not exceed the permitted limit, the Parish Council has no objection to this application.
    Representations:One letter of objection received:
        1. Overlooking (Grade I Listed, Lutyens designed);
        2. Regret size and style of extension;
        3. Will result in pressure on boundary trees;
        4. Already enormous workshop visible.

    Relevant History

    WA76/1052Erection of fence and improvement of access
    Permitted
    02.09.76

    Description of Site/Background

    San Remo is an attractive, semi-detached house, situated on the east side of the Petworth Road (A283) at Wormley. To the south east side lies Tigbourne Court, a Grade I Listed Building, whilst to the north west are two further residential properties, including the adjoining Fedway. The dwelling is set back approximately 15 m from the highway and is served by a driveway and on site car parking.

    The Proposal

    Permission is sought for the erection of a first floor side extension, above an existing flat roof extension (reportedly added in around 1973). The extension would measure 2.3 m in width by 5.4 m in length, giving a total proposed floor area of 12.42 sq m and would provide an additional bedroom.


    Relevant Policies

    The dwelling lies within the Green Belt countryside, within an Area of Outstanding Natural Beauty and an Area of Great Landscape Value outside of any settlement. Therefore, Policies HS7 of the Adopted Local Plan 1993 and RD2 of the Replacement Local Plan (Deposit Draft) 1999 apply to this proposal. Policies RE1 of the Adopted Local Plan and C3 of the Replacement Local Plan also apply in respect of the protection of the landscape.

    Main Planning Issues

    In 1968, the dwelling measured 107.4 sq m in gross floor area. No formal planning history relates to extensions to the property, however the ground floor side extension, measuring 2.4 m by 5.4 m (12.42 sq m) appears to have been added since 1968 under permitted development rights.

    The current application, together with this earlier addition, would result in a cumulative increase of 24.84 sq m or 23.1% over the original size of the dwelling. As such, the proposal falls within the recommended guideline of 40% established by Policy RD2 of the Replacement Local Plan and is therefore considered appropriate in policy terms.

    Concern has been raised by the adjacent occupier regarding the development’s impact in terms of residential amenity and the setting of listed Tigbourne Court. The proposed extension would, at its nearest point, be 45 m from the nearest part of the Listed Building. The latter is, in addition, screened on its side boundary by a line of tall conifer trees. In view of the intervening separation distance, the boundary vegetation and proposed quality of materials to be used in the development (tile hanging and half-timbered detailing to match the existing), officers consider that the setting of the Listed Building would not be harmed by a grant of permission for the current proposal. Similarly, on the issue of potential overlooking, it is noted that no first floor side facing windows are proposed and as such, no privacy loss would take place to the neighbouring garden.

    Recommendation

    That permission be GRANTED subject to conditions as follows:

    Reasons

    1. Standard RC4 * (visual amenity) * (PE10) * (SE3) * (DE1) * (D1 and D4)

    2. Standard RC4 * (visual amenity and to safeguard the setting of the adjacent Grade I Listed Building) * (PE10 and PE12) * (SE3 and SE4) * (DE1 and C3) * (D1, D4 and HE3) 3. Standard RC9 * (the site’s relationship with the nearby dwelling) * (PE10) * (SE3) * (DE1) * (D1 and D4)
    * * * * *
    B.11WA01/1169
    J Catley
    16.06.01
    Outline application for the erection of a detached dwelling at Inwood, Petworth Road, Wormley
    Grid Reference:E: 495221 N: 138330
    Parish:Witley
    Ward:Witley
    Development Plan:MGB, AONB, AGLV (outside settlement – Replacement Local Plan)
    Highway Authority:No requirements
    Drainage Authority:No requirements
    Parish Council:Objection - contrary to Policy RD3
    Representations:Two letters have been received objecting on the following grounds:
        1. inappropriate development in a rural settlement as defined by RD1;
        2. not a settlement area;
        3. not a natural infill plot;
        4. out of scale and would have major amenity impact on neighbouring occupiers;
        5. more vehicles on the Petworth Road.

    Relevant History

    WA88/2153Erection of a two storey extension and double garage
    Permitted
    30.11.88
    WA94/1604Erection of a conservatory
    Permitted
    08.02.95

    Description of Site/Background

    Inwood is a two storey, detached dwelling situated on the north-eastern side of Petworth Road, Wormley. There is an existing garage located to its north.

    The Proposal

    Outline planning permission is sought for the erection of a detached two-storey dwelling with a detached double garage on the side garden land to the north-west of the existing property. The application includes consideration of the means of access only with all other matters reserved for consideration at the detailed stage.

    Submissions in Support

    In supporting the scheme, the applicants offer the following comments:

    Relevant Policies

    The application site is located within the Green Belt, an Area of Outstanding Natural Beauty and an Area of Great Landscape Value and outside any defined settlement. As a result, the site would be subject to Policies PE2 and PE7 of the Surrey Structure Plan and GB1 and RE1 of the Adopted Plan and C1 and C3 of the Replacement Local Plan. These policies indicate that there is a firm presumption against inappropriate (residential) development in the interests of preserving the openness of the Green Belt and the intrinsic qualities of the Landscape. Notably and contrary to the view of the applicant, Policy RD1 of the Replacement Local Plan does not apply to this site.

    Main Planning Issues

    This application is considered to materially conflict with Adopted and Replacement Local Plan Policies in that it would represent a new dwelling outside of the confines of any defined settlement. The Replacement Local Plan Inspector specifically recommended that Wormley should be excluded as one of the identified Rural Settlements. As a result, Policy RD1 does not apply to this scheme and therefore this application cannot be construed as an acceptable form of infilling. The site lies within the Green Belt area where there is a strong presumption against any new residential development. No justification has been made to relax the strong policies of restraint which apply in this area. The objections from the Parish Council and the neighbouring occupiers are noted and the officers share their views. Policy RD3 which is quoted by the Parish Council relates to garages and other ancillary domestic outbuildings in the countryside. Whilst the officers also object to the principle of a garage, unrelated to any existing dwelling, that concern is considered to be covered by an overriding objection under Policy C1.

    Recommendation

    That permission be REFUSED for the following reasons:
    * * * * *
    B.12WA01/0898
    Cyclists’ Touring Club
    04.05.01
    Erection of a building to provide 15 flats following demolition of all existing buildings at 69 Meadrow, Godalming (as amplified by letter dated 23.07.01).
    Grid Reference:E: 497875 N: 144654
    Town:Godalming
    Ward:Godalming North East and South West
    Development Plan:No site-specific policies within developed area – Replacement Local Plan. Tree Preservation Order. Flooding area.
    Highway Authority:Recommends conditions
    Drainage Authority:No requirements
    Town Council:Object:- Detrimental to the streetscene; over development; loss of employment opportunity; reduction of office space; increase in traffic accessing Meadrow; loss of mature trees.
    Representations:Four letters have been received objecting on the following grounds:
        1. Gross over development;
        2. Should retain existing Edwardian building or façade – sell as single family home; would be an act of vandalism; convert into flats;
        3. Not another “Costcutter”;
        4. Already huge office building opposite King’s Road;
        5. Developers’ greedy;
        6. Traffic generation on Meadrow;
        7. Retain trees, should be left to live full life;
        8. Need to enhance the area, not spoil it;
        9. Long term CTC office use of site.

    Relevant History

    WA75/0106Erection of two storey extension to provide office and cycle museum
    Refused
    13.05.75
    WA77/0259Erection of a two storey extension for cycle museum and own offices for National Headquarters of Cyclists’ Touring Club
    Permitted
    08.07.77
    WA77/0581Erection of a single storey prefabricated office
    Permitted
    08.07.77

    WA79/1434The erection of three houses with integral garages with vehicular access from Meadrow (outline)
    Refused
    04.12.79
    WA80/1034Erection of single storey extension rear of offices
    Withdrawn
    20.03.81
    WA82/0638Retention of a prefabricated office building
    Permitted
    24.06.82
    WA82/1309Erection of a two storey rear extension to provide offices
    Withdrawn
    10.03.83
    WA84/1034Erection of replacement garage for storage purposes
    Permitted
    16.10.84
    WA89/0791Erection of an extension to offices, resiting of portakabin and erection of replacement garage
    Permitted
    31.07.89
    WA97/0198Erection of a single storey infill extension
    Permitted
    04.04.97

    Description of Site/Background

    The application site is the existing Cyclists’ Touring Club building (565 sq m gross floor area) which occupies an area of 0.201 hectares and which lies on the north-west side of Meadrow. Existing buildings include the attractive main brick property (originally a dwelling), a lower side extension together with ancillary garaging and storage (portakabin, sheds, container). There are a number of mature trees on the site, particularly on the frontage to Meadrow and in the raised rear garden.

    The immediate area is characterised by a mix of residential and commercial land uses. To the immediate north-east is the former “Costcutters” supermarket site, currently being redeveloped for flats, whilst a veterinary practice with a flat over (No. 67), a hotel (No. 65) and other dwellings lie to the south-west.

    The Proposal

    Full planning permission is sought for the erection of a 15 unit block of flats, following the demolition of all existing buildings. The existing CTC building occupies a position abutting the south-west, side boundary, with a hardstanding area to the north-east on the other side. The new building is proposed to be more centrally sited on the plot, 2 m from the south-west and 5.5 m from the north-east boundaries. The wider separation distance on the right hand side, as viewed from Meadrow, provides an access to the main 15 space car park behind. A further four car parking spaces are indicated to be positioned in front of the building, bringing the total parking provision to 19 spaces. The existing access onto Meadrow would be reused.

    The proposed building would be substantial, having a frontage width of approximately 27 m and a maximum depth of 28.5 m. The pitched roof design, incorporates three front gable projections and comprises three storeys, reaching a maximum 12.2 m ridge height. The proposed scheme broadly relates in scale and design terms to the redevelopment of the adjacent former “Costcutters” site, although the former does not propose habitable accommodation in the roof space and the building as a whole would have a greater set back from the road. A number of frontage trees (although not all) would be retained, softening public views of the front (south-east) elevation facing Meadrow.

    The proposal would have a total gross floor area of 1419 sq m and would result in a development density of 75 dwellings per hectare.

    Submissions in Support

    In support of the proposal, the applicant’s agent has supplied a comprehensive supporting statement, which concludes that:

    Relevant Policies

    The site lies within the Developed Area of Godalming wherein the principle of residential development may be acceptable, subject to the requirements of Development Plan policies and assessments of the development’s impact upon neighbouring and visual amenity, highway safety and trees.

    Relevant policies, in addition, include:

    Main Planning Issues

    Whilst the site lies within the Godalming developed area, officers have strong concerns about the proposal on a number of grounds.

    The site is presently occupied by the Cyclists’ Touring Club, which appears to use the building primarily for office purposes. Whilst a modest element of retail use exists, this is a limited operation as most of their sales are understood to be by mail order. Policy IC2 of the Replacement Local Plan (Deposit Draft) states that the loss of suitably located industrial and commercial land will be resisted. ‘Suitably located’ sites are defined as those that meet one or more of the policy criteria. In this instance, the site is considered to be suitably located, as it is considered to be well related to adjacent residential areas and to the highway and public transport networks. Accordingly, a Policy IC2 objection is raised to the loss of the existing commercial use of the site. Given the limited scale of the ancillary retail use, an objection is not raised under Policy S2 of the Replacement Local Plan (local and village shops).

    The provision of 15 flats on this 0.201 ha site would represent a development density of 75 dwellings per hectare. Policy H4 of the Replacement Local Plan, in line with PPG3 (Housing), states that the Council will resist developments that make inefficient use of land and will give encouragement to those proposals that provide for between 30 and 50 dwellings per hectare. It further advises that higher densities will be particularly encouraged at places with good public transport accessibility or around major nodes along good quality public transport corridors. Although the site is relatively closely related to Farncombe services, including the railway station and on a bus route, in the officers’ view, it is not a town centre location. As such, the density is considered excessive for the location, giving rise to an over development of the site. This concern is illustrated by the limited, tree shaded, amenity space proposed to serve the flats, contrary to Policy H10 (amenity and play space). Whilst the adjacent “Costcutters” development appears to have similarly limited amenity space, the two small amenity areas provided are less shaded and it is noted that when first accepted under outline permission WA98/0437, it was then anticipated that the majority of the units would also have a balcony area.

    No policy objection is raised to the development on grounds of the proposed mix and size of units.

    With regard to subsidised affordable housing, Policy H5 requires that, on those sites falling within the threshold criteria and which comprise a density of 40 units per hectare or more, the net number of new dwellings provided in the form of subsidised affordable housing shall be at least 25% of the total. As a development of exactly 15 new dwellings, within a settlement of over 3,000 population, the proposal would attract the normal 25% requirement. At present, no such element has been indicated, nor has any contact been made with any Housing Association or the Housing Department, although the agents confirm their willingness to discuss this issue. In light of other principal concerns, officers have not negotiated on this point.

    Objections have been raised by Godalming Town Council and some local residents in terms of the size of the proposal and its impact upon the streetscene. Whilst it is noted that the adjacent development of the former Costcutters site was a substantial redevelopment, in that instance, the site occupies a corner position and a considerable separation distance (at least 13.5 m) exists between the side elevation of the new building and that of the existing CTC building the subject of this application. The present proposal would relocate built form away from the south-west side boundary with No. 67, increasing the distance between buildings from the existing 5 m to 7 m. The roof height of the new building would also be stepped, such that the nearest ridge to No. 67 would be 9.7 m, the next nearest 10.9 m, reaching 12.2 m maximum ridge height approximately 11 m from that side site boundary. However, the new building would be taller than the existing property and would sit further forward on the plot, such that it would appear over-scaled relative to No. 67, a two storey structure measuring 7.8 m to the ridge. Having regard to these buildings and to the height and massing of other built form in the vicinity, officers consider that the proposed development would appear excessive in scale, bulk and massing and over-dominant to the detriment of the streetscene.

    In addition, objections have been raised about the loss of the existing Edwardian property. Whilst the building has some attractive features and its loss would be regrettable in streetscene terms, in the view of the Historic Buildings Officer, the building is not considered to be of such distinctive character as to meet the selection criteria for local listing. Accordingly, officers raise no objection to this aspect of the proposal.

    Concerns are however raised regarding the development’s impact upon trees on the site, some of which are the subject of a Tree Preservation Order, which is yet to be confirmed. In particular, concerns are raised about the general loss of screening and the consequences to visual amenity, at both the front and rear. Any acceptable development proposal should, in addition, seek to address the future growth requirements of the existing or any similar sized replacement trees.

    Local residents have also objected to the traffic that would be generated by the development. The County Highway Authority however, raises no objections to the scheme, subject to the inclusion of relevant conditions. The proposed car parking provision of 19 spaces, serving 15 dwelling units, would meet current national guidance for residential parking standards, as set out in PPG3. These indicate that parking standards which result, on average, in development with more than 1.5 off-street car parking spaces per dwelling are unlikely to reflect the Government’s emphasis on securing sustainable residential environments, especially in urban areas. The proposal would equate with a provision of 1.2 spaces per unit and is therefore regarded as acceptable with the terms of the up to date policy”.

    In addition, concerns are raised on the grounds of material overlooking from the new development to the side facing dormer windows of a first floor flat at No. 67.

    Conclusions

    Whilst the proposed development would meet the policy preference for the provision of smaller units of residential accommodation, this single consideration does not, in the officers view, outweigh the strong policy and amenity objections identified in respect of the loss of commercial floor space, absence of subsidised affordable housing, excessive scale and bulk of the building and adverse effects upon trees protected by a Tree Preservation Order.

    Recommendation

    That permission be REFUSED for the following reasons:
    * * * * *
    B.13WA01/1181
    E Powell
    13.06.01
    Retention of workshop at Thimble Cottage, Petworth Road, Wormley (as amplified by letter dated 29.07.01)
    Grid Reference:E:494887 N: 138717
    Parish:Witley
    Ward:Witley
    Development Plan:MGB, AONB, AGLV (outside settlement – Replacement Local Plan)
    Highway Authority:No requirements
    Drainage Authority:No requirements
    Parish Council:Objection – over development of site
    Representations:Two letters have been received, one letter expressing support and one raising objections on the following grounds:
        1. very large structure and disproportionate in scale;
        2. intrusive to neighbouring properties;
        3. noise generation from the machinery operation up until 9.00 p.m.;

    Description of Site/Background

    Thimble Cottage is a two storey semi-detached house located on the eastern side of Petworth Road, Witley. To its rear, is the site of Jackson and Gocher Limited. There is an existing shallow pitched-roof shed situated in the garden immediately adjacent to the back of the office of Jackson and Gocher. The shed is positioned 12 m to the rear of the house aligned with the eastern rear boundary of the site. The building is being used as a workshop for the applicants upholstery business.

    The Proposal

    Planning permission is sought for the retention of the workshop which has been erected without planning permission. The workshop, measuring 3.5 m in length, 6 m in depth and 2.9 m in ridge height. Two windows and a pair of French doors have been inserted in the front elevation.

    Submissions in Support

    In support of the scheme, the applicant offers the following comments:

    In a subsequent letter, the applicant confirms that:

    Relevant Policies

    The site is located within the Green Belt, an Area of Outstanding Natural Beauty and an Area of Great Landscape Value. Adopted and emerging planning policies place strict restraint upon new development in the interests of protecting the openness of the countryside and natural character of the landscape. As such, Policies PE2 and PE7 of the Surrey Structure Plan, Policies LO6 and SE6 of the Surrey Structure Plan (Deposit Draft), Policies GB1 and RE1 of the Adopted Local Plan and C1 and C3 of the Replacement Plan apply to the proposal.

    Main Planning Issues

    The officers share the objections of the Parish Council and the neighbouring occupiers. The site lies within the Green Belt area and there is a strong presumption against any residentially-related or commercial development. It is considered that the proposal, in the officers’ view, would be of considerable bulk, massing and height and would appear disproportionate in relation to the dwelling. The structure would be materially visible from the adjacent occupiers. The proposal would result in a material loss of openness within the Green Belt, Area of Outstanding Natural Beauty and Area of Great Landscape Value. Whilst the applicant has indicated that the business only involves personal collections and deliveries, the officers remain concerned that this business use could not be regarded as purely incidental to the use of the dwelling. Finally, the officers are also concerned that the building could give rise to subsequent pressures for separate habitable use which would be undesirable on this constrained site within the Green Belt and unneighbourly in relation to adjacent dwellings.

    The applicants’ comments in respect of the upholstery activities in the workshop are noted. However, it is considered that the operation in the workshop would appear to affect the enjoyment of the neighbouring occupiers and therefore the scheme would result in a material loss of neighbouring amenity.

    Recommendation

    That permission be REFUSED for the following reasons:
    * * * * *


    B.14WA01/1038
    Mr and Mrs Derbyshire
    23.05.01
    Outline application for the erection of a three storey building to provide five flats with associated parking following demolition of existing buildings at 58 - 60 Meadrow, Godalming
    Grid Reference:E: 497881 N: 144604
    Town:Godalming
    Ward:Godalming North East and South West
    Development Plan:No site-specific policies within developed area – Replacement Local Plan. Flooding area.
    Highway Authority:Recommends conditions
    Environment Agency:Not yet received – to be reported orally
    Drainage Authority:Not yet received – to be reported orally
    Town Council:Object, insufficient off-road car parking facilities have been provided.
    Representations:Four letters have been received, objecting and commenting on the following grounds:
        1. No. 67 veterinary practice, directly opposite site, has private staff flat above – three storeys would severely restrict views;
        2. Propose restriction to two storeys;
        3. Alleged 1980’s site encroachment onto Lammas Land and further enlargement proposed, Allotment Association have insufficient funds to fight it;
        4. Insufficient land to accommodate five flats;
        5. Latest attempt by developers to ‘get rich quick’;
        6. Spoil whole of this end of Meadrow, character being dramatically altered;
        7. Over-development, one or two flats in keeping;
        8. Traffic generation onto A3100, an extremely busy road;
        9. Could Town Council also allow right of access to repair and maintain No. 56 too?

    Relevant History

    WA92/0403Alterations to access
    Permitted
    22.06.92
    WA92/0473Change of use of part of building from photocopying/stationary to car rental with ancillary office facilities
    Refused
    23.06.92
    WA94/0440Use of ground floor of premises and land for car rental purposes
    Permitted
    13.05.94

    Description of Site/Background

    The Proposal

    Submissions in Support

    In support of the proposal, the agent has put forward the following arguments:

    Relevant Policies
    Main Planning Issues

    Conclusions

    Recommendation

    That permission be REFUSED for the following reasons:
    * * * * *
    B.15WA01/1277
    S Dodd
    28.06.01
    Erection of an extension at Stone Barn, Portsmouth Road, Thursley
    Grid Reference:E: 490692 N: 138593
    Parish:Thursley
    Ward:Elstead, Peper Harow and Thursley
    Development Plan:MGB, AONB, AGLV, outside settlement – Replacement Local Plan
    Highway Authority:County Highway Authority – no requirements
    Highways Agency - Not yet received - to be reported orally
    Drainage Authority:No requirements
    Parish Council:My Council objected to planning application WA99/1720 for a change of use and therefore can see no justification for assenting to this application. As my Council foresaw, the granting of a change of use would subsequently lead to a request for further development

    Relevant History

    WA95/0816Change of use and refurbishment of redundant agricultural building to provide animation craft studio
    Permitted
    17.08.95
    WA99/1157Erection of building to provide additional studio space
    Withdrawn
    27.09.99
    WA99/1720Change of use to provide an independent dwelling
    Permitted
    12.10.00

    Description of Site/Background

    The Stone Barn is a single storey pitched roof detached building of 42.82 sq m located on the east side of Portsmouth Road accessed by a track. Historically, it formed part of the holding of the neighbouring Bedford Farm, but became detached a number of years ago. In 1995, permission was granted for use of the building as an animation craft studio (WA95/0816 refers). This use commenced, but ceased in 1997. Following a period of extensive, but unsuccessful marketing for an alternative commercial use, permission was granted under reference WA99/1720 for the change of use to a dwelling on the basis that it represented an acceptable reuse of an existing rural building. This permission has been implemented and the dwelling occupied.

    The Proposal

    Permission is currently sought for the erection of a single storey pitched roof extension measuring 6 m in length and 4.3 m in width to a ridge height of 3.7 m. The extension would provide a second bedroom. It would project forward of the existing front of the house with a gabled roof extending to the existing ridge.

    Submissions in Support

    In support of the scheme, the applicants have put forward the following points:-
    Recommendation

    That permission be REFUSED for the following reasons:
    * * * * *
    B.16WA01/0270
    Rap Development Limited
    Date of Receipt
    Erection of an extension. Proposed amendment to permitted scheme to involve the insertion of an additional bedroom/study within existing roof void including the insertion of a dormer window and a roof light at 71 – 73 Meadrow, Godalming
    Grid Reference:E: 497930 N: 144692
    Town:Godalming
    Ward:Godalming North East and South West
    Development Plan:No site specific policy within developed area – Replacement Local Plan
    Town Council:Original scheme – no objection.
    Proposed amendment:
    “The Town Council has no further observations to make upon the amended application forwarded under cover of the above reference”.
    Representations:1 letter has been received objecting on the following grounds:
        1. noise and dust nuisance has been caused by development already;
        2. development not yet complete;
        3. will delay completion of flats;
        4. obstruction of footway by site works;
        5. incremental increase of development on site;
        6. existing development is massive;
        7. new dormer window and roof light would increase appearance of excessive height and scale;
        8. over dominance in streetscene;
        9. unattractive appearance;
        10. increased parking pressure;
        11. over-density.

    Relevant History

    WA95/0961Erection of extensions and alterations to provide additional ancillary retail facilities on ground floor and self contained flat on first floor
    Permitted
    23.08.95
    WA00/0587Erection of a building to provide 24 flats together with ancillary works following demolition of existing supermarket (adjacent site)
    Permitted
    22.06.00
    WA01/0270Erection of an extension to flats currently under construction to provide two additional flats following demolition of existing shop and store
    Permitted
    30.03.01

    Site Description/Background

    71 – 73 Meadrow is the former site of a two storey building at the junction of Meadrow with Kings Road. The ground floor was used as a shop with an ancillary workshop and office over. Following the redevelopment of the adjacent site (Costcutters) to provide flats, permission was granted under WA00/1770 for a conversion of 71 – 73 to form two flats. Permission was subsequently granted under WA01/0270 for the demolition of the existing building and its replacement by a two storey extension to the new block upon the adjoining site to provide two additional flats. Whilst the site has been cleared, the new building has not yet commenced.

    Proposal

    The applicants currently seek approval for an amendment to WA01/0270 involving the following changes:
    Recommendation

    That drawing nos. 577/P 12A, 14A and 15A received on 19th June 2001 be agreed as amendments to the planning permission reference WA01/0270.
    * * * * *
    B.17WA01/1307
    Mr and Mrs Coleman
    06.07.01
    Erection of two storey and single storey extensions at 3 Parkfield, Godalming
    Grid Reference:E: 497532 N: 142737
    Town:Godalming
    Ward:Godalming South East
    Development Plan:No site specific policy – within developed area – Replacement Local Plan
    Highway Authority:No requirements
    Drainage Authority:Not yet received – to be reported orally
    Town Council:No objection
    Representations:4 letters have been received objecting on the following grounds:
    1. change to character of estate;
    2. loss of open character at boundary;
    3. loss of property value;
        4. single storey development only would be appropriate;
        5. out of keeping;
        6. would create a terracing effect;
        7. loss of visual amenity;
        8. increase in density;
        9. should have bought a four bedroom house if more space required;
        10. previous extension at 17 is an eyesore;
        11. loss of privacy;
        12. loss of light to bathroom;
        13. disruption to neighbour’s garage;
        14. party wall query;
        15. drainage problems anticipated;
        16. matching materials will be difficult to find;
        17. disturbance through building works;
        18. possible non-compliance with any permission granted;
        19. increased traffic congestion.

    Site Description/Background

    No. 3 Parkfield is one of a pair of symmetrical link-detached two storey properties on the west side of the cul-de-sac. The dwellings are linked by their attached single garages which are positioned adjacent to each other between the houses.

    The Proposal

    Permission is sought for the erection of a part two storey/part single storey side and rear extension following the demolition of the existing garage. The extensions would measure a total of some 92 sq m floor area and provide a lobby, replacement garage, breakfast room and kitchen extension at ground floor with a fourth bedroom and bathroom over. The two storey side extension would extend up to the common boundary with No. 4 and project 1.9 m to the rear of the application property.

    Relevant Policies

    The site is located within the Godalming Developed Area wherein the principle of extensions can be acceptable subject to their impact upon residential and visual amenity. Policies PE10 of the Surrey Structure Plan, DE1 of the Waverley Local Plan 1993 and D1 and D4 of the Replacement Local Plan apply to this proposal.

    Main Planning Issues

    Whilst the principle of an extension upon this property may be acceptable, officers have particular concerns about this proposal.

    Firstly, the proposed extension would extend up to the boundary with the neighbouring property with an equivalent ridge height to the existing dwelling. The proposal would result in a considerable increase in massing which could give rise to a terracing effect were the neighbouring property to carry out a similar extension, contrary to the existing more open character of the area.

    Moreover, the proposal would project on two storeys to the rear, adjacent to the boundary with No. 4. In this, officers share the concerns of the neighbour that the extension would appear overbearing and result in some overshadowing to that property. A side facing bedroom window would also overlook No. 2 Parkfield to the south. The officers consider that a reduced size scheme may be achievable on this property, but that this application should be resisted.

    Recommendation

    That permission be REFUSED for the following reason:
    * * * * *


    B.18WA01/1170
    J Green
    13.06.01
    Erection of extensions and alterations at 6 Old Rectory Gardens, Busbridge, Godalming.
    Grid Reference:E: 1170 N: 142806
    Parish:Godalming
    Ward:Godalming South East
    Development Plan:Within developed area - Replacement Local Plan, Conservation Area
    Highway Authority:No requirements
    Drainage Authority:No requirements
    Town Council:No objection
    Representations:Two letters have been received objecting on the following grounds:
        1. Removal of screening hedge;
        2. No room for maintenance;
        3. Outlook - greenery replaced by brick wall, over-bearing;
        4. Effect on property value/attractiveness;
        5. Boundary vegetation deciduous;
        6. Shadowing;
        7. Roof high, could be converted, overlooking;
        8. Invite planners to view from No. 20 Appletree Close;
        9. Extension size out of keeping;
    10. Overcrowding.

    Description of Site/Background

    No. 6 is a chalet property situated at the south-east end of Old Rectory Gardens, behind St John the Baptist's Church. The south and west corners of the site abut the rear curtilages of Nos. 19 - 21 Appletree Close.

    The Proposal

    Planning permission is sought for the erection of an attached garage, a bay window, a front porch and chimney to the existing garage (which is to be converted under permitted development rights). The new garage would be set at an angle to follow the south corner of the plot and would measure 5.8 m in depth and 4.8 m in width on its front elevation (and a maximum length of 8.2 m on the rear elevation). These dimensions would result in a footprint of area of 46.26 sq m and a ridge line of 5 m in height.

    Relevant Policies

    The property is situated within the developed area of Godalming wherein the principle of extensions can be acceptable subject to no adverse impact upon neighbouring or residential amenity. Policies PE10 of the Surrey Structure Plan, Policy DE1 of the Adopted Local Plan and Policies D1 and D4 of the Replacement Local Plan apply to this proposal. Policies C11 of the Adopted Local Plan and HE8 of the Replacement Local Plan require that development should preserve or enhance the character and appearance of the Conservation Area.

    Main Planning Issues

    There is no objection to the principle of extending this property in the manner proposed, subject to the impact of the proposal upon visual and residential amenity.

    In design terms, the proposal as a whole is considered to be in keeping in scale and design with the existing dwelling, having regard to the proposed pitched roof design of the main garage extension and intended matching brick and tiles. The garage would be provided within the right hand side corner of the plot, as viewed from Old Rectory Gardens and attached to the property. In view of the high boundary hedge, which would form a backdrop to the extension, it is considered that the development would preserve the character of the streetscene and the setting of the Conservation Area.

    Concerns have, however, been raised about the development’s impact upon the nearest south west (side) and south east (rear) site boundaries, along which a high thick hedge grows. Clarification of the exact relationship between the hedge and the proposed development is being sought from the agent. An oral report will be made on this issue at the meeting. Notwithstanding this point, the officers consider that the development would be acceptable even if the hedge required substantial pruning having regard to the distances involved.

    In addition, objections have been raised about the height and bulk of the garage extension and its impact upon the outlook of adjacent occupiers in Appletree Close. It is noted that the length and shape of gardens of Nos. 19 – 21 Appletree Close are limited by the corner position, such that at its nearest point the development would be 12 metres from the rear elevation of No. 20, 15 m from that of No. 19 and 20 m from No. 21. However, in view of these separation distances, it is considered that the development would not be overbearing in the outlook from these properties such that the proposal could be resisted on the grounds of material harm to residential amenity.

    Recommendation

    That permission be GRANTED subject to the following conditions:

    1. Standard matching materials (4.3) Reasons

    * * * * *
    B.19WA01/1361
    Mr and Mrs Leyshon
    11.07.01
    Erection of a detached garage/workshop with storage room above at High Button, off Park Lane, Thursley
    Grid Reference:E: 490694 N: 136193
    Parish:Thursley
    Ward:Elstead, Peper Harow, Thursley
    Development Plan:MGB, AONB, AGLV (outside settlement – Replacement Local Plan)
    Highway Authority:No requirements
    Drainage Authority:Not yet received – to be reported orally
    Parish Council:Not yet received – to be reported orally

    Relevant History

    WA00/0690Erection of a two storey extension and a porch
    Withdrawn
    14.06.00
    WA00/1254Erection of extensions and alterations
    Permitted
    06.09.00

    Description of Site/Background

    High Button is a two storey detached dwelling situated off Park Lane. Planning permission was granted in 2000 (WA00/1254) for the erection of a two storey extension measuring 33.18 sq m (39.4% over the original dwelling).

    The Proposal

    Planning permission is now sought for the erection of a detached garage/workshop with storage room over. The building, measuring 7.4m in width, 7.87m in length and 5.4m in height, would provide a double garage, log store and workshop on the ground floor (58.2 sq m) and a store room (21.56 sq m) over. An external stairway would be installed to the south elevation. A new dormer would be inserted within the roof to form a new loft access from the staircase.

    Relevant Policies

    The site is located within the Green Belt countryside outside of any settlement and within an Area of Outstanding Natural Beauty and Area of Great Landscape Value. Policies PE2 of the Surrey Structure Plan, GB1 of the Adopted Local Plan and C1 of the Replacement Local Plan indicate a firm presumption against residentially related development within the Green Belt. Policy PE7 of the Structure Plan, RE1 of the Adopted Plan and C3 of the Replacement Plan state that development should protect and enhance the visual character of the landscape. Policy RD3 of the Replacement Local Plan states that residential outbuildings shall be regarded under Green Belt Policy and constitute inappropriate development.

    Main Planning Issues

    Officers consider the proposed garage to constitute inappropriate development in the Green Belt by virtue of its scale and character. Having regard to the loss of single storey lean-to non-habitable structure in the permission of main dwelling extension, the officers have no objection in relation to the additional floorspace for the log store. However, the overall size of the present scheme would represent an undesirable consolidation of habitable accommodation upon the site. With a separate entrance, it could lead to pressures for the building to be used as separate residential accommodation. The dormer window would have the effect of making the building appear more domesticated in appearance and as a result, more intrusive within the landscape. Having regard to the recent extension, permission to the dwelling up to the maximum permissible level, it is considered that this proposal, which would be a further substantial building, should be refused.

    Recommendation

    That subject to the expiry of the notification period and the consideration of representations received in this period, that permission be REFUSED for the following reasons:
    * * * * *
    B.20WA01/0929
    Mr and Mrs Vernon
    10.05.01
    Erection of extensions and alterations at Far Cottage, Westbrook Road, Godalming (revision of WA01/0072) as amended by letter dated 16.07.01 and plans received 17.07.01
    Grid Reference:E: 496045 N: 144088
    Town:Godalming
    Ward:Godalming North East and South West
    Development Plan:MGB, AGLV – outside developed area - Replacement Local Plan
    Highway Authority:No requirements
    Drainage Authority:No requirements
    Town Council:Original Scheme : Objection: The Town Council considers this to be over-development and not in keeping with the neighbouring property being out of scale and character. The neighbour's objections should be upheld.
    Amended Scheme : Not yet received - to be reported orally.
    Representations:Original Scheme : Eight letters have been received objecting on the following grounds:
        1. roof and wall of back bedroom are being demolished exposing internal wall of neighbouring property;
        2. no external wall to rear dormer;
        3. proposed plans not clear;
        4. loss of character to cottage with historical associations;
        5. third bedroom not a necessity;
        6. out of keeping;
        7. should preserve small size of existing cottage;
        8. disproportionate enlargement;
        9. query lack of need of HGV's;
        10. inadequate insurance cover;
        11. effect on amenity of neighbouring property;
        12. effect upon plumbing and drainage;
        13. cause imbalance to pair of semi-detached properties;
        14. effect on landscape;
        15. structural survey desirable.
    Amended Scheme : Any representations received will be reported orally

    Relevant History

    WA01/0072Erection of extensions and alterations
    Withdrawn
    16.02.01

    Site Description/Background

    Far Cottage is one half of a pair of semi-detached properties located upon the north west side of Westbrook Road. It has an attached garage on the western side. Footpath No. 44 runs to the south of the property to link with Bridleway No. 6 which coincides with New Way. Historically, it is understood that the property was used as staff accommodation for the Westbrook Estate, but it is now independently and privately occupied.


    The Proposal

    Planning permission is sought for the erection of a first floor side extension over the existing kitchen and garage by way of a raised gable over the existing twin single storey gables. The extension would measure some 15.39 sq m of habitable floor area and provide a third bedroom. The extension would feature modest pitched roof dormer windows within the front and rear elevations. In height, the extension would measure 2.4 m to the eaves and 6.7 m to the ridge.

    Submissions in Support

    In support of the scheme, the applicant has put forward the following arguments:

    Relevant Policies

    The site is located within the Green Belt and an Area of Great Landscape Value outside of the Godalming Developed Area. In addition to the overarching Green Belt and landscape protection policies, Policies HS7 of the Adopted Local Plan and RD2 of the Replacement Local Plan apply to this proposal.

    Main Planning Issues

    In 1968, the property measured some 117.77 sq m of habitable floor area and it has not been extended since. The proposal would add 15.39 sq m of floor area resulting in an increase of 13.06 % over the original dwelling. The principle of this size of extension is considered acceptable within the terms of Policy RD2 having regard to its modest size.

    The extension would, it is considered, enlarge the property in a sympathetic way by maintaining the appearance of a subservient wing to the main cottage. The introduction of a low eaves line would further enhance the cottage vernacular.

    In its original form, the proposal also involved a single storey garden room and first floor extension bedroom extension at the rear. Following discussions with the officers and having regard to concerns expressed by neighbouring occupiers, the scheme has been amended to omit the alterations to the rear and now only involves the side extension.

    Moreover, this proposal is a resubmission following a much less acceptable bulkier proposal (WA01/0072 refers).

    The two properties in this pair of semi-detached dwellings have been previously altered (pre 1968) to the extent that their integrity as a symmetrical pair has been largely lost. The comments regarding historical associations are noted. However, the Department of Culture, Media and Sport has confirmed that the building has already been altered too extensively to merit listing. Finally, in its amended form and having regard to the separation of the extension from the neighbouring property, it is considered that the proposal would not cause any material loss of visual or residential amenity to neighbouring residential occupiers.

    Recommendation

    That permission be GRANTED subject to the following condition:

    1. Standard matching materials (4.3)

    2. The proposed garage space as shown on the plans hereby permitted shall be permanently retained for use for parking of domestic vehicles and storage and for no other use including habitable accommodation without the prior written consent of the Local Planning Authority.

    Reason

    1. (RC4) * (character of the area) * (PE7) * (SE6) * (DE1) * (D1 and D4)

    2. To ensure that adequate parking provision is made within the curtilage to meet the adopted parking standard in accordance with Policy M15 of the Waverley Borough Replacement Local Plan 1999.
    * * * * *
    B.21WA01/1205
    1st Milford Scout Group
    20.06.01
      Change of use from redundant highway land to amenity land in connection with the Scout and Guide Hut on land adjoining Milford Scout Hut, Junction of New Road and Haslemere Road, Milford (as amplified by letter dated 12.07.01).
      Grid Reference:E: 494504 N: 141835
      Parish:Witley
      Ward:Milford
      Development Plan:MGB within Settlement Area – Replacement Local Plan
      Highway Authority:No requirements
      Drainage Authority:No requirements
      Parish Council:No objection

      Representations:Three letters have been received raising objection on the following grounds:
          1. Concerned that doubling of land area indicates significant increase in usage to justify expansion;
          2. Restrict types of activity, hours of use, noise levels and music, control over use of hall and sub-letting, minimum levels of site maintenance, fires, preclude later development in future;
          3. Existing Scout land poorly maintained;
          4. Area wholly residential;
          5. Loss of current amenity use by all of this accessible land;
          6. Not a proper fate for land purchased by public funds at an earlier date;
          7. Suggest land be offered to Milford Parish Council;
          8. Land forms buffer zone, helps create the ‘village’ temperament of the area, loss of ‘open space’;
          9. Perfectly accessible playing fields and recreation grounds just 100 yards away.

      Relevant History

      WA89/2069Outline application for the erection of a Day Care and additional services centre
      Permitted
      18.07.90

      Description of Site/Background

      The Milford Scout and Guide Hut lies on the north-west side of Haslemere Road, immediately south of the A283/A286 roundabout at Milford. The application site comprises a long, rectangular tract of grassed land between the Scout building and the Haslemere Road, controlled and maintained by Surrey County Council as highway verge. The north east end of the application area adjacent to the roundabout is attractively wooded. A number of large trees also lie along the south east side boundary of the site, adjacent to the main road.

      The Proposal

      Planning permission is sought for the change of use of this stretch of land from (redundant) highway verge to use as amenity land in association with the Scout and Guide Hut premises. It is proposed that the land would be used for outdoor games, camping and recreational activities by the Scouting Organisation (Beavers, Cubs, Scouts, Rainbows, Brownies, Guides), which has a current area membership of 120 children.

      It is proposed that the site would be bounded by temporary fencing in the form of either timber post and rail or chestnut pale fence, which would be removed once the intended laurel or privet hedge planting has reached maturity.

      The application proposal would accompany refurbishment works, which are currently in hand to improve the Scout Hut building itself.

      Relevant Policies

      The site lies within the settlement area of Milford, within the Metropolitan Green Belt, where the principle of extending an existing community/outdoor recreational facility may be appropriate, subject to assessments of the development’s impact upon visual and neighbouring amenity. As such Policies PE10 of the Surrey Structure Plan DE1 of the Adopted Local Plan and Policies D1 and D4 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999 would apply to this proposal.

      Specifically, Policies RS1 of the Adopted Local Plan and RD1 of the Replacement Local Plan are relevant in terms of the need for well-scaled and appropriately located development within rural settlements. In particular, developments should not result in the loss of land which, by reason of its openness, makes a significant contribution to the character and amenities of the village. In addition, Policies PE2 of the Structure Plan, GB1 of the Adopted Plan and C1 of the Replacement Local Plan are relevant in relation to Green Belts.

      Main Planning Issues

      The two main issues are considered to be:
      It is acknowledged that the site contributes to the existing open, ‘green’ aspect of the immediate area and by reason of the woodland in its north end, screens nearby residential properties from the roundabout. However, given the site’s location within the settlement area of Milford, it is considered that such redundant land parcels could in the future be placed under pressure for new residential or similar development. In this case, this has already happened as outline permission was granted in 1990 (WA89/2069 refers) for the erection of a Day Care Centre on the site; this was not implemented and is no longer extant. In the circumstances, therefore, in the officers’ opinion, the current proposal would provide a community facility which would ensure the site’s continued amenity use (albeit by a more restricted sector of the community) whilst maintaining a relatively open visual character.

      In order to secure the retention of this open character, discussions are progressing with the applicants to:
      Written confirmation is awaited on these points and an oral report will be made at the meeting.

      Secondly, concerns have been raised on residential amenity grounds. In view of the existing amenity land to the rear of the Scout Hut premises and the close proximity of adjoining properties in Ladycross on that side, it is not considered that the present proposal would result in a material change, in terms of noise and outlook, from the existing situation. To the south east, the amenity would be brought closer to dwellings in Highcroft. However, these lie on the opposite side of Haslemere Road such that material harm to amenity is not anticipated.

      Recommendation

      That, subject to the receipt of a satisfactory revised site plan showing the copse omitted from the proposal area, permission be GRANTED subject to the following conditions:

      Reasons
      * * * * *
      B.22WA01/1165
      The Governing Body
      15.06.01
          Erection of an extension at Queens Sports Centre, Charterhouse, Charterhouse Road, Godalming
      Grid Reference:E: 495805 N: 145229
      Town:Godalming
      Ward:Godalming North West

      Development Plan:MGB, AGLV – outside developed area – Replacement Local Plan
      Highway Authority:No requirements
      Drainage Authority:No requirements
      Town Council:No objection, but members wished to express concern over the effects of potential increase in traffic due to the additional facilities
      Representations:One letter has been received objecting on the following grounds:
      1. Noise generation from existing sports centre;
          2. Air conditioning system required to allow windows to be left closed.
      3. New extension would create more noise.

      Relevant History

      WA93/1111Erection of a sports centre following demolition of some existing (minor) buildings; extension to existing car park and erection of eight garages, construction of a new access from Queens Drive and associated works
      Permitted
      26.11.93
      WA97/1104Non-compliance with Condition 2 of WA93/1111 (sports centre shall be used primarily as ancillary to the school, (non-school use being restricted)) to allow the creation of a crèche for use primarily by members of the sports centre
      Permitted
      22.08.97
      WA99/0551Erection of extensions to sports centre
      Permitted
      28.06.99

      Site Description /Background

      Charterhouse Leisure Centre lies within the main school complex to the south of properties fronting Northway and to the east of the games court.

      There is a high beech hedge along the northern perimeter of the sports centre complex defining the boundary with Northridge and Chetwynds School residential properties.

      The Proposal

      Permission is sought for the erection of a single storey extension measuring some 99 sq m in floor area.

      The extension would have an L-shaped footprint and be positioned on the side of the building adjacent to the swimming pool. The more westerly range would have a shallow ridged roof of 3.5 m in height, while the remaining section would have a shallow mono pitch of 4.3 m in height and be positioned parallel to the building. The extension would be used for storage areas and a steam room/sauna in conjunction with the existing leisure facilities.

      Submissions in Support

      In support of the application, the applicant has made the following points:

      Relevant Policies

      The site is located within the Green Belt and an Area of Great Landscape Value outside of the developed area of Godalming. Policies PE2 and PE7 of the Structure Plan, GB1 and RE1 of the Adopted Local Plan and C1 and C3 of the Replacement Local Plan apply to this proposal. These place strict restraint upon inappropriate development, including institutional use, in the interests of protecting the openness and character of the rural area and landscape.

      Main Planning Issues

      Having regard to the site’s location in the Green Belt, the proposal could be regarded as a form of inappropriate development. However, the agent’s submissions in relation to the need for additional storage and shower space are noted. As such, the scheme could be considered to represent very special circumstances, since it would appear that the leisure complex requires the proposed facilities to supplement and maintain the leisure and sporting activities which it offers to the school and wider community.

      The extensions would take the form of a projecting wing to the north of the games court beyond the existing line of the extension. Nevertheless, it would be modest in scale and discreetly positioned between the hedge and the sports centre and would not, in the officers’ view, appear materially intrusive within the landscape.

      The concerns of the neighbouring occupier regarding existing and prospective noise levels are noted. The complaint regarding current circumstances has been referred to the Environmental Health Officer for consideration under noise nuisance legislation.

      In relation to the current application, it is clear that the intention is not to use the extension as additional space for noisy exercise activities, nor does the space involved reasonably lend itself to such a use. However, having regard to the concerns and relative proximity to residential properties, it is considered reasonable to restrict use of the extension to storage/steam room/sauna as indicated upon the submitted plans to avoid any future conflicts between its use and adjacent occupiers. The Town Council has expressed concern regarding the possible increase of traffic movements. However, the Highway Authority consider that this concern could not be sustained in that the proposed facilities seek to supplement the existing use rather than introduce a material increase in users to the complex.

      Having regard to the strong expressed need for the proposed facilities and the modest scale of the proposal, officers consider that the application should be supported.

      Recommendation

      That permission be GRANTED:
      SCHEDULE 'C' TO THE AGENDA FOR THE
      CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
      15TH AUGUST 2001

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

      Background Papers (DoPD)

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

      Plan No.
      Applicant
      Development Proposed
      Site Description
      Decision
      WA01/0654
      Mr and Mrs Chrismas
      Erection of extensions following demolition of existing extensions (as amplified by photograph received 20.06.01 and letter dated 18.06.01 and plans received 19.06.01 and 09.07.01 at Rowley Cottage, Pitch Place, ThursleyGRANTED
      WA01/0673
      Mill House Inns
      Application for Listed Building Consent for internal alterations (as amended and amplified by plans received 20.06.01) at Elstead Mill, Farnham Road, ElsteadGRANTED
      WA01/0791
      Mr and Mrs Lane
      Change of use of land to provide additional residential curtilage together with the erection of an extension and a detached garage following demolition of existing outbuildings (as amplified by letter and enclosures dated 02.07.01) at 8 Merryacres, WitleyGRANTED
      WA01/0909
      Mr and Mrs Annable
      Erection of a deer fence (as amplified by letters dated 11.07.01 and 29.06.01) at Longacres, Heath Lane, GodalmingGRANTED
      WA01/0934
      J Burt
      Erection of an extension and change of use of existing retail area to provide an additional residential unit (as amended by letter dated 16.07.01 and by plan received 18.07.01) at 32 Meadrow, GodalmingGRANTED
      WA01/0949
      Hillyers of Waverley
      Limited
      Erection of cold storage units for a temporary period together with provision of a covered walkway and fencing (as amended by letter dated 12.07.01 and by amended plans received 12.07.01) at 23 Bourne Road, Farncombe, GodalmingGRANTED
      WA01/0984
      Governing Body of
      Charterhouse
      Continued siting of a relocatable classroom for a further temporary period at Charterhouse, Charterhouse Road, GodalmingGRANTED
      WA01/0989
      Mr and Mrs D Caws
      Erection of a two storey extension (as amended by plan received 28.06.01) at 82 Combe Road, Farncombe, GodalmingGRANTED
      WA01/1003
      S Phillips
      Erection of a detached garage/summerhouse building following demolition of existing garage/workshop (revision of WA01/0044) at Brook House, The Street, HascombeGRANTED
      WA01/1009
      Mr & Mrs Brooke
      Erection of a two storey extension following demolition of existing porch at 34 Springfield, ElsteadGRANTED
      WA01/1016
      Mr and Mrs Rapley
      Erection of extensions and alterations; erection of a detached double garage/workshop (as amended by letter dated 02.07.01 and plans received 05.07.01) at Hydon Wood Cottage, Feathercombe Lane, HambledonGRANTED
      WA01/1021
      A Chettle
      Erection of a garden store and extension of boundary wall to 2.3 m high at Badgers, The Green, ElsteadGRANTED
      WA01/1031
      J Wigley
      Erection of an outbuilding following demolition of existing building (as amplified by letter dated 02.07.01 and plan received 02.07.01) on land at rear of Myrtle Cottage, Thursley Road, ElsteadGRANTED
      WA01/1034
      Mr and Mrs Johnson
      Erection of a replacement attached garage at 59 Minster Road, GodalmingGRANTED
      WA01/1043
      Ben Scott Plant Sales
      Variation of Condition 1 of WA00/1305 to allow the continued use of premises for minor repairs, storage and sale of small construction equipment for further temporary period at Station Yard, Summers Road, Farncombe, GodalmingGRANTED
      WA01/1044
      C Wilson
      Erection of a conservatory at 50 Blackburn Way, GodalmingGRANTED
      WA01/1069
      M J Wilson and Associates
      Erection of an entrance porch and walls with associated works (revision of WA01/0110) at Unit One, Busbridge Hall, Home Farm Road, BusbridgeGRANTED
      WA01/1084
      Mr and Mrs
      Overington
      Erection of a single storey extension at 2 Ashstead Lane, GodalmingGRANTED
      WA01/1087
      C Palmer
      Erection of a detached triple garage (as amplified by letter dated 12.07.01) at Munstead Rough, Alldens Lane, GodalmingGRANTED
      WA01/1093
      Dr and Mrs Collins
      Erection of a single storey porch extension at Greenway, Knoll Road, GodalmingGRANTED
      WA01/1094
      Mr and Mrs Dermot Coakley
      Erection of a single storey extension following demolition of existing lean-to extension at West House, Milford Road, ElsteadGRANTED
      WA01/1096
      N Bawden
      Erection of a carport/garden store at Crossways, Petworth Road, WitleyGRANTED
      WA01/1097
      Mr & Mrs Debenham
      Erection of a two storey extension following demolition of existing garage (as amended by plans received 26.07.01) at Brightside, St Anne’s Road, GodalmingGRANTED
      WA01/1098
      Mr & Mrs Wright
      Loft conversion – construction of dormer windows at 14 The Brambles, GodalmingGRANTED
      WA01/1099
      Governing Body of Charterhouse
      Siting of a relocatable building for a temporary period (as amended by letter dated 18.07.01) at Charterhouse, Charterhouse Road, GodalmingGRANTED
      WA01/1107
      A Riddy
      Erection of a single storey extension at The Ridings, Primrose Ridge, GodalmingGRANTED
      WA01/1121
      Mr and Mrs Kealey
      Erection of a single storey extension (as amplified by letter and enclosed plans dated 27.07.01) at Leybourne End, Combe Lane, WitleyGRANTED
      WA01/1125
      M Moorhouse
      Erection of a detached garage following demolition of existing garage at 8 New Road, MilfordGRANTED
      WA01/1129
      S M Davis
      Erection of a conservatory at 12 Mare Lane, Hascombe, GodalmingGRANTED
      WA01/1144
      P Yates
      Erection of extensions and alterations at Glenside, Moors Lane, ElsteadGRANTED
      WA01/1158
      Mr and Mrs Christmas
      Erection of an attached double garage following demolition of existing garage at 204 Binscombe, GodalmingGRANTED
      WA01/1162
      Mr & Mrs Newnham
      Erection of a single storey extension at Lawn Cottage, Portsmouth Road, MilfordGRANTED
      WA01/1172
      Mr and Mrs Tiller
      Erection of a single storey extension at 49 Furze Lane, Farncombe, GodalmingGRANTED
      WA01/1176
      Mr and Mrs M Young
      Erection of a single storey extension at 57 Silo Drive, Farncombe, GodalmingGRANTED
      WA01/1178
      Mr and Mrs Hammond
      Erection of extensions and alterations (variation of scheme approved under WA00/0143) (as amended by letter dated 09.07.01 and plans received 09.07.01)GRANTED
      WA01/1179
      Governing Body of Charterhouse
      Construction of a fire escape at 6th form leisure centre at Charterhouse School, Charterhouse Road, GodalmingGRANTED
      WA01/1188
      Mr and Mrs Bilton
      Erection of a single storey extension following demolition of existing shed and store (as amended by letter dated 17.07.01 and by plans received 18.07.01) at Littleworth, Tuesley Lane, GodalmingGRANTED
      WA01/1195
      Mr and Mrs Lambert
      Erection of a conservatory at Heathergate, The Fairway, GodalmingGRANTED
      WA01/1202
      M G Shand
      Erection of an extension and alterations; erection of a detached garage (revision of WA01/0473) at The Quaich, Petworth Road, WitleyGRANTED
      WA01/1224
      Mr and Mrs Abilamah
      Erection of a single storey extension (revision of WA01/0828) at 13 Grange Close, GodalmingGRANTED
      TM01/0028
      J R Cakebread
      Application for consent to fell an Ash, the subject of Condition 7 of WA82/1617 at Maywood, 23 Hurtwood Chase, GodalmingREFUSED
      TM01/0038
      P Hurst
      Application for works to a Beech tree, the subject of a Tree Preservation Order 8/01 on land at 22 Busbridge Lane, GodalmingGRANTED