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Waverley Borough Council Committee System - Committee Document

Meeting of the Development Control Committee held on 07/06/2005
WESTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
1ST JUNE 2005 - REPORT TO THE MEETING OF THE DEVELOPMENT CONTROL
COMMITTEE ON 7TH JUNE 2005



APPENDIX D

WAVERLEY BOROUGH COUNCIL
WESTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
1ST JUNE 2005

REPORT TO THE MEETING OF THE DEVELOPMENT CONTROL
COMMITTEE ON 7TH JUNE 2005

ELECTION OF CHAIRMAN AND VICE-CHAIRMAN

Your Sub-Committee, at its meeting on 1st June 2005, elected Mr W M Marshall as its Chairman and Mrs S R Jacobs as its Vice-Chairman for the current Council year.
A. APPLICATIONS FOR PLANNING PERMISSION
(i)WA/2005/0499Outline application for the erection of a detached building to provide community village shop, post office, parish office, store and community room on land at Hollowdene Recreation Ground, Shortfield Common Road, Frensham.
Frensham Parish Council
08/03/2005
Grid Reference:E: 484703 N: 142294
Parish :Frensham
Ward :Frensham, Dockenfield and Tilford
Development Plan :Green Belt, AONB, AGLV
Highway Authority :No requirements
Drainage Authority: No requirements
Parish Council:Parish Council are the applicants. They emphasise the special needs of the community in providing this building. The potential loss of the Village Shop and Post Office would be a considerable blow to the community.
Representations:One letter of support with the following comments:
Laurel hedge along boundary to driveway should be retained
Traditional materials should be used – brick and slate
No parking at entrance

Relevant History

WA/2004/1075Outline application – erection of a detached building to provide community shop and post office, parish office and store and community rooms.
Withdrawn

Description of Site/Background

The site is part of the Hollowdene Recreation Ground which is located on the southern side of Shortfield Road in Shortfield Common. The land is owned and managed by the Parish Council.

Part of the site is currently overgrown laurel hedging surrounding an electricity substation and part is a formal children’s playground.

The existing village shop and post office is located opposite the site and has operated since 1986. The shop is only viable due to the support of volunteers and generous leasing arrangements. The owners of the building have indicated that they are unable to continue with the present lease for an indefinite period and are able to give 6 months notice to terminate the lease.

The Proposal

Outline permission is sought to erect a community building to include a village shop, post office, Parish Council office and meeting room. Only details of siting are put forward for consideration at this stage.

Submissions in Support

The applicant has submitted a supporting statement setting out the history of the existing village shop and the alternative sites they considered when deciding where to locate a new building.

Relevant Policies

Policies LO4, LO8, SE4, SE8, DN2, DN3 and DN12 of the Surrey Structure Plan 2004.
Policies D1, D4, C1, C3, S2, CF2, M2 and M14 of the Waverley Borough Local Plan 2002.

Main Planning Issues

There is a presumption against new development in these areas unless very special circumstances are provided. However, Policy S2 of the Local Plan also sets a presumption in favour of retaining local and village shops and promoting areas which serve the shopping needs of the local community.

Departure from Policy

The Parish Council have accepted that the proposal is a departure from policy but argue that the proposal will not adversely effect the visual character of the area and would not be imposing or have an adverse effect on the street scene. In order to retain the village shop it was necessary to consider land owned by the Parish Council immediately adjoining the settlement boundary.

The benefits of the site are its position immediately opposite the existing shop, improved car parking provision and there is ample space to redesign part of the children’s playground. The site adjoins other commercial buildings and would not have a significant impact on the amenity of residential properties in the area. It will also utilise a section of the recreation ground which is currently overgrown with laurel hedging and other undergrowth.

Alternative Sites

Three alternative sites were considered: Tuchnique, British Legion Hall and land adjoining the British Legion Hall in Shortfield Common Road. Tuchnique was formerly a vacant shop but has become an art gallery and would have been unaffordable at commercial rent. Enquiries were also made about redeveloping the British Legion Site to incorporate the village shop but the Legion had no plans to redevelop. The land adjoining the British Legion Hall is administered by the Parish Council but was not considered viable due to planning and location difficulties. The Parish Council also looked at Borough and County Council land but did not identify any potential sites.

Highways

The proposal includes a loading and staff parking area at the rear approached by a new access at the western end of the site parallel with the existing access to the garage and Little Hauntries, a residential property to the rear of the garage. Customer parking would be on five new parking bays in front of the site which would form an extension of the existing lay-by on land owned by the Parish Council. The Highways Authority have raised no objection to the proposal.

Conclusions

The proposal is a departure from policy due to its location within the Green Belt. However, the benefit of providing a permanent location for a village shop close to the village centre and the lack of suitable alternative sites represent very special circumstances. Therefore a departure from policy is considered acceptable.

As the proposal is a departure from the Development Plan it has to be referred to the Development Control Committee and GOSE.

Summary of Reasons for Granting Planning Permission

The development hereby granted has been assessed against the following Development Plan policies; Policies LO4, LO8, SE4, SE8, DN2, DN3 and DN12 of the Surrey Structure Plan 2004 and Policies D1, D4, C1, C3, S2, CF2, M2 and M14 of the Waverley Borough Local Plan 2002 and material considerations, including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest.

Sub-Committee’s Consideration

Your Sub-Committee concurred with the officer’s recommendation and accordingly

RECOMMENDS that outline permission be GRANTED subject to the following conditions:-

1. Condition
Reason
2. Condition

Reason
3. Condition
Reason
Informative

1. The drawing nos. relating to this decision are: OS Extract 1:500, OS Extract 1:1250, Layout Plan 1:200, Floor Plans, Cross Section and Settlement Boundary Plan.

(ii)WA/2005/0528Change of use and provision of interconnecting doorway to provide further floor space for beauty salon at 2 Cambridge Place (revision of WA/2004/2642) at 3 Cambridge Place, East Street, Farnham.
Mr & Mrs Berridge
17/03/2005
Grid Reference:E: 484131 N: 146956
Parish: Farnham
Ward: Farnham Moor Park
Development Plan: Central Shopping Area, East Street Area of Opportunity & Site of High Archaeological Potential
Highway Authority: No requirements
Drainage Authority: No requirements
Parish Council:No objection Farnham Town Council welcomes the use of the building to maintain some vitality in the area
Representations:Five letters of support

Relevant History

WA/2004/2642Change of use and provision of interconnecting doorway to provide further floor space for Beauty Salon at 2 Cambridge Place.
Refused
20/01/2005
Description of Site/Background

Cambridge Place consists of 5 retail units located to the southeast of East Street within the Central Shopping Area of Farnham. To the northeast of the parade of shops is the Hogshead Public House, and to the south is a Sainsbury supermarket. Number 3 Cambridge Place is next door to the applicants existing unit, number 2, and is currently vacant, and has been for some time.

The Proposal

Planning permission is sought for the change of use from class A1 (Retail) to use as a beauty salon to provide additional space for existing use at No.2 including the provision of an interconnecting doorway to 2 Cambridge Place.

Submissions in Support

In support of the application the applicants have put forward the following points, along with a petition with 220 signatures:

1. There has been no interest shown in the premises, and the shop has now been empty for 6 months.

2. The full frontage of the resultant shop will be for retail, complying with TC2 that states ‘every effort should be made to retain a retail use’.

3. Impending East Street development has meant reduction of interest in this area.

4. The proposal will contribute to the vitality and viability of the shopping area, bringing new customers and renewed interest in the area.

5. In the present climate, a pure retail use at 3 Cambridge Place would not survive, a point reinforced by the loss of the previous occupier.

6. The proposal will not result in an over concentration of non-retail uses to the detriment of the area as the proposed shop will offer a wider range of products with a large retail area.

Relevant Policies

Policies LO3 and SE4 of the Surrey Structure Replacement Plan 2004
Policies D1, D4, HE14, TC2 and TC3 of the Waverley Borough Local Plan 2002

Main Planning Issues

The site is within, but on the fringe of, the Central Shopping Area of Farnham. The main test is therefore the compliance with Policy TC2. The main considerations are as follows: -

Policy TC2 of the Local Plan states that ’the change of use of ground floor premises from retail will not be permitted, unless it can be demonstrated that all reasonable efforts have been made to market the premises as a shop’.

The applicants have failed to provide any detailed marketing information as per the requirements of Policy TC2; however, the premises are currently vacant and have been vacant for 6 months. This application may be considered as an exception to policy for the following reasons:

o premises in this area have, in the past, remained vacant for a long time;
o the applicants currently operate a beauty salon out of adjoining premises at 2 Cambridge Place, and in your officer’s view, allowing the expansion of this business, within an area currently suffering from migration of businesses, will have a positive effect upon the viability of this area by providing an attractive use for these vacant premises; Para 9.42 of the text supporting Policy TC2 states that ‘in the heart of the Central Shopping Areas, a proposed use will only be acceptable if it will generate at least as much visual interest and activity at street level as a retail use, attracting significant numbers of visitors during normal shopping hours’.

The proposed use will be operating during normal shopping hours, and will be building upon the existing customer base of the operation (see petition attached to file), which, unlike a new retail operation, will not need time to establish itself within the area.

PPS 6 enforces this point by emphasising that Local Planning Authorities should take a pro-active stance in relation to the management and development of town centres to ensure vitality and viability.

Sub-Committee’s Consideration

Your Sub-Committee concurred with the Officer’s recommendation and accordingly

RECOMMENDED that planning permission be GRANTED as a departure from the Development Plan.

SUMMARY OF REASONS FOR GRANTING PLANNING PERMISSION

The development hereby granted has been assessed against the Development Plan policies: Policies LO3 and SE4 of the Surrey Structure Plan and Policies D1, D4, HE8, HE14, TC2 and TC3 of the Waverley Borough Local Plan 2002 and material considerations including third party representations. It has been concluded that the development would comply with the development plan and would not result in material harm that would justify refusal in the public interest.

Background Papers (DoP&D)

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

PART II - Matters reported in detail for the information of the Committee

There are no matters following within this category.

PART III - Brief summaries of other matters dealt with

Background Papers

The background papers relating to the following report items are as specified in the agenda for the meeting of the Western Area Development Control Sub-Committee.

B. PLANNING APPEALS

B.1 Appeal Decisions

WA04/0144 Demolition of 3 existing dwellings, the erection of 16 dwellings at 1-5 Beavers Road, Farnham
(DISMISSED)
WA04/0407Demolition of existing buildings, erection of a block of 30 flats, new vehicular access and car-parking spaces at Farnham Cloisters, 41 Shortheath Road, Farnham
(DISMISSED)
WA04/0685Demolition of the existing dwelling and erection of 2 detached dwellings with garages and parking spaces at 10 Thorn Road, Farnham
(DISMISSED)
WA04/0729Erection of a first floor extension at Dromkeen, Old Compton Lane, Farnham
(DISMISSED)
WA04/1269Extension to outbuilding formed by demolition and rebuild of existing studio outbuilding at Broughton Cottage, Wellesley Road, Rushmore
(ALLOWED)
WA04/1302Demolition of the garage and the car port, with a first floor extension above a new garage and a kitchen extension at 62 Broomleaf Road, Farnham
(DISMISSED)
WA04/1341Single storey extension to the kitchen following demolition of a boiler/ utility room at Bookhams Lodge, Jumps Road, Churt
(ALLOWED)
WA04/1388Demolition of existing residential properties and erection of 8, 2 bedroom flats and 2, 3 bedroom houses, together with associated access and parking at 74 and 76 Shortheath Road, Farnham
(ALLOWED)
WA04/1934Retention of two side ground floor windows at 47 West Street, Farnham
(DISMISSED)
B.2 Inquiry Arrangements

Your Sub-Committee has noted information on public inquiry arrangements for its planning appeals.

C. ENFORCEMENT ACTION – CURRENT SITUATION

Your Sub-Committee has noted the reports on the current situation regarding enforcement and related action previously authorised.

D. OBJECTION TO TREE PRESERVATION ORDER (NO. 01/2005)

Your Sub-Committee confirmed Tree Preservation Order 01/05 applying only to a Sweet Chestnut T2 and Oak T3 in Hillary Road, Farnham. Your Sub-Committee did not support the inclusion of the Beech Tree T1.

Comms/development control/2005-06/007