Waverley Borough Council Home Page Waverley Borough Council Home Page


Waverley Borough Council Committee System - Committee Document

Meeting of the Central Area Development Control Sub Committee held on 10/10/2001
Agenda 10th October 2001



NOTE FOR MEMBERS

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

1. MINUTES

To confirm the Minutes of the Meeting of the Central Area Development Control Sub-Committee held on 12th September 2001 (to be laid on the table half an hour before the meeting).

2. APOLOGIES FOR ABSENCE AND SUBSTITUTIONS

To receive apologies for absence and to report any substitutions.

3. DISCLOSURE OF PECUNIARY AND OTHER INTERESTS

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

4. PLANNING APPLICATION - SITE INSPECTION

In the event of site inspections being necessary as a result of consideration of the applications before this meeting, these will be held on Thursday, 18th October 2001.

5. Applications for Planning Permission

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

6. PLANNING APPEALS

6.1 Appeal Decision

The Council has received notification of the following appeal decision:-
Background Papers (CEx)

Notification of appeals received on 6.9.01.


6.2 INQUIRY ARRANGEMENTS
7. ENFORCEMENT ACTION - CURRENT SITUATION

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

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

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

Notice varied to allow retention of barn. Time for compliance expires 16.7.00 for most things. Letter clarifying compliance requirements sent. Planning application received and position on site being monitored. Residential accommodation position being clarified. Letter of offer sent to occupants, who have asked Council to pursue possibility of housing accommodation. Offer of Council accommodation refused. It is not clear if the family will be nominated for a three bedroom house in Dunsfold Housing Association development in 2002.

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

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

visit date not yet arranged. New retrospective application to retain building received. Appeal be held in abeyance pending the outcome of the application. New application refused at the Sub-Committee meeting on 12th September. Appeal. Site visit to be arranged.

(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. Correspondence with owner regarding scrap on site.

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

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

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

To secure the removal of a sign undesirable and inappropriate by reason of its size, design, illumination and prominence within the streetscene. Owner notified of intention to prosecute and final requests to remove sign. Firm has now left the premises and prosecution papers will be prepared.

(f) Park Avenue, Peper Harow (24.5.00)

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

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

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

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

To secure the cessation of the unauthorised use of buildings for car repairs, servicing and maintenance. Certificate of Lawfulness application refused at January 2001 meeting. Enforcement Notice served taking effect on 12th April 2001. Appeal lodged. Notice now withdrawn and new wider Notice served covering all motor vehicles. Appeal lodged against new Notice. Public Inquiry date 20.11.01.

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

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

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

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

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

To secure the cessation of the use of the front barn building for storage purposes unconnected with the agricultural holding and, the removal of the new agricultural building (cattle building) at the rear. Enforcement notice served on 26th June, to take effect on 26th July, 2001. Compliance date 26th January 2002. Appeal lodged and Informal Hearing date set for 18th December 2001.

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

To secure the cessation of the use of the land for the stationing of any mobile homes or caravans and vehicles or equipment connected with this use and also remove the articulated lorry trailer and, legal proceedings or an injunction be sought to secure the removal of the mobile homes or caravans and other items of residential occupation and the prevention of further mobile homes/caravans or other unauthorised structures being brought on to the land. Injunction proceedings to be heard in the High Court on 29th October 2001. Enforcement notice served. An application against the Inspector’s decision on appeal to refuse permission is to be heard in the High Court.


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

To secure removal of sign; prosecution authorised. Legal interests being established. Sign removed, swan neck lights remain. Letter being sent requesting removal.

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

To secure the cessation of the breach of conditions. Correspondence with the owners who have indicated that they intend complying with conditions. Situation is being monitored.

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

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

Background Papers (CEx)

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

8. QUESTIONS BY MEMBERS OF THE PUBLIC

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

9. EXCLUSION OF PRESS AND PUBLIC

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

Recommendation

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

Item 10

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

(a) any legal proceedings by or against the authority; or

(b) the determination of any matter affecting the authority

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

10. LEGAL ADVICE

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



For further information or assistance, please telephone Emma McQuillan, Committee Secretary on extension 3351 or 01483 869351




SCHEDULE ‘B’ TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
10TH OCTOBER 2001

Applications where the considerations involved are clearly defined.
B.1WA01/1695
R Gilley
24.08.01
Alterations to stable building to provide self-contained ancillary residential accommodation at Guinea Cottage, Guinea Common, Hookley Lane, Elstead
Grid Reference:E: 491554 N: 142749
Parish:Peperharow
Ward:Elstead, Peperharow, Thursley
Development Plan:MGB, AONB, AGLV – outside settlement - Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Not yet received – to be reported orally

Description of Site/Background

Guinea Cottage is a two-storey detached dwelling situated in a remote location to the south of Footpath No. 112 which joins the southern end of Hookley Lane. There is a pitched roof stable block building measuring some 65 sq m floor area to the west of the dwelling, in a poor state of repair. It is currently used for domestic storage. There is a substantial screen of shrubs and trees and close-boarded fencing upon the boundary with the footpath.

The Proposal

Permission is sought for the refurbishment and alterations to the existing outbuilding to form self-contained residential accommodation ancillary to the main dwelling. The alterations would involve the following elements:

1. Insertion of new glazed door to existing frame within east elevation.

2. Insertion of bathroom and kitchen fittings.

3. Removal of existing partition between two stalls.

4. Formation of two new window openings upon the rear (south elevation).

5. Insertion of French windows upon the front (north) elevation.
6. Demolition of existing lean-to additions on east and north sides measuring a total of 15.2 sq m.

7. Repair of existing plain tiled roof and weather-boarded exterior.

Relevant Policies

The site is located within the Metropolitan Green Belt, an Area of Outstanding Natural Beauty and an Area of Great Landscape Value wherein adopted and emerging policies place strict restraint upon inappropriate development in the interests of protecting the open character of the countryside and intrinsic qualities of the landscape. As such, Policies PE2 and PE7 of the Surrey Structure Plan 1994, Policies GB1 and RE1 of the Adopted Local Plan and C1 and C3 of the Replacement Local Plan apply to this proposal.

Main Planning Issues

The proposal involves the material alteration and maintenance of an existing ancillary outbuilding to form a self-contained residential annexe. Notwithstanding the description of proposed development as ‘ancillary’, the officers are concerned that the proposal is tantamount to the creation of a new self-contained dwelling within the Green Belt. Having regard to the degree of change and restoration proposed, the scheme would necessitate substantial alterations and rebuilding to reuse this building. The proposed changes would have the effect of giving the building a materially more domesticated appearance which is of particular concern within the Area of Outstanding Natural Beauty and Area of Great Landscape Value.

Finally, the officers consider that the conversion of this building to habitable accommodation could give rise to future pressures for new garaging and storage accommodation which would be of concern from the viewpoint of protecting the openness of the Green Belt and character of the landscape. Whilst the building is reasonably well screened from the public footpath, glimpses of the building are nevertheless possible and officers are mindful of the transient nature of vegetation and that this does not significantly mitigate the likely harm to be caused by the development.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Green Belt (outside settlements) (R1.1)

2. Standard Area of Outstanding Natural Beauty (R1.3)

3. Standard Area of Great Landscape Value (R1.4)

4. The proposal would represent a form of inappropriate and more intrusive development within the Green Belt, Area of Outstanding Natural Beauty and Area of Great Landscape Value in terms of its provision of new separate habitable accommodation, together with material visual changes. As such, the proposal would be contrary to Policies PE2 and PE7 of the Surrey Structure Plan 1994, GB1 and RE1 of the Waverley Borough Local Plan 1993 and Policies C1 and C3 of the Waverley Borough Replacement Local Plan.
* * * * *
B.2WA01/1390
Busbridge Hall Management Co
13.07.01
Erection of garaging and provision of parking area at Busbridge Hall, Home Farm Road, Busbridge, Godalming
Grid Reference:E: 497516 N: 142144
Parish:Busbridge
Ward:Busbridge, Hambledon and Hascombe
Development Plan:MGB, AGLV outside developed area – Replacement Local Plan, Historic Garden Grade II*
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No comment
Consultations:English Heritage:
“We have no objection to the proposals but would wish to be sure that there is sufficient density of woodland in the belt in which the garages are being sited to ensure that they are completely screened from the park to the north. The drawings do not show enough detail to tell either way but it would be useful to request some management proposals – they need not be complex – to show how screening will be maintained in the long term. The other issue is that of the disposal of the excavated material – we suggest that the applicants be asked to supply details of their intentions and that the material should ideally be removed from the site”.
Surrey County Council’s Historic Countryside Adviser has commented on the following grounds:
      1. unusual that garaging was not part of original conversion;
      2. position of blocks is reasonable in context of site and would be screened by excavation;
      3. query whether excavation will be removed from site or redistributed;
4. spoil should not be redistributed in woodland;
      5. no details of new planting which should be in keeping with parkland nature.

Relevant History

HM/R 5038Change of use from private residence to convalescent home
Permitted
April 1952
WA85/1030Change of use to a residential training college
Withdrawn
WA99/0649Change of use and alterations to former nursing home to provide ten independent residential units together with associated works
Permitted
06.08.99

WA00/0885Variations to seven flats previously approved under WA99/0649; alterations to car parking provision
Permitted
18.10.00
WA00/2337Construction of a tennis court
Permitted
19.02.01
WA01/0110Erection of an entrance porch, walkway and associated works
Permitted
12.03.01
WA01/1069Erection of an entrance porch and walls with associated works
Permitted
31.07.01

Description of Site/Background

Busbridge Hall is a substantial detached property situated to the south of Godalming within the open countryside. It is accessed by a long driveway which adjoins Home Farm Road. The property was originally built as a country house in 1906, but since the 1950s was used as a nursing home before becoming vacant in August 1997. Planning permission was granted in 1999 for the change of use of the premises to provide ten residential units. The Council accepted the proposal as an acceptable reuse of an existing attractive building within the countryside. Subsequently, in 2000 and 2001 relatively minor proposals have additionally been permitted in the form of additional dormer windows, porches and a tennis court, on the basis that, notwithstanding the stringent policy basis for the original consent, these developments would not materially harm the open character of the Green Belt or Area of Great Landscape Value.

The Proposal

Permission is sought for the erection of three pitched roof garage blocks measuring a total of 193.2 sq m floor area, to an eaves height of 2.1 m and a ridge height of 4.8 m. The three blocks would be arranged in a U-shaped configuration around a courtyard. They would provide eleven garage spaces. A further six open spaces would be laid out to the north-west of the garaging. The siting of the parking area would be to the east of the access road and to the north (front) of the main building. The land at present is at a higher level than the road and substantial excavation and levelling is proposed to provide access to the site and to enable lowering of the development to 1.5 m below natural ground level.

Submissions in Support

In support of the application, the agents have put forward the following arguments:

“1. A total of eleven garages are proposed. Of these, ten are to be allocated one each to the ten apartments permitted within Busbridge Hall and would provide secure covered parking and/or storage space ancillary and incidental to the occupation of the apartments. There is insufficient space within Busbridge Hall for the purposes of, for example, storing bicycles, garden furniture and other domestic paraphernalia. The final garage is to be used for the storage of grounds maintenance equipment and materials, since there is currently no accommodation on site provided for this purpose.

2. Although the site is located within the Green Belt and also within an area designated as an Area of Great Landscape Value, it is considered that no harm would arise to the openness of the Green Belt or to the landscape character of the area. Furthermore, the proposed development has been carefully designed to be “appropriate in scale, height, materials, form, impact and siting” and not to “adversely affect the landscape, wildlife, ecological, environmental, archaeological or historic resources” of the site or its surroundings.

3. In this regard, the impact of the proposed garages would be minimised by existing surrounding mature tree belts and the topography of the land. The proposed garages would also be arranged in a courtyard and dug into the existing ground levels to further minimise their height and visual impact. Additional screen planting would be provided to further strengthen the existing screening of the site and quality external materials matching those used in Busbridge Hall itself would be used.

4. Although the grounds of Busbridge Hall are designated by the Council as a ‘Historic Park and Garden’, it is not considered that the proposed development would “detract from its setting, character, appearance, layout or structures”. Indeed, it is considered that the small complex of outbuildings proposed would be quite typical and characteristic of a property such as Busbridge Hall. They are designed to be unassuming, sympathetic and subservient to the main building in all respects.

5. Since the proposed garages would be used for purposes ancillary and incidental to the residential occupation of Busbridge Hall, we believe that there would be little or no difference in traffic to or from the site. As such, we therefore consider that there are no highways concerns relating to the proposals.”

Relevant Policies

The site is located within the Green Belt outside of the developed area of Godalming. It also lies within the Area of Great Landscape Value and within a Registered Historic Garden. As such, Policies PE2, PE7 of the Surrey Structure Plan, GB1 and RE1 of the adopted Local Plan and C1 and C3 of the Replacement Local Plan apply to this proposal. These indicate a presumption against inappropriate development, including residentially related outbuildings in the interests of protecting the openness of the Green Belt and intrinsic qualities of the landscape.

Policies PE12 of the Structure Plan and HE9 and D7 of the Replacement Local Plan in respect of preservation of the character and appearance of Historic Gardens and trees of importance are also relevant.

Main Planning Issues

The officers consider that the proposed garage development, parking area and related excavation works constitute inappropriate development within the Green Belt, contrary to adopted and emerging policies of restraint. The agent’s submissions of support, particularly in relation to the need for storage space, are noted. However, these do not, in the officers’ view, amount to very special circumstances sufficient to override the strong policy presumption against such development. Moreover, notwithstanding the proposed lowering of levels to minimise the prominence of the development, the buildings would nevertheless appear as dominant and intrusive from the access driveway and from views generally from within the Historic Garden. The intrinsic character of this special landscape is one of open parkland setting and it is considered that this proposal would materially detract from that special character and from the sensitive setting of the existing building. Whilst there is a band of screening to the south of the site, views of the new buildings would be possible from the exposed north side. Whilst the future residents of the main building may desire secure garage accommodation, Members will note that the original flats conversion permission was granted on the basis that it would not result in any materially detrimental effect upon the openness of the rural area (Policy RD7 of the Replacement Local Plan refers). The current proposal, by virtue of its material encroachment beyond the existing built site of the Hall, is considered to be inconsistent with the principles behind the original grant of permission. Finally, the Arboricultural Officer is examining the impact of the proposal upon the important trees on the site and an oral report will be made on this matter.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Metropolitan Green Belt (outside settlements) (R1.1)

2. Standard Area of Outstanding Natural Beauty (R1.3)

3. Standard Area of Great Landscape Value (R1.4)

4. The proposal would represent a form of inappropriate development within the Green Belt which, by virtue of its extensive size, floor area, mass, scale and degree of excavation, would be materially harmful to the openness and visual amenity of the Green Belt and the character and appearance of the Area of Great Landscape Value. As such, the proposal would be contrary to Policies PE2 and PE7 of the Surrey Structure Plan 1994, Policies LO6 and SE6 of the Surrey Structure Plan (Deposit Draft) 2001, Policies RE1 and GB1 of the Waverley Borough Local Plan 1993 and Policies C1 and C3 of the Waverley Borough Replacement Local Plan 1999.

5. Any appropriate arboricultural reasons.
* * * * *

B.3WA01/1563
Mr & Mrs Mussell
04.08.01
Change of use from builder’s yard to light industrial (Class B1) at The Builder’s Yard, Lower Manor Road, Farncombe, Godalming (as amplified by letter dated 27.09.01)
Grid Reference:E: 497562 N: 144785
Town:Godalming
Ward:Godalming North East and South West
Development Plan:No site specific policy – within developed area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection
Representations:One letter has been received objecting on the following grounds:
1. increased parking congestion;
2. increased traffic congestion;
3. highway danger especially for school children;
4. increase in use of large vans and lorries;
      5. land would be more appropriately used for housing;
6. need for low cost housing.

Relevant History

GOD 6856Double garage
Permitted
09.03.61
GOD 9141Single-storey building for the storage of builder’s materials
Permitted
04.07.66
WA00/1742Outline application for the erection of four new dwellings following demolition of existing buildings
Refused
14.12.00

Description of Site/Background

The application site which measures 0.06 ha is located on the south side of Lower Manor Road in Farncombe. It is currently occupied by a number of single-storey sheds and buildings of some 110 sq m (total). One group of buildings lies on the eastern side of the site while the other is more centrally positioned. To the north of the site, and adjacent to its narrow frontage onto Lower Manor Road, is a fish and chip shop. To the rear of the site is the Canon Bowring Recreation Ground. There are residential properties to the immediate east and north. The site has a long-established use as a builder’s yard dating back some 30 years.

Planning permission was refused under reference WA00/1742 for four dwellings upon this site. The Council considered that the proposal would result in a loss of suitably located industrial/commercial land and that the scheme was an overdevelopment of the site. The site has remained vacant since that time.


The Proposal

Planning permission is sought for the change of use of the land and buildings from a builder’s yard to Class B1 (light industrial). The application indicates that the intended user would be an upholstery business (vehicle interiors and furniture). It would use three sewing machines, two electric and one treadle, plus hand tools.

Submissions in Support

In support of the scheme, the applicants have put forward the following arguments:

“• Mr Mussell previously worked in Peasmarsh for 37 years in a residential area, backing onto residential properties with no complaints.

• The machinery involved is two electric sewing machines, one treadle sewing machine and hand tools, solely for the purpose of repairs to upholstery of cars and furniture.

• We understand that most competitors operate in premises classed as B1”.

It is understood that the company has been based in Mill Lane, Peasmarsh for the past 37 years but has been displaced following sale of their rented premises to developers.

Relevant Policies

The site is located within the Godalming Developed Area and, having regard to its use rights for a builder’s yard, it is considered to constitute suitably located employment land. As such, Policies DP10 of the Surrey Structure Plan and IC2 and IC4 of the Replacement Local Plan apply to this proposal. Policies DE1 of the adopted Local Plan and D1 and D4 of the Replacement Local Plan are also relevant in respect of the need to protect the visual and residential amenities of the area.

Main Planning Issues

The principle of the reuse of the existing buildings upon this site for light industrial purposes is fully consistent with adopted and emerging policies which encourage the retention of suitably located industrial/commercial land within employment use. In this respect, the proposal represents a material benefit over the application refused under WA00/1742 for residential redevelopment which would have resulted in a loss of this potential employment-generating land.

The principle issue for Members to consider is the impact of the proposal upon the amenities of adjacent residential occupiers. In this connection, the objections raised by the neighbouring occupier are noted. The principle concern is that of parking/traffic congestion. Whilst Lower Manor Road suffers from a high degree of on-street parking, the scheme is not likely to cause an increase in parking or traffic congestion to the extent that permission should be refused.

The proposed occupier is an upholsterer who intends employing a total of three personnel, including one part-timer. The site can provide at least five on-site parking spaces which indicates that all employee parking could be accommodated upon the site. Moreover, it is estimated that the use would generate approximately two vehicular visits per day which is considered to be insignificant having regard to the overall usage of this busy mixed residential/commercial road. Whilst the site lies immediately adjacent to residential properties to the east, it is noted that, by definition, the proposed B1 use can be carried out within a residential area without causing detriment to the amenity of adjacent occupiers, by way of noise vibration/smell, fumes etc. The proposed occupier, an upholstery business, would, it is considered, represent a relatively low-key use which, it is understood, has previously been regarded as a B1 use. Moreover, the proposal would represent an improvement over the existing situation from the viewpoint of the amenities of adjacent residents. The existing “sui generis” builder’s yard use is long-established and, although currently dormant, could be revived at any time and used to full capacity without the constraint of any amenity-related planning conditions.

In contrast, if permission is granted for the current proposal, restrictive conditions could be included to restrict hours of operation, type of process as defined by Use Class, and the installation of any lighting to times appropriate to a residential area. The applicants have indicated their willingness to accept such restrictions. Having regard to these considerations, it is considered that this proposal should be welcomed as a means of regenerating this smallscale employment site without giving rise to material nuisance or loss of amenity to adjacent residents.

Recommendation

That permission be GRANTED subject to the following conditions:

1. No external lighting of any kind shall be installed upon any of the buildings upon the site without the prior written approval of the Local Planning Authority.

2. Standard no external storage (6.9)

3. Prior to the occupation of the buildings hereby permitted, details shall first be submitted and approved, in conjunction with the Borough Environmental Health Officer, of the hours of operation of any business operating within the buildings including servicing and deliveries to the site. No variations from the permitted times shall take place without the prior written permission of the Local Planning Authority.

4. The site and buildings shall be used only for purposes of B1 (Business) as defined by the Town and Country Planning (Use Classes) Order 1987 or any provision equivalent to that Class in any statutory instrument revoking and re-enacting that order with or without modifications.

5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any other Order revoking or re-enacting that Order with or without modification) no further extensions or alterations shall be carried out in respect of this site without the prior written consent of the Local Planning Authority.

Reasons

1 - 5. Standard (RC11)
* * * * *

B.4WA01/1531
Mr Stephens & Ms Taylor
10.08.01
Erection of extensions and alterations at 24 Minster Road, Godalming
Grid Reference:E: 497090 N: 142538
Town:Godalming
Ward:Godalming South East
Development Plan:No site specific policy – within Developed Area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection

Description of Site/Background

No. 24 is a two-storey semi-detached dwelling located on the southern side of Minster Road. There is a single flat-roofed detached garage located on the eastern side of the dwelling. To its east, No. 26, the neighbouring property, is a bungalow with a detached garage immediately adjacent to the common boundary with No. 24.

The Proposal

Planning permission is sought for a two-storey extension to the eastern side of the dwelling following the demolition of the existing garage. The extension, measuring a total of 77 sq m, would provide a garage, enlarged kitchen, w.c and utility room on the ground floor with an enlarged landing and two bedrooms over. It would be separated from the common boundary with No. 26 by only 100 mm.

Relevant Policies

The site lies within the Godalming developed area. Policies PE10 of the Surrey Structure Plan, DE1 of the Adopted Local Plan and D1 and D4 of the Replacement Local Plan apply to this proposal. These indicate, inter alia, that the extensions may be acceptable providing they do not give rise to any material loss of visual or residential amenity.

Main Planning Issues

The proposal, it is considered, would appear to be overdominant and intrusive to the neighbouring occupiers having regard to its proximity to the boundary and the character of the neighbouring property. In addition, the extension would be likely to have an overbearing effect on the amenity of the neighbouring occupiers. As a result, it is considered that the scheme would result in a material loss of amenity to neighbouring occupiers and therefore should be resisted.

Recommendation

That permission be REFUSED for the following reasons:

1. The proposal conflicts with the intention of the Local Planning Authority to protect and enhance the visual character of the settlement, as set out in Policy PE10 of the Surrey Structure Plan 1994, Policy DE1 of the Waverley Borough Local Plan 1993 and Policies D1 and D4 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999 (R8.1)

2. The proposed extension, by virtue of its size and proximity to boundary, would result in a form of development detrimental to the amenities of an existing dwelling by reason of its overbearing form and would be contrary to Policy DE1 of the Waverley Borough Local Plan 1993 and Policies D1 and D4 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999 (R5.3)
* * * * *


B.5WA01/1462
Mr and Mrs Lane
24.07.01
Erection of a single-storey building to provide self-contained ancillary residential accommodation following demolition of existing outbuilding at 5 Wolseley Road, Farncombe, Godalming
Grid Reference:E: 497487 N: 144606
Town:Godalming
Ward:Godalming NE and SW
Development Plan:No site specific policy – within developed area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection
Representations:Five letters have been received, one letter expressing support and four objecting on the following grounds:
      1. previous similar application was refused by the Council;
2. would change the use of the existing shed;
3. add to traffic and parking problems in the area;
      4. difficult for emergency vehicles to get access to the surrounding area;
5. loss of trees;
6. would cause noise and disturbance;
7. loss of property value;
      8. too many additional facilities for an elderly accommodation;
9. overdominant to the neighbouring occupiers;
10. could convert to a separate dwelling.

Relevant History

WA94/1047Conversion of existing dwelling to five flats with associated car parking
Refused
12.10.84
Appeal
Dismissed
07.06.95
WA97/1860Consent for works to a tree protected by a Tree Preservation Order WA289
Consent Granted
29.12.97

Description of Site/Background

No. 5 Wolseley Road is a large detached Victorian residential property located on the northern side of the road close to its junction with Marshall Road. The site measures a total of 0.18 hectares. To the north, there are two outbuildings in the rear garden, including a detached garage. One other outbuilding has been demolished.

The Proposal

Planning permission is sought for the erection of a single-storey building following the demolition of the existing outbuilding. The building, measuring a total floorspace of 95.2 sq m, would provide a living room, kitchen, bathroom, bedroom, study and a conservatory (a self contained annexe). The building would be separated from the rear boundary by 500 mm.
Submissions in Support

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

“The applicants would like to build a small bungalow in the grounds of their home for their elderly parents. The accommodation will be ancillary to the main house with access from Wolseley Road via the lane between 13 and 15 Wolseley Road. This is the existing vehicular access to 5 Wolseley Road.”

Relevant Policies

The site is located within the developed area of Godalming. Polices PE10 of the Surrey Structure Plan, Policy SE3 of the Surrey Structure Plan (Deposit Draft) 2001, Policy DE1 of the Adopted Local Plan and Policies D1 and D4 of the Replacement Local Plan apply to this proposal. These policies indicate that new residential development may be acceptable providing it does not give rise to any material loss of visual or residential amenity.

Main Planning Issues

This application is brought before the Sub-Committee following the objections from the neighbouring occupiers and the officers share their views. Having regard to its proximity to the rear boundary and as it would be visible from the neighbouring occupiers in their rear gardens, it is considered that the scheme would appear to be visually overdominant. The building, in the officers’ view, would not be in keeping with the pattern of residential development along Wolseley Road and Marshall Road and it would have been an over-intensification of residential use upon the site. As a result, it is considered that this application should be refused.

Recommendation

That permission be REFUSED for the following reasons:

1. The erection of a dwelling on this site, as proposed, behind existing properties, without a proper road frontage would constitute undesirable backland development and would result in a material loss of amenity to neighbouring occupiers by way of loss of outlook and an undesirable intensification of residential activity upon this restricted site. As a result, it would be contrary to Policy DE1 of the Waverley Borough Local Plan 1993 and Policies D1 and D4 of the Waverley Replacement Local Plan (Deposit Draft) 1999.

2. The proposed development comprises an undesirable overdevelopment of the site out of keeping with and detrimental to the character and appearance of the area and detrimental to the amenity of adjoining property in conflict with Policy PE10 of the Surrey Structure Plan 1994, Policy SE3 of the Surrey Structure Plan (Deposit Draft) 2001, Policy DE1 of the Waverley Borough Local Plan 1993 and Policy D1 ad D4 of the Waverley Borough Replacement Local Plan 1999.
* * * * *


B.6WA01/1642
Mr and Mrs East
03.09.01
Erection of a single-storey extension at 40 Oxted Green, Milford
Grid Reference:E: 494189 N: 141233
Parish:Witley
Ward:Milford
Development Plan:MGB, Within settlement area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Object – overdevelopment of site, lack of privacy to neighbours and not in keeping with neighbouring properties. (Criticism of misleading plans).
Representations:One letter received, objecting on the following grounds:
1. already over-developed;
      2. property already overlooks neighbouring property (dormers, French doors);
3. further overlooking as site ground level higher.

Description of Site/Background

No. 40 is a detached chalet dwelling situated on the north side of Oxted Green, just within the Settlement Area, as defined by the Replacement Local Plan. The property has previously been extended, under permitted development rights, through the addition of side facing dormer windows. The surrounding area is residential in character.

The Proposal

Permission is sought for the erection of a large, single-storey extension to the rear (north) end of the property and, to a lesser extent, to the north-west (side). The development would extend between 6 and 9 m from the rear of the existing dwelling and extend across the full width of the building, together with a further 1.4 m to the north-west side. The extension would enlarge the property by a total gross floor area of 68.1 sq m providing a dayroom, bedroom, bathroom and living room (described in the application as a ‘granny annexe’).

Relevant Policies

The site is located within the defined settlement of Witley where extensions to existing dwellings are, in principle, acceptable subject to their impact in terms of visual and residential amenity and highway safety. Policies PE10 of the Surrey Structure Plan 1994, Policy SE3 of the Surrey Structure Plan (Deposit Draft) 2001, Policy DE1 of the Adopted Local Plan and Policies D1 and D4 of the Replacement Local Plan relate to this proposal.

Main Planning Issues

This application is brought before the Committee following objections from the Parish Council and the nearest neighbouring occupiers on grounds of over-development and loss of residential amenity. These concerns are shared by officers.
Whilst the rear garden is large, and a distance of 5 m separates the side of the dwelling with its boundary to No. 38A, the proposed extension is, in the opinion of officers, excessive in scale and footprint, such that it would appear over-dominant relative to the proportions of this previously extended property. The slowly falling ground levels would accentuate the height of the extension, such that floor level at the end of development would be 0.4 -0.5 m above the surrounding ground level. Pitched roof ridge-lines would reach a maximum height of 4.2 - 4.3 m and 3 m on flat roof sections. Although a clear separation would exist between the building and east boundary, the proposal would lie within 0.15 m of the west site boundary fence and of which a 1.4 m wide flat roof area would be visible to one side of the building from the street.

Furthermore, concerns are raised on residential amenity grounds in terms of potential loss of light, overlooking and over-dominance to No. 38A and over-dominance to No. 42. With reference to No. 42, the development would result in the addition of a 3 m high, 9 m long wall just 0.15 m from the boundary fence.

Whilst a need for ground floor accommodation for a dependant is indicated by reference to the proposal as a ‘granny annexe’, the applicants’ needs in this respect have not been explained in the application submission. Moreover, Government advises that significant weight should not be given to personal circumstances because of their often transitory nature.

For the above reasons it is recommended that the proposal be resisted.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Detriment to Character and Amenity R2.10 character of the area and the amenity of neighbouring dwellings *(PE10) *(SE3) *(DE1) *(D1 and D4)
* * * * *

B.7WA01/1540
I Brown
14.08.01
Outline application for the erection of a detached chalet bungalow following demolition of existing garages on land adjoining 30 Llanaway Close, Godalming
Grid Reference:E: 497636 N: 144598
Town:Godalming
Ward:Godalming North East and South-west
Development Plan:No site specific policies. Within Developed Area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:Objection, over development of the site

Description of Site/Background

The application site area measures 0.01 ha and is located on the south-east side of Llanaway Close, off Llanaway Road. The site area comprises a terraced block of three existing lock-up garages of well-maintained brick and flat-roof construction. To the immediate south-west lies No. 30, a chalet dwelling, although two-storey residential properties generally characterise the area. Tree and hedge vegetation grows on the north-east boundary to the site adjoining the driveway to Lane End behind.

The Proposal

Outline planning permission is sought for the erection of a detached chalet bungalow and parking. The dwelling would measure at least 6.7 m in length, between 4 m and 5 m in width and of a footprint of around 31.6 sq m area. A stated total gross floor area size of 60 sq m is proposed, comprising three habitable rooms. It is proposed that the principle of the development, the siting and the means of access be determined at this stage with all other matters being reserved for later consideration. The site plan submitted indicates that the broadly L-shaped building would be located in the eastern corner of the site with parking spaces to the front and side and a small amenity area in the southern site corner. A pitched roof dormer window is indicatively shown in the north-east side roof slope. The proposal represents a development density of 100 d.p.h.

Submissions in Support

In support of the scheme, the agent writes that:

“…You will be aware that only one [of the garages] is used as a second garage for an occupant of Llanaway Close. Aesthetically they make little or no contribution to the street.

I am able to confirm that my client will be happy to accept that any first floor windows facing either Llanaway Close or Lane End, i.e. facing west or east will have obscure glazing, also that no window on first floor level will be allowed facing south overlooking No. 30.

As far as parking and amenity are concerned the site is capable of supporting both requirements.

At the detailed stage, I would hope that attractive designs using traditional materials will ensure that the proposal becomes a small but worthwhile addition to the housing stock in the area”.

Relevant Policies

The site is located within the developed area of Godalming. Policies PE10 of the Surrey Structure Plan 1994, Policy SE3 of the Surrey Structure Plan (Deposit Draft) 2001, Policy DE1 of the Adopted Local Plan and Policies D1 and D4 of the Replacement Local Plan apply to this proposal. These policies indicate that new residential development may be acceptable providing it does not give rise to any material loss of visual or residential amenity. Policy H4 of the Replacement Local Plan encourages development densities of 30 - 50 dwellings per hectare and discourages those that make inefficient use of land (of less that 30 d.p.h). Policies requiring the protection of trees of amenity value are also relevant.

Main Planning Issues

This application is brought before the Committee following objections from the Town Council on grounds of overdevelopment. The officers share this view. Whilst the principles of redevelopment of this site for residential purposes in this area may be acceptable, subject to clear evidence demonstrating that the garages are no longer required for their original purpose, officers are concerned about the scale of the development footprint proposed and the impact upon the amenity of adjacent occupiers, in particular those at No. 30.

The proposed dwelling would be very close to the south-east (rear) site and north-east (side to Lane End access) boundaries and to vegetation on that side, such that the development would appear cramped in streetscene views. This impression would be exacerbated by the two-storey height of the dwelling, the extent to which parking space (for two vehicles) would dominate the space about the building and the limited amenity area.

In the opinion of officers, the development would result in material harm to the amenity of the occupiers of No. 30, by reason of the effect on the outlook of dormer windows facing directly to the application site across a distance of around 7 m to the proposed siting of the chalet bungalow. No. 30 would, in turn, overlook entirely the amenity area, to the detriment of the privacy and amenity of future occupiers of the proposed dwelling.

Recommendation

That, subject to the comments of the Tree and Landscape Officer, permission be REFUSED for the following reasons:

1. Standard overdevelopment (R 2.11) *(PE10) *(SE3) *(DE1) *(D1 and D4)

2. Standard Character and Amenity (R 2.10) *(character of the area and the amenity of the neighbouring dwelling) *(PE10) *(SE3) *(DE1) *(D1 and D4)
* * * * *

B.8WA01/1525
Godalming Naval Club
01.08.01
Provision of air conditioning and associated ducting at 88 Meadrow, Godalming (revision of WA01/0702)
Grid Reference:E: 498029 N: 144692
Town:Godalming
Ward:Godalming South East
Development Plan:No site specific policy – within developed area – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection
Consultations:Borough Environmental Health Manager – recommends inclusion of noise-related condition
Representations:Two letters have been received objecting on the following grounds:
1. no individual response to neighbour objection letter has been received;
2. does not overcome previous concerns;
3. should not be regarded as a precedent for future development on Club;
4. structures should be lowered and screened;
      5. air purification plant could produce noise (low-level hum), build-up of condensation and breeding ground for bacteria;
7. constructed without planning permission;
8. effect on value of property value;
9. previous objections apply;
10. visual intrusion notwithstanding changes;
      11. modern 20th century construction in historic area;
12. out of keeping with area.

Relevant History

WA78/2074Alterations and conversion of existing meeting rooms into self-contained flat for use by Club Steward
Permitted
15.02.79
WA82/1577Erection of a boiler house
Permitted
01.02.83
WA90/0128Erection of a first floor extension to provide snooker room and function room
Permitted
23.04.90
WA94/0777Erection of a single-storey extension
Permitted
12.08.94
WA99/1056Consent to display illuminated sign
Refused
06.08.99
WA00/1414Retention of air conditioning units
Refused
09.11.00
WA01/0702Provision of air conditioning unit and associated ducting
Withdrawn
12.06.01

Description of Site/Background

The Godalming Naval Club occupies a two and three-storey building located upon the south-east side of The Meadrow in an area of mixed uses, close to the junction with Catteshall Road. There is a single-storey flat-roofed structure attached to the rear of the building. There is also a double garage adjacent to the extension. In June 2000, the Council received complaints from neighbouring occupiers that an air conditioning unit and ducting had been installed upon the roof of the single-storey flat-roofed addition. Retrospective permission was refused by the Sub-Committee on 8th November 2000 for retention of the units/ducting on grounds of their causing material harm to the residential amenities of adjacent occupiers and the visual appearance of the streetscene (WA00/1414 refers). Protracted negotiations have been continuing with the Naval Club with a view to seeking to overcome the Council’s objection.

The Proposal

Permission is currently sought for the erection of ducting upon the roof of the single-storey flat roof addition. The ducting would be positioned some 1.4 m from the edge of the roof area and extend 19.5 m in length. The ducting would project 350 mm (0.35 m) above the height of the parapet wall which extends along the perimeter of the roof. The ducting is currently silver coloured but the applicant indicates that it could be painted any suitable colour.

The blue air conditioning unit currently positioned on the building is proposed to be resited within the adjacent lock-up garage. It would be linked to the roof level ducting by a duct extension accessing the garage through its roof.

Submissions in Support

In support of the application, the applicants have stated:

“The Godalming Naval Club is a social family club dedicated to the local community, particularly in charitable events and fund raising activities. The Club has been aware for some time that the smoke polluted atmosphere inside the building was having a detrimental effect on its members and, coupled with the fact that there will be legislation in the future to control air pollution in public places, Godalming Naval Club contacted a local company to install suitable equipment to the site. We were advised by the contractor that planning consent would not be necessary, however, it is now clear that this information was incorrect and we are anxious to resolve the situation as quickly as possible and trust this letter explains our position ..........”

A subsequent statement states that:

“The fundamental change of this new application is to lower the ducting onto the flat roof, although the ducting will still be above the top of the wall by a height of 350 mm. We also propose to paint the ductwork a suitable colour to blend in with the immediate surroundings”.


Relevant Policy

The site is located within the Godalming Developed Area wherein the principle of development is acceptable subject to its impact upon the visual character of the streetscene and the amenities of adjacent residential occupiers. As such, Policy PE10 of the Surrey Structure Plan 1994, Policy DE1 of the Adopted Local Plan and Policies D1 and D4 of the Replacement Local Plan 1999 apply.

Main Planning Issues

The application has been submitted in an attempt to overcome the Council’s objections to the air conditioning apparatus in its currently erected form (as expressed in the refusal of WA00/1414).

In comparison with that existing form, the current proposal would bring about the following changes:

1. the removal of the blue air conditioning unit (1.4 m x 4 m x 2 m) and its containment in a non-publicly visible location within the garage;

2. the lowering of the silver ducting system by 250 m so that it would project 350 mm above the parapet rather than 600 mm as at present;

3. the proposed painting of the ducting from silver to a more suitable colour;

4. the introduction of a ducting extension to link the extension with the adjacent garage roof.

The main issue for Members to consider is whether, having regard to the changes that are proposed, the proposed system would be acceptable in terms of its impact upon visual and residential amenity. The continuing concerns of adjacent residents are noted. In particular, neighbours are concerned that the silver ducting, although lowered, would still be visible in the outlook from their windows. The option of introducing a form of screening or false pitched roof has been discussed with the applicants. However, it is noted that this would be a very costly option to the Naval Club which could also reduce the light to and outlook from windows in adjacent properties to the west and east. It is a matter of visual judgement but it is considered that the current proposal to lower and paint the ducting, coupled with the total removal of the large blue unit, would, on balance, reduce the visual harm to a level that could result in the application being supported. The officers consider that the ducting should be painted a tan/brown colour to blend with the brickwork below.

In relation to noise and fume generation issues, the officers note the view of the Environmental Health Officers that, located within the garage block, the unit would not be likely to give rise to any discernible nuisance to adjacent occupiers. It is nevertheless recommended that a safeguarding condition be included if permission is granted to ensure control of noise levels.

Recommendation

That permission be GRANTED subject to the following conditions:


1. Within two months of the date of this permission, the ducting (pipework) shall be painted. The colour of this paint shall first be agreed, in its specific tone, in writing by the Local Planning Authority and thereafter maintained in this colour unless otherwise first agreed in writing by the Local Planning Authority.

2. The specific noise level of any noise generated by reason of this installation shall not exceed the pre-existing background level by more than 2dB(A). The noise levels shall be determined at the nearest noise sensitive premises. The noise generated shall not consist of any tonal or whining components.

Reasons

1 - 2. Standard (RC11)
* * * * *

B.9WA01/1446
James Smith Estates
23.07.01
Erection of two two-storey buildings to provide approximately 995 sq m of floor space for Class B1 use (office/light industrial) following demolition of existing building on land at Langham Park, Catteshall Lane, Godalming (as amended by letter dated 10.09.01 and plans received 11.09.01)
Grid Reference:E: 497783 N: 143928
Town:Godalming
Ward:Godalming South East
Development Plan:Within developed area – Area of Suitably Located Industrial and Commercial Land
Highway Authority:
      Original Scheme: Recommend conditions
Amended Scheme: Recommends conditions
Drainage Authority:Environment Agency - Not yet received – to be reported orally
Town Council:Original Scheme: No objection
Amended Scheme: Not yet received – to be reported orally
Consultations:Borough Environmental Health Officer: No objection

Relevant History

WA82/0618Change of use from laboratory and ancillary office to book processing with storage and offices
Permitted
01.07.82
WA90/0285Occupation of premises without compliance with Condition 1 of WA82/0618 (Local User)
Permitted
26.03.90
WA90/0779Outline application for the erection of a two-storey building to provide 1,080 sq m office (Class B1) use following demolition of existing building
Permitted
15.08.90
WA90/1368Display of non-illuminated signs
Consent Granted
19.09.90
WA93/0746Change of use from office/light industry (Class B1) to gymnasium (Class D2)
Permitted
16.08.93

Description of Site/Background

The application site, which measures some 0.26 ha, is located on the east side of Langham Park Industrial Estate road at its junction with Catteshall Lane. The site is currently occupied by a part two-storey and part single-storey office, warehouse and workshop buildings measuring some 1,022 sq m in floor area. These buildings are vacant and in a poor state of repair. The site has recently been bought by the current applicants.

To the north-east of the site is the Ingram and Glass site which is occupied by a two-storey building on the Catteshall Lane frontage. That site appears to have a rear service access across the application site from Langham Park. To the west of the application site is the Sainsbury’s Superstore and to the south, on the opposite side of Catteshall Lane, are three storey town houses (Scizdons Climb). Outline planning permission was granted in 1990 for the erection of a two storey office block (WA90/0779) refers. However, details pursuant to that consent have not been submitted.

The Proposal

Full planning permission is sought for the redevelopment of the site by the erection of two two-storey pitched roof buildings for purposes of Class B1 (office and light industry) to provide a total of 995 sq m of floor area. The two buildings would measure 410 sq m and 585 sq m respectively and would measure 6.6 m to the eaves and 9.5 m to the ridge. The two units would be positioned in a tandem relationship parallel to the neighbouring premises, separated from the boundary by 1 m. At the front, the building would align with the front of the adjacent factory. The buildings would be constructed in brick with a rendered upper first floor section and a tiled roof. 26 parking spaces would be provided plus eight cycle spaces.

Submissions in Support

In support of the application, the applicants have put forward the following arguments:

“We are therefore under considerable pressure to deliver the building fronting Catteshall Lane for this company particularly because they have been given notice to quit pending a redevelopment of their existing building in Shalford. We are pulling out all the stops to enable construction of the scheme to start as soon as a decision in respect of planning is made by your Planning Committee”.

Relevant Policies

The site is located within the Developed Area of Godalming and within an Area of Suitably Located Industrial Land.

As such, Policies PE10, DP9 and DP10 of the Surrey Structure Plan 1994, DE1 of the Waverley Local Plan 1993 and IC1, IC2, IC4, D1 and D4 of the Replacement Local Plan apply to this proposal. These state, inter alia, that the loss of existing suitably located industrial and commercial land will be resisted and the redevelopment of existing industrial land will be encouraged where it can be achieved in an environmentally acceptable way. The development should also be acceptable in terms of its impact upon visual and residential amenity and highway considerations.

Main Planning Issues

The application has been brought to the Sub-Committee because it is not considered to represent ‘minor development’ suitable for consideration under delegated powers. Nevertheless, the officers consider that the principle of the scheme should be strongly supported since it involves the redevelopment and renewal of an existing rundown commercial site which is designated as Suitably Located Industrial/Commercial Land. The provision of two new business units of small to medium size and the removal of disused buildings are considered consistent with Policies IC2 and IC4 of the Replacement Local Plan.

A further positive factor is that the developer has reportedly secured a tenant for this scheme who has identified the desire to locate and provide jobs in Godalming and this is clearly preferable to a speculative development where future occupation may be uncertain.

In terms of parking provision, the scheme is satisfactory in terms of up-to-date guidance within PPG13 and the Highway Authority has expressed its support.

In its original form, the proposal positioned the larger block some 4 m forward of the adjacent premises towards the Catteshall Lane frontage. Following concerns expressed by officers regarding the likely relative dominance of the block within the streetscene, the scheme has been amended. In its amended form, the proposed siting would, in the officers’ view, blend acceptably into the existing pattern of development. The proposed buildings would be higher than the neighbouring flat roofed buildings having regard to the proposed pitched roof. However, the pitched tiled roof would, it is considered, provide a significant visual gain within this frontage of buildings of dated designs and somewhat run-down appearance. Moreover, the increased height would be mitigated by the relatively lower level of the site to Catteshall Lane.

Whilst the adjacent premises have side facing ground floor windows, these currently face the existing building and it is considered that the new building would not result in a loss of amenity to those factory/office occupiers to the extent that permission should be withheld. The plans do not currently indicate how access and servicing to the adjacent site, Ingram and Glass, would be maintained and the officers have sought clarification on this point. It is considered that, subject to satisfactory confirmation on this point, the scheme should be welcomed as a means of bringing about regeneration of this run-down site in the interests of job creation for Godalming, without resulting in any material loss of amenity to adjacent residential or commercial occupiers nor material harm to the streetscene.

Recommendation

That subject to the views of the Environment Agency and clarification of the access to the adjoining site, then permission be GRANTED subject to the following conditions:
* * * * *

B.10WA01/1559
Lady Mackay
04.08.01
Erection of a first floor extension at Well Cottage, Brook Road, Witley (as amplified by letter dated 22.08.01 and by plan received 22.08.01)
Grid Reference:E: 493347 N: 137825
Parish:Witley
Ward:Witley
Development Plan:MGB, AONB, AGLV. Outside settlement – Replacement Local Plan
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Not yet received – to be reported orally

Relevant History

HM/R 4867Conversion of two cottages to one house (3 & 4 Ladds Cottages)
Permitted
14.01.51
WA78/0460Erection of single-storey extension to provide bedroom and bathroom
Permitted
08.05.78
WA81/0736First floor extension to enlarge bedroom and provide bathroom
Permitted
23.06.81

Description of Site/Background

Well Cottage is a detached two-storey dwelling located as one of a small group on the south side of Sandhills Lane at Brook. The property has undergone various extensions in the past and was, until 1951, two separate cottages.

The Proposal

Permission is sought for the erection of a modest first floor extension to provide a new bathroom accessed from an existing bedroom. The development would measure 4.6 m in length by 2.2 m in width, 10.12 sq m in gross floor area.

Relevant Policies

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

Main Planning Issues

In 1968, the dwelling measured 134.39 sq m in gross floor area. Extensions permitted in 1978 (WA78/0460) and 1981 (WA81/0736) resulted in additions to Well Cottage of 34.65 sq m and 20.65 sq m respectively. The current application would result in an increase of 10.81 sq m or 49% over the original size of the dwelling. As such, the proposal would exceed the recommended maximum guideline of 40% established by Policy RD2 of the Replacement Local Plan and is therefore contrary to policy. The proposal, together with previous additions, is considered to result in a cumulative, disproportionate enlargement of this dwelling and, as such, by definition, the development constitutes inappropriate development, harmful to the Green Belt.

No objections are raised to the proposal on visual or residential amenity grounds. Similarly, it is considered that the setting of the adjacent Listed Building, Pond Cottage, would not be adversely affected. However, these considerations are not considered to represent such very special circumstances as to warrant setting aside the normal restrictive policy for extensions. It is recommended that the proposal be resisted.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Metropolitan Green Belt (outside settlements) (R1.1)

2. Standard Area of Outstanding Natural Beauty (R1.3)

3. Standard Area of Great Landscape Value (R1.4)

4. The proposal is considered to conflict with Policy HS7 of the Waverley Borough Local Plan 1993 and Policy RD2 of the Replacement Local Plan 1999 in that it would amount to a disproportionate, cumulative enlargement of the dwelling and result in an adverse change in scale and character of the original property.
* * * * *

B.11WA01/1556
Andrew Adams
Developments Limited
14.08.01
Erection of a detached dwelling following demolition of existing garage and outbuilding on land to the rear of The Corner House, Grosvenor Road, Godalming (revision of WA01/0783) as amended by letter dated 28.9.01 and plan received 01.10.01
Grid Reference:E: 497231 N: 143306
Town:Godalming
Ward:Godalming South East
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:Eight letters have been received objecting on the following grounds:
1. overdevelopment of site;
2. out of keeping with lower density development;
3. greed-motivated development;
4. still a two-storey house;
5. not a 1 storey development;
6. insufficient reduction over refused scheme;
7. speculative development;
8. undermines community;
9. caravan parked on site;
10. size and height exceed outline consent;
11. visually intrusive;
12. overlooking/loss of privacy;
13. impact upon trees;
14. loss of light;
15. inappropriate design/lacks normal frontage;
16. interior would be very dark;
17. over-density;
18. contrary to PPG1;
19. previous objections apply;
20. require ‘No Through Road sign’;
      21. loss of amenity to users of the Recreation Ground;

Relevant History

WA00/1621Outline application for the erection of a detached dwelling following demolition of existing detached garage and outbuildings
Permitted
09.11.00
Extant
WA01/0782Erection of a detached dwelling following demolition of existing garage and outbuilding
Refused
21.06.01
WA01/0783Erection of a detached dwelling following demolition of existing garage and outbuilding
Refused
21.06.01

Description of Site/Background

The application site measures 0.06 hectares and is located on the west side of Grosvenor Road, adjacent to Holloway Hill Recreation Ground. The plot forms the rear of the garden to “The Corner House” which is a two-storey property fronting Grosvenor Road. The two garden areas are separated by a hedge and fence. There is a single-storey pitched roof garage building and a shed on this plot.

Outline consent, including siting only, was granted under WA00/1621 for a detached dwelling following demolition of an existing garage. The application form specified that the new property would be a chalet-style dwelling with two garage spaces of one and a half storeys. The site has now been sold to a developer and is apparently now unconnected with “The Corner House”.

Planning permission was subsequently refused under WA01/0782 and WA01/0783 for a detached dwelling. The Council’s concerns in respect of that scheme were that the proposal would be an overdevelopment of the site which would result in a material loss of privacy and amenity to neighbouring residential occupiers.

The Proposal

Permission is sought for the erection of a four-bedroomed dwelling measuring some 258 sq m in gross floor area including an integral double garage. The application describes the new dwelling as a “chalet cottage”. It would have an eaves height of 2.9 m and ridge height of 8.1 m.

The dwelling would be “T” shaped in footprint separated from the frontage by 4 m, the south-eastern boundary with “The Corner House” by 12 m and the south-western boundary with “Craven Lodge” by 4 m.

Submissions in Support

In support of the scheme, the applicants have put forward the following arguments:

“Overall, the size of the dwelling has been reduced both in footprint and overall height. It should be noted that the eaves height has been reduced. Furthermore, there are no first floor windows which overlook adjacent properties with the exception of bathroom windows which will be obscure glazed.

The garage portion of the building has also been moved farther away from the roots of the existing trees, along with the whole building being moved away from Grosvenor Road itself”.

Relevant Policies

The site is located within the developed area of Godalming where new residential development is acceptable, in principle, subject to its effect upon residential and visual amenity. As such, Policies PE10 of the Surrey Structure Plan, DE1 of the Waverley Borough Local Plan 1993 and D1 and D4 of the Replacement Local Plan apply to this proposal.


Main Planning Issues

The application has been submitted in an attempt to overcome the Council’s concerns in respect of the previously refused scheme under reference WA01/0782. In comparison with that scheme, the following main changes have been made:

1. The floorspace of the dwelling has been reduced by 16 sq m to 258 sq m.

2. The number of bedrooms has been reduced from five to four.

3. The height of the main south-west – north-east range has been reduced by 1 m (eaves) and 1.4 m (ridge).

4. The attached garage has been repositioned more centrally relative to the main range.

5. New windows have been inserted facing Grosvenor Road and the Recreation Ground and all habitable room windows which previously overlooked the gardens of “The Corner House” and “Craven Lodge” have been omitted.

6. The separation from the Grosvenor Road frontage has been increased by 2 m to 4 m.

Having regard to the location of this site within the developed area of Godalming and the extant outline consent WA00/1621, the principle of a dwelling on this plot is established. The principle issue for Members to consider is whether, in view of the changes that have been made in comparison with the refused scheme, the proposal would comply with Local Plan policies to protect the amenities of adjacent occupiers and the visual character of the streetscene.

The continuing concerns of many residents have been weighed up very carefully by the officers. The main objection appears to be that the dwelling proposed remains inconsistent with the expectation of the outline consent that a chalet bungalow would be built. There is no set definition of a chalet bungalow but the officers normal interpretation is that of a bungalow with some accommodation provided within the roof often served by dormer windows. In this respect, the proposed dwelling does have the appearance of a chalet-style dwelling, albeit that the roof massing of the main range remains fairly bulky. Nevertheless, the outline consent did not impose a floorspace limitation upon this site and the material point is whether, in its proposed form, the visual appearance of the dwelling would cause such harm to the streetscene to warrant a refusal on that ground. The officers note the reductions in floorspace and roof height that have been made. It is noted that the dwelling would only project by 1 m beyond the line of The Corner House, which is a significant improvement over the refused scheme. The Tree Officer has indicated a continuing concern regarding the proximity of the habitable accommodation over the garaging to
The omission of all rear and side facing habitable room windows is a clear gain over the refused scheme and the officers consider that the previously expressed overlooking concerns have been overcome. Sufficient distance exists between the proposed property and those opposite in Grosvenor Road to eliminate any material inter-visibility.

It is a matter of visual judgement and the issues in relation to this proposal are finely balanced. However, in the officers’ view, the changes that have been made in comparison with the refused scheme are significant ones. Whilst the proposal would result in new built form upon a previously open, undeveloped plot, the principle has been established. In the officers’ view, there would be insufficient harm caused to the visual and residential amenity of the area to warrant a refusal of permission.

Recommendation

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


B.12WA01/1643
Mr & Mrs Newick
17.08.01
Erection of a detached garage at 7 Salt Lane, Hydestile, Hambledon, Godalming
Grid Reference:E: 497119 N: 140514
Parish: Hambledon
Ward:Hambledon and Hascombe
Development Plan:MGB, AONB, AGLV (outside settlement - Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection
Representations:Two letters have been received objecting on the following grounds:
1. would overlook neighbouring properties;
2. not in keeping with the dwellings;
3. intrusive in the neighbouring amenity.

Relevant History

WA90/1673Erection of garages and construction of parking areas with improved access arrangement
Refused
07.01.90
WA00/1390Erection of extensions
Permitted
12.10.00

Description of Site/Background

The Proposal

Planning permission is sought for the erection of a pitched roofed double garage, measuring a total of 27.5 sq m in area, to an eaves height of 2.4 m and a ridge height of 5.2 m. It would be positioned 18 m away from the main dwelling.

Submissions in Support
"There is no existing garage at 7 Salt Lane Cottages and, although it will be located approximately 18 m from the house, planning permission will be required because its ridge height will be more than 4 m above ground level. A private rear road which serves 3 - 8 Salt Lane Cottages provides easy access for parking in the new garage.


The design proposed for the new garage is similar to an existing garage on a neighbouring property (The Gate House, Salt Lane) that was constructed a few years ago, following the granting of planning permission. The design of the new garage reflects the style of the existing dwelling at 7 Salt Lane Cottages and will be in keeping with the existing garage at The Gate House."

Relevant Policies

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. The officers note the applicants' comments in respect of the permitted neighbouring garage. However, under the current restrictive planning policies, such a garage, in terms of its bulk and design, in the officers' view, would now not be accepted. As a result, having regard to the concerns of the neighbouring occupiers and following the negotiations with the officers, the proposal is expected to be amended. The agent has orally agreed to reduce the overall height of the garage and the roof would be altered from a gable to half-hipped. In addition, the first floor windows, both on the south and north elevations, would be omitted. It is considered that if amended in this way, the scheme could be supported. It is expected that amended drawings will be available by the time of the meeting and an oral report will be made.

Recommendation

1. Standard approval of materials (4.4)

3. Standard use of garage (3.10) *(garage)

Reasons

1. Standard (RC10)
* * * * *


B.13WA01/1662
Mr & Mrs Smyth
22.08.01
Erection of a detached garage at The Red House, Rake Manor, Station Lane, Witley
Grid Reference:E: 495210 N: 141243
Parish:Witley
Ward:Milford
Development Plan:MGB (outside settlement boundary -- Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Objection: RD3 (c) - it will be intrusive in the landscape. Query size of planned garage next door to this one?

Relevant History

WA00/1070Erection of single-storey extension and alterations
Permitted
15.08.00

Description of Site/Background

The Red House is a two-storey semi-detached dwelling located on the west of a private track off Station Lane. There is a pitched roofed double garage measuring a total of 41.6 sq m located on the northern side of the dwelling.

The Proposal

Planning permission is sought for the erection of a double garage following the demolition of the existing garage. The garage would be positioned close to the access road than the existing garage by some 25 m. The proposed garage would measure 6.5 m by 6.4 m to a ridge height of 5.9 m. The roof would feature a half-hip above the garage with a cat-slide roof to the rear which would provide some 35.2 sq m nominal area within the void area. In addition, a window would be inserted in the front elevation.

Submissions in Support

In support of the scheme, the applicants offer the following comments:

"I believe our agent discussed a proposal to relocate the garage with the Listed Buildings Officer, indicated that he was not opposed to the principle of moving the garage having regard to the listed barn next door.

Our motives are aesthetic. .... We find the current garage unattractive and unsympathetic to the house as do some of our neighbours. It also casts a lot of shadow across the garden in the afternoon and evening. It spoils the view of the house from the south of our property, where we wish to create further sitting areas, and from the listed barn next door. The new garage would not be visible from the barn as it will be behind the barn's new garage (now being constructed) and a row of conifers."


Relevant Policies

The site is located within the Green Belt countryside outside of any settlement. As such, Policy PE2 of the Surrey Structure Plan 1994, Policy GB1 of the Waverley Local Plan 1993 and Policy C1 of the Replacement Plan apply to this proposal. These indicate a presumption against inappropriate development in the interests of maintaining the openness of the countryside.

Main Planning Issues

The comments from the applicants are noted. However, the main dwelling is not listed and therefore the main issue of this application is to consider whether the garage constitutes appropriate development within the Green Belt area. Whilst Local Plan Policies indicate a presumption against residentially related development, 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. In addition, the increased massing of the new building and the repositioning of the garage would result in it appearing materially more prominent in the streetscene and landscape. Finally, the building, having regard to its generous loft storage area and domesticated appearance, could also give rise to pressures for separate habitable use which would be inappropriate within this site within the open countryside. In relation to the impact upon adjacent trees, the Council's Tree and Landscape Officer has been consulted and his comments will be reported orally.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Metropolitan Green Belt (outside settlements) (R1.1)

2. The proposal, because of its bulk and prominent siting, would result in a form of inappropriate and intrusive development to the detriment of the rural character of the area. As such, the proposal would be contrary to Policy PE2 of the Surrey Structure Plan 1994, Policy GB1 of the Waverley Local Plan 1993 and Policy C1 of the Replacement Local Plan 1999.

3. Any appropriate arboricultural reasons.

SCHEDULE 'C' TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
10TH OCTOBER 2001

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

Background Papers (DoPD)

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

Plan No.
Applicant
Development Proposed
Site Description
Decision
WA00/2135
Mr & Mrs Keith
Erection of a single-storey link extension together with alterations to elevations (as amended by letter dated 01.02.01) at Wildacre, South Munstead Lane, Busbridge, Godalming
GRANTED
WA01/019T
Orange PCS Limited
G.P.D.O. Part 24: siting of a 10.25 m monopole with antennae and ancillary equipment on land at Heath Farm, Heath Lane, Godalming
REFUSED
WA01/020T
Orange PCS Limited
G.P.D.O. Part 24: siting of a 6.3 m telecommunications pole with 1.7 m antennae together with ancillary equipment at junction of Charterhouse Road and Twycross Road, Godalming
REFUSED
WA01/1349
Equant Application
Services
Retention of air conditioning units at Thornbrook House, Weyside Park, Catteshall Lane, Godalming
GRANTED
WA01/1358
J Hughes-Payne
Use of land for the construction of an equestrian riding arena on land at Somerset Farm, Shackleford Road, Elstead
GRANTED
WA01/1369
B J Watson Limited
Erection of a single-storey extension at former Adult Education Centre, Bridge Road, Godalming
GRANTED
WA01/1370
B J Watson Limited
Application for Listed Building Consent for the erection of a single-storey extension (as amplified by letter dated 10.08.01 and by photographs received 10.08.01) at former Adult Education Centre, Bridge Road, Godalming
GRANTED
WA01/1410
Tanshire Holdings Ltd
Erection of a single-storey extension to provide extension to existing toilets at Elm House, Shackleford Road, Elstead
GRANTED

WA01/1436
Mr & Mrs Watson
Erection of an extension and alterations following demolition of part of existing extension at 61 Hare Lane, Farncombe, Godalming
GRANTED
WA01/1437
Mr & Mrs Pudlow
Erection of a two-storey extension at 6 Dean Road, Godalming
GRANTED
WA01/1439
P Gowers
Erection of a first floor extension at Thurland, Milford Road, Elstead
GRANTED
WA01/1447
Mr & Mrs Simpkins
Erection of a two-storey extension at Loxwood, Gasden Lane, Witley
REFUSED
WA01/1450
D Emersic
Erection of a single-storey extension at Hilldown, Highfield Lane, Thursley
GRANTED
WA01/1464
A Jeff
Erection of extensions and alterations to existing bungalow to provide a chalet bungalow at Maybrook, Gasden Lane, Witley
REFUSED
WA01/1482
Mr & Mrs Evans
Erection of a single-storey extension at Mallards, The Street, Hascombe, Godalming
GRANTED
WA01/1483
Mr & Mrs Annable
Erection of boundary fencing at Longacres Cottages, Heath Lane, Godalming
GRANTED
WA01/1498
Mr & Mrs Copplestone
Erection of a conservatory at Hunters Moon, Gasden Copse, Witley
GRANTED
WA01/1502
Mr & Mrs Gonzalez-Camino
Erection of a detached outbuilding following demolition of existing outbuilding at Silver Copse, Moors Lane, Elstead
GRANTED
TM01/0050
W & S Martin
Application to fell a Mulberry tree the subject of a condition on planning application WA92/0733 at Mulberry House, 4 Birchanger, Summerhouse Road, Godalming
GRANTED
WA01/1529
A P Gallyer
Erection of an extension and alterations at 5 Rushcroft, Farncombe, Godalming
GRANTED
WA01/1532
Mr and Mrs D Thompson
Erection of extensions and alterations at Hurst Gate, Portsmouth Road, Milford
GRANTED
WA01/1561
Mr and Mrs B Monaghan
Erection of a single storey extension following demolition of existing garage at 24 Binscombe Lane, Farncombe, Godalming
GRANTED