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Waverley Borough Council Committee System - Committee Document

Meeting of the Central Area Development Control Sub Committee held on 04/12/2002
Schedule B



CENTRAL 10
SCHEDULE “B” TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
4TH DECEMBER 2002

Applications where the considerations involved are clearly defined.
B.1WA02/1032
J M Lavey
S F I Group
05.06.02
Variation of Condition 1 of WA01/0926 to allow the continued use of land to provide external sitting ancillary to café use at The Slug and Lettuce, 54 - 58 High Street, Godalming (as amended by letter dated 29.10.02)
Grid Reference:E: 497069 N: 143854
Town:Godalming
Ward:Godalming South East
Development Plan:Godalming Town Centre Area, Conservation Area
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection
Consultations:Environmental Health Officer – Please see report
Representations:Four letters of objection. Godalming Community Group complain concerning noise generated by outside sitting arrangements, as well as indoor noise from café in the evening affecting local residents. One objection concerning amount of rubbish, litter, noise and cooking smells and consider that the property does not improve the look of the Conservation Area. Two letters of objection on the following grounds:
      1. change of use to bar has irrevocably changed character of the establishment and customer profile to one that constitutes a nuisance if allowed to spill on to the street;
      2. noise constitutes a nuisance until late in the night causing closing of bedroom window in order to sleep;
      3. evidence of people urinating in Pound Lane opposite;
      4. bottles and rubbish generated by those drinking left for the town cleaners to recover;
      5. the approved area has never been marked out by studs and so the applicant has been in breach of the permission for the past year;


      6. outside sitting area routinely used after 10.00 p.m. video shows evidence of this after 10.22 p.m. on 26th June 2002;
      7. applicant claims that no complaints have been received and this is not true;
      8. use of seating encourages Slug and Lettuce to keep front glass wall of premises fully open which allows an unacceptable level of noise, greatly disturbing local residents;
      9. believe it would be grossly irresponsible of Waverley Borough Council to allow any extension to the present one year limit of the original consent as there has been a total disregard for the conditions imposed.

Relevant History

WA99/1515Change of use of land to provide areas of external seating ancillary to café use
Temporary
permission
10.02.00
WA01/0926Use of land to provide areas of external seating ancillary to café use
Temporary
permission
19.07.01

Description of Site/Background

The site is located at the junction of the High Street with Great George Street and comprises the outside seating area of The Slug and Lettuce. Conditional planning permission was granted to use the area of land for external seating ancillary to café use originally in February 2000. This permission was renewed in July 2001 for one year. A number of conditions were attached to the permission dealing with:-

(a) the marking out of the area permitted on the pavement surface by the use of studs;

(b) that no music shall be provided so as to be audible beyond the seating area agreed; and

(c) that the outside seating area should not be used after 2200 hours each evening.

The Proposal

The application originally proposed a variation of condition to extend the use to provide external seating indefinitely or, if not acceptable, for the next ten years. The application has now been amended by letter seeking renewal for a further twelve months only and the cessation of the outside seating use at 2000 hours each evening.

Relevant Policies

Policy DP18 of the Surrey Structure Plan 1994, Policy L03 of the Surrey Structure Plan (Deposit Draft) 2001, Policies HE8, S6 and TC3 of the Waverley Borough Local Plan 2002 are relevant. These state, inter alia, that development that enhances the role of the Town Centre and does not detract from the Conservation Area or residential amenity shall be encouraged.

Main Planning Issues

The principal issue for Members to consider is the effect of the use on the character of the area and neighbours amenity.

The original consent was made temporary having regard to the recognised need to monitor the use of the grounds of potential conflict with pedestrians upon the footway and disturbance to neighbouring occupiers. The continuing concern of residents on noise grounds is noted, as are concerns in connection with the use of the footway beyond 10.00 p.m. It is to be noted that the marking out of the area for placing of tables and chairs has not been agreed as required under Condition 2 of the originating permission. It is also alleged, by at least one local resident, that noise nuisance, including that generated by amplified music, may have been in breach of condition.

The Environmental Health Officer has confirmed that complaints have been received from an individual and from representatives of Godalming Action Group alleging a noise nuisance caused by both amplified music and voices associated with The Slug and Lettuce in May 2002. Out of hours visits were made to the High Street. The first of these was at 2327 hours on 25th May 2002, the premises were full of customers at the time, but the officer did not substantiate a noise nuisance. The second was made at 2210 hours on 16th June 2002 whilst live music, consisting of a vocalist and a guitarist, was taking place. Music was audible from the opposite side of the street to The Slug and Lettuce. The officer did not consider that a statutory noise nuisance existed. It has been suggested by the Environmental Health Officer that the existing conditions are retained and attached to any consent with an amendment to the hours of use condition to restrict the use of the external seating area to 2000 hours.

Although the Environmental Health Officer’s conclusion did not justify serving a statutory notice, it does appear that on at least one occasion music was audible beyond the seating area in breach of Condition 3. There is also evidence from local residents and the local action group that the external seating area has allegedly been used routinely after 2200 hours. The applicant has been advised of these issues.

Officers consider that, in principle, the use of outdoor seating in the area concerned adds to the vitality and viability of the town centre. It is necessary to ensure, however, that the use does not cause unreasonable nuisance to neighbours. It is felt that to further restrict the hours of use to 2000 hours provides the correct balance.

It is recommended that a one year extension to the permission is given. An informative is also recommended advising the applicant of the Council’s concerns and requesting that the management of The Slug and Lettuce adhere to all the conditions and that, if the ongoing problems are not significantly reduced, the Council is unlikely to extend permission beyond this latest renewal.

Recommendation

That planning permission be GRANTED subject to the following conditions:

1. Standard temporary conditions (1.4) - *(31st July 2003) *(the use hereby permitted shall be discontinued)

2. The approved area for the placing of tables and chairs shall be marked out on the pavement surface by the use of studs in a manner to be agreed in writing with the Local Planning Authority before development commences.

3. No amplified music shall be provided so as to be audible beyond the seating area hereby agreed.

4. The outside seating area shall not be used after 2000 hours each evening.

Reasons

1. Standard (RC8) - *(retain control over the development hereby permitted) *(PE10) *(SE3) *(D1)

2. In accordance with the terms of the application, to provide for free passage of pedestrians, to ensure the area permitted can be clearly identified on site and in compliance with Policy PE10 of the Surrey Structure Plan 1994, Policy SE3 of the Surrey Structure Plan (Deposit Draft) 2001 and Policy D4 of the Waverley Borough Local Plan 2002.

3 & 4. Standard (RC10)

Informative

1. The applicant is advised that, in addition to the permission hereby granted, a licence from the Highway Authority, as landowner, is also required.

2. The applicant is advised that unless the Council as Local Planning Authority is satisfied that the setting out of the chairs and tables is in accordance with the planning permission and full compliance with all conditions in planning WA01/0926 is being met then it is unlikely that a further extension of this permission will be granted.
* * * * *
B.2WA02/1566
Laing Homes, Thames Valley
21.08.02
Erection of a three-storey building to provide 20 retirement flats with ancillary warden’s office and guest suite following demolition of existing squash and fitness club at The Willows, Portsmouth Road, Milford
B.3WA02/1567
Laing Homes, Thames Valley
21.08.02
Erection of a three-storey building to provide 20 retirement flats with ancillary warden’s office and guest suite following demolition of existing squash and fitness club at The Willows, Portsmouth Road, Milford
Grid Reference:E:495213 N:142247
Parish:Witley
Ward:Milford
Development Plan:MGB, Conservation Area within settlement boundary
Highway Authority:Recommend conditions
Drainage Authority:Environment Agency consulted Drawing No. E73/Rev.P2 considered satisfactory for both discharge of clean surface water and treated surface water from car park to soakaway. Environment Agency satisfied that Soils Limited site investigation report dated 01.10.99 has suitably assessed the contamination status of the site. No additional site investigative works or specific remedial measures to safeguard groundwater quality required.
Parish Council:No objection. Surprised that the French doors appear to be opening on the boundary
Consultations:Environmental Health Officer - recommends conditions regarding contamination
Conservation Officer – no objection to amendments
Representations:One letter requesting that lifts must be suitable for use by persons in wheelchairs together with attendant.
One letter of concern regarding position of car parking close to rear fence of adjoining properties. Ask that reasonable distance is provided and area landscaped.

Relevant History

WA00/1502 & 1503Erection of building to provide 19 retirement flats, warden’s flat and communal areas together with ancillary works following demolition of existing squash, health and fitness club (as amended)
Permitted
16.08.01
WA00/1504 & 1505Application for Conservation Area consent for the demolition of squash, health and fitness club
Permitted
22.04.02

Description of Site/Background

The site comprises 0.28 ha of land which used to be The Willows Sports and Health Club, now demolished. The site is accessed from Portsmouth Road and is located to the east of Milford House flats and to the rear of The Refectory. This site is currently under construction following the grant of planning permission and Conservation Area consent. The ground-works have been undertaken and the ground floor slab implemented. The current applications propose modifications to this scheme, most of which are relatively minor. The main changes are an increase of one independent dwelling for retirement purposes following the deletion of the warden’s flat and a slight increase in the area of land from (0.2607 ha to 0.28 ha) arising from the addition of a strip of land on the western boundary shared with St James Development. This allows for the slight reorientation of the vehicular circulation within the site with the car parking spaces being now more adjacent to the boundary. Other minor modifications are mentioned in the report below.

The Proposal

The proposal is for the erection of a three-storey block of 20 two-bedroomed retirement flats comprising seven at ground floor, seven at first floor and six at second floor. The proposal also includes ancillary parking for 20 car spaces and a buggies store and bin store to the north of the site. Two identical planning applications have been submitted.

Submissions in Support

The agent writes in support that :

The overall site area has been increased with a new western site boundary line which now follows the line of the existing brick boundary wall to the adjacent property.

The parking provision has been amended to make use of the adjusted boundary.

Whilst the overall design, scale and massing of the building remains essentially identical to the previously approved application, the following amendments have been incorporated.

The roof profile is now a single curved rather than the original two curves with a central recess. This has been incorporated for practical construction reasons and has no impact on the two main elevations and minor impact to the two side elevations.

The overall fenestration has also been amended with the inclusion of French doors to the three ground floor apartments at the rear of the building. These have been included for improved functionality between the building and its site.

The internal layout has also been amended with the apartments being generally improved and the provision of a warden’s office and disabled toilet. The development will be serviced by a visiting warden provided by a specialist management company, Peveral O M, who currently service numerous developments of a similar size in a similar way.

Peveral Management Services also write in support:

Peveral have some 900 retirement developments throughout England, Scotland and Wales and claim to have a great deal of experience in the management of such developments.

Within the industry, it is considered that development of 40 to 50 dwellings can now be managed on a non-residential basis.

With sophisticated emergency call systems, which are linked to 24 hour monitoring centres, there is little need for a manager to be resident on site.

Lifts, emergency call systems, fire systems, smoke detectors, can all be linked to the monitoring centre and they can deal with the issue and call-out help as necessary.

All new developments have an electric safe so access to a master key and other service keys can be accessed by the emergency authorities.

Relevant Policies

Policies PE2, PE8, PE10, PE12, EN1, DP3, MT2 and MT5 of the Surrey Structure Plan 1994

Policies L06, SE1, SE3, SE4, SE5 and DN10 of the Surrey Structure Plan (Deposit Draft) 2001

Policies D1, D4, D5, HE8, C1 and H7 of the Waverley Borough Local Plan 2002

Main Planning Issues

The main planning issue is considered to be the impact on the character and amenity of the area compared to the permitted development.

Owing to the change in the warden management system, the warden’s accommodation is deleted and the consequential provision of a further retirement flat. The internal layout of some of the flats has been slightly adjusted. The marginal increase in site area gives rise to a closer relationship between the proposed car parking and the boundary of Milford House flats. There is also a dual buggy and bin store towards the vehicular entrance of the site, but located behind a high wall and not visible from the public highway. The dual store is timber-framed and timber-clad with a combined footprint of 6.1 m x 2.1.m. The footprint of the main block of flats is very marginally adjusted on the northern elevation by + 200 mm and the overall height of the building increases between 150 mm and 300 mm as the slight changes in levels of the site have been taken into account.

The only other alterations are to the three ground floor flats where French doors are provided in lieu of windows to provide access to the narrow side boundary strip of amenity land which looks towards open paddocks to the east. On the northern elevation, a number of windows on the flank have been omitted and a dining window reduced in area at first floor level.

The above amendments are considered to be acceptable.

Recommendation

B.2 WA02/1566

That planning permission be GRANTED subject to the following conditions:

1. Standard approval of materials (4.4)

2. Standard levels (detailed permission) (4.2)

3. Standard surfacing materials (4.5)

4. Standard no new fences/means of enclosure (11.4) *(other than as approved as part of this permission)

5. A buffer zone 30 m width along the southern boundary of the site shall be established in accordance with details which shall be submitted to and approved in writing by the Local Planning Authority before the development commences

6. No soakaways shall be constructed such that they penetrate the water table and they shall not, in any event, exceed 3 m in depth below existing ground level

7. Surface water source control measures shall be carried out in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority within three months of the date of this permission hereby granted

8. Standard landscaping scheme (25.9)

9. Standard landscape works implementation (25.10)

10. Standard earthworks (25.11)

11. Prior to the commencement of works on the site hereby permitted:

(a) the recommended remediation scheme outlined in Laing Technology Group Environment Site Assessment report, for the Willows Club, Portsmouth Road, Milford, Surrey, August 2002, Project No. 0239009 and subsequent letter dated 17th September 2002 ref 0239008/EN 10762/da shall be fully implemented after consultation and agreement with the Environment Agency (either in relation to the development as a whole or the relevant phase as appropriate); and

(b) a completion report and certification of completion as detailed by agreement with the Local planning Authority shall be provided to the Local Planning Authority by an appropriate person stating that the remediation has been carried out in accordance with the approved remediation scheme and the site is suitable for the permitted end use

12. The retirement flats hereby permitted shall only be occupied by persons over the age of 55

13 Standard (HC6) *(a) *(No new development shall be occupied until space has been laid out within the site in accordance with the approved plans or a scheme to be submitted and approved in writing by the Local Planning Authority for cars to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. The parking/turning area shall be used and retained exclusively for its designated use)

14. Standard (HC8) no development shall take place until a Method of Construction Statement, to include details of:

(a) parking for vehicles of site personnel, operatives and visitors;

(b) loading and unloading of plant and materials; and

(c) storage of plant and materials

has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction period

15. No works or ancillary operations associated with the construction of the development which are audible at the site boundary or at any place, as may be agreed with the Local Planning Authority, shall take place on any Sunday or Bank Holiday nor any other day except between the following times:

Monday to Friday: 0800 - 1800 hours
Saturday: 0800 - 1300 hours
Unless in association with an emergency

16. Any appropriate condition required by the Environment Agency


Reasons

1. Standard (RC11) *(in the interests of amenity) *(urban area)

2. Standard (RC8) *(in order to) *1(ensure that the proposed development does not prejudice the amenities of neighbouring properties or the appearance of the locality) *2(PE10 and PE12) *3(SE3 and SE4) *4(D1, D4 and HE8)

3. Standard (RC11) *(in the interest of amenity) *(urban area)

4. In order to protect the open character of the area and to comply with Policy PE12 of the Surrey Structure Plan 1994 and Policy SE4 of the Surrey Structure Plan (Deposit Draft) 2001 and Policies C1 and HE8 of the Waverley Borough Local Plan 2002

5. To enhance and safeguard the nature conservation interests in the area in accordance with Policy PE8 of the Surrey Structure Plan 1994, Policy SE5 of the Surrey Structure (Deposit Draft) 2001 and Policy D5 of the Waverley Borough Local Plan 2002

6. To prevent pollution of ground water in accordance with Policy EN1 of the Surrey Structure Plan 1994 and Policy SE1 of the Surrey Structure Plan (Deposit Draft) 2001 and Policy D1 of the Waverley Borough Local Plan 2002

7. To prevent pollution of ground water and flooding in accordance with Policy EN1 of the Surrey Structure Plan 1994 and Policy SE1 of the Surrey Structure Plan (Deposit Draft) 2001 and Policies D1 and D12 of the Waverley Borough Local Plan 2002

8 - 10. Standard (RC10)

11. To ensure that any contamination of the site is properly dealt with to avoid any hazard in accordance with Policy EN1 of the Surrey Structure Plan 1994, Policy SE1 of the Surrey Structure Plan (Deposit Draft) 2001 and Policy D1 of the Waverley Borough Local Plan 2001

12. In accordance with the details of the application and in view of the restrictive nature of the site and level of parking provision and in the light of Policy DP3 of the Surrey Structure Plan 1994, Policy DN10 of the Surrey Structure Plan (Deposit Draft) 2001 and Policy H7 of the Waverley Borough Local Plan 2002

13&14 Standard (HR1) *(in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users and to satisfy Policies MT2 and MT5 of the Surrey Structure Plan 1994)

15. Standard (RC11)



Informative

1. You are advised with the need to comply with the conditions and advice contained within the letters of the Environment Agency dated 27th August 2002, 30th September 2002 and 24th October 2002 of which you have been provided with copies

B.3 WA02/1567

That planning permission be GRANTED subject to conditions:

Conditions as for WA02/1566
* * * * *
B.4WA02/1940
Mr and Mrs Merricks
10.10.02
Outline application for the erection of a new dwelling on land at Burns, Thursley Road, Elstead
Grid Reference:E: 490299 N: 143044
Parish:Elstead
Ward:Elstead, Peperharow, Thursley
Development Plan:MGB, AONB, AGLV - within settlement area
Highway Authority:Recommends refusal
Drainage Authority:No requirements
Parish Council:Not yet received – to be reported orally
Representations:4 letters have been received, objecting on the following grounds:

1. increase density of buildings;
2. impair visual amenity;
3. loss of light and privacy;
      4. lead to additional parking on the Thursley Road;
5. additional traffic and noise disturbance;
6. set a precedent.

Description of Site/Background

‘Burns’ is a semi-detached house situated on the north-western side of the Thursley Road, close to its junction with Moors Lane. The area is predominantly residential in character and the property to the south-west is the village Post Office.

The Proposal

The applicant seeks permission for the erection of a two-storey dwelling house to be sited in the rear garden of ‘Burns’. The application is submitted in outline form with vehicular access to be considered as part of the proposal. All other matters are reserved for consideration at the detailed stage.

The submitted plans show the site of the dwelling to be positioned near to the south-western boundary of the plot. The plot created would measure 12.5 m by 21 m and leave the existing house with a rear garden of some 11 m in depth. Illustrative plans have been provided by the applicant showing a two-bedroomed dwelling.

The proposed site would have access via the existing drive of ‘Burns’. The applicant has stated that the existing gates would be removed to combine the vehicle and pedestrian access and that ‘Burns’ would utilise a strip of land alongside the property for tandem parking of up to two cars.

An existing dilapidated garage and a lean-to greenhouse would be removed. New wooden fencing would replace the existing dilapidated fence and low wire fencing along the southern boundary.

Submissions in Support

The applicant argues that the proposal would keep ‘Burns’ as a two-bedroomed house and create an additional small dwelling which would be desirable and affordable accommodation in the village.

The applicant argues that the proposed dwelling has been positioned to allow sufficient distance from the buildings of ‘Fairmead’ and ‘Burns’ and points out that there are several mature conifers along the western and north-western boundaries screening ‘Glenside’ and ‘Fairmead’. The number of windows have been minimised to prevent the over-looking of adjoining properties.

Relevant Policies

Surrey Structure Plan 1994 – Policies RU1, DP6, MT2 and MT5

Surrey Structure Plan (Deposit Draft) 2001 – Policies LO4, SE3, DN2, DN3 & DN10

Waverley Borough Local Plan 2002 – Policies RD1, D1, D4, M2 and M14

Main Planning Issues

The main issue to be considered is whether the proposal would represent a satisfactory form of infill development, having regard to compliance with rural settlement policies, the effect on neighbours and traffic and parking issues.

The officers fully recognise Central Government Guidance and Development Plan policy objectives to make the best use of land and that this proposal could meet a specific housing need. However, the officers express serious concern over the backland nature of the proposal and its likely effect on the amenities of the adjoining residential occupiers.

In terms of Policy RD1 of the Local Plan 2002, it could be argued that the proposal would meet some of the policy criteria and, in particular, that it would be located within the built-up part of the village. However, the officers argue that the proposal would represent an unacceptably tight and cramped form of development and appear visually intrusive in this backland position.

The area is generally characterised by frontage development and, where there are examples of other backland development, the dwellings are set well within their plots with space to the boundaries. The proposed dwelling would be positioned close to the south-western and north-western boundaries and would effectively have a garden depth of only 5.5 m on its northern side. The garden area would also be well enclosed by a substantial line of conifer trees.


The officers also consider the proposal would represent an unneighbourly form of development. Given its position, it is considered that a two-storey dwelling would appear visually intrusive and, notwithstanding the applicant’s arguments in respect of the design, there would be a material loss of privacy. The officers also argue that there would be pressure from any future occupier of the proposed dwelling to fell or lop the conifer trees due to their close proximity and to provide more light to the property.

The Highway Authority has also recommended refusal of the application. The Authority has reported that the proposed development would lead to an increase in traffic movements to and from the existing inadequate access to Thursley Road, where visibility is severely restricted by parked cars and third party boundaries. Whilst the applicant has explained that some modifications would be made to the present access and the on-site parking situation, these would not overcome the concerns.

Conclusions

The officers do not consider that the proposal would represent a suitable form of development for the site and would not satisfy Policies RD1, D1 and D4 of the Local Plan 2002. There are also highway objections to the proposal.

Recommendation

That permission be REFUSED for the following reasons:

1. The erection of a dwelling on this site, in the manner proposed, would constitute undesirable backland development and result in an unacceptable tight and cramped form of development, out of keeping with the character of the locality and cause material harm to the village settlement. As such, the proposal would conflict with Policy RU1 of the Surrey Structure Plan 1994; Policies LO4 and SE3 of the Surrey Structure Plan (Deposit Draft) 2001; and Policies RD1, D1 and D4 of the Waverley Borough Local Plan 2002.

2. The proposed development of the site, in the manner proposed, would result in an unneighbourly form of development by reason of visual intrusion, over-dominance and loss of outlook and light. As such, the proposal would conflict with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

3. The proposed development, if permitted, would lead to an increase in traffic movements to and from the existing inadequate access to Thursley Road involving right-hand turning movements across the opposing traffic stream of this busy and important C class road, where visibility is severely restricted by parked cars and third party boundaries and would lead to danger and inconvenience to other users of the highway and therefore does not satisfy Policy MT2 of the Surrey Structure Plan 1994; Policy DN2 of the Surrey Structure Plan (Deposit Draft) 2001; and Policy M2 of the Waverley Borough Local Plan 2002.

4. The existing access is inadequate to serve any further development and its improvement to serve the proposed development, to the County Highway Authority’s minimum standard, would involve the use of land which, as far as can be determined from the application drawings, lies outside the applicant’s control and therefore does not satisfy Policy MT2 of the Surrey Structure Plan 1994; Policy DN2 of the Surrey Structure Plan (Deposit Draft) 2001; and Policy M2 of the Waverley Borough Local Plan 2002.
* * * * *
B.5WA02/1496
W N Bolt
22.7.02
Erection of a building to provide three retail (Class A1) units at ground floor level and five flats on upper floors following demolition of existing auction rooms at 8 Queen Street, Godalming (as amended by letter dated 19.11.02 and by plans received 19.11.02)
Grid Reference:E: 497143 N: 143774
Town:Godalming
Ward:Godalming South East
Development Plan:Within the Developed Area. Town Centre Area. Shopping Area. Area of High Archaeological Potential.
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:Object – the Town Council considers this to be over development of the site and it will cause the loss of an important Godalming historical building. In addition it will reduce employment opportunities in the area.
Consultations:County Archaeologist
Recommends condition
Environmental Health Services Manager
No objection, provides comments, recommends a condition controlling hours of construction
Representations:Three letters have been received, commenting and objecting on grounds as follows:
      1. disabled access required to the intermediate flat;
2. the existing building is important;
3. loss of valuable business;
      4. development makes no contribution to the town.

Relevant History

WA87/1397Change of use from former garage stores and coachworks to public auction rooms and storage (Nos. 8 and 10)
Permitted
23.09.87
WA91/0785Occupation of premises without compliance with Condition 4 of WA87/1397
Permitted
14.08.91
WA96/1244Variation of Condition 4 of WA87/1397 (restricting the number of auctions and day of the week) to allow two Saturday auctions per month
Permitted
17.10.96
WA02/0636Erection of a building to provide three retail (Class A1) units at ground floor level and five flats on upper floors following demolition of existing auction rooms
Appeal against
non-determination
lodged



Description of Site/Background

No. 8 Queen Street is currently occupied by Hampton’s auction room (407 sq m gross floor space). The area is characterised by a mix of commercial, community and residential uses, including the Baptist Church to the east and Jubilee House Care Home abutting the western site boundary (accessed from Pound Lane).

Whilst the existing two-storey building is not listed and lies close to, but outside of, the town centre Conservation Area, the existing substantial building is part of the commercial history and industrial archaeology of Godalming. The premises were formerly the Victoria Motor Works, which produced the Victoria motor car in 1907/08.

Committee members will recall considering the previous application (WA02/0636 refers) at the meeting on 14th August 2002. The proposal was broadly similar to this current application. An appeal had been submitted by the applicant on the grounds of non-determination within the eight week period. Committee resolved that, had it been within the jurisdiction of the Local Planning Authority to determine the application, the proposal would have been refused on three grounds:

(1) the loss of an existing building of importance in terms of the history and industrial archaeology of Godalming;

(2) the design of the proposed new building; and

(3) adverse impact upon the amenity of the occupiers of Jubilee House to the rear of the site.

The Proposal

The current application seeks full planning permission for the erection of a three-storey building, with the top floor comprising rooms in the roof served by dormer windows, following the demolition of the existing building. The redevelopment would provide three ground floor shop units, together with a total of five, two-bedroomed flats on the first and second floors.

The current application differs from the previous scheme as follows:

• two dormer windows have been omitted from the front (Queen Street) elevation;

• one dormer window has been omitted from the rear elevation (facing Jubilee House), to overcome overlooking concerns; and

A total of 295 sq m retail floor space would be provided, across three separate shop units. The 237 sq m gross floor area of new residential accommodation would comprise three first floor flats and two second floor flats. All would be two-bedroomed apartments. This would represent a development density of 125 dwellings per hectare on this 0.04 ha site. The proposed design incorporates a brick façade and a pitched tiled roof, with dormer windows and three projecting front gables.


Relevant Policies

Main Planning Issues

The site lies within the Godalming town centre, wherein the principle of residential development may be acceptable subject to the requirements of Development Plan policies and detailed assessments of the development's impact, for example in terms of neighbouring and visual amenity, highway safety, archaeology and the historic environment.

The following are material planning considerations:-

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

The site is prominently located within the Queen Street frontage. Although outside the Conservation Area, the boundary of this designation extends to a point half way along Queen Street, to within 18 m of the application site. The proposal therefore has potential to impact the setting of the Conservation Area.

Concerns have been raised by Godalming Town Council and local people about the loss of an important historic building. The existing building is simple and functional in its overall design, but it features a large clerestory roof light and metal trusses supported by decorative corbels. A formal request was made by the Council to the Department for Culture, Media and Sport seeking statutory listing of the building. However, following consideration and consultation with their historic buildings advisers (English Heritage), the Department decided that the existing building is not worthy of listing. Whilst the history of the building is acknowledged in terms of its importance for the town, in the officers’ opinion it would be difficult to sustain a refusal on this ground.

Concerns have also been raised on the grounds of loss of employment opportunities and that the proposed new building would be out of keeping with the street-scene. Having regard to the 295 sq m retail floor space proposed to be provided on the ground floor of the redevelopment, the application is considered to accord with policies which seek to retain visual interest and viability within the town centre shopping area.

Having regard to the distinctive nature of the current building, if the principle of the loss of the existing building were accepted, it is crucial that a satisfactory design is secured for its replacement. This application seeks planning permission for a revised scheme, which officers consider is now of an acceptable scale and design. The development would be in keeping with the form and character of development in Queen Street and would preserve the setting of the adjacent Conservation Area.

Whilst no private amenity space is shown for the use of occupiers of the units, having regard to the size of the apartments proposed (all two-bedroom) and to the site’s town centre location, accessible to nearby public recreation facilities, officers consider this absence to be acceptable. Rear balconies are shown to serve two of the flats at the first floor level.

Policy H4 of the Replacement Local Plan, in line with PPG3 (Housing), states that the Council will give encouragement to those proposals that provide for between 30 and 50 dwellings per hectare and that higher densities will be particularly encouraged at places with good public transport accessibility. The current proposal would represent a development density of 125 dwellings per hectare (although the applicant’s agent calculates a density of 147 d.p.h.). No objection is raised to the development on Policy H4 grounds of the proposed mix and scale of units.

With regard to car parking, the County Highway Authority has raised no objections to the scheme. The proposed nil provision of car parking for the flats would meet current national guidance for residential parking standards, as set out in PPG3. These indicate that, to meet the Government's emphasis upon securing sustainable residential environments, especially in urban areas, no provision will be appropriate in town centre locations.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Standard approval of materials (4.4)

2. Standard use restriction (10.1) *(the ground floor of the premises shall be used for retail) *(Class A1)

3. No works or ancillary operations associated with the construction of the development, including works of demolition, which are audible at the site boundary or at any other place as may be agreed with the Local Planning Authority, shall take place on any Sunday or Bank Holiday nor any other day except between the following times; Monday to Friday 0800 – 1800 hours, Saturday 0800 – 1300 hours, unless in an emergency

4. Prior to the commencement of any part of the development hereby permitted, details of the proposed arrangements for the storage of domestic and commercial refuse bins shall first have been submitted to, and approved by, the Local Planning Authority

5. Prior to the commencement of any part of the development hereby permitted, details of the proposed rear boundary wall shall first have been submitted to, and approved by, the Local Planning Authority

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

7. Standard flat conversion (13.1)

8 Standard no new windows (11.3) *(first floor or second floor level in the walls and roof slopes of the west, north-west and south-west rear elevations)

9. Prior to the commencement of any part of the development hereby permitted, details of the shop front joinery proposed for the front (Queen Street) elevation shall first have been submitted to, and approved by, the Local Planning Authority

10. Standard levels (detailed permission) (4.2)

Reasons


3. Standard (RC4) *(residential amenity) *(D1 and D4)

4 - 5. Standard (RC10)

7. Standard (RC4) *(residential amenity) *(D1 and D4)

9 - 10. Standard (RC10)
* * * * *

B.6WA02/1868
Hutchison 3G
18.09.02
Use of land for a temporary period for the siting of a 22.5 m telecommunications tower accommodating three antennae and two microwave dishes, together with associated works at Eashing Farm, Halfway Lane, Godalming
Grid Reference:E: 496381 N: 143802
Town:Godalming
Ward:Godalming NE and SW
Development Plan:MGB, AGLV, ASEQ - Godalming Hillsides (Beyond Developed Area)
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection, but the period of the temporary use should be determined prior to approval
Consultations:Borough Environmental Health Officer - not yet received to be reported orally
Guildford Borough Council - report no objection to this application, provided that consideration is given to adopted plan policies and PPG8
Representations:7 letters of objection/concern:-
1. Green Belt and AGLV Policies;
2. should share existing telecom mast;
3. further encroachment and visual intrusion;
4. additional mast unnecessary and questionable;
5. close to residential properties;
      6. health and safety concerns, additional level of radiation;
      7. any temporary period should be defined and condition to reinstate the land be imposed.

Relevant History

WA94/1477Change of use of agricultural land to allow the siting of a telecommunications mast, antennae and ancillary equipment together with the construction of an access
Refused
11.01.95
Appeal
Allowed
11.08.95
WA99/011TGPDO Part 24. Installation of four dishes and six antennas together with equipment cabin and associated works
Prior
Approval
Granted
15.06.00

Description of Site/Background

This application relates to a site on land at Eashing Farm, located on the hillside some 0.5 kms to the west of Godalming Town Centre. The site is adjacent to an existing 30 m high lattice tower which is shared by Orange and Vodafone.

The site is located at the south eastern end of a field which slopes down from north to south. To the south-east are the wooded hillsides which slope steeply down to New Way, the railway line and Ockford Road Conservation Area. There is residential properties nearby on all sides, with the edge of the Aarons Hill area some 300 m to the south-west and more sparse residential development in the other directions.

Both New Way, to the south-east and south-west of the site and Halfway Lane to the north-west are all public rights of way. New Way is on much lower ground.

The Proposal

Permission is sought for the erection of a lattice tower at a height of 22.5 m on land to the north-west of the existing installation. The antennae and dishes will be attached directly to the framework at the top of the tower. The equipment cabinets will be situated at the base of the tower within a fenced compound measuring 8m x 5m.

The type of temporary mast proposed is affixed to a concrete pad, which provides stability to the structure, but is not set into the ground. The agent explains that it is possible to remove the installation without leaving any long term trace on the land.

Submissions in Support

The agent argues that the installation, for a short period of time for which it will be in situ, would not be demonstrably harmful to the character and appearance of the area or the visual amenities of local residents, the nearest of which are a reasonably distance away. The agent has submitted a montage, taken from the town centre and argues that the proposal would be substantially less intrusive than the current mast.

The agent explains that the site is required to provide coverage to the Godalming area, including sections of Westbrook, Aarons Hill, Ockford Ridge, the A3100 and the local transport network, including the railway line. It would also provide coverage to local businesses and residential properties in the area. In support of the proposal, the applicant has submitted radio coverage plots and the sites relationship to other cells in the area.

The applicants have sought a one-year temporary period only whilst the arrangements to share the existing Orange mast adjacent to the proposed site are finalised. The agent argues that to share the present Orange mast would be in accordance with Government Guidance and Development Plan Policies. There would be no need to redevelop the site or increase its height. The agent explains that once the Orange site has been accessed, there will be no need for this temporary proposal which will be removed in its entirety. The proposal seeks a short term solution.

On the health issue, the agent states that a statement confirming that the proposed installation would comply with the ICNIRP Guidelines has been submitted with the application.

Relevant Policies

Surrey Structure Plan 1994 - Policies PE2, PE7, DP8

Surrey Structure Plan (Deposit Draft) 2001 - Policies LO6, SE6

Waverley Borough Local Plan 2002 - Policies C1, C3, D1, D11, BE5


Main Planning Issues

The main issue to be considered is the balance of the environmental impact against the technical need for a further facility in the area. Of particular importance is the likely visual impact on the character and appearance of the area, including the setting of the town and its effect on the amenities of nearby residential occupiers.

Green Belt

PPG Note 2 ‘Green Belts’ and Development Plan Policies state that there is a general presumption against inappropriate development and that this will not be permitted unless very special circumstances exist. In all circumstances, any development must be acceptable in terms of its scale, height, siting, form and impact and should not materially detract from the openness of the Green Belt.

Telecommunications development is considered to represent an inappropriate form of development in the Green Belt and which together with the existing mast adjacent, would materially detract from the openness and visual amenities of the area. The officers therefore argue that very special circumstances need to be demonstrated to justify a second mast in this area, even on a temporary basis.

Landscape

The proposed site is located in a prominent hilltop position to the west of the town centre within an area which is designated for its high landscape value. The existing 30 m mast is already considered to exert a significant visual impact on the site and on views across the town. The existing mast is clearly visible, for example, from the High Street, the Bury’s Field, Eashing Lane to the north-west and on the south-west approach into the town along the A3100. Given its height, it is also clearly visible to many residential occupiers in the vicinity of the site and further afield.

The proposed mast would have a height of 22.5 m, compared to 30 m for the existing mast and the applicants have submitted a photo montage of the likely impact of the proposed development. Whilst it is recognised that the proposed mast would be less visible than the existing mast, it would nevertheless add to the overall visual impact of telecommunications development on this site and would still be visible from certain public vantage points. The proposal would therefore fail to preserve or enhance the landscape of the area.

Godalming Hillsides

The site is located within, albeit on the edge of the Godalming Hillsides policy area, which states that development will not be acceptable unless the Council is satisfied that the development would not diminish the wooded hillside appearance of the setting of the town.

The officers would argue that any development in the form proposed would diminish the wooded appearance of the hillside. The proposal would represent an unacceptable intrusion and further detract from the character and setting of the town. Only the lower sections of the mast would be screened by mature trees around the site.


Residential Amenity

The Borough Council has received a number of objection letters from residents in the vicinity of the site. The existing and proposed mast would be clearly visible to those residents who live to the north, north-west and west of the site. The residents at Westaway and Westaway Cottage to the north are located only some 50 - 100 metres away and although there are trees which would provide some screening of the development, this would not be sufficient to conceal the development from view. It is therefore argued that the amenities of nearby residents’ would be further impaired by this proposal.

Need

The applicants’ agent has explained the need for the proposal and have provided radio coverage plots to demonstrate this. On the basis of the information provided, the officers consider that there would appear to be a reasonable need for the applicant to establish a further facility to cover part of the Godalming area.

Balance of Environmental Impact and Need

The officers consider that to have a second telecommunications mast in this location would cause serious harm to the visual impact and amenities of the area. The key issue in this case is whether there are very special circumstances to outweigh the visual harm caused.

Whilst the officers have noted the arguments put forward by the applicants’ agent for this proposal, these are not considered to represent very special circumstances in this case. The obstacle to the applicants’ to share the existing facility would appear to be negotiations with the main site provider, Orange, and this is felt to be a commercial matter to be resolved by the parties involved. It could be argued that the visual impact of a second mast for only a temporary period would be just that, for one year, and that the proposal would not become a permanent feature of the area. However, significant harm would still be caused and it is argued that this harm would not be outweighed by any identified benefits of the proposal.

Recommendation

That permission be REFUSED for the following reasons:-
* * * * *
B.7WA02/1994
Mr and Mrs Tubb
17.10.02
Outline application for the erection of a new dwelling with access via Milford Lodge on land adjacent to Rivendell, Petworth Road, Milford
Grid Reference:E: 494608 N: 141844
Parish:Witley
Ward:Milford
Development Plan:MGB - within settlement area
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection, but express concern about further congestion on Milford Lodge Road.

Relevant History

WA76/0057Construct lobby to front door and alterations to kitchen
Permitted
18.02.76
WA83/0367Erection of a first floor extension to provide bathroom
Permitted
06.04.83
WA89/0525Erection of a single storey extension
Permitted
19.05.89

Description of Site/Background

‘Rivendell Cottage’ is a detached house located on the eastern side of the Petworth Road, close to the roundabout at the junction of Haslemere Road and Cherry Tree Road. To the back (east) of the site are the rear gardens of properties in Milford Lodge.

The application site measures 0.05 ha and would have a frontage onto the Haslemere Road of 15 metres. The site currently forms part of the side garden of Rivendell Cottage. It is bounded by a mature hedge and a row of conifer trees along the western and northern boundaries. There is a flat roofed triple garage and a Yew tree on the eastern boundary facing the vehicular access track.

The Proposal

Outline permission is sought for the erection of a detached dwelling on the site with all matters reserved for consideration at the detailed stage. The application forms indicate a two storey dwelling of some 149 sq m with two garage spaces.

The application shows that use would be made of the existing access road/track off Milford Lodge and which runs between Nos. 16 and 18. The access road provides rear access to some seven residential properties which front the Haslemere Road, including the new pair of houses located to the north of Rosemary Cottage.


Relevant Policies

Surrey Structure Plan 1994 - PE2, PE9, RU1, MT2, MT5

Surrey Structure Plan (Deposit Draft) 2001 – LO4, LO6, SE3, SE7, DN2, DN3

Waverley Borough Local Plan 2002 - RD1, D1, D4, D7, M2, M14

Main Planning Issues

The site is located within the Milford settlement area where policies state that new development in villages may be acceptable if it is well related in scale and location to the existing development.

The main issues to be considered are (i) whether, having regard to the location and size of the plot, the development of the site with a single dwelling would represent an acceptable form of infill development, and (ii) its impact on the character and appearance of the area.

The officers consider that having regard to the pattern and density of the surrounding development, the subdivision of the site in the manner proposed could support a modest sized dwelling. The size of plot created would be similar to others in the area and subject to the final siting, internal layout and design of dwelling proposed, it is not felt that the amenities of neighbours would be adversely affected by such a proposal.

The development of the site could lead to the loss of a row of conifer trees along part of the northern boundary and ‘open up’ the site. Moreover, the Yew tree close to the rear boundary could become affected by any development of the site. However, a row of garages could be demolished to allow vehicular access into the site, similar to other properties which back onto the access road. The officers have sought clarification of the parking which would be made available to the existing property, Rivendell Cottage.

The erection of a further dwelling would increase the amount of traffic which would use the access road. The number of dwellings served off the access road would be increased from seven to eight. However, it is not felt that the amenities of adjacent residential occupiers would be adversely affected by this proposal and would not be sufficient in itself to refuse permission.

In conclusion, it is considered that in principle the development of the site for a single dwelling would comply with Policy RD1 of the Local Plan 2002. It is considered that the proposal would not materially detract from the character or amenities of the area.

Recommendation

That permission be GRANTED subject to the following conditions:-
Reasons
* * * * *
B.8WA00/0508Amendment to details pursuant to Condition 8. Construction of surfacing to driveway entrance near dwelling formerly known as Hazel Lodge, Sandhills, Wormley, Witley
Grid Reference:E: 493897 N: 138118
Parish:Witley
Ward:Witley
Development Plan:MGB, AONB, AGLV (outside settlement)
Representations:Three letters have been received objecting on the following grounds:
1. out of keeping;
2. inappropriate design;
3. shingle is preferable;
4. more suitable for a shopping mall;
5. shingle would have better drainage;
6. create drainage problems.

Relevant History

WA00/0155Erection of a replacement dwelling following demolition of existing
Withdrawn
23.03.00
WA00/0508Erection of replacement dwelling
Permitted
12.10.00
Implemented

Description of Site/Background

The site is located on the western side of Sebastopol Lane in Sandhills. Following planning permission granted under WA00/0508, a replacement dwelling has been built. Condition No. 8 of WA00/0508 stated that:

“Before development is commenced, details of the finished surface of the hard surfaced areas shall be submitted to and approved by the Local Planning Authority. No variation in the surface treatment thereby approved shall be made without the prior consent of the Local Planning Authority”.


In response to this condition, the Council received details pursuant to Condition 8 in the form of Drawing No. 9949, 08A received on 24th November 2000. This drawing indicated that the driveway would be finished with rolled shingle. This drawing was approved by letter from the Council of 2nd January 2001.

In April 2002, it was brought to the Council’s attention that works were being carried out in respect of the surface to the access between the site and Sebastopol Lane. Following a visit from the Enforcement Officer, it was confirmed that the driveway surface has been constructed with granite setts from the road to the double gates (a depth of 6.55 m).

The granite setts represent a materially different surfacing material to the approved rolled shingle. Having regard to the terms of Condition 8 of WA00/0508 and approved materials, the new surfacing represents a breach of planning control.

The owner was invited to submit a plan showing the driveway, as constructed, and to seek the Council’s approval as an amendment to the approved details of Condition No. 8. A letter and plan were received on 8th August 2002 showing the driveway as constructed with granite setts. The letter seeks the Council’s approval for these details as an amendment. Renotification of neighbouring occupiers was carried out on this amendment.

Relevant Policy

The site is located within the Green Belt, an Area of Outstanding Natural Beauty and an Area of Great Landscape Value outside of any settlement. Though close to it, the site lies outside of the Conservation Area. Adopted policies indicate a presumption against inappropriate development and a requirement to protect and enhance the appearance of the landscape.

Assessment

The proposal is considered to represent an acceptable form of development, in principle, as it is an amendment of a reserved matter to an approved replacement dwelling.

The officers note the concerns raised by neighbours. However, it is considered that the granite sett surface fits acceptably into the sensitive setting of Sandhills and is an appropriate alternative to the previously approved shingle. The surfacing would not adversely affect the setting of the adjacent Conservation Area.

Conclusions

The granite setts currently represent a contravention of Condition No. 8. However, it is considered that, having regard to its suitable appearance, the proposed overlay plan could be accepted as an amendment to Condition No. 8 of WA00/0508.

Recommendation

That the letter dated 6th August 2002 and attached plan received 6th August 2002 be accepted as an amendment to the details pursuant to Condition 8 of WA00/0508.
* * * * *

B.9WA02/1780
Mr and Mrs D Williams
02.09.02
Erection of a replacement dwelling and studio/log store at Houndmere House, Houndown Lane, Thursley
Grid Reference:E: 489145 N: 139616
Parish:Thursley
Ward:Elstead, Peperharow and Thursley
Development Plan:MGB, AONB, AGLV - outside settlement
Highway Authority:Not yet received - to be reported orally
County Rights of Way Officer recommends informatives
Drainage Authority:No requirements
Parish Council:The Council have no comment. Please refer to previous comments (view on WA01/2364 - no objection)

Relevant History

WA98/0294Erection of a new dwelling and garage facilities following the demolition of the existing dwelling
Refused
14.04.98
Appeal
Lodged
Withdrawn
20.11.98
WA01/2364Erection of extensions and alterations together with a detached garage and studio/log store
Permitted
07.03.02
Not yet
imple-
mented -
extant

Description of Site/Background

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

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

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

Permission was granted under WA01/2364 for extensions to the existing property amounting to a net increase of 75 sq m in habitable floor area or 40% over the original dwelling. In addition, a detached garage and workshop and detached studio and log store were also permitted. These developments have not been implemented.

The Proposal

The application includes three elements:-

(a) The erection of a two storey detached dwelling measuring a total of 265.92 sq m in floor area. It would measure 4.5 m to the eaves and 7.5 m to be ridge. It would be sited upon the same position as the existing dwelling and the existing dwelling would be demolished.
Submissions in Support

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

1. The existing house is in poor structural condition and demolition of the existing is considered appropriate. (A structural report has been submitted by Meadowcroft Chartered Surveyors).
Relevant Policies

Surrey Structure Plan 1994 - Policies PE2 and PE7

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

Waverley Borough Replacement Local Plan 1999 - Policies C1, C3 and RD2A

Main Planning Issues

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

(a) compliance with the policy for replacement of dwellings within the countryside; Recommendation

That, subject to the prior completion of a legal agreement within six months and at the applicant’s own expense to prevent any further extensions to the replacement dwelling, permission be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4) Reasons Informative
* * * * *
B.10WA02/1873
R A Ranson
02.10.02
Erection of an agricultural workers dwelling with access off of Beech Hill (details pursuant to WA01/2101) on land at Bowlhead Green Farm, Bowlhead Green Road, Bowlhead Green, Thursley
Grid Reference:E: 491738 N: 138119
Parish:Thursley
Ward:Elstead, Peperharow and Thursley
Development Plan:MGB, AONB, AGLV - outside settlement
Highway Authority:No requirements
Drainage Authority:Environment Agency - no objection subject to inclusion of conditions and informatives
Parish Council:The Council have no objection, however, any approval should be linked back to the farm.


Relevant History

WA01/2101Outline application for the erection of an agricultural worker’s dwelling with access off Beech Hill
Permitted
07.05.02

Description of Site/Background

The application site measuring 0.13 ha and is located upon the east side of Beech Hill to the east of the hamlet of Bowlhead Green. The land forms part of the agricultural holding of Bowlhead Green Farm and is currently in use as farm land. To the immediate north is a substantial barn building currently used for agricultural storage and a cleared circulation area accessed by a track running along the north of the building. The site is separated from Beech Hill by a high bank with screening above.

Outline permission was granted for the erection of an agricultural worker’s dwelling under reference WA01/2101. That permission agreed means of access only with all other matters reserved for the detailed stage. The approved access is across the adjacent agricultural site to make use of the existing access to Beech Hill.

The Proposal

Permission is sought for the reserved matters pursuant to the outline permission WA01/2101. The proposed dwelling would be a two-storeyed, three bedroomed property measuring 158 sq m in gross external floor area. It would measure 5m to the eaves and 7.8m to the ridge.

The property would be positioned broadly centrally within the site on a north-south axis facing the agricultural yard.

In its design, the dwelling would be of cottage style with a low eaves and a discreet dormer window at the front with a full two storey elevation on the rear (garden side). Parking for the dwelling would be made available within the farmyard outside of the immediate curtilage, but on land within the applicant’s control. A modest garden area is proposed to be delineated by new fencing.

Submissions in Support

In support of the scheme, the applicant’s agent has stated the following:-
Relevant Policies

Surrey Structure Plan 1994 - Policies PE2 and PE7

Surrey Structure Plan (Deposit Draft) 2001 - Policies LO6, SE6

Waverley Borough Local Plan 1993 - Policies GB1 and RE1

Waverley Borough Replacement Local Plan C1, C3 and RD11

Advice within Planning Policy Guidance Note 2 (Green Belts) and Annexe 1 of Planning Policy Guidance Note 7.

Main Planning Issues

The site is located within the Green Belt, an Area of Outstanding Natural Beauty and an Area of Great Landscape Value outside of any defined settlement. It lies outside of the Bowlhead Green Conservation Area which covers most of the hamlet. Adopted policies place strict restraint upon new residential development unless for the essential needs of agriculture.

The principle of a new dwelling for an agricultural worker has been established by the outline consent.

The relevant issues to this application are:-

(a) whether the proposed details conform with the parameters set by the outline consent;
• The proposal would provide a relatively modest dwelling which is considered to be of an appropriate size for the site and location. The outline consent did not impose a size limitation but the application indicated that a two storeyed dwelling was anticipated. It is considered that the size and scale of the proposed dwelling would not conflict with the basis of the original approval to allow a modest dwelling for an agricultural worker.

• The proposed siting of the dwelling is considered to be acceptably discreet having regard to its central position within the plot at some distance from the lane. Whilst the building would be visible from some vantage points, it would not in the officers’ view, cause overriding harm to the visual character of the area or the setting of the Conservation Area.

• The design of the dwelling would blend well with the local vernacular. Moreover, having regard to the absence of any adjacent occupiers, the proposal would not cause any harm to the amenities of local residents. Recommendation

That reserved matters be approved subject to the following conditions:-

1. Agricultural Occupancy Conditions (9.1) 6. The curtilage of the dwelling hereby permitted shall be defined by the red-line site area of the application, hereby permitted. No encroachment of garden land into open countryside shall take place beyond the limits of the permitted curtilage without the prior written consent of the Local Planning Authority.
Reasons
* * * * *
B.11WA02/1764
D Hughes
5.9.02
Erection of a conservatory, 123 Summers Road, Farncombe, Godalming
Grid Reference:E: 498192 N: 145626
Town:Godalming
Ward:Godalming North East and South West
Development Plan:No site specific policies. Within Developed Area.
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection
Relevant History

WA92/1416Erection of extensions and alterations following demolition of existing garage and rear lobby
Permitted
7.12.92

Description of Site/Background

No. 123 is a two storey semi-detached dwelling, situated on the north west side of Summers Road, opposite from the Broadwater School.

The Proposal

Permission is sought for the erection of a rear conservatory, of traditional design and measuring 5.45 m in width by 3.7 m in depth (20.1 sq m in gross floor area). A separation distance of 0.3 m would remain between the conservatory and the common boundary with adjoining No. 121.

Submissions in Support

In support of the proposal the applicant has put forward the following points:

“In 1993, I was given planning approval to erect a two storey extension to the side of my house and a single storey extension to the rear (planning ref. no. 93/0007). The two storey extension has been built but the single storey extension has not. It is my intention to erect a single storey conservatory on the same area, albeit the dimensions are slightly larger”

Relevant Policies

Environmental Impact

· Structure Plan 1994 – Policy PE10
· Local Plan 2002 – Policies D1 and D4

Main Planning Issues

The site is located within the developed area of Godalming, wherein extensions to residential properties may be acceptable subject to assessments of their impact upon visual and residential amenity.

This application is brought to Committee only because the applicant’s wife is an employee of Waverley Borough Council.

The following are material considerations:

· The conservatory would be sited to the rear of the dwelling and, as such, would not be visible in the street scene;
· The property has previously been extended. However, the plot is large in size and the current proposal would not result in over-development. Officers note that the proposed conservatory would be sited in the position of the remaining unimplemented part of approval WA92/1416. As a result, both could not be implemented;
· The boundary between No. 121 and 123 is demarcated by a 1.8 m close-boarded fence. The development would have a solid brick wall on its south west side, facing towards this boundary. It is considered that as a result no adverse impact would result to residential amenity.

Recommendation

That permission be GRANTED subject to the following conditions:
* * * * *


B.12WA02/1555
Mr and Mrs Morton-Morris
1.8.02
Erection of a replacement dwelling and outbuildings following demolition of existing dwelling and outbuildings (resiting of dwelling approved under WA01/1871) at Warren Hill Farm, Elstead Road, Peperharow, Godalming (as amplified by letter dated 25.9.02 and amended and amplified by letter dated 7.11.02 and plans received 11.11.02)
Grid Reference:E: 492560 N: 144351
Parish:Peperharow
Ward:Elstead, Peperharow and Thursley
Development Plan:MGB, AONB, AGLV – outside settlement - Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:Environment Agency: Recommends conditions and informatives
Parish Council:No comment received

Relevant History

HM/R 15812Caravan for agricultural worker
Refused
5.5.66
HM/R 20203 (b)Erection of agricultural worker’s dwelling
Permitted
12.7.72
HM/R 21640Erection of agricultural worker’s bungalow of 175 square metres
Permitted
8.8.73
WA85/1528Addition of sunroom of 18 square metres
Permitted
19.11.85
WA95/0909Occupation of dwelling without compliance with agricultural occupancy condition
Certificate of
Lawfulness
Granted
1.9.85
WA95/0910Use of land as a haulage contractor’s yard
Certificate of
Lawfulness
Refused
1.9.95
P43/16/2Enforcement action to secure cessation of haulage contractor’s use and removal of ancillary development. Notice issued 14.11.95
Appeal withdrawn
16.12.96
WA97/1601Erection of replacement dwelling following demolition of existing dwelling and outbuildings
Refused
21.11.97
WA98/0026Erection of a replacement dwelling with garaging, stables and swimming pool building following demolition of existing dwelling and outbuildings
Permitted
12.3.98
Not implemented
- extant
WA99/1044Erection of a replacement dwelling with garaging and swimming pool building, following demolition of existing dwelling and outbuildings (size of dwelling = 329 square metres)
Refused
8.10.99
Appeal Dismissed
9.3.00
WA00/2000Erection of a replacement dwelling and outbuildings
Refused
8.3.01
WA01/0779Erection of a replacement dwelling with garaging, stables and swimming pool building following demolition of existing dwelling and outbuildings
Withdrawn
24.5.01
WA01/1871Erection of a replacement dwelling and outbuildings following demolition of existing dwelling and outbuildings
Permitted
9.8.02
subject to legal agreement

Description of Site/Background

Warren Hill Farm is situated in a rural area on the northern side of Shackleford Road approximately one mile to the east of Elstead village.

The application site is a flat-topped hill of 12 hectares which rises from a low point of about 50 metres in the south-west corner to the plateau at 85 metres. The south, west and north sides of the hill are steep and thickly covered with trees while the tree cover is thinner on the east side where the slope is more gentle.

In about 1970, a pig farm was started in about 12 hectares of woodland on a hillside facing southwards and most of the centre of the site was cleared of trees, although the woodland around the boundaries was retained. In 1973, a Guildway bungalow of 175 square metres was permitted and an extension of 18 square metres was permitted in 1985.

Until recently, there was a number of outbuildings upon the site, some of which were associated with the former pig farm use, which had a total floor area of 190 square metres. Most of these buildings have been demolished.

In March 1998 (under reference WA98/0026) permission was granted for a replacement dwelling and outbuildings. This permission has not been implemented but remains extant. Following dismissal on appeal of WA99/1044 for a materially larger dwelling than WA98/0026, the site has been sold to new owners.

Planning permission was refused under reference WA00/2000 for a replacement dwelling of 259.62 square metres on grounds that the proposal would have conflicted with the Council’s policy in respect of replacement dwellings.


Permission was subsequently granted for a two storey replacement dwelling of 245.28 square metres in August 2002. This is subject to a legal agreement that requires the non-implementation of the original appeal approval (WA98/0026) should the permission be implemented. The latest permission (WA01/1871) has not been implemented and is extant.

The Proposal

Permission is sought for the demolition of the existing dwelling and outbuildings and the erection of a replacement dwelling and outbuildings.

Specifically, the proposal would involve:-

1. The erection of a new two-storey pitched roof house measuring a total of 245.28 square metres. The dwelling would present a neo-Georgian style and would feature a two-storey turret on the southern side. An internally accessed cellar of some 121.44 square metres is also proposed but this does not include any external light source or window openings and is proposed for ancillary storage use only.

2. In addition, a range of outbuildings is proposed measuring a total of 180 square metres in gross floor area. These would form two blocks to the east of the house providing a swimming pool and changing room and a double garage and garden store.

3. The proposed curtilage has been defined as an area immediately surrounding the buildings plus an area to the south to include a kitchen garden. Within this garden would be a modest lean-to greenhouse of 11.25 square metres.

4. Between the house and outbuildings, a walled garden is proposed enclosed by walls of 2.2 metres in height above natural ground level.

5. The agents offer to enter into a legal agreement to secure the revocation of the extant permissions WA98/0026 and WA01/1871.

6. Four chestnut trees within a group to the north of the dwelling’s siting are proposed for removal. However, the larger group of chestnuts to the south would be retained.

Submissions in Support

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

“This proposal seeks no changes to the architectural details of WA01/1871 nor to the setting down of the buildings by 900 mm, as shown on drawing numbers 26c, 30a and 32a. The application does, however, propose the following amendments to the siting of buildings and structures:-

the main house and outbuildings moved 11 metres north of the locations submitted – refer to drawing numbers 35 and 36 which show the approved and proposed layouts respectively for comparative purposes;

the walled kitchen garden moved approximately 15 metres north east, allowing retention of the large chestnut tree, as shown on drawing number 36 – the new location is closer to existing groups of trees;

four trees within the northern group to be removed and five trees of the main group to the south are to be reinstated;

the residential curtilage has been amended to reflect the new siting of the buildings, walled garden and kitchen garden; however, it is drawn tightly around the buildings in accordance with the approved scheme; and

the driveway to the east has been slightly realigned to ensure the retention of a mature yew tree which is required to be removed to implement WA01/1871.

The overall impact of the revised proposal is very similar to application WA01/1871 that was considered by officers and Members to represent an improvement to the extant permission WA98/0026. Furthermore, the retention of trees, which were to be removed to accommodate WA01/1871, is an actual improvement in landscape terms.”

Relevant Policies

Surrey Structure Plan 1994 – Policies PE2 and PE7

Surrey Structure Plan (Deposit Draft) 2001 – Policies LO6 and SE6

Waverley Borough Local Plan 2002 – Policies C1, C3 and RD2A

Main Planning Issues

The principal issues are:-

(a) to consider is whether the proposal complies with Government guidance and planning policies in respect of the replacement of dwellings in the countryside and, if it does not, whether very special circumstances exist; and

(b) to consider the planning history and whether the proposal would be more intrusive or harmful than that permitted under the recently permitted scheme WA01/1871.

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

These policies indicate a presumption against inappropriate development and require that development that is permissible should protect and enhance the natural qualities of the landscape.

Policies C1 and RD2A indicate that the replacement of dwellings may be appropriate development.

Policy RD2A, consistent with PPG2 (Green Belts), indicates that a replacement dwelling should not be “materially larger” than the dwelling it seeks to replace and a guideline limit of 10% increase in gross external floor area is stipulated. Policies in respect of the Area of Outstanding Natural Beauty and Area of Great Landscape Value, together with Policy RD2A, require that the replacement dwelling should not be more intrusive within the landscape.

The proposal would represent an increase of some 27% over the existing dwelling (bungalow and extension of 18 square metres). The proposed dwelling would, in the officers’ view, appear materially larger than the dwelling it is intended to replace and would represent a significant and adverse change in scale and character of accommodation upon the site. The proposal would materially conflict with Policy RD2A of the Replacement Local Plan.

In considering the conflict with Policy RD2A, the existence of any very special circumstances needs to be considered.

The officers note that WA98/0026 remains extant until 12th March 2003 and is a material consideration in the determination of this application. WA99/1044 and WA00/2000 were refused because they proposed dwellings significantly larger than the extant scheme. The proposal would be of exactly the same proportionate increase over the original dwelling (i.e. 40%) as the extant scheme which itself was considered to comply with Policy HS7 of the previous Local Plan (1993).

Of particular importance is permission WA01/1871 which established the principle of a dwelling of this form and size. This permission was granted in August of this year and is still extant. In comparison with WA01/1871, the following changes have been made:-

1. the siting of the dwelling has been moved by some 11 metres to the north;

2. the walled kitchen garden would be closer to the outbuildings by some 3 metres;

3. the central group of chestnut trees would be retained, but four trees to the north would be removed;

4. the shape of the residential curtilage has changed although it is still drawn tightly around the buildings;

5. However, the floor area, bulk and massing remain the same as in the extant approval (WA01/1871).

Clearly, since the floor area, bulk and massing are unchanged, it is arguable that this scheme would not cause greater harm from an overall size point of view. In the officers’ view, the currently proposed scheme would be better sited than the extant scheme since the central group of trees would be retained. In wider landscape views, it is considered that the revised siting would not be materially intrusive. The proposal would still be set further back from the plateau edge than the dwelling approved under WA98/0026.


Conclusions

Whilst the proposal conflicts with Local Plan Policy RD2A regarding replacement dwellings, and therefore most up to date Green Belt policies, the officers consider that, in this case, very special circumstances exist to justify supporting the scheme. The proposal would be of equivalent size, but materially less intrusive than extant permissions WA98/0026 and WA01/1871 and would constitute a benefit in terms of landscape impact. Subject to a new legal agreement to ensure the prior revocation of WA98/0098 and the recent approval WA01/1871, it is considered that permission should be granted for this revised submission. However, having regard to the conflict with Policy RD2A, the application would need to be determined by the Development Control Committee since the proposal represents a departure from the development plan.

Recommendation

That it be recommended to the Development Control Committee that, subject to the prior completion of a legal agreement within six months and at the applicant’s own expense to prevent implementation or development of any works on the land pursuant to planning permissions reference WA98/0026 and WA01/1871, then permission be GRANTED subject to the following conditions:-

1. Standard approval of materials (4.4)

2. Standard levels (4.2)

3. Standard demolition of existing (3.2) - *(one month)

4. Standard restriction on permitted development (11.1)

5. The ground floor of the outbuildings (garage and swimming pool buildings) hereby permitted shall not be used for habitable purposes whatsoever without the prior written approval of the Local Planning Authority.

6. The loft voids of the dwelling and outbuildings hereby permitted shall not be used for habitable purposes whatsoever without the prior written approval of the Local Planning Authority.

7. The cellar area hereby permitted shall only be used for ancillary domestic storage purposes and w.c. as shown on the submitted plan and for no other purposes including habitable accommodation without the prior written consent of the Local Planning Authority.

8. No windows, doors or any other form of external alteration shall be inserted into the outside walls of the basement/cellar area without the prior written consent of the Local Planning Authority.

9. Following construction works, the land adjacent to the basement shall be relevelled to accord with plans which have the prior written approval of the Local Planning Authority to ensure that the basement area is not externally visible.

10. The residential curtilage of the dwelling hereby permitted shall be defined as shown on submitted Plan number 36 (Scale 1:200). No variation from that curtilage definition shall take place including any residential garden encroachment into non-curtilage land, without the prior written consent of the Local Planning Authority.

11. Standard landscaping scheme (25.9) *notwithstanding the submitted details on the illustrative Landscape Plan No. 01/025/03 including proposals for new driveway and lake.

12. Standard Landscape Management Plan (25.12)

13. Within one month of the first occupation of the dwelling hereby permitted, the existing outbuildings upon the site (the summerhouse and shed) shall be removed and all demolition materials removed from the site. The site of the existing buildings shall be re-landscaped to accord with details previously approved in writing by the Local Planning Authority.

14. Standard tree protection (25.2)

15. Standard levels and construction details (25.3)

16. Before any other operations are commenced, the western access way to Warren Hill Farm shall be permanently closed and the verge reinstated by the developer in a manner to be agreed with the Local Planning Authority.

17. No soakaways shall be constructed such that they penetrate the water table and they shall not, in any event, exceed 3 metres in depth below existing ground level.

18. No soakaways shall be constructed in contaminated ground.

19. Surface water control measures shall be carried out in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority before development commences.

Reasons

1&2 Standard (RC4) - *(character and amenities of the area) *(PE7) *(SE6) *(RE1) *(C3)

3&4 In the interests of Green Belt policy and having regard to the increase in accommodation permitted by this permission in comparison with the existing dwelling, pursuant to Policy PE2 of the Surrey Structure Plan 1994, Policy LO6 of the Surrey Structure Plan (Deposit Draft) 2001 and Policies C1 and RD2A of the Waverley Borough Replacement Local Plan.

5-8 In the interests of Green Belt policy and having regard to the increase in accommodation permitted by this permission in comparison with the existing dwelling, pursuant to Policy PE2 of the Surrey Structure Plan 1994, Policy LO6 of the Surrey Structure Plan (Deposit Draft) 2001 and Policy C1 of the Waverley Borough Replacement Local Plan.

9. Standard (RC4) - *(character and amenities of the area) *(PE7) *(SE6) *(C3)

10. In the interests of Green Belt policy pursuant to Policy PE2 of the Surrey Structure Plan 1994, Policy LO6 of the Surrey Structure Plan (Deposit Draft) 2001 and Policy C1 of the Waverley Borough Replacement Local Plan.

11-12 Standard (RC4) - *(character and amenities of the area) *(PE7) *(SE6) *(C3)

13. In the interests of Green Belt policy pursuant to Policy PE2 of the Surrey Structure Plan 1994, Policy LO6 of the Surrey Structure Plan (Deposit Draft) 2001 and Policy C1 of the Waverley Borough Replacement Local Plan.

14&15 Standard (RC10)

16. Standard (RC4) - *(character and amenities of the area) *(PE7) *(SE6) *(C3)

17&18 To prevent pollution of ground water pursuant to Policy D12 of the Waverley Borough Local Plan 2002.

19. To prevent the increased risk of flooding and to improve water quality, pursuant to Policy D12 of the Waverley Borough Local Plan 2002.

Informative

1. The applicant is advised that the lake shown upon the indicative landscape plan will require separate planning permission, in its own right.
* * * * *
B.13WA02/1878
A Langdale
08.10.02
Change of use of Building B to provide a work-base, office and store for English Nature Reserve Site Manager and Assistant at Heath Hall Farm, Bowlhead Green Road, Bowlhead Green, Thursley (as amplified by letter of 18.11.02 and plan received 18.11.02)
Grid Reference:E: 491714 N: 138463
ParishThursley
Ward:Elstead, Peperharow, Thursley
Development Plan:.MGB, AONB, AGLV
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection, providing that, in the event of planning permission being granted, it should be personal to English Nature
Representations:Four letters of objection on the following grounds:
          1. proposals do not comply with national and local policies;
2. relevance of the appeal in 2001;
      3. proximity of the building to the Conservation Area;
4. the location is residential or farming;
5. use is light industrial;
      6. movement of heavy vehicles through the village and along narrow lanes;
7. conditions cannot be monitored;
8. use could increase gradually in size and scope;
      9. potential that the building may be used as a visitor centre;
      10. use would diminish the value of surrounding properties;

      11. the building is unsightly and prominent in local views;
12. the use has the potential to intensify.

Relevant History

P43/17/7Use of the building for commercial storage purposes (enforcement notice)
Appeal Dismissed
and Notice upheld
06.02.02
P43/17/7Erection of a single-storey building
Appeal Allowed and
Notice quashed
06.02.02

Description of Site/Background

Heath Hall Farm Barn is a large modern barn located within the village of Bowlhead Green, just outside the Conservation Area. It has been the subject of enforcement action to secure the cessation of use by a machinery company for commercial storage purposes.

The barn is a four-bay concrete famed building with steel cladding and has a floor area of 270 sq m. It is currently vacant. To the south-west of the barn lies Frith Cottage, a private dwelling, which is separated from the application site by a 2 metre high wall and outbuildings. To the north-west of the site are a further open sided cattle barn and a number of other small agricultural buildings. Open fields are to the north. Lower House Road forms the south-eastern boundary of the site.

The Proposal

It is proposed that the barn should be occupied by English Nature. It would be used for the storage of some plant and equipment used on Thursley Common. The commons manager and an assistant would use it as a base and there would be an occasional student placement for a few months of each year during the winter. The machinery to be stored there would comprise one tractor and tipping trailer, two 4WD vehicles, a tractor drawn-cutter and weed-wiper, a small trailer, a swipe flat cutter and various small pieces of hand held equipment.

Movements to and from the site would occur on an irregular basis. Most of the habitat management of the reserve is carried out by contractors who work from their own bases, or from the common itself, storing their equipment in loco. Neither they nor any of the volunteer workers would visit the application site. It is to be used solely for the equipment belonging to English Nature and would be stored here only when the equipment is not in use. Where items of machinery will be in use on the reserve over a number of days, overnight storage will remain at English Nature’s compound at Woolfords Lane.

Submissions in Support

Relevant Policies

The site lies within the Green Belt, Area of Outstanding Natural Beauty and Area of Great Landscape Value. Policy RD7 of the Waverley Borough Local Plan 2002 which relates to the re-use of rural buildings is of particular relevance.

Main Planning Issues

The first criterion requires the building to be capable of re-use without substantial reconstruction or enlargement and says that the use should not detract from the appearance or character of the building. The building is of sound modern construction. No works would be required to enable the proposed use to take place, other than the creation of a small area of office space within the interior of the building. All activities would take place within the barn, which may be controlled by conditions.

The second criterion states that the building should be in keeping with its surroundings. In dismissing the appeal in February 2002, the Inspector found the form, bulk and general design of the building to be in keeping with its immediate surroundings and that, although he did not consider it an attractive building, it is of a type to be found in many agricultural premises.

In the case of the current applicant, the use will be more low-key. As may be seen from the list of equipment to be kept at the site and from the description of the way English Nature operate, it is unlikely that there would be any more than one equipment movement to and from the site during one week. Operations would mainly be directed actually on the common or from within the open compound at Woolfords Lane. There is no building there and it is unlikely that planning permission would be granted for one of adequate size, bearing in mind the location of the compound within the Area of Outstanding Natural Beauty and Green Belt. It is for this reason that English Nature have sought alternative premises, ideally making use of an existing building. They consider that Heath Hall Barn suits their needs in that it is sufficiently close to the commons, is of adequate size and the level of use is such that it would not impinge on the character of the area.

The amount of equipment to be stored is not dissimilar to that used on a farm. It should be noted that the building could be brought back into agricultural use without the need for planning permission and it is the view of officers that the proposed use would be less intensive than an agricultural use. The proposed use is for only two members of staff using a very limited range of equipment. The number of staff working at the building may be controlled by condition as may the number and type of vehicles stored in the building together with a time limit on the hours of operation.

It is therefore considered that the level of activity generated by the proposed use would not conflict with criteria (c) and (d).

Conclusions

It is the officers’ opinion that the proposed use is one that is appropriate within the countryside and that it fulfils the requirements of Policy RD7 of the adopted local plan. The comments of local residents are noted. However, it is considered that the level of use would not be harmful to the local area and that the refusal of planning permission cannot be justified. The applicant has agreed to permission being granted on a temporary basis of three years. In addition, where it is proposed to allow the use of a building for some purpose where there is a perception that it may be harmful to amenity, it may be possible to limit the occupancy of the building. Whilst it is normally considered inappropriate to limit a use to a particular company because its shares can be transferred to other persons without affecting the legal personality of the company, this scenario would not arise in the case of English Nature which is a Government agency rather than a public company.

Recommendation

That permission be GRANTED subject to the following conditions:

4. Standard hours of use (6.2) *(8 a.m. - 6.30 p.m.) *(Saturdays)

Reasons

1. Standard (RC8) *(retain control over the use hereby permitted) *(-) *(-) *(D1)

2 –6. Standard (RC5) *(the character and amenities of the area and of nearby residents) *(-) *(D1 and D8)

7. Standard (RC10)

8. Standard (RC5) *(the character and amenities of the area and of nearby residents) *(-) *(D1 and D8)
* * * * *
B.14WA02/1751
Michael Shanley Homes
11th September 2002
Erection of a building to provide 10 flats with associated parking following demolition of existing garages (part details pursuant to WA00/1340) on Land at Copseland and Sutton Cottage, Charterhouse Road, Godalming.
Grid Reference:E: 496664 N: 144872
Town:Godalming
Ward:Godalming North West
Development Plan:Area of Special Environmental Quality
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection
Representations:1 Letter of objection on the following grounds:-
1. Charterhouse Road is already overloaded with traffic
2. Parking at the proposed flats will cause noise nuisance to Chapel Fields
3. loss of trees
1 letter of concern regarding the site boundaries

Relevant History

WA83/1176Change of use from residential to girls' hostels at Copseland and Edge Hill
Permitted
14.10.83
WA88/2624Change of use of two dwellings to master's house and pupil accommodation at Sandy Lane Cottage/Sutton Cottage
Permitted
24.05.88

WA00/1340Erection of 10 flats (outline
Refused
12.10.00
Appeal allowed
20.7.01

Description of Site/Background

The application site, which measures some 0.25 ha, is situated on the south-west side of Charterhouse Road. The land forms the deep front gardens of four two-storey semi-detached properties situated on the south-west (rear) side of the site, set back from the Charterhouse Road frontage by some 45 m. The site slopes steeply up towards the dwellings and contains a number of mature trees. There are two detached garages serving Sutton Cottage and Sandy Lane Cottage at the front of the site.

Outline consent for the development of the site was granted on appeal in 2001.and was subject to a number of conditions, most of which related to landscaping and tree protection measures.

The Proposal

The current application seeks approval of the detailed design and external appearance of the development allowed on appeal. Approval of details of landscaping is not sought at this time. 10 two-bedroom flats are proposed. The footprint of the building closely follows that submitted as an illustrative layout as part of the outline application. In elevational terms, the proposed building would be partly three storey and partly two storey, dropping down the slope of the site towards the south east. It would be 12.1 metres high at its highest point, dropping down to 7.6 metres at its lowest point in the south-east corner of the site. The design reflects the Victorian character of the cottages behind, with steeply pitched roofs and small gable projections. The main gables on the front and north-western side elevations are recessed at the upper floor level so that a small balcony is provided to two of the flats. Two of the flats at first floor level have small projecting balconies.

The existing garages on the site would be removed. 13 parking spaces are to be provided on a levelled area on the northern side of the site, between a large sycamore and the tree on the top of the slope. A number of smaller trees would be lost in order to achieve the parking area. However it should be noted that this area was shown as parking in the outline proposals and no further felling is proposed in this area, than at the outline stage. A further three parking spaces would be provided behind the new building and two spaces next to the access drive, under the canopy of the sycamore.

Submissions in Support

• The proposals closely follow the indicative outline drawings;
• The footprint is exactly as agreed;
• The design approach is a traditional one, reflecting the domestic character of Lawn End, rather than the flats at Chapel Fields.

Relevant Policies

The proposals should be considered in the light of policy PE10 of the Surrey Structure Plan 1994, Policy SE3 of the Surrey Structure Plan Deposit Draft 2001 and policies D1 and D4 of the Waverley Borough Local Plan.

Main Planning Issues

The principle of the proposed development has been established through the grant of outline consent. In allowing the appeal, the Inspector considered that

“…the well articulated form envisaged would avoid it being seen as an over dominant mass in the streetscene. ….a part two storey, part three storey block would respond appropriately to the topography and provide a satisfactory transition between the house on the one side and the flats on the other. The large space and major tree between the proposed and existing flats would help perpetuate the generally leafy ambience of the valley - … as would the proposed removal of two old garages there, leaving more space for planting.”

The officers consider that the design of the proposed building would sit well on this sloping site. The building is well articulated and its design reflects the character of the area. Views of the buildings behind would be kept as would views of the hillsides beyond.

No windows, other than two small secondary windows to living rooms, are provided on the south-eastern elevation which faces towards Lawn End. Balconies are provided to some of the units, but these would face either towards the road or towards the access drive and the amenity area under the canopy of the sycamore. There would be no overlooking of any adjoining properties from the balconies.

It was recognised at the time of the outline application that a number of trees would be lost from the site as a result of the proposals. However, the Inspector found that the trees and hedges that made the most significant impact in the local scene would be retained and there was sufficient room to plant more. The detailed proposals do not propose the loss of any more trees from the site and it is therefore considered that the aims of Policy BE2 of the adopted local plan, which seeks to safeguard this very important part of the character of Godalming, are met. Maximum tree cover has been retained to preserve the wooded appearance of the hillside and existing residential amenity is retained.

Recommendation

That the part details be APPROVED, subject to the following conditions:-

Reasons
* * * * *
Comms/central/2002-03/048 32519