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Waverley Borough Council Committee System - Committee Document

Meeting of the Central Area Development Control Sub Committee held on 22/05/2002
Agenda 22nd May



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1. ELECTION OF CHAIRMAN

To elect a Chairman for the ensuing Council year.

2. APPOINTMENT OF VICE-CHAIRMAN

To appoint a Vice-Chairman for the ensuing Council year.

3. MINUTES

To confirm the Minutes of the Meeting held on 23rd April 2002 (to be laid on the table half an hour before the meeting).

4. APOLOGIES FOR ABSENCE AND SUBSTITUTIONS

To receive apologies for absence and to report any substitutions.

5. DISCLOSURE OF PECUNIARY AND OTHER INTERESTS

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

6. 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, 30th May 2002.

7. 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.

8. PLANNING APPEALS – INQUIRY ARRANGEMENTS

Background Papers (CEx)

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


9. ENFORCEMENT ACTION - CURRENT SITUATION

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

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

To secure cessation of the use of the land for the stationing of residential caravans and as a contractor’s depot. Enforcement Notices served taking effect 14.11.97. Further Notices served relating to the barn, mobile home, playhouse and other matters. Appeals dismissed. Notice varied to allow retention of barn. Time for compliance expired 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. New retrospective application to retain building refused. Fresh appeal held and Notice quashed. S78 appeal dismissed. New Notice expected to be served if building not removed voluntarily. Certificate of Lawfulness application to retain unauthorised buildings (WA02/415) was refused on 27.4.02.

(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 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 came into effect 19.8.01. Correspondence with owner regarding scrap on site. Witness statements referred to legal.

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

Temporary permission granted for building under WA02/0297 on 30.4.02.

(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 made to remove sign. Advised by Agents that occupants were delayed with move, but should be moved by first week of June and sign will be removed at that time.


(f) 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. Enforcement Notices served. Appeal Inquiry held on 19.2.02 and decision awaited. Appeal against timber building dismissed. Enforcement Notice upheld. Compliance date 6.2.03 (1 year). Appeals against hardstanding and haulage use reported elsewhere on this agenda.

(g) 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 removal of the new agricultural building (cattle building) at the rear. Enforcement notices served. Appeal Hearing held on 18.12.01. Appeal A (new agricultural building) allowed. Appeal B (storage use) Dismissed. Notice upheld. Compliance required by 8.8.02.

(h) 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. Enforcement notice served. An application against refusal for temporary mobile home went to High Court on 18.12.01. Consent Order issued. Proceedings for not moving from the land heard 12.4.02 in response to Court Order. One mobile home has been removed. Court consented to the other mobile home remaining until the outcome of the planning appeal held on 30.4.02 is known. Application to vary Consent Order withdrawn on 29.4.02.

(i) 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. Substantial compliance achieved. Situation is still being monitored.

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

To secure the permanent removal of the extensions to the swimming pool building. Confirm extensions demolished, but base remains. Owner asked to remove base.

(k) 6 Hydestile Cottages, Hambledon Road, Hambledon

To secure the removal of the carport extension. Legal interests being established. Retrospective application received (WA02/0260). Under consideration.


(l) 45 Birch Road, Farncombe (12.12.01)

To secure the removal of the balcony which has been erected at the first floor of the rear elevation of the chalet bungalow. Legal interests being established. Legal Department considering further response from owner.

Background Papers (CEX)

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

10. QUESTIONS BY MEMBERS OF THE PUBLIC

The Chairman to response to any questions received from members of the public of which notice has been given in accordance with Procedure Rule 10.

11. EXCLUSION OF PRESS AND PUBLIC

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

Recommendation

That pursuant to Procedure Rule 20 and in accordance with Section 1004(A) 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 1001 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 12

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)

12. LEGAL ADVICE

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

For further information or assistance, please telephone Jean Radley,
Senior Committee Secretary on extension 3400 or 01483 523400

comms/central/2002-03/001


INDEX OF APPLICATIONS
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
22ND MAY 2002
PAGE NO.
ITEM
PLAN REFLOCATION
SITE INSPECTIONS
1
B01
WA02/0217Land at Hoe Lane, Hascombe, Godalming
That the development not be carried out
3
B02
WA02/0396Wheelers Farm, The Street, Thursley
PERMIT
3
B03
WA02/0397Wheelers Farm, The Street, Thursley
CONSENT GRANTED
8
B04
WA02/0419Enton Wood, Water Lane, Witley
PERMIT
10
B05
WA02/0304Smallbrook Cottage, Dye House Lane, Thursley
PERMIT
10
B06
WA02/0305Smallbrook Cottage, Dye House Lane, Thursley
CONSENT GRANTED
14
B07
WA01/2435Hangerfield Cottage, Church Lane, Witley
REFUSE
16
B08
WA02/0309Land adjacent to The United Church, Bridge Road, Godalming
REFUSE
CENTRAL 20
SCHEDULE ‘B’ TO THE AGENDA FOR THE
CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
22ND MAY 2002

Applications where the considerations involved are clearly defined.
B.01WA02/0217
Director of Housing
8.2.02
Consultation under Regulation 3; construction of access drive to 5 Hoe Lane on land at Hoe Lane, Hascombe, Godalming (as amended and amplified by plans received 19.3.02)
Grid Reference:E: 499912 N: 139811
Parish:Hascombe
Ward:Busbridge, Hambledon & Hascombe
Development Plan:MGB, AONB, AGLV. Within settlement area.
Highway Authority:Original scheme – No requirements
Amended scheme – Not yet received – to be reported orally
Drainage Authority:No requirements
Parish Council:Not yet received – to be reported orally
Representations:One letter has been received, on behalf of two households in Hoe Lane, commenting as follows:
      1. No objection, but feel strongly that a ‘strictly no parking’ sign should be displayed at entrance to bay;
      2. Parking in car park should be allocated to each house;
3. Spaces should be marked and numbered;
4. Parking is a constant source of friction;
      5. Mare Lane properties could park in their own rear gardens.

Description of Site/Background

Hoe Lane comprises a modest group of six bungalows, situated on the western side of Godalming Road, within the centre of Hascombe village.

At present, vehicular access is provided in the form of a stretch of tarmac road, reaching only in front of Nos. 1 and 2 Hoe Lane. Access to the front of Nos. 3 to 6 Hoe Lane is pedestrian only. A car park is available to the rear of these, to the south of properties fronting Mare Lane; this is reached by driving alongside No. 1 Hoe Lane. This frontage grass area currently serves as an attractive open amenity space.

The Proposal

Permission is sought for the erection of an access drive to link the existing road in front of Nos. 1 and 2 to a new hardstanding area in the front garden of No. 5 for the benefit of a disabled occupier.

The drive is proposed to be 4.5 m in width and up to 24.7 sq. m in length. A turning area would be formed at the southern end. It is proposed that the drive be surfaced with Grass-Crete.

Submissions in Support

A letter has been received from the occupier of No. 5, for whom the proposal would be in respect of, advising that his disability and medical condition will worsen with age, making walking more painful and limiting.

Relevant Policies

Green Belt

Surrey Structure Plan 1994 – Policy PE2
Adopted Local Plan 2002 – Policy C1

Area of Outstanding Natural Beauty and Area of Great Landscape Value

Surrey Structure Plan 1994 – Policy PE7
Adopted Local Plan 2002 – Policy C3

Environmental Impact

Adopted Local Plan 2002 – Policies D1 and D4

Rural Settlement

Adopted Local Plan – Policy RD1

Main Planning Issues

The site lies within the settlement area of Hascombe, wherein new development can be acceptable subject to considerations of the visual and residential amenity impact.

The following are material considerations:

The proposal is required primarily to improve vehicular access to No. 5 Hoe Lane for the benefit of a disabled person;
Officers consider the proposal to be acceptable in principle, subject to the drive being of an appropriate finished surface material and level, in keeping with the character of this rural settlement, and to adverse impact upon an adjacent tree;
An existing tree on the site frontage is unlikely to be affected by the proposal, however it is recommended that a landscaping condition be attached to any approval which could require additional or replacing planting should any impact arise;
Concerns have been raised by local residents over the existing parking situation and the implications of the current proposal in this respect. An amended plan has been received which shows the rear car park edged in blue, to confirm that this is also within the control of the applicant. An indicative plan has also been submitted showing a possible layout for the marking out of this car park. Any resolution to support the proposal should include a ‘Grampian-style’ condition requiring that this area be formerly marked out into parking bays, to ensure that the most efficient use is made of this existing facility. A condition should also be attached requiring the approval of a low key form of barrier, such as occasional low timber posts, along the east side of the new drive access. This would deter incidental parking on the drive, safeguarding the grass and ensuring that the access would be maintained clear of obstructions.
Notwithstanding officers support in principle for this proposal, an objection is raised to the proposed use of “Grass-Crete” as the finished surface for the access. This view is taken having regard to the anticipated daily use of the drive by No. 5, the likely pressure in the future for the access to also be used by other Hoe Lane properties and the fact that “Grass-Crete” is best used on an occasional basis only (ensuring a continued green appearance). In the current context, “Grass-Crete” is not considered to be the most effective or appropriate material. Whilst it is acknowledged that the resources available for this project may be limited and that “Grass-Crete” may be the most cost effective surface product, in the interests of visual amenity is critical that an attractive, robust design solution is found. As such, officers consider that the current proposal should be resisted.

Recommendation

That the development not be carried out for the following reasons:-

1. The proposed use of “Grass-Crete” for the surfacing material in respect of the proposed access drive is considered to be unacceptable in that it would not achieve an acceptably robust or long-term solution to maintain the visual quality of the site or setting. As such, the proposal conflicts with Policy PE10 of the Surrey Structure Plan 1994, SE3 of the Surrey Structure Plan 2001 (Deposit Draft) and policies RD1, D1 and D4 of the Waverley Borough Local Plan 2002.
* * * * *
B.02WA02/0396
Sir & Lady Traill
4.3.02
Erection of a single storey extension, Wheelers Farm, The Street, Thursley (as amplified by letter dated 14.4.02 and by plans received 16.4.02)
B.03WA02/0397
Sir & Lady Traill
4.3.02
Application for Listed Building Consent for the erection of a single storey extension, Wheelers Farm, The Street, Thursley (as amplified by letter dated 14.4.02 and by plans received 16.4.02)
Grid Reference:E: 490147 N: 139620
Parish:Thursley
Ward:Elstead, Peperharow, Thursley
Development Plan:MGB, AONB, AGLV. Within settlement area. Area of High Archaeological Potential. Conservation Area. Grade II Listed Building.
Highway Authority:WA02/0396 & WA02/0397 – No requirements
Drainage Authority:WA02/0396 & WA02/0397 - No requirements
Consultations:County Archaeologist – No requirements
Parish Council:WA02/0396 & WA02/0397 – My Council is of the opinion this planning application for an extension is not in keeping with the main farmhouse which is a listed building. Further it is clearly visible from the churchyard and is adjacent to National Trust land. As you are aware the National Trust are endeavouring to preserve the nation’s heritage.
    My Council is not against an extension but is asking that the owners re-submit with a different style more in keeping with the main building.
    WA87/0210Change of use of loose boxes with loft to a two bedroom cottage
    Permitted
    12.05.88
    WA87/2355Conversion of former stables to residential use
    Permitted
    5.10.89
    WA88/0421Application for Listed Building Consent for conversion of former stables to residential use
    Consent
    Granted
    22.04.88
    WA88/1957Erection of a single storey extension and alterations
    Permitted
    27.2.89
    WA88/1958Application for Listed Building Consent for demolition of lean-to, erection of an extension and alterations
    Consent
    Granted
    27.2.89
    WA95/1277Application for Listed Building Consent to carry out repairs and alterations to the Granary
    Consent
    Granted
    8.11.95
    WA01/1984Change of use of barn, cart shed and granary to provide an independent dwelling with ancillary outbuildings together with alterations to barn and part demolition of cart shed
    Permitted
    7.2.02
    WA01/1985Application for Listed Building Consent for alterations to the barn and cart shed
    Consent Granted
    7.2.02

    Description of Site/Background

    Wheelers Farm lies on the western side of The Street. Open fields abut the site to the immediate south and west, whilst undulating ground levels make Wheelers Farm prominent in local views, such as from the churchyard to the south-west.

    The site lies within the Area of Outstanding Natural Beauty, an Area of Great Landscape Value and the Conservation Area. Wheelers Farm comprises a complex of buildings, including the main listed Farm House and Barn. Members will recall recently granting planning permission and Listed Building Consent for the conversion of the large Barn and associated outbuildings to a single independent dwelling (applications WA01/1984 and WA01/1985, items B5 and B6 of the 6th February 2002 agenda, refer). This southern part of the site is now within the separate ownership of Mr and Mrs P Traill.

    The current application site comprises the remaining northern area of Wheelers Farm. The Farmhouse is a two-storey dwelling dating from the 16th Century and of a timber frame construction with a tiled roof and tile hanging. The property is Grade II Listed.

    The Proposal

    Permission and Listed Building Consent are sought for a single-storey extension to the farmhouse to infill the south west corner of the property:

    this would measure 5.35 m in width by 5.6 m in length to provide a new family/garden room of 29.96 sq. m gross floor area;
    it is proposed to be of a half hipped, pitched roof design, 2.2 m to eaves level with a maximum ridge of 4.5 m;
    materials would include a hardwood frame, plain clay tiles and handmade brick to match the existing historic building.

    Relevant Policies

    Environmental Impact

    Adopted Local Plan 2002 – Policies D1 and D4

    Rural Settlement

    Adopted Local Plan – Policy RD1

    Area of Outstanding Natural Beauty and Area of Great Landscape Value

    Surrey Structure Plan 1994 – Policy PE7
    Adopted Local Plan 2002 – Policy C3 Structure Plan 1994 - Policy PE12
    Adopted Local Plan 2002 - Policies HE3 and HE8 Structure Plan 1994 – Policy PE13
    Adopted Local Plan 2002 – Policy HE14
    Main Planning Issues
    The principle of an extension in this position and of a similar scale and massing was established by an earlier planning permission and Listed Building consent (WA88/1957 and WA88/1958 refer).
    The site comprises an existing hard paved area, previously constructed as a base for the 1988 extension, which was never implemented.
    The current proposal is considered appropriate in terms of its scale and design. The extension would be subordinate to the farmhouse, being single-storey in height, and would be barely visible in public views from The Street due to its position to the rear of existing older single-storey additions to the dwelling. Officers consider that the character of the Conservation Area would be satisfactorily preserved.
    Officers note the Parish Council’s concerns in respect of the extension design, having regard to the buildings’ listed status and wider views of the rear of the dwelling from National Trust land and the churchyard. However, having regard to the specific advice of the Historic Buildings Officer, officers consider that both the principle and the general form and scale of the development are acceptable including details regarding window joinery which have been subsequently submitted. Whilst the site would afford wider views, having regard to the acceptability of the development no material harm would be caused by such prominence within the locality.
    No material harm would result to local residential amenity.
    Officers consider that the proposal should be supported.

    Recommendation

    WA02/0396

    1. Standard Approval of Materials (4.4)

    2. Standard Approval of Details (23.2)

    3. Standard Matching Materials (23.18)

    Reasons

    1. Standard RC4 (PE7 and PE12) (D1, D4, HE3 and HE8)

    2&3. Standard RC20

    WA02/0397

    1. Standard Approval of Materials (4.4)

    2. Standard Approval of Details (23.2)
    3. Standard Matching Materials (23.18)

    Reasons

    1. Standard RC4 (PE7 and PE12) (D1, D4, HE3 and HE8)

    2&3. Standard RC20
    * * * * *

    B.04WA02/0419
    Mr & Mrs Keating
    11.3.02
    Erection of extensions and alterations at Enton Wood, Water Lane, Witley (as amplified and amended by letters dated 4.4.02, 12.4.02, 16.4.02 and 18.4.02 and by plans received 28.3.02, 16.4.02 and 17.4.02)
    Grid Reference:E: 495825 N: 140352
    Parish:Witley
    Ward:Witley
    Development Plan:MGB, AGLV. Outside settlement area
    Highway Authority:Original & Amended Schemes - No requirements
    Drainage Authority:No requirements
    Parish Council:Original Scheme - Objection – not in keeping with surrounding area. Visually intrusive.
    Amended Scheme – Objection – still not in keeping with surrounding area. Still visually intrusive. However, a site visit has been arranged for Tuesday, 7th May and the Committee’s views will be reported following this.

    Relevant History

    WA74/0779Erection of detached house and garage
    Permitted
    07.11.74

    Description of Site/Background

    Enton Wood is a detached bungalow with accommodation within the roof space served by roof lights. A double garage is attached to the north side of the dwelling. The site is located on a large plot on the east side of Water Lane.

    The dwelling has not been physically extended since its construction in 1974, although a conversion of part of the original loft area has been undertaken to form a study/box room.

    This application was considered by Committee on 30th April 2002, when it was resolved that permission be granted subject to the receipt of no further objection from Witley Parish Council. The Parish Council’s comments in respect of the amended plans have now been received and these are set out above. Having regard to their continued objection to the proposal, the application has been brought back to the Sub-Committee for reconsideration.

    The Proposal

    Permission is sought for the erection of:-

    A two storey side and rear extension on the north end of the dwelling to provide a ground floor exercise room, laundry room, WC and new stair behind the existing garage with two new bedrooms, a bathroom and balcony area at first floor level. A new bathroom would also be created within the existing roof space in the southern wing of the building served by a dormer window. A number of associated changes to fenestration, including additional roof lights, are also proposed.
    Relevant Policies

    Environmental Impact

    Local Plan 2002 – Policies D1 and D4

    Area of Great Landscape Value

    Structure Plan 1994 – Policy PE7
    Local Plan 2002 – Policy C3

    Extensions to Dwellings in the Green Belt

    Structure Plan – PE2
    Local Plan – C1, RD2

    Main Planning Issues The following factors are material considerations:-

    In its original form in 1974, the dwelling measured 254.8 sq m in gross floor area. A part of the original loft area has since been converted to form a further study/box room. The current proposal would remove part of this space and result in a total cumulative enlargement of the dwelling of 99.2 sq m or 38.93% over the original size of the dwelling. As such, the proposal would comply with the recommended maximum guideline of 40% established by Policy RD2 of the Local Plan indicating that it would not be disproportionate in comparison with the scale of the original dwelling. Part of the enlargement - a new bathroom - would be mainly contained within the existing roof space with the exception of its western end which would use a new dormer window. The remaining extension would infill existing areas behind and above the detached garage. Whilst the side extension would not be subordinate in terms of its ridge height, the design seeks to minimise the bulk and massing of the extension in the interests of the Green Belt and Area of Great Landscape Value.

    Officers note the Parish Council’s original and continuing concern about the visual impact of the proposal. However, the plans were amended since originally submitted to reduce the number of roof lights and to omit a two-storey projecting bay window (in favour of a dormer window within the existing roof plane). Officers consider that the amended proposals would not materially detract from the existing dwelling or the character of the area. Nor is there any objection raised to the removal of a tree as a consequence of the development. The balcony would be constructed over part of the existing garage roof, giving views across only the applicant’s semi-wooded front garden towards Water Lane. No material harm would result to the amenity of adjacent occupiers. It is recommended that the proposal should be supported.

    Recommendation

    That permission be GRANTED subject to the following conditions:

    1. Standard Matching Materials (4.3)

    2. The development shall be carried out in strict accordance with the plans hereby approved to the satisfaction of the Local Planning Authority.

    3. Notwithstanding the provisions of the Town and Country (General Development) Order, no alterations (including the insertion of further roof lights) shall be made to the existing and extended roof slopes of the dwelling without the prior written consent of the Local Planning Authority.

    Reasons

    1. Standard RC4 (visual amenity) (PE7 and PE10) (SE3 and SE6) (D1, D4 and C3)

    2&3. Standard RC4 (visual amenity and the integrity of the Green Belt) (PE7 and PE10) (SE3 and SE6) (D1, D4 and C3)
    * * * * *
    B.05
        WA02/0304
    Mr and Mrs Stewart
    18.02.02
    Erection of extensions and alterations at Smallbrook Cottage, Dye House Lane, Thursley (as amended by letter dated 11.04.02 and plan received 15.04.02).
    B.06WA02/0305
    Mr and Mrs Stewart
    18.02.02
    Application for Listed Building Consent for the erection of extensions and alterations at Smallbrook Cottage, Dye House Lane, Thursley (as amended by letter dated 11.04.02 and plan received 15.04.02)
    Grid Reference:E: 489504 N: 139434
    Parish:Thursley
    Ward:Elstead, Peper Harow, Thursley
    Development Plan:Grade II Listed Building, MGB, AONB, AGLV (outside settlement, Local Plan 2002)
    Highway Authority:WA02/0304 & WA02/0305 - no requirements
    Drainage Authority:WA02/0304 & WA02/0305 – no requirements
    Parish Council:No comment
    Representations:
        1 letter has been received, objecting to the proposed extension on the following grounds -:
        1. It would alter the character of the area of Smallbrook.
        2. It would create little additional space for the cottage.
        3. It would cause loss of light, overshadowing and loss of privacy, in particular to the barn conversion.
        4. It would be detrimental to long term historical and conservation interests.

    Relevant History

    HM/R 14802Conversion of existing stable block to Farm Cottage for agricultural worker
    Permitted
    20.11.64
    HM/R 15288Conversion of the stables to form self-contained two bedroom dwelling
    Permitted
    14.07.66
    WA80/2007Insertion of skylights into south facing pitch of roof, insertion of wooden framed windows into north facing wall of buildings, renovation and restoration of remainder including levelling of interior floor areas, building to be used as personal studio workshop
    Permitted
    06.03.81
    WA91/0402Use of dwelling and signmakers studio as dwelling and sign and sculpture studio without compliance with Condition 1 of WA80/02007
    Permitted
    19.06.91
    WA00/1966Erection of extensions
    Refused
    10.01.01
    WA00/1967Application for Listed Building Consent for the erection of extensions.
    Refused
    10.01.01

    Description of Site/Background

    Smallbrook Cottage is located on the west side of Dye House Lane. It is situated in a close knit cluster of properties known as Smallbrook, comprising Smallbrook House, Barn, Cottage and Studio which are arranged in a square with their rear elevations facing onto a small garden area owned by Smallbrook Cottage. In 1966, the building became a separate dwelling unit under HM/R 15288 and at that time the floor area measured 126.5 sq.m. which excluded the outhouse which measured 25.4 sq.m. At some stage, a small part of the outbuilding (7.8 sq.m) was converted into habitable floorspace to be used as a utility room. However, there is no clear cut evidence that this happened after 1968 and therefore the original dwelling is accepted to have measured 135.69 sq.m. The cottage was an ancillary building of Smallbrook and was designated as a Grade II Listed Building in 1986.

    The Proposal

    Planning permission is sought for the erection of a two storey extension to the south elevation following the demolition of the existing dormer window. This would provide a family room on the ground floor with an en-suite bedroom over. The proposal also includes an open porch and an additional dormer window to match an existing dormer at the rear of the property. The overall scheme would involve a total net increase of 50.3 sq.m.

    Relevant Policies

    Environmental Implications

    Surrey Structure Plan 1994 – PE2, PE7
    Waverley Borough Local Plan 2002 – C1, C3, RD2

    Historic Building Impact

    Surrey Structure Plan 1994 – PE12
    Waverley Borough Local Plan 2002 – HE3

    Main Planning Issues

    Conclusions

    The proposals are an improvement on the previously refused scheme; it is now considered by the officers to be acceptable. The concerns of the Historic Buildings Officer have been addressed with the receipt of satisfactory amended plans. The objections from the occupier of Smallbrook have been noted. However, it is considered that the proposal would not cause any material loss of amenity to Smallbrook barn and would not be overly detrimental to the character and the setting of the buildings.

    Recommendation

    WA02/0304

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

    B.07WA01/2435
    Mr and Mrs Speller
    21.12.01
    Erection of extensions and alterations at Hangerfield Cottage, Church Lane, Witley (as amplified and amended by plan received 23.1.02)
    Grid Reference:E: 494283 N: 139064
    Parish:Witley
    Ward:Witley
    Development Plan:MGB, AONB, AGLV. Outside settlement area – Replacement Local Plan
    Highway Authority:No requirements
    Drainage Authority:No requirements
    Parish Council:No objection
    Representations:One letter has been received, expressing support as follows:-
        1. confirms that a lean-to previously existed in yard, added in mid 1960s and removed mid 1970s.

    Relevant History

    WA91/1029Erection of two storey extension and detached garage
    Permitted
    11.9.91

    Description of Site/Background

    Hangerfield Cottage is a detached, two-storey dwelling, located on the south east side of Church Lane. The property has been extended in the past, most notably in two-storey form following a grant of planning permission in 1991 (WA91/1029 refers).

    The Proposal

    Permission is sought for the erection of:-

    A single-storey extension on the north-east end of the building, to provide a kitchen and conservatory. This would measure 5.65 metres in length, 3.6 metres in width and have a gross floor area of 20.34 square metres.

    A porch on the south-west side, incorporating a WC, measuring 2.5 metres in length and 1.6 metres in width (4 square metres).
    Relevant Policies

    Environmental Impact

    Adopted Local Plan 2002 – Policies D1 and D4

    Area of Outstanding Natural Beauty

    Structure Plan 1994 – Policy PE7
    Adopted Local Plan 2002 – Policy C3

    Extensions to Dwellings in the Green Belt

    Structure Plan – PE2
    Adopted Local Plan 2002 – C1, RD2

    Main Planning Issues

    The following factors are material considerations:-

    In 1968, the dwelling measured 87.935 square metres in gross floor area. Extensions permitted in 1991 (WA91/1029), together with the separate addition of a first floor bathroom dormer window, resulted in additions to Hangerfield Cottage of 24.12 square metres. The current application would result in a cumulative increase of 48.46 square metres or 55.11 % over the original size of the dwelling.

    Officers note that an extension to the rear of the kitchen is reported to have been in situ on 31st December 1968, but was demolished in mid 1970s. A letter received from a local resident supports this. If this floor area were taken into account as original floor area, officers calculate the current proposal to represent a cumulative enlargement of 50.53 %. However, having regard to the fact that this part of the building no longer exists, officers do not consider that this floor space should be included in assessing whether the original dwelling would be disproportionately extended.

    In either interpretation, the proposal would exceed the recommended maximum guideline of 40% established by Policy RD2 of the Adopted Local Plan and would be 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.

    Whilst no objections are raised to the intrinsic design of the proposal on visual or residential amenity grounds, this is not considered to represent such a very special circumstance as to warrant setting aside the normal restrictive policy for extensions. Moreover the current proposals, in addition to earlier extensions, would result in a doubling of the length of the original building. In the officer’s opinion, the cumulative enlargement would appear disproportionate to and imbalance the scale and massing of the original property and as such would be materially detrimental to the openness of the Green Belt.

    It is recommended that the proposal be resisted.

    Recommendation

    That permission be REFUSED for the following reasons:-

    1. Standard MGB (R1.1)

    2. Standard AONB (R1.3)

    3. Standard AGLV (R1.4)

    4. The proposal is considered to conflict with 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.08WA02/0309
    Godalming Town Council
    21.2.02
    Use of land for the construction of a skate park with ancillary equipment and works on land adjacent to The United Reform Church, Bridge Road, Godalming
    Grid Reference:E: 497371 N: 144112
    Town:Godalming
    Ward:Godalming North East and South West
    Development Plan:Developed Area, Area of Strategic Visual Importance, Conservation Area
    Highway Authority:No requirements
    Drainage Authority:“Waverley/Godalming Town Council have been in consultation with the Environment Agency separately with regard to this project and have reached an agreement in accommodating the proposals adjacent to the River Bank”
    Town Council:No objection
    Consultations:Director of Environment and Leisure
    Expresses support (see report)
    Surrey Police Architectural Liaison Officer
    “I have no particular comment regarding this particular proposal, however, it may be worth considering some form of vandal resistant lighting for the skate park, as the facility will undoubtedly be used during the hours of darkness.”
    Environmental Health Officer
    Concern expressed due to proximity to properties across Bridge Road and offices adjacent to the site, as use of ramp is unrestricted. Two complaints have been received about the ramp in Eashing Lane from residents living on the opposite side of the road, a similar distance from residential properties as the proposed Bridge Road ramp. An alternative less noise sensitive location would be preferable.
    Representations:13 letters have been received, including from The Godalming Trust) objecting and raising concerns on the following grounds:-
    1. safety due to proximity to river;
    2. adequate fencing is essential;
    3. better drainage needed/flooding problems;
    4. inadequate visibility from access;
    5. pedestrian access needed from bridge;
    6. litter should be cleared and monitored;
    7. lack of nearby toilets;
    8. noise generation/attenuation and control needed;
    9. need for facility is recognised;
    10. not a suitable site for proposal;
    11. out of keeping with beautiful area;
    12. exacerbate traffic congestion;
    13. increase in vandalism/youthful misbehaviour;
    14. loss of amenity and convenience to United Church users;
    15. doubt consultation process;
    16. temporary demand for such facility (passing phase);
    17. eyesore;
    18. strain on Police;
    19. proximity to residential properties;
    20. trust this will not cause as much vandalism and disturbance as Aarons Hill;
    21. street lights will enable all night use;
    22. lack of time control was acknowledged;
    23. strong policy protection on this site;
    24. contrary to Law of Property Act;
    25. encroachment on to Lammas Lands;
    26. preferred location is at Broadwater Park, adjacent to existing playground or Northbourne;
    27. inaccurate plan;
    28. site not in ownership of Town Council – part of river bed;
    29. danger to pedestrians;
    30. proximity and intrusive to public right of way;
        31. intimidating to narrow boat horse using tow path;
        32. conflict with anglers – loss of important fishing positions, particularly for disabled people;
        33. fencing precluded on Lammas Land;
        34. detrimental to Conservation Area;
        35. no on-site supervision;
        36. no health and safety details;
        37. loss of free parking on site;
        38. query ownership;
        39. impact upon White Farm geese which live on Lammas Land;
        40. not a prudent use of Council Tax.

    Description of Site/Background

    The application site is a narrow tract of land positioned to the south of the car park to Godalming United Reform Church, to the east of Bridge Road and on the north bank of the River Wey.

    The tow path adjoins the site on its eastern extremity. The northern boundary of the site is defined by a wall at the edge of the car park.

    The site currently has an unmade surface and is used for informal parking with access from the Church entrance on Bridge Road. There is a mature ash tree in the centre of the site.

    The Proposal

    Planning permission is sought for the use of the land for a skate park and the erection and construction of associated structures. Specifically, it is proposed to lay down a tarmac surface measuring 11 metres x 5 metres centrally within the site.

    Upon this hardstanding, a half-pipe skating ramp would be constructed measuring 10.21 metres in length and 3.66 metres in width and to a total height of 2.22 metres.

    Two log fences measuring 1 metre in height with pointed pales would be erected, one each on the north western and south east sides of the hardstanding. The southerly fence would be separated by 3 metres from the river bank.

    The proposal has been submitted by Godalming Town Council following consultation with Waverley’s Leisure Section. The project would be a partnership scheme.

    Submissions in Support

    In support of the scheme, the Town Council has submitted notes of a public meeting which was held on 7th February 2002 prior to the submission of the application. This is a lengthy document (ten pages) and records a variety of views upon the matter. The document will be available for Members to consider before the meeting. It has been publicly available since February.

    Relevant Policies

    Waverley Borough Local Plan 2002:-

    Developed Area and residential amenity – Policies D1 and D4
    Conservation Area – Policy HE8
    Encroachment of new leisure facilities – Policy LT6
    Tree protection – Policies D6 and D7
    Area of Strategic Visual Importance – Policy C5
    Listed Building (bridge) – Policy HE5
    Flooding – Policy D12

    Main Planning Issues

    The site is located within the developed area of Godalming, and within an Area of Strategic Visual Importance (Lammas Lands) (ASVI). It is also within the River Wey and Godalming Navigations Conservation Area.

    Relevant policies indicated that the principle of new leisure facilities can be acceptable in the developed area subject to compliance of the proposal with other Local Plan policies and impact upon visual and residential amenity. Within the ASVI, development is expected to protect the openness and character of the area. Development should also preserve or enhance the character and appearance of the Conservation Area.

    Principle of Development

    Within this developed area location, a new recreational facility could be supported in principle, subject to other policies within the Local Plan. It is noted that the Godalming Leisure Needs Study (1999) identified provision of facilities for young people as being high priority in Godalming.

    The Director of Environment and Leisure has offered the following comments:-

    “The Godalming Leisure Needs Task Group (and the Town Council) agreed to support the provision of at least two skate parks in the Godalming area. It was agreed, after a considerable searching exercise, that the preferred sites would be Aarons Hill (to be led by Waverley) and Bridge Street (to be led by the Town Council) both as partnership schemes.

    The Waverley Community Safety Strategy also identifies “safe places for young people to meet” as an important need to improve the quality of life for youth and provide worthwhile activities and reduce boredom and crime.

    We recognise the space constraints on this particular site, but, in consultation with the skaters, the Town Council plan to provide a small facility (a half-pipe) which has a high play value. Importantly, this will complement the facilities provided at Aarons Hill and provide young people with facility and location options. Officers are applying for 50% matched-funding towards the overall cost of the scheme and supporting and advising the Town Clerk on the provision, construction and safety issues.”

    Impact upon Conservation Area and ASVI

    Notwithstanding the stated need for this facility, the officers consider that the proposal would not be appropriate for this sensitive strip of open land adjacent to the river. It would introduce a substantial hardstanding with alien structures upon it to this site which would be clearly visible from a wide range of vantage points. The proposal would fail to preserve or enhance the open natural character of this part of the River Wey Conservation Area. It would also result in built encroachment upon this finger of Lammas Lands which projects into the town, to the detriment of its essential open character and natural appearance. The skate park would be particularly visible in views from Town Bridge along the river corridor. The tow path would run along the perimeter of the park and it is considered that use of the park would conflict with the peace and tranquillity of walkers. The currently submitted details are noted. However, it is not an unreasonable assumption that higher, more resistant security and safety fencing may be eventually necessary, if permitted, to ensure effective safety and security. This may be visually unsatisfactory in this sensitive location.

    Impact upon Neighbouring Amenity

    The skate park would be located a minimum of some 30 metres from the closest residential property and some 40 metres from commercial offices on the far side of the river. As noted by the Environmental Health Officers, experience of the newly constructed facility at Aarons Hill is that these facilities can generate unwanted noise.
    The disturbance can be a combination of human voices, together with the sound of skate movements themselves. It is noted that no late night control would be possible upon the use of the skate park. Nevertheless, it is noted that dissatisfaction with Aarons Hill has been generally very low and a balanced judgement must be made between the obvious recreational benefit and the impact upon neighbouring amenity. Officers remain concerned that the relationship is generally unneighbourly.

    Impact upon Trees

    The proposed hardstanding would significantly threaten the health and long term stability of the ash tree upon the site. This tree has recently been topped and has growth potential from the base, which will eventually screen views of Bridge House, an unattractive building in a prominent location. The threat and loss of this tree would, therefore, be detrimental to the appearance of the site and character of the Conservation Area.

    Conclusions

    The provision of additional leisure facilities for young people within a central location is a commendable objective. However, the officers’ view is that the current proposal would have a significantly detrimental effect upon this sensitive environment and neighbouring occupiers and are unable to support the proposal.

    Recommendation

    That permission be REFUSED for the following reasons:-

    1. Standard ASVI (R1.6) - *(Godalming)

    2. Standard intention to protect and enhance (R6.3)

    3. Standard wider amenity impact (5.4) - *(design, use and unsatisfactory relationship) *(amenities of adjacent occupiers)

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




    comms/central/2002-03/002
    CENTRAL 22
    SCHEDULE 'C' TO THE AGENDA FOR THE
    CENTRAL AREA DEVELOPMENT CONTROL SUB-COMMITTEE
    22ND MAY 2002

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

    Background Papers (DoP&D)

    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
    WA02/0232
    W G Moffat
    Erection of a detached garage at 46 Meadrow, Godalming (as amplified by details received 28.2.02)
    GRANTED
    WA02/0301
    Mr and Mrs Rook
    Erection of an extension and alterations at Matteryes, Rock Hill, Hambledon
    REFUSED
    WA02/0335
    Mr Gabb
    Retention of Velux window to garage at 20 Milford Lodge, Milford
    GRANTED
    WA02/0354
    Mr and Mrs Rees
    Erection of a two storey extension at Four Winds, Hambledon Road, Busbridge, Godalming (as amplified by letter dated 5.3.02 and by plans received 27.2.02 and 6.3.02)
    GRANTED
    WA02/0366
    Mr and Mrs A Hinde
    Erection of extensions and alterations (variation to consent granted under WA01/0120) at Pendleton, Malthouse Lane, Hambledon
    GRANTED
    WA02/0370
    J and K Cozens
    Erection of extensions and a detached replacement garage following demolition of existing attached store and detached garage; provision of boundary walls at Crisp Cottage, Thursley Road, Elstead (as amplified and amended by letters dated 12.3.02 and 21.3.02 and by plans received 27.3.02)
    GRANTED
    WA02/0372
    The Governors
    Erection of an extension to provide replacement facilities following demolition of existing toilet block and boiler room at Busbridge C of E School, Brighton Road, Busbridge, Godalming
    GRANTED
    WA02/0384
    Mr and Mrs Clarke
    Erection of extensions and alterations at Birchwood House, Combe Lane, Wormley
    GRANTED
    WA02/0408
    M Pagan
    Construction of a pitched roof to existing flat roof extension at Hillside Lodge, The Drive, Godalming
    GRANTED
    WA02/0415
    Jackson and Gocher (FAM) Ltd
    Application for Certificate of Lawfulness under Section 191 for the retention of two storey extension at Jackson and Gocher’s Yard, Petworth Road, Wormley
    REFUSED
    WA02/0416
    Mr and Mrs Eaton
    Erection of a conservatory at 16 Wood Road, Godalming
    GRANTED
    WA02/0417
    Dr and Mrs Ingles
    Erection of a detached building to provide garaging and garden room at Deer Park Cottage, Godalming Road, Loxhill, Godalming
    REFUSED
    WA02/0418
    Mr and Mrs Chamberlain
    Erection of an extension and alterations at 3 Burford Lea, Elstead
    GRANTED
    WA02/0431
    Mr and Mrs Sasso
    Erection of a single storey extension at 23 Binscombe Crescent, Farncombe, Godalming
    GRANTED
    WA02/0433
    Mr and Mrs Henderson
    Erection of a single storey extension at Hydon Barn, Upper Vann Lane, Hambledon (as amended by plans received 26.4.02)
    GRANTED
    WA02/0448
    Mr and Mrs S Casey
    Erection of extensions at 7 Lower Manor Road, Milford
    GRANTED
    WA02/0452
    Mr and Mrs Waldon
    Erection of a conservatory at Edgbaston, Hookley Lane, Elstead
    GRANTED
    WA02/0471
    T G Jeans
    Erection of an extension and alteration to elevations at 56 Silo Drive, Farncombe, Godalming
    GRANTED
    WA02/0498
    P Hirons
    Erection of a first floor extension at 27 Long Gore, Farncombe, Godalming
    GRANTED
    WA02/0512
    Stag Hill Motors
    Alterations to access at Stag Hill Motors, Hurtmore Road, Godalming
    GRANTED
    WA02/0524
    G Slade and L Beswick
    Construction of a dormer window at 2 Perrior Road, Farncombe, Godalming
    GRANTED
    TM02/0006
    Mr and Mrs Wetton
    Application to fell one oak tree and works to three others the subject of Tree Preservation Order WA259 at Cape Cottage, Peat Common, Elstead (as amended by letter dated 12.3.02)
    GRANTED
    * * * * *




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