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Waverley Borough Council Committee System - Committee Document

Meeting of the Central Area Development Control Sub Committee held on 07/03/2001



NOTE FOR MEMBERS

Members are reminded that Contact Officers are shown at the end of each report and members are welcome to raise questions, etc. in advance of the meeting with the appropriate officer.
AGENDA

1. ELECTION OF CHAIRMAN

To elect a Chairman for the remainder of the current Council year.

2. APPOINTMENT OF VICE-CHAIRMAN

To appoint a Vice-Chairman for the remainder of the current Council year.

3. MINUTES

To confirm the Minutes of the Meeting of the Central Area Planning Sub-Committee held on 6th February 2001 (to be laid on the table half an hour before the meeting).

4. APOLOGIES FOR ABSENCE AND SUBSTITUTIONS

To receive apologies for absence and to report any substitutions.

5. DISCLOSURE OF PECUNIARY AND OTHER INTERESTS

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

6. SITE INSPECTION

6.1 Applications for Consideration Following Site Inspections

At its last meeting, the Sub-Committee deferred consideration of the under-mentioned planning applications to enable members to inspect the sites in question. The site inspections have now been held and reports on the applications are submitted for the Sub-Committee’s consideration.

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

(i)WA00/1739
Thundry Estates Ltd
18.10.00
Erection of extensions and alterations to existing dwelling and erection of a replacement stable block following demolition of existing at Thundry Farm, Farnham Road, Elstead (as amended by plans received 05.01.01 and amplified by letters received 04.01.01, 15.01.01, 17.01.01 and 25.01.01 and photographs received 23.01.01)
(ii)WA00/1740
Thundry Estates Ltd
18.10.00
Application for Listed Building Consent for the erection of extensions and alterations and the erection of replacement stables following demolition of existing stables and part of boundary wall at Thundry Farm, Farnham Road, Elstead (as amended by plans received 05.01.01 and amplified by letters received 04.01.01, 15.01.01, 17.01.01 and 25.01.01 and photographs received 23.01.01)
Grid Reference:E: 490178 N: 143995
ParishElstead
Ward:Elstead, Peperharow, Thursley
Development Plan:MGB, AONB, AGLV (outside settlement area –
Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection
Representations:Seven letters of support

Relevant History

WA88/1471Erection of a two-storey extensionRefused
17.10.88
Dismissed, but
allowed demolition
of tack-room store
08.05.89
WA88/2262Application for Listed Building Consent for demolition of tack room, erection of an extension and internal alterationsConsent Granted
28.03.89
WA88/2263Erection of a single-storey extensionPermitted
28.03.89
WA90/0116Application for Listed Building Consent for alteration to windowsConsent Granted
15.03.90
WA90/0272Application for Listed Building Consent for demolition of chimney and erection of a single-storey extensionConsent Granted
03.04.90
WA90/0273Erection of a single-storey extensionPermitted
03.04.90
WA90/0421Application for Listed Building Consent for demolition of garden wall and internal alterations to dwellingConsent Granted
14.05.90
WA90/1208Erection of a patio wallPermitted
12.09.90

This application was deferred at the last Central Area Planning Sub-Committee meeting to enable officers and the applicant to reach agreement on the floor area figures.

Site Description

Thundry Farm House is a Grade II Listed Building located on the north side of Farnham Road. The farm house is a 16th Century timber framed building of two storeys, exposed timber frame and hipped plain tiled roofs. The dwelling has been extended to the north-east with the replacement of a former outhouse with living accommodation. To the east of the farmhouse is a nine bay range of stables and stores, constructed in breeze-block with mono-pitch corrugated metal roof.

The Proposal

Planning permission and Listed Building Consent are sought for an extension to the farmhouse to provide an office, cloakroom and fourth bedroom. The extension would form a simple continuation of the existing north-eastern extension with a half hipped end and a cat-slide extension to part of the southern roof-slope. In addition, it is proposed to replace the existing stable range with a building of similar footprint, but in a more vernacular style, with half hipped plain clay tiled roof and weather-boarded walls.

Relevant Planning Policies

The site lies within the Green Belt outside of any defined settlement where restrictive planning policies exist to prevent inappropriate development and which limit the size of residential extensions. The site also lies within a designated Area of Outstanding Natural Beauty and Area of Great Landscape Value where there is a presumption in favour of the protection and enhancement of the landscape character of the area. As such, Policies PE2 and PE7 of the Surrey Structure Plan 1994, Policies GB1, RE1 and HS7 of the adopted Local Plan and C1, C3 and RD2 of the Replacement Local Plan apply to this proposal. Policies in relation to the protection of listed buildings also apply.

Main Planning Issues

The officers and applicant have failed to agree on all floor area figures, except the final proposed floor area. This is because an area of the ‘original’ building, identified as a garage on previous plans, is considered by officers as non-habitable accommodation and therefore excluded from the 1968 floor area figure. The applicant however considers that this area should be included within the original floor area. The ‘agreed’ figures are therefore as follows:
Paragraph 11.26 of the Waverley Borough Replacement Local Plan states that, for the purposes of RD2, the floorspace of the dwelling shall be measured externally and shall include porches and conservatories but shall exclude all non-habitable accommodation. It is officers opinion that the wording of the plan is quite clear and
In addition, it is considered that the increase in the size of the north-eastern extension will result in an addition which would visually compete with the scale of the original dwelling. This would not only be contrary to the intentions of Policy RD2 but would also be detrimental to the character of the listed building and harmful to its special architectural and historic interest.

PPG15 requires applicants to fully justify their proposals and states that there is a presumption in favour of the conservation of the special interest of listed buildings. It is the Historic Building Officers view that the principal conservation issue is one of cumulative impact of successive extensions upon the original, small-scale character of the listed building. It is considered that the proposed increase in width, the length of extension and domestic fenestration all combine to give the northern range a character of its own that is at odds with the main house.

The applicant has argued that the rebuilding of the stable range in a more traditional manner would be a significant improvement on the appearance of the existing building which would benefit the setting of the listed building and character of the wider area. Whilst it is accepted that the proposed stable range would be a significant visual improvement, in the officers view, this would not outweigh the policy and listed building concerns relating to the proposed extension to the dwelling.

Recommendations:

WA00/1739 – that permission be REFUSED for the following reasons:

1. Standard Metropolitan Green Belt: Outside Settlements (20.1) *(insert after 1993 “and Policy C1 of the Waverley Borough Replacement Local Plan 1999”)

2. Standard Area of Outstanding Natural Beauty (21.1) *(insert after 1993 “and Policy C3 of the Waverley Borough Replacement Local Plan 1999”)

3. Standard Area of Great Landscape Value (21.2) *(insert after 1993 “and Policy C3 of the Waverley Borough Replacement Local Plan 1999”)

4. Standard Extensions Policy (25.1) (*insert after 1993 “and Policy RD2 of the Waverley Borough Replacement Local Plan 1999”)

5. Standard scale/character (25.3) *(insert “and would be contrary to Policy HS7 of the Waverley Borough Local Plan 1993 and Policy RD2 of the Waverley Borough Replacement Local Plan 1999”)

6. Standard listed building (extension) (22.22) *(insert “and Policy HE5 of the Waverley Borough Replacement Local Plan 1999”) WA00/1740 – that Listed Building Consent be REFUSED for the following reasons:
Background Papers (BP&DM)

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

6.2 Site Inspections Arising from this Sub-Committee Meeting

In the event of site inspections being necessary as a result of consideration of the applications before this meeting, these will be held on Thursday, 15th March 2001.

7. APPLICATIONS FOR PLANNING PERMISSION

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

8. PLANNING APPEALS

8.1 Appeals Lodged

The Council has received notice of the following appeals:-

WA00/1626 Temporary siting of mobile home to provide residential accommodation for farm manager on land at Old Wareham Brickworks, Haslemere Road, Brook.

WA00/018T Telegraph pole style microcell on land adjacent to Frith Hill, Farncombe.

WA00/1031 Erection of extensions and alterations at Haresgrove Cottage, Salt Lane, Hydon Heath, Hambledon.

Background Papers (CEx)

Notification received on 1st, 2nd and 6th February 2001 respectively.

8.2 Appeal Decisions
Background Papers (CEx)

Letter from Planning Inspectorate dated 19th February 2001.

9. ENFORCEMENT ACTION - CURRENT SITUATION

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

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

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

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

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

To secure cessation of the use of land adjoining Gochers Yard, Witley for commercial purposes and the removal of the unauthorised extension to the existing building. Notice in respect of extension served. Appeal lodged. Notice served in respect of change of use, taking effect 13.4.01.

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

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

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

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

(f) Great Hookley Farm, Hookley Lane, Elstead (24.5.00)

To secure the cessation of the unauthorised mixed use as a poultry farm and for the importation and distribution of eggs not produced on the holding and the importation and distribution of dairy and grocery products. Evidence has
been examined as to commencement of use and there is insufficient evidence to support the service of an Enforcement Notice. The position has been confirmed with the local resident and the farmer has been informed.

(g) Park Avenue, Peper Harow (24.5.00)

To secure the removal of the two unauthorised glazed extensions. Enforcement Notice served taking effect on 30th September 2000. Appeal against Enforcement Notice lodged. Inspectors site visit arranged.

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

To secure the demolition of the unauthorised timber building and the removal of any demolition materials from the site; the cessation of the use of the additional haulage area, removal of the hard standing and restoration of the land to grass and, the cessation of the material change of use of the site from a use by three rigid lorries to a use by six lorries and three trailers. Retrospective application for timber building refused at meeting on 16th August 2000. Enforcement Notices in process of preparation.

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

To secure the cessation of the unauthorised use of buildings for car repairs, servicing and maintenance. Certificate of Lawfulness application refused at January 2001 meeting. Enforcement Notice in process of preparation. Appeal lodged in respect of Certificate of Lawfulness.

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

To secure the cessation of use of the land and buildings, including the carport building and new timber shed, for the storage of builder’s materials, rubble or any other associated non-domestic paraphernalia, including any office facility; the removal of the timber cladding which has been attached to the previously existing carport building and, the removal of the timber shed which has been erected between the carport and the house. Legal interests being established.

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

To secure the cessation of self-contained habitable use of ‘The Applestore’ and reversion to use as storage and garaging ancillary to Foxbury; the removal of all fixtures and fittings associated with self-containment; the demolition of the extensions, alterations and roof to the water tank and, the removal of all demolition materials from the site. Requisition of Information received.

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

To secure the cessation of the use of the front barn building for storage purposes unconnected with the agricultural holding and, the removal of the new agricultural building (cattle building) at the rear. Requisition of Information received.

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

To secure the cessation of the use of the land for the stationing of any mobile homes or caravans and vehicles or equipment connected with this use and also remove the articulated lorry trailer and, legal proceedings or an injunction be sought to secure the removal of the mobile homes or caravans and other items of residential occupation and the prevention of further mobile homes/caravans or other unauthorised structures being brought on to the land. Requisition of Information served.

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

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

Background Papers (CEx)

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

10. QUESTIONS BY MEMBERS OF THE PUBLIC

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

11. EXCLUSION OF PRESS AND PUBLIC

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

Recommendation

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

12. LEGAL ADVICE

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

For further information or assistance, please telephone Jean Radley, Senior Committee Secretary on extension 3400 or 01483 869400
comms/centraldc/2000-01/001

SCHEDULE A TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
7TH MARCH 2001

Major applications or those giving rise to substantial local controversy.

Background Papers (BPDM)

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

A.1WA00/1502
Taywood Lifestyle Homes
11.09.00
Erection of building to provide 19 retirement flats, wardens flat and communal areas together with ancillary works following demolition of existing squash, health and fitness club on land at The Willows, Portsmouth Road, Milford, Witley (as amended by plans received 05.01.01, 10.01.01 and 31.01.01 and report received 20.12.00 and amplified by letter received 20.02.01 and addendum report received 01.02.01)
A.2WA00/1503
Taywood Lifestyle Homes
11.09.00
Erection of building to provide 19 retirement flats, wardens flat and communal areas together with ancillary works following demolition of existing squash, health and fitness club on land at The Willows, Portsmouth Road, Milford, Witley (as amended by plans received 05.01.01, 10.01.01 and 31.01.01 and report received 20.12.00 and amplified by letter received 20.02.01 and addendum report received 01.02.01)
A.3WA00/1504
Taywood Lifestyle Homes
11.09.00
Application for Conservation Area Consent for the demolition of squash, health and fitness club on land at The Willows, Portsmouth Road, Milford, Witley
A.4WA00/1505
Taywood Lifestyle Homes
11.09.00
Application for Conservation Area Consent for the demolition of squash, health and fitness club on land at The Willows, Portsmouth Road, Milford, Witley
Grid Reference:E: 495206 N: 142270
Parish:Witley
Ward:Milford
Development Plan:MGB, Conservation Area (within settlement boundary - Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:Environment Agency have no objection but require three conditions should permission be granted
Consultations:Original Scheme
Godalming Sports Council - object to the loss of the sports use, in particular to the loss of squash courts
Amended scheme
Oppose demolition of a squash and fitness facility
Parish Council:Original scheme:
Objection to the loss of a local sports facility
Amended scheme:
Comments awaited - to be reported orally
Representations:Original scheme:
26 objections including following grounds:
1. loss of squash club which is in high demand, with no justification for its loss;
2. lack of squash courts in the area;
3. larger footprint than existing building;
4. proposal is too big for the site;
5. would have a detrimental impact upon character of Conservation Area and setting of listed building;
6. overdevelopment of site;
7. loss of openness of site;
8. design is unattractive and obtrusive;
9. footprint extends beyond settlement edge into Green Belt;
10. encroachment of domestic gardens into the countryside;
11. overlooking of residential properties;
12. loss of daylight to gardens and residential properties;
13. insufficient open space;
14. insufficient car parking;
15. no need for further retirement homes;
16. need for smaller, less expensive units;
17. construction work will be disruptive.
Amended scheme
10 letters of objections including the following grounds:
1. loss of squash facility;
2. traffic generation;
3. flaws in Humbert Leisure report;
4. individuals interested in purchasing the club;
5. opportunities exist to extend car parking;
6. other clubs do not provide same facilities;
7. closure would be detrimental to the local population, schools and rehabilitation centres;
8. overdevelopment of the site;
9. insufficient car parking;
10. impact on setting of listed dovecote;
11. proposed height will destroy context of existing development;
12. building is 1 m taller than original building;
13. unattractive building;
14. squash players have had to find alternative facilities as far afield as Cranleigh and Haslemere;
15. impact upon amenity of existing residents.

Relevant History

WA78/1330Erection of single-storey detached building containing six squash courts
Permitted
02.11.78
WA80/0423Six squash courts, bar/lounge, crèche and changing facilities
Permitted
23.05.80
WA81/1103Erection of two additional squash courts as an extension to the existing squash court complex and the formation of eleven car parking spaces
Permitted
15.09.81
WA83/0043Construction of three tennis courts
Permitted
22.02.83
WA88/2178Application for consent to fell one tree the subject of Condition 1 of WA80/0423
Refused
30.11.88
WA90/1768Erection of function/conference room and entrance hall
Permitted
07.01.91
WA93/0245Erection of an extension to provide swimming pool
Permitted
22.04.93
WA98/1127Redevelopment of site following demolition of existing squash club to provide twelve dwellings, garaging and associated works
Withdrawn
WA98/1213Application for Conservation Area Consent for the demolition of squash, health and fitness club
Refused
11.06.99
Dismissed
13.10.99
WA99/0031Redevelopment of site following demolition of existing squash club to provide ten dwellings and garages
Refused
11.06.99
Dismissed
13.10.99
WA99/0248Redevelopment of site following demolition of existing squash club to provide twelve dwellings, garaging and associated works
Refused
11.06.99
Dismissed
13.10.99

Description of Site/Background

The Willows Club was built in the 1970s on part of the former curtilage of Milford House. It lies to the rear of this building and The Refectory upon the south side of Portsmouth Road. Access to the Club is shared with Milford House and the recently permitted enabling development which involved alterations to provide 14 dwellings together with the erection of 23 dwellings to the rear (WA97/1424).

The existing premises are described as a squash/health and fitness club. The existing facilities include a licensed bar, crèche, aerobics room, sauna, gym and four squash courts together with changing facilities.

The Proposal

The applicants propose to demolish the existing club premises and the submitted proposals originally provided for the development of 23 flats and wardens accommodation. However the application has subsequently been reduced to 19 flats and wardens accommodation. The accommodation would comprise 18 two-bedroom flats, 1 one-bedroom flat and a one-bedroom wardens flat and office.

Submissions in Support

In support of the application the applicants have sought to address the points raised in the Inspector’s letter for the dismissal of the previous proposals on the site (WA99/0031 and WA99/0248) and they consider the following:

Relevant Policies

Policy PE2 of the Surrey Structure Plan (SSP) 1994, Policy GB1 of the Waverley Borough Local Plan 1993 and Policy C1 of the Waverley Borough Replacement Local Plan 1999 seek to protect the openness of the Green Belt and prevent inappropriate development. For development proposed within settlements located within the Green Belt, Policy RU1 of the SSP applies. Policy RU1 seeks to ensure that development within rural settlements is of an appropriate scale and takes account of the form, setting, local building style and heritage of the settlement. Policy RD1 of the Waverley Replacement Local Plan 1999 builds upon Policy RU1 and seeks to ensure in addition that development does not adversely affect the rural/urban transition.

Policy LT1 of the Waverley Borough Replacement Local Plan seeks to retain leisure facilities where there is a clear need for those facilities and, in considering proposals for redevelopment, the Council will take into account continued viability and their contribution to the local community and the vitality and viability of the area.

Policies HE3 and HE8 of the Waverley Borough Replacement Local Plan seek to preserve and enhance the setting of Listed Buildings and the character of Conservation Areas, respectively.

Policies D1 and D4 of the Waverley Borough Replacement Local Plan seek to ensure that proposed development does not harm the amenities of the surrounding area and is of an appropriate design and layout.

Main Planning Issues
The reports claim that since the boom of interest in the 1970s and 1980s there has been a steady decline in the playing of squash. Recognising this decline, Sport England commissioned a study “National Facilities Strategy for Squash in England” in 1998. This Sport England report identified an oversupply of 4,000 courts in England. The applicant’s report goes on to state that applying a recommended ratio to the Godalming/Milford area, the loss of the four existing courts at the Willows would still result in a ratio of population to the number of courts lower than that prescribed in the Sport England report. It is claimed that a club of the size of the Willows would normally be expected to provide at least 80 parking spaces. There are only currently nine spaces. There is capacity to provide for approximately 44 spaces by developing the existing grassed area for a car park. However, this would still result in a significant shortfall and would result in development beyond the settlement boundary, within the Green Belt.
Conclusions

In conclusion, it is considered that the non-viability of a leisure use on this site has been adequately demonstrated. Whilst the proposal is for a three-storey building, it is considered that because of the scale of the existing buildings within and near the site, the proposal would not have any significantly greater impact upon the rural/urban transition of the settlement.

To summarise, it is considered that whilst the proposal will result in a larger building on the site and one of a modern contemporary design, the proposal will not be detrimental to the character or amenities of the area.

Recommendation

A.1 & WA00/1502 and WA00/1503 – that, subject to the applicants entering into an
A.2 appropriate legal agreement to remove permitted development rights for the erection of structures within the green area to the east of the development and to ensure the management of this area in accordance with an approved Landscape Management Plan, permission be GRANTED subject to the following conditions:

A.3 & WA00/1504 and WA00/1505 - that Conservation Area Consent be GRANTED
A.4 subject to the following conditions:

1. Demolition of the existing building shall not take place until the Local Planning Authority has
been informed in writing that a contract for the carrying out of works for the redevelopment of
the site has been made.

1. In accordance with Section 74(3) of the Planning (Listed Buildings and Conservation Areas)
Act 1990
* * * * *

COMMS/CENTRALDC/002
SCHEDULE ‘B’ TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
7TH MARCH 2001

Applications where the considerations involved are clearly defined.

Background Papers (BP&DM)

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

B.1WA00/2104
Mr & Mrs Huggins
06.12.00
Erection of extensions and alterations at 45 Yew Tree Road, Witley (as amended by letter dated 24.01.01 and plans received 26.01.01)
Grid Reference:E: 493935 N: 140846
Parish:Witley
Ward:Witley
Development Plan:MGB, AONB (within settlement - Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Original Scheme:
Object – overdevelopment
Amended Scheme:
Object - overdevelopment

Relevant History

WA81/0685Two-storey extension at rear to provide dining room, entrance lobby and larder with a third bedroom
Permitted
13.05.81

Description of Site/Background

No. 45 is a two-storey chalet style dwelling located on the western side of Yew Tree Road. To the front of the property is a small front garden, enclosed by 2 m high hedging, and to the rear is a large garden enclosed by 1.8 m high close-boarded fencing. The properties within Yew Tree Road are a mixture of bungalows and two-storey houses.

The Proposal

Permission is sought for the erection of a two-storey part side, part rear extension measuring some 63 sq m in area. The extension would provide a third bedroom and en-suite bathroom at first floor, with a music room on the ground floor. The ground floor element would extend further into the rear garden as a single-storey outshot. The side extension would be separated from the boundary by some 225 mm. An existing attached garage on the northern side would be demolished.

Relevant Policy

The site is located within the defined settlement of Witley where residential development can be acceptable in principle. Policies PE10 of the Surrey Structure Plan, Policies GB1, RS1 and DE1 of the adopted Local Plan and Policies D1, D4 and RD1 of the Replacement Local Plan therefore apply to this proposal. These state together that development should not result in any material loss of amenity to neighbouring occupies nor any material harm to the streetscene.

Main Planning Issues

In its original form, the proposal involved a higher and bulkier extension and included overlooking concerns. Following negotiations with officers and having particular regard to the concerns of the Parish Council, the scheme has been amended. Whilst the extension is a fairly large addition to this property, it would convey a single-storey appearance on its northern side. Having regard to the satisfactory separation distance of the two-storey element from the common boundaries with adjacent properties, it is considered that the extension would not materially affect the amenities of neighbouring occupiers. The continuing objection of the Parish Council is noted. However, the officers consider that, in its amended form, the proposal would not cause harm to the extent that permission should be withheld.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Standard matching materials (5.4)

2. Standard obscured glazing (4.12) *(roof) *(flank)

3. Standard fenestration (4.13) *(first floor or roof) *(flank)

Reasons

1. Standard (4.55)

2 & 3. Standard (4.53)
* * * * *
B.2WA00/2307
Mr & Mrs D T Greaves
28.12.00
Erection of a two-storey rear extension following demolition of existing lean-to extension at 49 Oxted Green, Milford (as amplified by letter dated 12.02.01 and plan received 14.02.01)
Grid Reference:E: 494169 N: 141190
Parish:Witley
Ward:Milford
Development Plan:MGB, within settlement - Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Objection – overdevelopment and concern for impact on neighbours light
Representations:Two letters have been received objecting on the following grounds:
1. excessive length of extension;
2. protrusion beyond rear of No. 47;
3. loss of light;
4. inaccurate plotting of tree.

Relevant History

WA00/1958Erection of a two-storey extension and alterations following demolition
Withdrawn
19.12.00

Site Description

No. 49 is a two-storey detached dwelling situated on the south side of Oxted Green in Witley. It is one of a group of properties which were originally of similar style and footprint, although the neighbouring properties have since been extended.

The Proposal

Permission is sought for the erection of a part two-storey, part single-storey rear extension measuring a total of 57.82 sq m in floor area. The extension would provide a living room (with single-storey bay) at ground floor with a master bedroom and en-suite bathroom over. The extension would be aligned with the existing side walls of the house and would be separated by 1.3 m and 0.8 m from the common boundaries of No. 47 and No. 51 respectively.

Planning Policy

The site is located within the Witley settlement area wherein extensions to dwellings can be acceptable in principle subject to no adverse effect upon the residential or visual amenity of the area. As such, Policies PE10 of the Surrey Structure Plan, RS1 and DE1 of the adopted Local Plan and RD1 and D4 of the Replacement Local Plan apply to this proposal.

Main Planning Issues

The application has been brought before the Sub-Committee following the receipt of letters of objection from adjacent occupiers and an objection from the Parish Council. The officers acknowledge that the extension would elongate the existing house by some 7.2 m. In addition, the neighbouring properties both have windows on their respective flank elevations facing the proposing extension which could experience some loss of light due to the proposal. Nevertheless, the gaps between the properties are narrow dark corridors at present. It is unlikely that the proposal would worsen the situation to the extent that permission should be refused on grounds of loss of light. Moreover, the proposed two-storey element would align with the rear of No. 51 and although it would project beyond the rear of No. 47, it would be separated by some 2.1 m from that property to the extent that no material loss of amenity is likely to result by the greater projection of the proposal. Finally, it is noted that both immediately neighbouring properties have themselves been extended and it seems reasonable to the officers that a comparable extension should be allowed on No. 49.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Standard matching materials (5.4)

2. Standard fenestration (4.13) *(first floor) *(flank)

3. Standard obscured glazing (4.12) *(roof level) *(flank)

Reasons

1. Standard (4.55)

2. Standard (4.53)

3. Standard (4.53)
* * * * *
B.3WA01/0114
Charlotte Homes (Surrey)
19.01.01
Erection of three linked dwellings (part details pursuant to WA00/0836) on land to the rear of 1 – 3 Chapel Lane, Milford (as amended by letter dated 31.01.01 and plans received 01.02.01)
Grid Reference:E: 494802 N: 142403
Parish:Witley
Ward:Milford
Development Plan:MGB (within settlement - Replacement Local Plan)
Highway Authority:Recommend conditions
Drainage Authority:No requirements
Parish Council:Objection – overdevelopment of the site

Relevant History

HM/R 14134First floor flat
Refused
March 1964
HM/R 15769First floor flat
Refused
May 1966
HM/R 18721First floor flat
Refused
October 1970
WA77/0490First floor flat
Permitted
October 1977
WA77/1613Use as betting office
Refused
February 1978
WA78/0389Erection of single-storey industrial building
Refused
07.06.78
WA78/0988Change of use of existing premises from retail to a dental surgery
Refused
11.08.78
WA89/0607Erection of workshop and glass storage area – land at rear of 3 Chapel Lane
Refused
19.05.89
WA89/1239Erection of workshop
Permitted
24.08.89
WA90/0376Outline application for the erection of first floor accommodation
Refused
22.06.90
WA99/2061Outline application for the redevelopment of the site following demolition of existing buildings to provide nine dwellings with a shop and associated office
Withdrawn
07.03.00
WA00/0836Outline application for the erection of three linked dwellings and an extension to No. 3 to provide offices and showroom with two flats over
Permitted
14.09.00

Site Description/Background

The application site measures some 0.0741 ha and is located upon the west side of Chapel Lane within Milford. The site currently comprises a largely vacant, unused and overgrown area. Outline permission was granted under reference WA00/0836 in respect of the application site plus the buildings 1 – 3 Chapel Lane (Milford Glassworks) for the erection of three linked dwellings and an extension to No. 3 to provide offices and showroom with two flats over. All matters were reserved for consideration at the detailed stage.

The Proposal

The current application proposes part details pursuant to WA00/0836. Specifically, details are proposed in relation to siting, design, means of access, external appearance and landscaping in respect of the three linked dwellings at the rear. Details in relation to the frontage commercial building and flats are not proposed at this stage.

The proposed dwellings would be chalet-style, two-bedroomed terraced dwellings linked in a diagonal configuration. The end two dwellings would each have an attached carport while the third would have a double pitched roof carport adjoining the boundary of the site. The proposal would involve a total of 234.7 sq m floor area. The dwellings would be separated by 1 m from the common boundary with Pear Tree Cottage to the south and 14.2 m to the boundary with "Firbank" to the west. The dwellings would measure 8.1 m in maximum ridge height. The houses would be constructed in brick with a tile hung first floor and plain clay tile roof. In their design, the properties would convey a cottage-style vernacular.

Relevant Planning Policy

The site is located within the Milford Settlement Area as defined by the Replacement Local Plan. The relevant policies to this proposal are Policies DE1 of the adopted Local Plan and D1, D4 and D4 of the Replacement Local Plan regarding the acceptability of the design and layout of new residential development. Housing mix policies (HS2 of the adopted Local Plan and H4 of the Replacement Local Plan which require the provision of smaller units (50% one and two-bedroomed units) are also relevant.

Main Planning Issues

The principle of a terrace of three new dwellings on this site has been established by the outline permission. The scheme provides all two-bedroomed units and no objection is therefore raised on mix grounds.

The concern of the Parish Council is noted. However, broadly speaking, the siting, form and scale of development is very similar to the indicative details previously considered at outline stage. In terms of their height, massing and juxtaposition with adjacent properties, the scheme would not, in the officers view, cause material detriment to neighbouring amenity. The rear facing bedroom windows are proposed as high level to minimise overlooking to residential gardens at the rear. Finally, following consultation with the County Highway Authority, there is no objection raised on access grounds subject to suitable safeguarding conditions. Overall, the scheme is considered to provide well-needed small units of accommodation for Milford.

Recommendation

That reserved matters in respect of siting, design, external appearance and access be approved subject to the following conditions:

1. Standard external materials (5.2)

2. Standard landscape scheme (8.9)

3. Standard obscured glazing (4.12) *(bathroom windows at first floor) *(south-west) *(rear facing)

4. Standard fenestration (4.13) *(first floor) *(flank and rear)

5. Standard fencing (6.1) *(one month) *(first occupation)

6. Standard extensions (4.1)

7. The first floor rear facing bedroom windows shall be fitted with a minimum floor to cill height of 1.8 m and permanently maintained as such unless otherwise agreed in writing by the Local Planning Authority

8. Standard modified access - detailed (H8) *(Chapel Lane)

9. Standard on site permanent parking etc - detailed (H14) *(a) *(d)

10. Standard construction related loading and parking (H15) *(a) *(b) *(c)

11. Standard levels (5.1)

Reasons

1 - 2. Standard (4.55)

3 - 4. Standard (4.53)

5. Standard (6.50)

6. Having regard to the restricted nature of the site and the size of the proposed development.

7. Standard (4.53)

8 – 10. In order to satisfy the requirements of the Surrey Structure Plan 1994 Policies MT2 and MT5.

11. Standard (4.55)

Informative

1. Standard highways (HF7)
* * * * *
B.4WA01/0053
Governing Body
12.01.01
Erection of a detached double garage with associated works on land at Charterhouse School, Charterhouse Road, Godalming (as amplified by letter dated 02.02.01)
Grid Reference:E: 495806 N: 145230
Town:Godalming
Ward:Godalming North West
Development Plan:MGB, AGLV, Area of Archaeological Interest (outside developed area - Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection
Representations:One letter has been received making the following comments:
1. plan shows land at Stoneways as a car park which was refused;
2. rectangular piece of land adjacent to Square Acres garden is in that propertys ownership;
3. inconsistency of tree removal information.

Relevant History

WA97/1416Erection of a new boarding hall together with detached double garage
Permitted
09.01.98
Partly implemented
- extant
WA99/2179Change of use and erection of a single-storey extension and alterations following demolition of existing conservatory to provide student and staff accommodation
Permitted
02.03.00

Site Description/Background

The application site forms part of the curtilage of Northridge and Chetwynd which are two properties used for school accommodation within the grounds of Charterhouse School. Chetwynd is the new girls boarding house permitted under reference WA97/1416. That permission also included approval of a detached double garage to be sited on the south side of the access drive to Chetwynd. This measured 43.56 sq m in area and was shown to be positioned in a clearing away from important trees on the site. Whilst the main boarding house has been built, the garage building has not been implemented and that part of the permission remains extant. The site of the current proposal is within a fairly thick group of mature and semi-mature trees to the south of Northridge and east of Chetwynd.

Relevant Planning Policies

The site is located within the Green Belt and Area of Great Landscape Value outside of the developed area of Godalming. As such, Policies PE2 and PE7 of the Structure Plan, GB1 and RE1 of the adopted Local Plan and C1 and C3 of the Replacement Local Plan apply to this proposal. In addition, government guidance PPG2 (Green Belts) is also relevant. These state together that there will be a presumption against inappropriate development, including buildings to serve the needs of institutional uses, unless the applicant can demonstrate that there exist very special circumstances sufficient to set aside the normal policies of restraint.

Policy D7 of the Replacement Local Plan and policies in relation to the Area of Great Landscape Value require that development shall not detrimentally affect the health and stability of trees of importance and shall protect the intrinsic qualities of the landscape.

The Proposal

Permission is sought for the erection of a pitched roof detached double garage measuring 45 sq m in floor area to a height of 2.3 m to the eaves and 5.5 m to the ridge.

The garage would be positioned some 5.2 m to the north of the new access road to Chetwynd accessed by a new driveway constructed in compacted flint measuring some 34 sq m in area. The submitted plan indicates that a holly tree would need to be removed and that the driveway would extend to within 400 mm of the trunks of adjacent horse-chestnut and oak trees respectively. The applicants have offered to enter into a legal agreement to ensure that the extant permission for a garage is not implemented if the current proposal is permitted.

Submissions in Support

The agents for the applicant do not provide any detailed justification for wishing to resite the garage from its permitted position to the currently proposed site except to state that:

"The double garage is for the use of the Housemaster of Chetwynd flats (the girls boarding hall) and therefore should be classified as fulfilling educational needs".

A further letter from the Estate Bursar states that the currently proposed siting is considered preferable as the building would be less visible within the landscape.

Main Planning Issues

The principle of a garage to serve Chetwynd has been established by the extant permission WA97/1416. At the time of that consent, the Committee accepted that the boarding house and its ancillary garage represented very special circumstances within the Green Belt. It is considered that there have not been any material changes in circumstances to justify taking a different view to the principle of the garage, in the current case.

The principal issue with the present scheme is whether the proposed siting of the garage is acceptable in environmental terms. Whilst positioned within the main grouping of school buildings, the site nevertheless forms part of the wider landscaped setting of the Charterhouse site within the Area of Great Landscape Value. Following consultations with the Councils Arboricultural Officer, it is apparent that the proposal would threaten a number of trees within the grouping, to the material detriment of the landscaped and vegetated appearance of this attractive site. It is considered that there is no overriding justification for the harm that would be caused by this proposal, having particular regard to the garage position in the extant permission which is in a materially more acceptable position. That siting was the outcome of careful negotiation at the time of consideration of WA97/1416 to minimise tree and landscape harm. In the officers view, the currently proposed siting should be resisted in that the proposed building would cause material tree loss and harm to the landscaped appearance of the area to the detriment of the character and appearance of the Area of Great Landscape Value.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Metropolitan Green Belt: Outside Settlements (20.1) *(insert after 1993 "and Policy C1 of the Waverley Borough Replacement Local Plan 1993")

2. Standard Area of Great Landscape Value (21.2) *(insert after 1993 "and Policy C3 of the Waverley Borough Replacement Local Plan 1999")

3. The proposed garage and its hardstanding would represent an intrusive form of development which would be materially detrimental to the sensitive landscaped appearance of the site by reason of its dominant siting and appearance and its threat to a group of significant trees upon the site. As such, the proposal would be contrary to Policies PE7 of the Surrey Structure Plan 1994, RE1 of the Waverley Local Plan 1993 and C3 and D7 of the Waverley Borough Replacement Local Plan 1999.

Informative to Applicant

The applicant is advised that it is the Councils preference that the extant approval for a garage, WA97/1416, be implemented in preference to the scheme hereby refused, having regard to the comparative degrees of environmental impact by the two applications.
* * * * *
B.5WA01/0039
Mr & Mrs P Day
05.01.01
Erection of a pair of semi-detached dwellings following demolition of existing dwelling (revision of WA00/0210) at Woodwinds, Upper Manor Road, Farncombe, Godalming
Grid Reference:E: 497214 N: 144994
Town:Godalming
Ward:Godalming North
Development Plan:No site specific policy – (within developed area –
Replacement Local Plan)
Highway Authority:Recommend conditions
Drainage Authority:No requirements
Town Council:No objection
Representations:Four letters have been received objecting on the following grounds:
1. no practical reasons for redevelopment other than financial;
2. overdevelopment;
3. out of keeping;
4. increase in traffic and parking congestion;
5. increased noise and disturbance;
6. destruction of large trees;
7. loss of wildlife;
8. reduced distance to neighbouring property;
9. impact on stability of banks and rear gardens;
10. undesirable precedent;
11. urban solution for a country location;
12. different siting to previous withdrawn scheme;
13. out of character;
14. strong urban impact from long-distance views;
15. loss of light.

Main Planning Issues

This application was reported to the last meeting (6th February) of the Sub-Committee. Members are asked to refer to the report at B.9 of that agenda in relation to the background and main considerations.

The Committee resolved that, subject to the receipt of no material objection by the expiry of the statutory notification period of 9th February 2001, permission be granted subject to appropriate conditions. Since the Committee meeting, and within the last three days of the notification period, four letters of objection have been received based on the grounds set out at the top of the report.

The concerns of the neighbours are noted. However, these representations do not raise any new material matters which had not been previously considered by the officers before coming to their original conclusions on this scheme. It is considered that the proposal is an acceptable form of development which will provide new small sized accommodation within an acceptable scale and form in the urban streetscene, and that no material loss of amenity to adjacent occupiers would arise as a consequence of the proposal.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Standard external materials (5.2)

2. Standard fenestration (4.13) *(first floor) *(flank)

3. Standard obscured glazing (4.12) *(first floor) *(flank)

4. Standard new access (single lane width) - outline (H1) *(Upper Manor Road)

5. Standard highways (H6) *(Upper Manor Road)

6. Standard on site permanent parking etc - detailed (H14)

7. Standard construction related loading and parking (H15)

8. Standard levels (5.1)

9. Standard fencing (6.1) *(one month) *(first occupation)

10. Standard tree protection (8.2)

11. Standard services (8.3)

12. Standard burning (8.4)

13. Standard method statement and supervision (8.5) *(construction of access and parking near preserved tree)

Reasons

1. Standard (4.55)

2. Standard (4.53)

3. Standard (4.53)

4 – 7. Standard (HR1)

8. Standard (5.50)

9. Standard (5.50)

10–13. Standard (4.55)
* * * * *
B.6WA00/2219
Mr & Mrs Atkinson
20.12.00
Erection of a detached garage/garden store at Driftway, Woolfords Lane, Elstead (as amended by plans received 20.02.01)
Grid Reference:E: 489464 N: 141467
Parish:Elstead
Ward:Elstead, Peperharow, Thursley
Development Plan:MGB, AONB, AGLV (outside settlement boundary – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection, however concern is expressed that the dwelling could be turned into a separate dwelling
Representations:Original proposal
One letter of objection concerned that the garage could be converted to a separate dwelling in the future
Amended proposal
Any letters received will be reported orally.

Relevant History

WA86/1262Outline application for the erection of one bungalow
Permitted
23.07.86
WA89/0605Erection of bungalow and construction of new vehicular accessway
Permitted
25.05.89
WA89/1391Erection of garden store
Permitted
14.08.89
WA95/0442Loft conversion, installation of dormer windows
Permitted
25.05.95

Description of Site/Background

The site is located to the west of Woolfords Lane and to the east of Hankley Common, within a generally wooded area.

The Proposal

Permission is sought for the erection of a detached building to provide a double garage and garden store. The proposed building would measure 9.64 m by 6.44 m with a ridge height of 6 m. The roof would feature a half-hip above the garage with a cat-slide roof above the garden store.

Submissions in Support

In support of the scheme, the agent has offered the following comments:

"Driftway was constructed as a new dwelling in the mid 1990s. The plot formerly formed part of the garden of the property immediately to the north. It was constructed in traditional materials with a special emphasis on brick quoins and Bargate stone facings for the walls under a hand-made tiled roof. The intention is to construct this double garage mirroring the design of the dwelling and using similar materials".

Relevant Policies

The site is located within the Green Belt countryside outside of any settlement and within an Area of Outstanding Natural Beauty and an Area of Great Landscape Value. As such, Policies PE2 and PE7 of the Surrey Structure Plan 1994, Policies GB1 and RE1 of the Waverley Local Plan 1993 and Policies C1 and C3 of the Replacement Plan apply to this proposal. These indicate a presumption against inappropriate development in the interests of maintaining the openness and character of the countryside and special qualities of the landscape.

Main Planning Issues

Whilst policies discourage the erection of residential outbuildings within the Green Belt, there is a general acceptance that properties within rural locations require garaging where none currently exists. In its original form, the proposal involved a higher and larger building. Having regard to the concerns of the Parish Council, the scheme has been amended. It is considered that the amended proposal is of an acceptable size which would afford limited opportunity for the conversion of its roofspace. The reduction in its size, and the inclusion of restrictive conditions, would minimise the likelihood of the buildings future conversion to a separate dwelling.

Recommendation

That permission be GRANTED subject to the following conditions:
* * * * *
B.7WA01/0012
Vodafone Limited
08.01.01
Use of land for siting of a 21 m telecommunication mast with six antennas and two dishes, equipment cabin and associated works on land at Holmens Grove, Haslemere Road, Brook, Witley (as amplified by letter dated 20.02.01 and documents received 21.02.01)
Grid Reference:E: 492642 N: 136213
Parish:Witley
Ward:Witley
Development Plan:MGB, AONB, AGLV
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection
Consultations:Borough Environmental Health Officer – no objection provided installation complies with ICNIRP guidelines
Representations:Eight letters of objection on the following grounds:
1. close to residential properties;
2. detrimental to character and appearance of area;
3. close to another mast in the area;
4. lead to further development;
5. health/safety concerns;
6. loss of trees;
7. should be sited further into Holmens Grove.

Introduction

An application has been made by the mobile phone operator, Vodafone, to erect a telecommunications facility on land at Holmens Grove, to the south of the hamlet of Brook.

Site Location

The application site is located on land which forms part of woodland on the western side of Haslemere Road (A286). Holmens Grove is located about 1.8 kms to the south of Brook and about 1.7 kms to the north of Grayswood. Vehicular access is obtained via a surfaced track off the A286, almost opposite the Greenstop Garden Centre.

The proposed site is located within a beech plantation some 100 m into the Grove on the south side of the track. The land slopes away from the road but then climbs towards an area of well-established coniferous woodland further to the west.

The area is distinctly rural in character. The surrounding land is predominantly in agricultural use interspersed by woodland. Development is sparse, with the nearest residential properties located some 150 – 200 m to the north-east and south-east of the proposed site.

The Proposal

The applicant seeks consent for the erection of a 21 m high slim-line lattice tower. This would support three sector antennas, giving an overall height of 23.3 m, and two microwave dishes. The antennas would have orientations of 30º, 150º and 270º, although the agent has indicated that only two of the sector antennas would be required.

There would be a site compound measuring 8 m x 4 m surrounded by a 1.8 m high chainlink fence with strands of barbed wire. This would contain an equipment cabin measuring 2.5 m x 3.7 m x 2.9 m, together with other ancillary equipment.

The proposed mast would be of steel construction and the submitted plans show a new hawthorn hedge to be planted.

Submissions in Support

The applicants agent has submitted statements with the application, together with technical information to illustrate the gap in coverage and the need for the proposal. It is stated that the proposed facility is to serve an area of Littlebrook, sections of the Haslemere Road plus the immediate surrounding area.

Prior to selecting this site at Holmens Grove, it is argued that a thorough search within the "cell area" was undertaken, such that all possible sites were considered. These included a site at the Greenstop Garden Centre. It is argued that the aim has been to find the technically most efficient site, which has the minimum impact on visual amenities. It is also argued that there are no existing telecommunications masts within the cell search area which they could utilise. The agent has argued that they have been able to locate a site against existing vegetation and an installation which could be coloured accordingly.

The agent has also argued that the land within the applicants control will effectively provide screening to the site and that the proposed installation would have very little visual effect on residential properties.

The agent has confirmed that installations of this type comply with ICNIRP (International Commission on Non-Ionising Radiation Protection) guidelines on public exposure levels.

Relevant Policies

PPG8 provides Government advice on telecommunications. It states that in cases such as this, protection from visual damage and the implications for subsequent network development will be important considerations. It states that planning authorities need to be alive to the special needs and technical problems of telecommunications development and, that before refusing a proposal, authorities should seek to understand the constraints the operator faces.

Policy DP8 of the Surrey Structure Plan 1994 and Policy D11 of the Replacement Local Plan 1999 deal with telecommunications development. The Council has also issued Supplementary Planning Guidance on the subject. In essence, the key factors in relation to mast development are that there should be an established need for the development; the site should be the least environmentally damaging; and the proposal should not have an adverse impact on the character and amenities of the area.

The site is located within the Green Belt and an area which is recognised for its high scenic value. The siting, appearance and environmental impact of the development are therefore very important considerations. In this case, the likely impact of the development on the amenities of residential nearby occupiers is also an important consideration.

Main Planning Issues

The key issue is to balance the environmental impact of the mast development against the wider need for the facility.

In view of the sensitive rural location of the site and the type of development proposed, the officers express some concern over the chosen siting and likely visual impact of this proposal. Officers have also considered the objections raised by local residents to this proposal, although they note that some residents have suggested that the mast could be located further into Holmens Grove.

The western side along this stretch of Haslemere Road is generally well wooded and the land falls, then rises to higher ground further to the west. Whilst the proposed mast would be reasonably well screened by mature trees from the main road, the mast would be visible above the tree line and would affect, to a material degree, the outlook of nearby residential properties. The nearest residential properties are located to the north-east and south-east (beyond the railway line). Much of the tree cover in the vicinity of the site is recently planted and, although these would provide some screening of the development, it is felt that a large portion of the development would be clearly visible.

On the basis of the technical information submitted with the application, there would appear to be some justification for a further facility in this area. The agent has argued that the proposed facility is required for both coverage and capacity reasons and, although there would be some duplication with another facility nearby at South Park Farm (some 2 kms further to the south-west), the radio coverage plots show a gap in radio coverage in this area.

However, your officers are not convinced that a thorough search of the area has been carried out to demonstrate that this proposal would represent minimal environmental impact. Few sites would appear to have been considered by the applicant and your officers share the views of some local residents that, if a further facility is to be accepted in this area, a site further into the woodland should be investigated further.

Conclusions

In conclusion, it is considered that the siting, form and impact of this development would have a materially adverse impact on the character and appearance of the locality and on the amenities of local residents.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Metropolitan Green Belt: Outside Settlements (20.1) *(insert after 1993 "and Policy C1 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999 and Policy LO6 of the Surrey Structure Plan (Deposit Draft) 2001")

2. Standard Area of Outstanding Natural Beauty (21.1) *(insert after 1993 "and Policy C3 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999 and Policy SE6 of the Surrey Structure Plan (Deposit Draft) 2001")

3. Standard Area of Great Landscape Value (21.2) *(insert after 1993 "and Policy C3 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999 and Policy SE6 of the Surrey Structure Plan (Deposit Draft) 2001")

4. The proposal would, by reason of its siting, height, form and appearance appear visually intrusive and out-of-keeping with the character and appearance of this attractive location, and would seriously detract from the outlook of nearby residential properties. The proposal would therefore conflict with Policy DP8 of the Surrey Structure Plan 1994, Policy D11 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999 and the Borough Councils Supplementary Planning Guidance on Telecommunications (October 1994).
* * * * *
B.8WA00/2070
M Freemantle
29.11.00
Erection of three buildings for light industrial (Class B1) purposes following demolition of existing buildings (details pursuant to WA00/0247) at Coal Yard, Hambledon Road, Hambledon (as amended by letter dated 05.02.01 and plans received 07.02.01)
Grid Reference:E: 496712 N: 139171
Parish:Hambledon
Ward:Busbridge, Hambledon and Hascombe
Development Plan:MGB, AGLV, Outside Settlement - Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:Environment Agency – recommend conditions and informatives
Parish Council:Original Scheme:
“The replacement buildings which were the subject of the initial application for this site (WA00/0247) were to match the gross external floor area of the existing buildings (281 sq m). The letter accompanying the present application states that this has been reduced; yet the proposed replacement buildings are in fact larger and higher than the existing ones and, at 96 sq m each, provide a total of 288 sq m.
In its final comment on the initial application, the Parish Council stated “it must be remembered that the coal yard lies between a Grade II listed building and the village pub, which makes it extremely important that any new buildings should blend in with their surroundings. Hence the Parish Council’s original
comment that they should not impact any more than the existing ones as regards size, height, colour and texture.” These comments remain valid and the Parish Council therefore objects to the present application for all of the aforestated reasons.”
Amended Scheme:
“The Parish Council notes the amendments to the earlier scheme but, despite the reversion of the proposed buildings to the siting/size/aspect envisaged in the original applications, remains opposed to this application for the reasons stated in its previous letters. It further objects to the proposal to increase the number of parking spaces on the site from 8 to 14, which suggests a provision for visitors’ parking as well as for those employed on the site. The site exits on to a country lane at a point where there is barely room for two cars to pass and which narrows immediately to the north to a single lane. What are the views of the Highways Agency on this latest proposal?”
Consultations:County Archaeologist - recommends inclusion of condition
Representations:Original Scheme:
6 letters have been received objecting on the following grounds:-
1. land must be contaminated with coal dust;
2. potential to become industrial estate;
3. control on noise levels needs;
4. increased danger to pedestrians;
5. increase in traffic;
6. proposed buildings are bigger than originally proposed;
7. out of keeping;
8. employees on this site may not be local;
9. not in keeping with rural character;
10. increased pollution and dust;
11. inadequate consideration for drainage matters;
12. inadequate access;
13. external wood cladding needed;
14. noise of working condition required;
15. impact on adjacent Listed building;
16. inadequate size of connecting country lane;
17. further detail of oil plant needed;
18. plans show no landscaping softening;
19. out of keeping with adjacent Conservation Area;
20. contrary to Policy D1.
Amended Scheme:
Any letters received will be reported orally.

Relevant History

HM/R 3250One dwelling house on land situated between Glebe House and the Merry Harriers
Permitted
17.06.48
HM/R 3494New house at Glebe Meadow
Permitted
Nov. 1948
HM/R 21772Single-storey sewage pumping station measuring 7.4 sq m and the construction of a lay-by on land at Daremead, Hambledon
Permitted
11.07.73
WA75/1695To continue the use of the site for the stationing of two residential caravans
Permitted
08.03.76
WA00/0247Outline application for the erection of three buildings for light industrial (Class B1) purposes following demolition of existing buildings
Permitted
22.06.00

Description of Site/Background

The application site measures 0.4 ha and is situated on the west side of Hambledon Road, just north of the Merry Harriers Public House. To the rear of the site is a two-storey dwelling, Daremead, within the same ownership which shares an access over the application site.

There are several existing buildings upon the site used in connection with the existing business for general machinery repair. These buildings are generally timber and corrugated iron and in varying states of repair. The site has a generally unkempt and neglected appearance.

The site is well screened, particularly on its northern and southern boundaries and is at a lower level than Hambledon Road. There is a stream along the southern boundary.

Outline permission was granted under reference WA00/0247 for the erection of three buildings for light industrial (Class B1) purposes following demolition of the existing buildings. That permission included approval for siting and means of access. It also included a number of conditions including restrictions to use Class B1 only and on floorspace to 289 sq m.

The Proposal

The current application seeks approval for reserved matters in relation to design, external appearance and landscaping for the three industrial units approved under WA00/0247:-

1. Unit 1 (adjacent to the Hambledon Road) would measure 69.3 sq m in area, to an eaves of 2.9 m and a ridge height of 3.6 m. It would be constructed with a brick base and an upper section of stained brown weatherboarding. The roofing would be profile steel sheeting, shown green (although the applicant has indicated that eventual colour could be subject to final agreement).

The submitted plans indicated that proposed Unit 1 would be some 1.7 m lower than the existing building on the frontage.

2 & 3. Units 2 and 3 (located centrally within the site) would each measure 108 sq m in area with an eaves height of 3 m and ridge height of 4 m. Proposed construction materials would be identical to Unit 1.

The submitted plans indicated that Unit 2 would be some 542 mm lower than the existing building while Unit 3 would be 1.1 m higher.

14 car parking spaces are provided to the north of the new units laid out in an elongated configuration. A rectangular concrete area is indicated between Units 2 and 3 for a wash-down area for machinery, and a small sewage treatment plant would be located on the western side to serve the development.

The proposed landscaping scheme includes enhanced hedge planting to the Hambledon Road frontage and the provision of a kerb formed by railway sleepers to the southern boundary.

Main Planning Issues

The site is located within the Green Belt and an Area of Great Landscape Value. However, the principle of a redevelopment for light industrial purposes has been established by the outline approval under WA00/0247. The siting, footprint and overall total floorspace of the buildings and the access provision have been agreed by the outline approval. Notably, the total floorspace proposed falls short of the limit specified in the outline approval. The issue for Members to consider in relation to this application is the acceptability of the proposed detail in respect of design, height and materials of the buildings and the proposed landscaping treatment.

In its original form, the application proposed to site the buildings in a materially different configuration to that approved in outline form. It also proposed use of profiled steel cladding for the walls of the three buildings.

Following the concerns expressed by the Parish Council and neighbouring occupiers, the scheme has been amended to include stained weatherboarding for the principal exterior cladding of the building. Additional planting has been shown to enhance that already provided on the frontage. Moreover, sectional information now provided demonstrates that two of the new buildings would be lower in height than the existing buildings, whilst the third would not be materially higher as to cause visual harm to the area.

The Parish Council’s concern regarding the number of parking spaces is noted. However, the addition of six spaces was included as an amendment in order to demonstrate that more than ample provision could be made within the site, in order to alleviate neighbours’ fears regarding parking congestion.

The officers consider that, in its amended form, the proposal would satisfactorily blend with the rural character of the area. Having regard to the restriction to use to Class B1 (light industrial), any prospective occupier of the building should not, by definition, cause any material harm to amenity by way of noise or nuisance. The site is well screened, particularly on its northern side and the new buildings would not, in the officers’ view, cause material harm to the setting of the adjacent Listed building or to the nearby Conservation Area.

Recommendation

That reserved matters be APPROVED subject to the following conditions:

1. Standard external materials (5.2)

2. The premises shall be used for Class B1 (Business) as defined by the Town and Country Planning (Use Classes) Order 1987 and for no other purpose without the prior written agreement of the Local Planning Authority.

3. The buildings hereby permitted shall not exceed 289 sq m site cover.

4. No repairs, servicing, work or storage of any materials shall take place outside the building(s) except for use of the wash-down area as specifically designated upon the approved plan.

5. Standard fencing (6.1) *(3 months) *(first occupation)

6. Standard tree survey (8.1)

7. Within three months of the occupation of the new buildings hereby permitted, the existing buildings upon the site, shown to be demolished, shall be dismantled and all demolition materials removed from the site.

8. Before the buildings hereby permitted are occupied, details shall be submitted to and approved by the Local Planning Authority setting out the means of sound insulation proposed. Such sound insulation measures, which shall include the provision of insulation on party walls, shall be implemented before the first occupation of the buildings.

9. Standard landscaping (8.9)

10. Standard surfacing materials (5.3)

11. Standard levels (5.1)

12. Any new bridges across any watercourse whether temporary or permanent should be constructed so as to span both banks with the abutments set back from the watercourse on the bank tops and shall allow for a margin of bank underneath.

13. During construction, no solid matter shall be stored within 10 m of the banks of the watercourse or ditch and thereafter no storage of materials shall be permitted in this area.

14. 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.

15. Before the development is commenced, a detailed site investigation shall be carried out to establish if the site is contaminated, to assess the degree and nature of the contamination present and to determine its potential for the pollution of the water environment. The method and extent of this site investigation shall be agreed with the Planning Authority prior to commencement of the work. Details of appropriate measures to prevent pollution of groundwater and surface water, including provisions for monitoring, shall then be submitted to and approved in writing by the Planning Authority before development commences. The development shall then proceed in strict accordance with the measures approved.

Reasons

1. Standard (4.55

2 & 3 Standard (2.50

4. Standard (4.54)

5-7 Standard (4.55)

8. Standard (4.53)

9 & 10 Standard (4.55)

11. Standard (5.50)

12. To maintain a continuous buffer strip and corridor which is available for wildlife passage and habitat and to reduce the risk of pollution from run-off.

13. To prevent solid materials from entering the watercourse or ditch and causing pollution.

14. To prevent the increased risk of flooding and to improve water quality.

15. To prevent pollution of the water environment.

Informatives

1. Standard drainage informatives
* * * * *
B.9WA01/0026
Trevor & Phyllis Sears
08.01.01
Erection of a building to store and dry wood for commercial purposes following demolition of existing building on land at Heights Cottage, Brook Road, Wormley, Witley
Grid Reference:E: 494743 N: 138105
Parish:Witley
Ward:Witley
Development Plan:MGB, AONB, AGLV - Outside Settlement Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection

Relevant History

HM/R 17212Workroom and storage building
Temporary
Permission
(3 years)
13.07.68
HM/R 20294Continued use of workroom and storage building for carpentry
Refused
16.06.72
HM/R 20646Erection of a single-storey extension to existing dwelling house
Permitted
20.09.72
HM/R 20647Continued use of workroom and storage building for carpentry for one year
Permitted
20.09.72
Enforcement Notice
served regarding
non-compliance with
temporary condition
Appeal Dismissed
Enforcement Notice
upheld
HM/R 22129Continued use of workroom and storage building for carpentry
Refused
23.10.73
WA82/0098Erection of double garage with storage area in roof space
Permitted
18.03.82
WA91/1536Erection of a storage shed following demolition of existing sheds
Permitted
19.12.91

Description of Site/Background

The application site is located on the east side of the footpath to Witley Station accessed from Brook Road in Wormley. Heights Cottage is a two-storey detached chalet bungalow with an extensive rear curtilage extending to the south by some 90 m. In the south-west corner of the site is an open area with a shingle surface accessed from the footpath. Adjacent to the common boundary with Surrey Heights Nursing Home are two existing timber buildings. The more northerly is a pitched roof timber stable building measuring some 37 sq m in area.

To the south is an open store structure formed by a corrugated metal roof supported on timber posts measuring 43.5 sq m in area. That building is used for storage, mostly timber.

The Proposal

Permission is sought for the erection of a new storage building measuring 58.32 sq m in area with a ridge height of 4.2 m. It would be constructed in timber and positioned to the south of the existing stable building the existing open log store would be demolished.

Submissions in Support

In support of the application, the applicant has put forward the following points:-

“My wife and I and our daughter (Mrs K Hall-Sears of Little Orchard, Combe Lane, Wormley) own and run a small woodturning company, Yewcraft Ltd. This company, which employs two local men and three outworkers, was started in 1967, operating for 4 - 5 years from a small workshop at Heights Cottage and then moving to the Blackdown Industrial Estate until 1991. We then purchased a unit at Milton’s Yard, Witley and moved there in the same year.

The woodturning involves turning mostly yew timber into craft products, which we sell in the UK and abroad. The timber for this work (mostly yew branches) is purchased locally and allowed to ‘airdry’ before being used. This involves storage in an open store for 1 - 4 years. Large yew pieces from 8” - 14” diameter are sawn into planks at the Witley workshop and then stand in the wood store. Once a month or so a quantity of wood is taken to Witley and allowed approximately another month to finish drying before being used. We have two parking spaces at Milton’s Yard and so cannot store our raw materials there. We have deliveries of green yew on 4 - 5 occasions during the year in small lorry/vans from local tree contractors. We have never had a complaint from our neighbours.”

Relevant Policies

The site is situated within the Green Belt countryside outside of any settlement. It also lies within an Area of Outstanding Natural Beauty and Area of Great Landscape Value. Policies PE2 and PE7 of the Structure Plan, GB1 and RE1 of the Adopted Local Plan and C1 and C3 of the Replacement Local Plan therefore apply to this proposal. These policies place strict restraint upon new development in the interests of preserving the openness and character of the countryside.

Main Planning Issues

The applicants indicate that the proposed building would be used to store wood for commercial purposes. The proposed building is considered to represent a form of inappropriate development within the Green Belt.

The officers note the planning history in relation to this site. Consideration needs to be given as to whether the history represents very special circumstances to justify setting aside the normal policies of restraint. During the 1970s, the applicants operated their woodturning business from a building on the site. This culminated in enforcement action under reference PL/101/31/1 to remove the carpentry use as it was considered to be an inappropriate and unneighbourly use in this location.

The existing building nevertheless currently may be used to store timber for the woodturning business. However, the Council has not granted a permanent consent for use of the site for woodturning purposes since the 1970s enforcement action. The proposed building would be a materially larger and more substantial building than the existing store. It is considered that this would represent undesirable intensification and consolidation of commercial development upon the site contrary to Green Belt policies of restraint.

It is not an unreasonable assumption that the new building could encourage a material increase in traffic movements to the store than is currently experienced. The location is not considered to be a sustainable one, remote from any settlement and accessed by a narrow footpath. An intensification of vehicle movements to the site would, it is considered, cause material harm to the amenities of neighbouring residential occupiers and users of the footpath. In policy terms, the appropriate location for commercial storage purposes is within established commercial areas consistent with sustainability and Green Belt policies.

Finally, the new building would be more prominent and visible than the existing store from the footpath and within the wider landscape having regard to its greater height and bulk. As such, the proposal would conflict with policies requiring protection and enhancement of the landscape.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Metropolitan Green Belt: Outside Settlements (20.1)

2. Standard Area of Outstanding Natural Beauty (21.1)

3. Standard Area of Great Landscape Value (21.2)

4. Standard Rural Areas (20.5) *(intensification) *(commercial) *(insert at end “As such the proposal would conflict with Policy PE2 of the Surrey Structure Plan 1994, Policy GB1 of the Waverley Local Plan 1993 and Policy C1 of the Waverley Borough Replacement Local Plan 1999")

5. The proposed building would represent a form of inappropriate development which, by virtue of height and size, would appear materially prominent and intrusive within the surrounding landscape, contrary to the requirements of Policy PE7 of the Surrey Structure Plan 1994, Policy RE1 of the Waverley Borough Local Plan 1993 and Policy C3 of the Waverley Borough Replacement Local Plan 1999 (as amended)
* * * * *
B.10WA00/2000
Mr & Mrs Morton-Morris
15.11.00
Erection of a replacement dwelling and outbuildings on land at Warren Hill Farm, Elstead Road, Peperharow (as amended by letter dated 12.02.01 and plans received 12.02.01)
Grid Reference:E: 492561 N: 144348
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 - recommend conditions and informatives
Parish Council:None received
Representations:One letter has been received (from the Chairman of the Parish Council writing in an individual capacity) expressing support.

Relevant History

HM/R 15812Caravan for agricultural worker
Refused
05.05.66
HM/R 20203 (b)Erection of agricultural worker’s dwelling
Permitted
12.07.72
HM/R 21640Erection of agricultural worker’s bungalow of 175 sq m
Permitted
08.08.73
WA85/1528Addition of sunroom of 18 sq m
Permitted
19.11.85
WA95/0909Occupation of dwelling without compliance with agricultural occupancy condition
Certificate of
Lawfulness
Granted
01.09.85
WA95/0910Use of land as a haulage contractors yard
Certificate of
Lawfulness
Refused
01.09.95
P43/16/2Enforcement action to secure cessation of haulage contractors use and removal of ancillary development. Notice issues 14.11.95.
Appeal withdrawn
16.12.96
WA97/1601Erection of replacement dwelling following demolition of existing dwelling and outbuildings
Refused
21.11.97
WA98/0029Erection of a replacement dwelling with garaging, stables and swimming pool building following demolition of existing dwelling and outbuildings
Permitted
12.03.98
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 sq m)
Refused
08.10.99
Appeal dismissed
09.03.00

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 ha which rises from a low point of about 50 m in the south-west corner to the plateau at 85 m. 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 ha 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 sq m was permitted and an extension of 18 sq m was permitted in 1985.

Until recently, there were 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 sq m. Most of these buildings have been demolished.

In March 1988 (under ref. 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.

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 259.62 sq m habitable floor area. A further area of 17 sq m is proposed in the form of an open porch on the rear elevation. The applicants have confirmed that they would be prepared to enter into a legal agreement to prevent the future enclosure of the terrace, if permission is granted.

The drawings indicate that an internally accessed cellar would also be excavated beneath the ground floor, although no floor plans are provided regarding the proposed degree of habitation.

2. In addition, a range of outbuildings is proposed measuring a total of 215.765 sq m ground 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.

A further loft area above the swimming pool measuring some 56.39 sq m is also shown, lit by three dormer windows. The main dwelling would be separated from the outbuildings by a stone walled garden.

The house would be located some 60 m to the north-west of the existing bungalow.

Submissions in Support

On behalf of the applicant, the following principal arguments have been put forward:

1. the siting is further back from the edge of the bank than the extant scheme;

2. the proposed dwelling will be less visible and less bulky than the extant scheme and of superior architectural quality;

3. the scheme incorporates a Gothic style with emphasis on symmetry;

4. local high quality materials would be used;

5. emphasis will be placed on retaining and enhancing existing trees and landscaping to provide a farmland setting;

6. the architect is part of a practice with considerable experience of building in sensitive areas.

A statement from John Martin Robinson, Historic Building Consultant, has also been submitted. This summarises the incidence of Georgian Gothic domestic architecture in Surrey and concludes that “it is therefore appropriate that the design of the new house at Peperharow should draw its inspiration form this tradition …. with its asymmetrical plan and gothic detailing, it pays tribute to a Surrey tradition.”

Relevant Policies

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. Policies PE2 and PE7 of the Surrey Structure Plan 194, GB1, RE1 and HS7 of the adopted Local Plan 1993 and C1, C3 and RD2A of the Replacement Local Plan 1999 apply to this proposal.

Policy HS7 requires that, in respect of replacement dwellings, the proposal should not result in an adverse change in scale or character in comparison with the original (1968) dwelling. 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 Policies HS7 and RD2A require that the replacement dwelling should not be more intrusive within the landscape.

Main Planning Issues

In its original form, the scheme involved a larger amount of floor area. Following concerns expressed by officers, the scheme has been amended to omit seven dormer windows upon the outbuildings, roof accommodation over the garage and a porch to the main house.

Notwithstanding the changes that have been made, the scheme would represent an increase of some 48% over the original dwelling and 34% over the existing dwelling. These are increased to 40% and 55% respectively if the open porch is included. It 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 the scale and character of accommodation upon this site. The proposal would materially conflict with Local Plan policies for replacement dwellings.

The officers note, however, that the permission granted under WA98/0026, which remains extant, is a material consideration in the determination of this application and must be afforded some weight in the current assessment.

In some respects, the present scheme represents an improvement over the extant permission. The new dwelling would be sited some 14 m to the east of the extant siting in an arguably less prominent position, further away from the plateau ridge and benefiting from a greater degree of screening on its southern side. The outbuilding range would amount to some 6 sq m less in ground floor area than the extant scheme and 5 sq m less within the loft area over the swimming pool.

It is a matter of visual judgment but, in addition, Members may consider the design and architectural detail of the proposed scheme to be preferable to the more traditional local brick and tile vernacular of the extant scheme.

Notwithstanding these considerations, officers are unable to support this latest scheme. The new dwelling would be significantly larger than that previously permitted i.e. 259 sq m compared to 234.7 sq m (an increase of 10.6%) (this comparison does not include the covered terrace which would result in a 16.2% increase over the extant). The overall ridge height would also be greater (9.3 m compared to 8.2 m).

Whilst the outbuildings are smaller in size than those permitted previously, they are nevertheless considered to represent an extensive grouping disproportionate in size to the dwelling and would detract from the openness and character of the Green Belt countryside. Whilst a similar sized grouping was permitted in the extant scheme, that permission preceded the adoption of text paragraph 11.28 to Policy RD3 of the Replacement Local Plan (as amended) which indicates the clear policy presumption against extensive outbuildings within the Green Belt.

A final concern is that the proposal does not propose the revocation of WA98/0026, the footprint of which does not wholly overlap the proposal.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Metropolitan Green Belt: Outside Settlements (20.1) *(insert after 1993 "and Policy C1 of the Waverley Borough Replacement Local Plan 1999")

2. Standard Area of Outstanding Natural Beauty (21.1) *(insert after 1993 "and Policy C3 of the Waverley Borough Replacement Local Plan 1999")

3. Standard Area of Great Landscape Value (21.2) *(insert after 1993 "and Policy C3 of the Waverley Borough Replacement Local Plan 1999")

4. Standard extensions (25.1) *(insert after 1993 "and Policy RD2A of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999")

5. Standard scale/character (25.3) *(As such the proposal would be contrary to Policies HS7 of the Waverley Local Plan 1993 and RD2A of the Waverley Borough Replacement Local Plan 1999)

6. The proposed outbuildings would result in a form of development disproportionate in size to the dwelling they would serve and visually unsatisfactory in terms of their excessive bulk, massing and size, which would materially be detrimental to the openness and character of the Green Belt countryside. As such, the proposal would be contrary to policies PE2 of the Surrey Structure Plan 1994, GB1 of the Waverley Local Plan 1993 and C1 of the Waverley Replacement Local Plan 1999.
* * * * *
B.11WA01/0188
R Newman
02.02.01
Erection of extensions (revision of WA00/1406) at 25 Binscombe Lane, Godalming
Grid Reference:E: 497125 N: 145344
Town:Godalming
Ward:Godalming North
Development Plan:No site specific policy – within developed area - Replacement Local Plan
Highway Authority:Recommend conditions
Drainage Authority:No requirements
Town Council:Not yet received - to be reported orally

Relevant History

WA97/1442Erection of a single storey extension following demolition of existing outbuilding
Permitted
21.10.97
WA00/1406Erection of extensions
Refused
16.08.00

Description of Site/Background

No. 25 is a two-storey detached dwelling situated at the corner of More Road and Binscombe Lane. There is an existing detached garage and a single-storey extension to the side of the dwelling. A 1.8 m close-boarded fence has been erected along the northern boundary.

The Proposal

Planning permission is sought for the erection of extensions. The application consists of three components:

1. The erection of a two-storey extension to the front of the dwelling following the demolition of the existing porch. It would provide a study room on the ground floor and a bathroom over. This extension would measure a total floorspace of 10.6 sq m.

2. The erection of a two-storey extension to the side of the dwelling. This would provide a utility room and storeroom on the ground floor with a bedroom over, measuring 3.3 m in width, 4.2 m in depth and 6.4 m in ridge height.

3. Relocation of the garage from the rear garden to the northern side of the dwelling. It would be set back from the frontage by 600 mm. The existing vehicular access at More Road would be closed and a new access formed from Binscombe Lane.

Relevant Policies

The site is situated within the Godalming developed area wherein extensions can be acceptable in principle, subject to their visual impact and effect on the amenities of adjacent occupiers. Policies PE10 of the Structure Plan 1994, DE1 of the adopted Local Plan 1993 and D1 and D4 of the Replacement Local Plan apply to this proposal.

Main Planning Issues

Members may recall that an earlier scheme on this site for a similar proposal was refused in October 2000 (WA00/1406) (item B16 refers). The Committee’s concerns in that case were, in particular, the excessive scale, bulk and massing of the side two-storey side extension and its intrusive impact within the streetscene.

In comparison with the previously refused scheme, the following changes have been made:

1. the two-storey side extension has been reduced by 1.2 m in width, 600 mm in depth and 200 mm in ridge height;

2. vehicular access has been relocated to Binscombe Lane.

The officers consider that, as in the previously refused scheme, the two-storey front extension and the relocation of the garage are acceptable. Whilst, in the current proposal, the size and scale of the two-storey side extension have been reduced, it would nevertheless still appear as an overly dominant feature of the dwelling as viewed from the road, resulting in a materially adverse impact upon the visual character of the surroundings. The officers feel unable to support the proposal.

Recommendation

That, subject to the receipt of no material representation by the expiry of the statutory neighbour notification period of 09.03.01, permission be REFUSED for the following reasons:

1. Standard Policy DE1 (22.7) *(insert after 1993 “and Policies D1 and D4 of the Replacement Local Plan")

2. Standard overdominance (22.20)
* * * * *
B.12WA01/0044
S Phillips
11.01.01
Erection of a detached garage/summerhouse building following demolition of existing garage/workshop at Brook House, The Street, Hascombe (as amplified by letter dated 07.02.01 and plan received 23.02.01 and amended by letter dated 19.02.01 and plans received on 23.02.01)
Grid Reference:E: 499938 N: 139782
Parish:Hascombe
Ward:Busbridge, Hambledon & Hascombe
Development Plan:MGB, AONB, AGLV (within settlement – Replacement Local Plan)
Highway Authority:Recommend conditions
Drainage Authority:Environment Agency - not yet received - to be reported orally
Parish Council:No objection

Relevant History

WA83/0888Change of use from shop to residential
Permitted
23.08.83
WA84/1261Erection of an extension to provide sun lounge/dining area and entrance lobby, rebuilding of shed
Permitted
12.02.84
WA84/1637Erection of two garden sheds
Permitted
04.12.84
WA88/1193Change of use from Sub-Post Office to residential use
Permitted
25.07.88
WA91/0177Erection of an extension
Permitted
03.04.91
WA98/1104Erection of a two-storey extension following demolition of existing extension
Permitted
03.08.88

Description of Site/Background

Brook House is a two-storey semi-detached dwelling located on the western side of Godalming Road in Hascombe. To the west of the dwelling, there is a garage/workshop which was built in timber. The outbuilding would measure a total of 49.53 sq m and is visible from the road.

The Proposal

Planning permission is sought for the erection of a detached garage/summerhouse following the demolition of the existing structure. The new building would measure 63 sq m in area to a ridge height of 4.8 m. It would provide a double garage, summerhouse and a storeroom and would be built on a brick base, with sides of stained weatherboard and a plain clay tiled roof.

Submissions in Support

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

“My client informs me that, less than one year ago, he demolished part of the existing garage which was unsafe. The remains of this demolished area are clearly visible on site and measure 5.25 m by 2.54 m. Together with the garage and outhouse still standing, this results in a total ground floor area of 62.88 sq m.

The proposed garage and summerhouse have now been reduced in size and now indicate a ground floor area of 62.66 sq m, which is less than the building that existed up until last year, and only 26% larger than the building still standing”.

Relevant Policies

The site lies within the Metropolitan Green Belt and just within the defined Hascombe settlement area where any development may be acceptable in principle, subject to its visual impact in relation to the village street scene and the effect on the amenities of adjacent occupiers. Policies RS1 and DE1 of the Waverley Borough Local Plan 1993 and Policies RD1, D1 and D4 of the Replacement Local Plan apply to this scheme.

Main Planning Issues

The officers consider that there is no objection in principle to the replacement of the outbuilding. However, the officers are concerned that the replacement structure would be materially higher and bulkier than the existing building resulting in a structure that would be disproportionate in size to the dwelling it seeks to serve. In addition, unlike the existing structure, the new building would have a loft storage area providing an additional 7 sq m of potential floor area. The increased massing of the new building would result in it appearing materially more prominent in the streetscene and in views from the surrounding landscape to the detriment of the character of the area. Finally, the building, having regard to its size and domesticated appearance, could also give rise to pressures for separate habitable use which would be inappropriate within this site at the edge of the settlement adjacent to the open countryside.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Metropolitan Green Belt within settlements (20.2) *(after 1993 insert “Policy RD1 of the Replacement Local Plan 1999")

2. Standard Area of Outstanding Natural Beauty (21.1) *(insert after 1993 "and Policy C3 of the Replacement Local Plan")

3. Standard Area of Great Landscape Value (21.2) *(insert after 1993 "and Policy C3 of the Replacement Local Plan 1999")

4. Standard Rural Areas (20.5) *(intensification) *(residential) *(at the end insert “As a result, the proposal would conflict with Policies RD1, D1 and D4 of the Waverley Replacement Local Plan 1999”)

5. Standard intrusive (25.4) *(As such, the proposal would be contrary to Policy PE7 of the Surrey Structure Plan 1994, RE1 of the Waverley Local Plan 1993 and C3 of the Replacement Local Plan 1999)
* * * * *
B.13WA01/0007
Mr & Mrs L Chase
03.01.01
Erection of extensions and alterations at 15 Hurst Farm Close, Milford (as amended by letter dated 06.02.01 and plans received on 07.02.01)
Grid Reference:E: 494589 N: 142598
Parish:Witley
Ward:Milford
Development Plan:MGB (within settlement – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Original scheme
Objection – out of character, intrusive on neighbouring properties and affects amenity of first floor flat
Amended scheme
Objection – as recommendation
Representations:One letter has been received supporting the scheme

Description of Site/Background

No. 15 occupies the ground floor area of a two-storey semi-detached house divided into flats, located on the east of Hurst Farm Close, a cul-de-sac. There is a 1.8 m close-boarded fence screening the neighbouring properties of Nos. 13 and 14 and a 1.2 m chain-linked fence defining the common boundary.

The Proposal

Planning permission is sought for a single-storey lean-to extension to the front of the dwelling, measuring a total floorspace of 10.45 sq m. It would enlarge the lounge and the hall of the property. In addition, a single storey flat-roofed structure is proposed to the rear of the property, measuring 4.5 m in depth, 4.1 m in width and 2.5 m in height, which would provide a new kitchen.

Relevant Policies

The site lies within the Milford settlement area wherein the principle of extensions can be acceptable providing there is no adverse impact upon neighbouring or visual amenity. Policies PE10 of the Surrey Structure Plan 1994, RS1 and DE1 of the adopted Local Plan and RD1, D1 and D4 of the Replacement Local Plan apply to this proposal.

Main Planning Issues

The proposal is brought before the Sub-Committee following the receipt of objections from the Parish Council and the officers note their concerns. The front extension, in the officers’ view, would be a small-scale addition which would be in keeping with the existing dwelling and would not cause any loss of amenity. Having regard to the concerns of the Parish Council, the rear extension has been reduced in depth by 1 m. In its amended form, it is considered that the rear extension would not be likely to result in any significant loss of light or outlook to neighbouring properties. The existing boundary fence would largely screen the extension from views from No. 14, and the modest size of the addition would not materially reduce the amenity of occupiers of the first floor flat.

Recommendation

That permission be GRANTED subject to the following condition:

1. Standard matching materials (5.4)

Reasons

1. Standard (4.55)
* * * * *

COMMS/CENTRALDC/003
SCHEDULE C TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
7TH MARCH 2001

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

Background Papers (BP&DM)

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

Plan No.
Applicant
Development Proposed
Site Description
Decision
WA99/2129
The Parisa Group Ltd
Installation of extract duct together with air conditioning/refrigeration condensers at 54 - 56 High Street, Godalming (as amended by letter dated 05.01.01 and plan received 02.02.01 and amplified by details received 28.04.01)GRANTED
WA00/1920
Mr M & Mrs E Aylward
Application for a Certificate of Lawfulness under Section 191 for the continued occupation of dwelling without compliance with agricultural occupancy conditions at Watersmeet, Vann Lane, Hambledon (as amended by letter dated 15.01.01 and plans received 16.01.01)GRANTED
WA00/1945
Mr & Mrs S Gatwood
Erection of a first floor extension and alterations at 28 Croft Road, Godalming (as amended by letters dated 11.01.01, 22.01.01 and 24.01.01 and plans received 15.01.01, 22.01.01 and 26.01.01)GRANTED
WA00/2102
C Standen
Loft conversion; construction of a dormer window at Horsehatches, Hambledon Road, Hambledon (as amended by plans received 18.01.01)GRANTED
WA00/2151
Mr & Mrs S Rhodes
Construction of dormer windows and alterations to elevations at Watersmeet, Vann Lane, Hambledon, Godalming (as amplified by letter dated 23.01.01)GRANTED
WA00/2156
Mr & Mrs Mahon
Erection of garage building together with wall and gates at Mousehill House, Sandy Lane, Milford (as amended by plans received 25.01.01)GRANTED
WA00/2180
Mr & Mrs Jenkins
Erection of a two-storey extension at 6 Quartermile Road, GodalmingGRANTED
WA00/2183
Mr M Winwright
Erection of a chimney stack at Moat Cottage, Thursley Road, ElsteadGRANTED
WA00/2185
Mr Hewitt
Erection of a two-storey extension and alterations at 14 Cramhurst Lane, Witley (as amended by plans received 24.01.01)GRANTED
WA00/2201
Mr R Hill
Erection of gable and dormer extensions to existing bungalow to provide a chalet bungalow at 45 Birch Road, Farncombe, Godalming (as amplified by letters 29.01.01 and 31.01.01 and plans received 31.01.01)GRANTED
WA00/2208
A C Steffell
Erection of extensions and alterations at 79 Minster Road, GodalmingGRANTED
WA00/2209
Mr & Mrs A Banks
Erection of a two-storey extension at 3 Nutbourne Cottages, Roundals Lane, HambledonGRANTED
WA00/2227
P Garrod
Erection of extensions and alterations at 11 Silo Close, Farncombe, GodalmingGRANTED
WA00/2233
Mr & Mrs Holland
Construction of dormer windows to provide loft conversion at Sunrise, Roke Lane, Witley, GodalmingGRANTED
WA00/2240
Mr & Mrs Edwardes
Erection of extensions and alterations at 10 Braemar Close, GodalmingGRANTED
WA00/2245
Mrs Lloyd
Erection of a single-storey extension at Winkford Hill, Water Lane, Enton, Godalming (as amplified by letter dated 12.02.01 and plans received 14.02.01)GRANTED
WA00/2250
Mr Romeu
Erection of a first floor extension at Cramptons, Portsmouth Road, Milford (as amended by plans received 17.01.01)GRANTED
WA00/2251
Mr & Mrs R Ford
Erection of extensions and alterations at Inwood, Munstead Heath Road, Busbridge (revision of WA00/1569)REFUSED
WA00/2252
A Pirozzollo
Erection of a single-storey extension following demolition of existing extension at 10 Clover Lea, Godalming (as amended by letter dated 07.02.01 and plans received 09.02.01)GRANTED
WA00/2276
M L Peacock
Erection of single-storey extension at 36 Silo Road, Farncombe, GodalmingGRANTED
WA00/2279
Waterfall & J Culver
Erection of a two-storey extension and a detached garage at 2 Sattenham Cottages, Station Lane, Milford (as amended by letter dated 09.02.01 and plans received on 09.02.01)GRANTED
WA00/2281
G Twigg
Erection of extension to existing garage to provide a double garage at Birtley Cottage, Haslemere Road, BrookGRANTED
WA00/2284
Godalming Town
Council
Provision of a notice board at Godalming Town Council, Bridge Street, GodalmingGRANTED
WA00/2285
Godalming Town
Council
Display of three flags at Godalming Town Council, Bridge Street, GodalmingGRANTED
WA00/2293
P J Underwood
Retention of change of use from part dentist/part veterinary surgery to wholly veterinary surgery, together with variation of Condition 2 of WA87/0459 to allow longer surgery hours and Saturday opening at 37 New Road, Milford, Godalming (as amplified by letter dated 18.01.01)GRANTED
WA00/2311
S Ramsay
Erection of single-storey extensions and alterations at 27 Silver Birches Way, Elstead (as amplified by letter dated 14.02.01)GRANTED
WA00/2321
Mr & Mrs Springett
Erection of a conservatory at Stonelea, Hookley Lane, ElsteadGRANTED
WA00/2337
M J Wilson and
Associates
Construction of a tennis court at Busbridge Hall, Home Farm Road, BusbridgeGRANTED
WA00/2344
R Earley
Erection of single-storey extensions following demolition of existing garage and outbuilding at 4 Bourne Road, Farncombe, GodalmingGRANTED
WA01/0005
Mr & Mrs J Terry
Erection of an extension at Court Vale, Church Lane, Hambledon (as amplified by letter dated 19.01.01 and plans received 31.01.01)GRANTED
WA01/0010
R Fuller
Change of use from redundant agricultural building to office use together with the provision of first floor accommodation at Dairy at Peperharow, Shackleford Road, Peperharow (as amplified by letter and plan received 19.01.01)GRANTED
WA01/0011
R Fuller
Application for Listed Building Consent for internal alterations including the provision of first floor accommodation and an internal doorway at Dairy at Peperharow, Shackleford Road, PeperharowGRANTED
WA01/0022
K Quatermass
Construction of a conservatory at Lower Park, Station Lane, Milford (as amplified by letter dated 09.02.01 and plans received on 16.02.01)GRANTED
WA01/002T
One 2 One Personal
Comms Ltd
G.P.D.O. Part 24; siting of a 5 metre telecommunication mast with 3 cross-polar antennas, 4 dish antennas, equipment cabin and associated works at Godalming Telephone Exchange, Ockford Road, GodalmingREFUSED
WA01/0037
Surrey Probation
Service
Provision of an air cooled conditioning unit at Surrey Probation Offices, Bridge House, Flambard Way, GodalmingGRANTED
WA01/0045
Mr & Mrs J C Exley
Erection of extensions and alterations at Rylands, Gasden Lane, Witley (as amended by letter dated 14.02.01 and plans received on 15.02.01)GRANTED
WA01/0050
H Filer
Erection of a single-storey extension following demolition of existing conservatory at 40 Church Road, MilfordGRANTED
WA01/005T
Vodafone Limited
G.P.D.O. Part 24; siting of 3 panel antennae and 2 microwave dishes on existing 15 metre telecommunication mast together with the erection of an extension to existing equipment cabin. Telecommunication mast at Farncombe Railway Station, Station Road, FarncombeREFUSED
WA01/0060
Sainsburys
Supermarkets Ltd
Variation of Condition 2 of WA99/0249 to allow car wash to operate between the hours of 8.00 a.m. and 9.00 p.m. at Sainsburys, Woolsack Way, GodalmingGRANTED
WA01/0064
D Tooley &
K Andrews
Application for Listed Building Consent for the insertion of three windows and one pair of glazed doors at The Ram, Catteshall Lane, Godalming (as amended by letter dated 20.2.01 and plans received 21.2.01)GRANTED
WA01/0083
Mr & Mrs Robertson
Erection of a conservatory at 58 Blackburn Way, GodalmingGRANTED
WA01/0090
Mr Beardall
Erection of a conservatory following demolition of existing conservatory at East Oakbank, New Way, GodalmingGRANTED
TM00/0064
R Blackstone
Application to fell two trees the subject of a Tree Preservation Order No. WA165 at 11 Tuesley Corner, Busbridge, GodalmingGRANTED
TM00/0067
Mr Green
Application to fell a tree the subject of a Tree Preservation Order No. WA107 at 10 The Brambles, GodalmingGRANTED
* * * * *

COMMS/CENTRALDC/004