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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 A



CENTRAL 1
SCHEDULE “A” TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
4TH DECEMBER 2002

Major applications or those giving rise to substantial local controversy.
A.1WA02/1259
Headfind Developments
24.06.02
Outline application for the erection of 24 dwellings comprising twelve two-bedroomed apartments, four four-bedroomed houses, three three-bedroomed houses and five two-bedroomed houses together with associated works following demolition of existing dwellings at Reris Grange (East and West), Portsmouth Road, Milford (as amended by plans received 25.07.02)
Grid Reference:E: 494530 N: 142534
A.2WA02/2004
Headfind Developments
18.10.02
Outline application for the erection of 24 dwellings comprising 14 two-bedroom apartments, four four-bedroomed houses, three three-bedroomed houses and three two-bedroomed houses with associated garages, parking and associated works following demolition of existing dwellings at Reris Grange (East and West), Portsmouth Road, Milford (as amended by letters of 09.11.02 and 12.11.02 and plans received 13.11.02)
Grid Reference:E: 494527 N: 142532
ParishWitley
Ward:Milford
Development Plan:Rural Settlement within the Green Belt; Tree Preservation Order
Highway Authority:Recommend conditions
Drainage Authority:Referred to the Environment Agency – Recommend condition and informative
Parish Council:WA02/1259
Object – according to Waverley Borough Council Policy H5 paragraph 6.41 of the Local Plan, this outline application does not adhere to Waverley Borough Council policy, i.e. 30% affordable housing criteria. Would like to see revised plans taking into account the above policy.

WA02/2004
Not yet received - to be reported orally.
Representations:Eight letters of objection on the following grounds:
1. loss of security for dwellings in George Road;
2. level of illumination;
3. overlooking to gardens;
4. overshadowing of gardens;
5. loss of privacy;
6. loss of trees;
      7. density out of keeping with rural nature of Milford;
      8. land is within Green Belt and development is therefore inappropriate;
9. Reris Grange is of great historical importance;
      10. contrary to Policy BE6 (low density residential areas);
11. loss of natural environment;
12. roosting area for bats;
      13. loss of trees will lead to increase in noise pollution from traffic using the by-pass;
      14. this is a windfall site, using land of a predominantly open area, such as large areas of garden land;
      15. dwellings should be of a maximum of two storeys;
      16. loss of outlook;
      17. traffic generation will lead to greater congestion;
18. increase in noise and disturbance;
19. access is inadequate;
20. insufficient parking;
One letter of support has also been received.

Relevant History
WA76/1175Erection of bungalow
Refused
22.10.76
WA78/0563Erection of bungalow
Refused
07.06.78
WA80/1280Use of existing extension as separate dwelling
Permitted
03.11.80
WA81/1104Erection of bungalow
Refused
18.08.81
Appeal Dismissed
(on Green Belt grounds)
15.07.82
WA97/0322Erection of extensions
Permitted
10.04.97

Description of Site/Background

Reris Grange is located on the east side of the Milford by-pass, approximately 130 metres to the north of the traffic lights at the Elstead Road. It is a substantial Victorian house which was divided vertically into two units in about 1947. In 1980, permission was granted for an ancillary annex to be used independently from Reris Grange West.

The three dwellings occupy a site with a combined area of 0.59 hectares. The site is roughly rectangular, with access located centrally within the 57 metre wide frontage to the by-pass road.

The site is very well screened along its boundaries with mature hedging and trees, which have been protected by an unconfirmed Tree Preservation Order covering the whole site. A number of trees are also individually protected by confirmed orders.

The Proposal

Two applications are currently under consideration. Both are in outline form, with means of access and siting the only matters for consideration at this stage. It is proposed to demolish the three existing dwellings on the site and to replace them with a small estate of 24 dwellings.

WA02/1259

The first application (WA02/1259) provides twelve two-bedroomed apartments within two two-and-a-half storey blocks located towards the front of the site. The access would pass between the two blocks and would lead to four four-bedroomed and three three-bedroomed houses arranged as a terrace along the northern side of the site. Finally, there would be five two-bedroomed dwellings arranged as a terrace of three dwellings and a pair of semi’s at the rear of the site. These would be available as affordable housing.

Parking would be provided in small clusters of open parking with seven garages provided for the occupants of the terrace of seven dwellings. The total provision would be 38 spaces, a provision marginally in excess of the recommended maximum of 1.5 spaces per dwelling.

WA02/2004

The second application (WA02/2004) has been submitted in response to officers’ concerns regarding the impact of the development on protected trees and on the amenities of neighbouring dwellings. There would be two blocks of flats at the front of the site, one on each side of the access. That to the north is two and half storeys in height and has been turned through 90 to take it away from the large protected oak in the north-east corner of the site. The building to the south will contain the affordable housing element and has been moved so that it would lie outside of the projected canopy of the lime and oak which are significant frontage trees. This block has been redesigned to have no windows on the north-west elevation and with a low eaves height, but with a higher central portion with an indicative height of 11.5 metres. It is also shown moved 2 metres away from the south-western boundary so that the impact of the building on Nos. 35 - 37 Badgers Cross is lessened. The terrace of seven dwellings in the centre of the site has been moved 2.5 metres to the south and Unit 7 has been turned through 90, to be at least 16 metres from trees on the north-eastern boundary. Finally, in the southern most corner of the site, it is proposed to provide a 2 storey block containing three flats.

Parking is provided around the site, with a total provision of 36 spaces, representing 1.5 spaces per unit of accommodation. The car barn has been turned through 90 so that is lies parallel to the terrace in the centre of the site.

Submissions in Support

The proposal provides a wide range of housing in a mature landscape.

The density and mix of development is in accordance with policy.

Affordable housing is provided in accordance with policy.

The proposal seeks to reduce the need to travel by maximising housing provisions and reducing car dependence by being located close to facilities and public transport in Milford village centre.

The type of housing is not dissimilar in density to adjacent development and is designed to reflect current urban design policies.

The scheme seeks to achieve privacy and respect to neighbours.

There would be no harm to trees that are protected.

Relevant Policies

Policies RU1, DP3, PE9 and PE10 of the Surrey Structure Plan 1994

Policies LO4, SE3, SE7, DN10, DN11 and DN12 of the Surrey Structure Plan (Deposit Draft) 2001

Policies RD1, D1, D4, D7, H4 and H5 of the Waverley Borough Local Plan 2002

Main Planning Issues

The site lies within the rural settlement boundary of Milford where, in principle, development may be considered acceptable, provided it is well-related in scale and location to existing development. The main issues of consideration are:

1. whether the development is acceptable in terms of Policy RD1;

2. whether the development is of an appropriate mix and density;

3. whether there is adequate provision of affordable housing;

4. the impact on neighbouring development; and

5. the impact on the trees on the site.

Policy RD1

Policy RD1 sets out the five criteria for considering development within rural settlements. The first criterion states that development of land or buildings is acceptable where they are substantially surrounded by existing buildings. The site is located within the settlement boundary and is abutted to the north-east and south-west by compact developments at Hurst Farm Close (24 dph), George Road (31.5 dph) and Badgers Close (74 dph). Development to the south-east, fronting Portsmouth Road, is more loose-knit, with mainly detached dwellings in long gardens. The proposed development would not be significantly different in scale to surrounding development and it is considered that criterion (a) is met.

Criterion (b) states that development should not be permitted on land which, by reason of its openness, physical characteristics or ecological value, makes a significant contribution to the character and amenities of the village. Although the gardens of Reris Grange contain a number of visually important trees, many of these are protected by Order and it is intended that the majority of the trees and the hedgerow on the road frontage will be retained. The officers consider that, whilst the site currently provides a visual break in development along Portsmouth Road, it is not an important open space within the village and the visual character of the site will not be significantly altered by the proposed development.

Criterion (c) relates to land on the edge of settlements and the application site is located well within the settlement boundaries.

Criterion (d) states that development should take account of the form, setting and local building styles. The application is in outline form and these issues will be for consideration at the detailed stage.

Finally, criterion (e) considers traffic generation. There will be an increase in traffic, but having regard to the location of the site next to the main highway network, with easy connection to the A3 trunk road, it is not considered that there would be any adverse impact on the local highway infrastructure. No objection has been raised by the local Highway Authority.

Policy H4

Policy H5

Conclusions

It should be noted that the applications are in outline form and that, from the information submitted, it is considered that the proposals accord with national and local policies to make the best use of land by achieving high quality development at the highest appropriate density. With careful consideration to the detailed submission, it is considered that the site can accommodate 24 dwellings without adversely affecting the visual character of the village nor the amenities of surrounding residents although, in the case of the first application, it is felt that the layout pays insufficient regard to a number of the trees on the site. For this reason, the officers feel unable to recommend the grant of permission for the first application.

Recommendation

A.1 WA02/1259

That permission be REFUSED for the following reasons:

1. Standard juxtaposition of trees to development (R3.4)

2. The proposed block containing units 19 - 24, by virtue of its size, scale and proximity to dwellings in Badgers Close, would appear as overbearing and dominant and therefore harmful to the amenities of the area, detrimental to the amenities of residents and contrary to Policies D1 and D4 of the Waverley Borough Local Plan 2002.

A.2 WA02/2004

1. Standard outline (1.2) *(design, external appearance and landscaping)

2. Standard outline (1.3)

3. The buildings shown as comprising units 1 - 6 and 17 - 19 on Plan No. A2821/2.3/11/A shall not exceed 2 storeys in height. The building shown as comprising units 20 - 24 shall have an eaves height not exceeding 4 metres and a central ridge height not exceeding 10 metres. Units 7 - 12 shall be of 2 storeys in height and units 13 - 16 shall be of two storeys with ridge heights not exceeding 9 metres

4. The building comprising units 20 - 24 shall have no window openings on the north-west elevation and no windows above the ground floor on the south-west elevation, the building comprising units 1 - 6 shall have living room windows facing to the south-west and south-east only, the building comprising units 17 - 19 shall have no living room windows on the south-west or south-east elevations, other than may be agreed with the Local Planning Authority

5. There shall be no windows or other openings formed within the roof slopes on the north-eastern elevations of units 7 - 13 nor within the south-eastern elevations of units 13 – 16

6. Standard restrictions on permitted development (11.2) *(buildings or structures) *(A – H) *(erected)

7. Standard levels outline (4.1)

8. Standard materials (4.4)

9. Standard surfacing materials (4.5)

10. Standard fencing (5.1)

11. Standard open plan estate (5.3)

12. 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 before development commences

13. Standard control of environmental effects – major redevelopment (13.3)

14. Standard restriction on external lights (21.2)

15. Standard tree protection (25.2)

16. Standard levels and construction details (25.3)

17. Standard services (25.4)

18. Standard burning (25.5)

19. Standard hedging (25.8) *(boundaries) * (3 m) *(10) *(-)

20. The existing yew hedge within plots 8 - 12 shall be retained at a minimum height of 2 metres for a period of ten years. The maintenance is to include the replacement of any parts of the hedge which die and shall ensure a good screening effect

21. Standard landscape scheme (25.9)

22. Standard landscape management plan (25.12)

23. Standard landscape maintenance (25.13) *(ten years)

24. Standard highways (HC1)

25. Standard highways (HC6) *(a)

26. Standard highways (HC8) *(a – c)

1. Standard (RC2)

2. Standard (RC2)

3. Standard (RC10)

12. Standard (RC6) *(the increased risk of flooding and to improve water quality) *(-) *(-) *(D12)

13. Standard (RC9) *(the relationship of the site with nearby dwellings and trees) *(-) *(-) *(D1)

14-23. Standard (RC10)

24-26. Standard (HR1)
* * * * *

COMMS/CENTRAL/2002-03/046