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Waverley Borough Council Committee System - Committee Document

Meeting of the Southern Area Development Control Sub Committee held on 04/04/2001
Agenda



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 held on 7th March 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 APPLICATIONS - SITE INSPECTIONS

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

5. APPLICATIONS FOR PLANNING PERMISSION

Attached for consideration and report are Schedules B and C. Plans and letters of representation, etc. will be available for inspection before the meeting.

6. PLANNING APPEALS

6.1 Appeals Lodged

The Council has received notice of the following appeals:-
Background Papers (CEx)

Notification received 5.3.01 for each of the above.

6.2 Appeal Decisions
Background Papers (CEx)

Letters from Planning Inspectorate both dated 7.7.01.

6.3 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.

7. ENFORCEMENT ACTION - SITUATION REPORT

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

Mills Yard, Bell Lane, Haslemere (5.4.2000)

Quail House Farm, Hyde Lane, Hindhead (13.12.2000)

Cessation of use of land and buildings for (i) storage purposes – Building 1; (ii) industrial (carpentry) purposes – Building 2; (iii) industrial (car repairs and cleaning) purposes – Building 4; (iv) multiple residential occupation – Building 6; (v) storage of vehicles – Pole Barn and surrounding land. 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 item on the grounds that it is likely, in view of the nature of the business to be transacted or the nature of the proceedings, that if members of the public were present during the item, there would be disclosure to them of exempt information (as defined by Section 100I of the Act) of the description specified in Part 1 of Schedule 12A to the Local Government Act 1972 viz:-

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 Rosemary Hughes, Committee Secretary, on ext 3225 or 01483 869225
southern/2000-01/005


SCHEDULE ‘B’ TO THE AGENDA FOR THE
SOUTHERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
4TH APRIL 2001

Applications where the considerations involved are clearly defined.

Background Papers (BP&DM)

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

B.1WA00/2255
St Cloud Care PLC
28.12.00
Erection of extensions and alterations to elevations following demolition of part of building at Kingsdale, Lion Green, Haslemere (as amended by letter dated 05.03.01 and plans received 06.3.01)
Grid Reference:E: 488899 N: 132781
Town:Haslemere
Ward:Shottermill
Development Plan:No site specific policy
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection – welcomes the development
Representations:Original Submission
One letter of objection on the following grounds:
1. additional height will overshadow and reduce visible sky;
2. extension will be significantly closer to boundary and will reduce privacy;
3. overdominance;
4. increase in noise levels;
5. proposal is too large for its site;
6. building will be out of proportion to those around it.
Amended Scheme:
1 letter of objection on similar grounds.
A second letter requesting a screening fence.

Introduction

Consideration of this application was deferred at the last meeting, pending the receipt of any representations from the occupants of neighbouring dwellings in respect of an amended plan.

Description of Site/Background

Kingsdale is a 45 bedroomed residential nursing home set on the southern side of Lion Green. Access into the site is via the entrance to the Tesco supermarket.

The existing building comprises a part two-storey and part single-storey block set towards the rear of the site, with two three-storey wings extending towards the road frontage.

The Proposal

It is proposed to demolish the existing two-storey element of the building which currently comprises the day centre, dining room, offices and four bedrooms and has a floor area of some 240 sq m. This would be replaced by a larger three-storey wing of 933 sq m providing en-suite bedrooms and supporting day space. This would be linked to the existing building by a glazed atrium area over a remodelled entrance area. It is also proposed to extend the wing closest to the Methodist Church by 176 sq m to provide bedrooms of a modern size. The total number of bedrooms would be increased from 45 to 60.

A number of cosmetic changes are also proposed, including the construction of new double pitch roofs to the main wings and adding wall tile hanging to the main elevations.

Submissions in Support

It is submitted that the proposals will cater for the changing needs of a modern care home. It will provide larger bedrooms with en-suite facilities, giving a better environment for elderly people who are no longer able to manage at home. Existing changes in floor level within the building will be removed, making for a better working environment and easier movement for residents.

The applicants consider that the enlarged wing would not have any adverse impact on neighbouring development and that the proposal is essential for the successful operation of the home.

Main Planning Issues

The main issue to be considered is the impact of the proposed development on neighbouring dwellings in Lion Mead which are sited 15 m from the boundary with the application site. The boundary is marked by weak planting.

The existing two-storey wing has a maximum height of 7.5 m and extends to within 21.5 m of the boundary. The replacement building would have a maximum height of 10.6 m and, as submitted, would extend to within 3.6 m of the boundary at its closest point. The officers were concerned that the visual impact of a building of this scale would have a significant adverse impact on the amenities of the occupants of 13 - 16 Lion Mead.

The applicants were asked to consider reducing the extent of the rear wing in order to minimise the impact on Nos. 13 – 16 Lion Mead and amended proposals have been received which bring the end wall some 9.5 m away from the boundary. The displaced bedrooms have been located at the rear of this wing, facing towards the Methodist Church. This would give a good level of separation between the new building and the dwellings to the rear. It is considered that, with additional planting, the proposal would not now be overly dominant when viewed from these houses.

Conclusions

The officers are generally supportive of the proposals to modernise the home and consider that the amended scheme would not have a significantly detrimental impact on the amenities of the occupants of 13 - 16 Lion Mead.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Standard obscured glazing (4.12) *(windows) *(south-west elevation of the south wing)

2. Standard fenestration (4.13) *(further) *(flank) *(south-west elevation)

3. Standard levels (5.1) *(omit first part)

4. Standard external materials (5.2)

5. Standard fencing (6.1)

6. Standard tree protection (8.2)

7. Standard services (8.3)

8. Standard burning (8.4)

9. Standard hedging (8.7) *(south-west and south-east) *(3 m) *(10 years)

10. Standard landscape scheme (8.9) *(to include additional screening to the south-west and south-east boundaries)
* * * * *
B.2WA01/0192
Whitmore Vale Housing Association
08.02.01
Change of use of single dwelling to provide two flats at 22 Longdene Road, Haslemere (as amended by drawing received 23.03.01)
Grid Reference:E: 489637 N: 132755
Town:Haslemere
Ward:Haslemere South
Development Plan:No site specific policy
Highway Authority:Recommend refusal
Drainage Authority:No requirements
Town Council:No objection
Representations:4 letters of objection on the following grounds:
1. lack of parking already a problem and will be made worse;
2. pedestrian access crosses neighbour's land;
3. proposed layout will lead to noise and disturbance to neighbours.

Description of Site/Background

This application was deferred at the last meeting so that the officers could consider any further material representations received within the notification period, expiring on 9th March. One further letter has been received which raises new objections to those already considered at the meeting. These relate to the impact of the proposed layout of the flats on the amenities of the neighbouring property.

22 Longdene Road is a Victorian semi-detached dwelling located on the northern, downhill side of the road. The accommodation is arranged on three storeys, with two bedrooms on the first floor, a lounge, dining room and kitchen on the ground floor and a third bedroom and shower in the basement area. There is no parking on the site.

The Proposal

It is proposed to sub-divide the dwelling to provide a one-bedroom flat with lounge, kitchenette and bathroom on the top floor and a one-bedroom flat with lounge, dining room, kitchen and shower room on the remaining two floors.

Because of the slope of the site, it is not possible to provide any off-street parking.

Submissions in Support

In support of the proposal, the applicant has stated that there are parking bays available along Longdene Road. However, as the occupants will be persons with learning difficulties, they will not have a driving licence or be able to drive a motor vehicle. Care Assistants, Social Workers and other visitors will use the bays on the road. There will be no more than three - four visits made per week, which is no more than at present.

Relevant Policies

Policy HS8 of the adopted Local Plan and Policy H9 of the Replacement Local Plan deal with the conversion of dwellings to provide small residential units. Following the Public Inquiry, the Inspector has recommended that Policy H9 be amended to reflect the provisions of PPG3 – Housing –which was issued after the original policy was drafted. Paragraph 41 to PPG3 advocates a more flexible approach and the Policy promotes the conversion to smaller units to reflect this advice. However, this is subject to the usual development control considerations such as densities, car parking amenity space and overlooking.

Main Planning Issues

The issues to consider are the effect of the proposal on the character of the area and the amenities of adjoining dwellings. Car parking is also an issue.

There would be no material changes to the external appearance of the dwelling and the internal re-arrangement of the accommodation would not result in any detriment to the neighbouring dwellings by way of overlooking. However, the officers consider that to protect the amenities of the attached dwelling, measures should be taken to ensure that sound insulation is provided, particularly to the new living room on the first floor.

The lack of any off-street parking is a material consideration. Longdene Road is a steep and narrow road with parking along one side. It is heavily parked during the day by commuters and by visitors to the local dental surgery and during the evening existing residents with no off-street parking use the bays. There is little available space along the road and there are no nearby feasible alternatives for parking.

However, the applicants have indicated that they are willing to accept a condition which would limit the occupancy of the flats to residents of the Whitmore Vale Housing Association. This would ensure that future occupants would be unlikely to own a car and that, in the event of the applicants no longer requiring the premises, a further application would be required to enable the officers to reconsider.

Recommendation

That permission be GRANTED subject to the following conditions:

1. The occupation of the two flats hereby permitted shall be limited to residents of the Whitmore Vale Housing Association and shall not be occupied on a permanent basis by members of staff.

2. Standard sound insulation (13.2)

Reasons

1. Having regard to the limited amount of parking available, in accordance with Policy M15 and D4 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999.

2. Standard (4.53) *(in accordance with Policy DE1 of the Waverley Borough Local Plan 1993 and Policy D1 and D4 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999).
* * * * *
B.3WA01/0395
Mr and Mrs B Ciaramella
5.3.01
Outline application for the erection of a detached dwelling (revision of WA00/1466) on land adjacent to Fieldside, Westway, Combe Lane, Chiddingfold
Grid Reference:E: 494867 N: 137675
ParishChiddingfold
Ward:Chiddingfold
Development Plan:MGB, AONB,AGLV
Highway Authority:Not yet received - to be reported orally
Drainage Authority:Not yet received - to be reported orally
Parish Council:Not yet received - to be reported orally
Representations:Statutory period expires 13.4.01

Relevant History

WA00/1028Outline application for the erection of a pair of semi-detached dwellings
Refused
21.8.00
WA00/1466Outline application for the erection of a detached dwelling
Refused
9.11.00

Description of Site/Background

Fieldside is a detached cottage located in 0.1 ha (0.25 acres) of land in the northwest corner of the group of dwellings clustered around Westway. These lie to the west of Combe Lane and to the north of the former Coopers Stick Factory.

The Proposal

The cottage stands on the northern edge of its garden and it is proposed to subdivide the garden to provide a plot for a detached bungalow to the south of Fieldside. Entrance to the plot would be via Westway, an unmade track serving 10 other dwellings.

The siting of the proposed dwelling has been amended from the previous submission. There would now be greater space around the dwelling as the plot boundary has been extended towards the west. Also, the proposed dwelling would now be set some 18 metres away from Serena and Gallarate, the closest dwellings to the east. This compares with 11 metres in the previous application.

Submissions in Support

* At the time of the applicants first applications, Wormley was recognized as a rural settlement.

* Policy RD1 of the replacement Local Plan and Policy RU1 of the Surrey Structure Plan 1994 clearly state that the government recognises the need for development sensitively related to existing rural patterns and accommodation in the past has been aimed at the higher end of the market and has only benefited people who work out of the area.

* The design and layout would be kept to a modest size and in the appropriate style of surrounding properties.

* Due to the large development to the south, the openness and physical characteristics associated with the Green Belt around this industrial site of Wormley, has clearly diminished, leaving around 0.2 ha available for small scale development.

* It does not take away any new land from the countryside, it merely enables room for planning benefits.

* There would be no intrusion to the neighbouring bungalow “Serena”. It also provides adequate space around the development.

* The woodland to the west is not affected in any way.

* No hardening between the edge of the development and surrounding countryside.

* The development has its own private road which can satisfactorily accommodate the level of traffic.

* It makes provision for appropriate small scale development to meet the need of people who work in the area (Policy D14 of the RLP).

* Recent Government figures show as high as 61% of local people cannot afford to live near their workplace and with the decreasingly low number of cheaper properties for sale, younger families are having to move out of the areas where they are employed within the Green Belt.

* My development would provide affordable accommodation for local employees of the increasingly high number of old and new industrial sites within the Green Belt area of Wormley.

* All the old tied cottages of the past were sold off privately when the Cooper’s Factory relocated to Germany, and within the last ten years there has been no attempt to replace these much needed lower priced properties.

Relevant Policies

The site lies within the Green Belt, Area of Outstanding Natural Beauty and Area of Great Landscape Value and is not within a defined rural settlement. Wormley has been excluded from the list of defined settlements as it was considered to be too dispersed for a satisfactory boundary to be drawn.

Main Planning Issues

The primary issues to be considered are whether the proposal is contrary to Green Belt policy and, if so, whether there are very special circumstances to justify an exception, whether the proposal is contrary to Area of Outstanding Natural Beauty and Area of Great Landscape Value policies and whether the proposal is of an appropriate scale. These arguments were rehearsed before resolving to refuse planning permission in November 2000. It remains the view of the officers that there is a fundamental policy objection to any further dwellings in the area to the west of Westway, i.e. the land forming the curtilage of Fieldside and Woodlands Cottage.

The officers consider that the area around Westway should be treated as carrying the full weight of Green Belt and landscape policies and that the erection of a dwelling on the site comprises inappropriate development in the Green Belt as set out in PPG2. However the applicant has set out his own arguments which he considers provide very special circumstances sufficient to set aside the policy objections. These are set out above.

Although there have been recent developments for housing on the land immediately to the south, the officers consider that Fieldside and Woodlands Cottage and their gardens relate more to the countryside surrounding Westway than to Foxwood and Coppice Place. It is felt that in character they represent loose knit development on the fringe of the more closely developed area to the east and south and that the erection of a dwelling on the application site would adversely affect the openness of the Green Belt. The proposal does not represent the infilling of a substantially built up frontage. The space of approximately 45 m between Fieldside and The Foxwood development is too great. Neither is it considered to comprise the rounding-off of development; there would, in addition, remain space for a further dwelling to the south.

Landscape issues are also of importance and it is considered that the garden areas of the existing dwellings provide an important buffer between the countryside beyond and the more built up area around Westway and the stick factory. The development of the application site would diminish the rural character of the locality and would have an adverse impact on the visual appearance.

Those policies which relate to development within the Green Belt, Area of Outstanding Natural Beauty and Area of Great Landscape Value prevail and, as a matter of principle, the proposal is not considered acceptable. However, the amended proposal provides greater space around the proposed dwelling and, by setting it further to the north and west, the separation distance to Gallarate and Serena is now considered sufficient, so as to have no material adverse impact on the occupants of these dwellings.

The comments of the applicant are noted, but the officers do not consider that any of the arguments put forward are of sufficient weight to justify setting aside the policies which apply to this area. The relocation of the dwelling in a more spacious site may overcome the objections in terms of design and effect on neighbours, but it is not felt that the suggestion that the proposal would satisfy Policy D14 - Planning Benefits - in that it would provide appropriate small scale development to meet the need of people who work in the area is valid.

Policy D14 relates more to potential benefits which may be offered by developers and would include such matters as the provision of special needs or affordable housing. Any benefits should be necessary, directly related to the development in question and fairly and reasonably related to it in scale and kind. Furthermore, the accompanying text makes it quite clear that an unacceptable development would not be permitted because of any benefits which may be offered by a developer. It is considered that the overarching policies which relate to the protection of the countryside should prevail. It is not considered that the developments to the south on the former Coopers factory site have lessened the importance of retaining the openness of the Green Belt around this industrial site; rather, these developments increase the need to retain the more open aspect of the remaining gardens located on the periphery of the area.

Conclusion

The officers have carefully considered the revised proposal and the submissions in support of the application. However, it is not considered that the applicant has demonstrated that there are very special circumstances of sufficient weight to justify setting aside the policies of restraint which seek to protect the rural character of the area.

Recommendation

That, subject to the consideration of any representations received within the notification period, permission be REFUSED for the following reasons:-

1. Standard MGB (20.1)

2. Standard AONB (21.1)

3. Standard AGLV (21.2)

4. Standard rural area (20.5) *(extension) *(residential)

5. The site is situated within the Metropolitan Green Belt and the proposed development conflicts with the policies which relate to such areas. In particular the proposed development conflicts with Policy PE2 of the Surrey Structure Plan Replacement Plan 1994, Policy LO6 of the Surrey Structure Plan (Deposit Draft) 2001, Policy GB1 of the Waverley Borough Local Plan 1993 and Policy C1 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999. Within areas subject to these policies there is a presumption against development other than that required to meet the essential needs of agriculture or forestry.

6. The site lies in the Surrey Hills Area of Outstanding Natural Beauty and the proposal conflicts with the policies for the control of development in such areas, as set out in Policy PE7 of the Surrey Structure Plan Replacement Plan 1994, Policy SE6 of the Surrey Structure Plan (Deposit Draft) 2001, Policy RE1 of the Waverley Borough Local Plan 1993 and Policy C3 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999

7. The site lies in an Area of Great Landscape Value and the proposal conflicts with the policies for the control of development in such areas, as set out in Policy PE7 of the Surrey Structure Plan Replacement Plan 1994, Policy SE6 of the Surrey Structure Plan (Deposit Draft) 2001, Policy RE1 of the Waverley Borough Local Plan 1993 and Policy C3 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999 .
.
8. The proposal comprises the undesirable extension of residential development to the detriment of the character of this attractive rural area, contrary to Policies D1 and D4 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999
* * * * *
B.4WA01/0168
Crown Castle UK Limited
02.01.01
Continued use of land for the siting of telecommunications equipment and extension to existing compound; erection of a 25 m tower (to replace existing 22.5 m tower) together with additional antennae and equipment cabin on land at Bethwins Farm, Petworth Road, Chiddingfold
Grid Reference:E: 495696 N: 134340
ParishChiddingfold
Ward:Chiddingfold
Development Plan:MGB, AONB, AGLV
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection

Description of Site/Background

The application site is located on the western side of the A283 Petworth Road, about 1.6 km (1 mile) to the south of Chiddingfold.

The site is situated off a farm access track set some 18 m back from the highway. The site is set behind a bank of mature trees and trees line the majority of the road. The site occupies a high point within undulating countryside. Opposite, on the eastern side of the road is Chiddingfold Golf Club. The nearest residential properties are at Cherfold, some 200 m to the south-west.

Planning permission was granted in 1997 for a 22.5 m high lattice mast on the site and in 1998 permission was granted for additional equipment to be installed.

The Proposal

It is now proposed to replace the existing mast with a 25 m tower of similar appearance. In addition, a further seven antennae would be added to the structure which would be sited some 5 m to the north-east of the existing mast. The compound would be extended to allow space for an additional equipment cabin.

The existing mast would be dismantled.

Submissions in Support

The proposal conforms with government policy that mast sharing should be encouraged.

The existing mast is not tall enough to support the extra equipment at the height needed to achieve adequate radio coverage.

The site is well screened.

Relevant Policies

The site lies within an area of high landscape quality and the proposal should therefore be considered in the light of those policies which seek to protect the countryside. Policy D11 of the Replacement Local Plan which relates specifically to telecommunications development is also relevant and sets out the criteria against which development should be considered. Criterion c) states that a new mast should be located in the least environmentally damaging position and that it is appropriately designed, coloured and landscaped.

Main Planning Issues

The main issues to be considered are the impact of the development on trees and on the wider landscape.

Having regard to the location of the site adjacent to a main road and on top of a high ridge, the existing mast is visible from close up and from wider views, especially in winter when leaf cover is sparse. Several of the adjacent trees are in poor condition and there is a significant gap in the roadside belt. The proposed siting of the replacement mast is shown as being close under a prominent oak. It is considered that the new mast will cause significant harm to this tree which is a particularly good specimen and could result in its removal. If the oak tree should be removed, this will result in the mast being unduly prominent in the landscape as it will be viewed on the skyline within a gap in the tree line.

The operator has been asked to consider moving the proposed siting for the new mast and to provide a substantial landscaped belt around the compound. However, as the application site is restricted in extent, this would require a further application.

Conclusions

No response has been received from the applicant and the officers consider the proposal should be considered as submitted. It is considered that the proposal is unacceptable, having regard to the impact the new mast would have on trees in the vicinity and in the event that these trees would be removed or die, the resultant impact on the wider landscape.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard MGB (20.1) *(Policy C1 of the Waverley Borough Local Plan (Deposit Draft) 1999)

2. Standard Area of Outstanding Natural Beauty (21.1) *(Policy C1 of the Waverley Borough Local Plan (Deposit Draft) 1999)

3. Standard Area of Great Landscape Value (21.2) *(Policy C1 of the Waverley Borough Local Plan (Deposit Draft) 1999)

4. The proposed mast and the associated works would be likely to threaten the health and stability of significant trees in the locality and, in the event of their decline or removal, would be unacceptably intrusive within the landscape, materially detracting from the visual amenity and appearance of the locality, contrary to Policy DE17 of the Waverley Borough Local Plan 1993 and Policy D11 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999. .

* * * * *
B.5WA01/0229
S Campany
12.02.01
Application for a Certificate of Lawfulness under Section 192 for the use of one room of a private dwelling for the occupant's private business at Langhurst Lodge, Pook Hill, Chiddingfold
Grid Reference:E: 494470 N: 135636
Parish:Chiddingfold
Ward:Chiddingfold
Development Plan:MGB, AONB, AGLV
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection

Introduction

This is an application for a Certificate of Lawfulness for a proposed use. In other words, it is an application to formally determine whether a proposed use requires planning permission. It is not a planning application and it is therefore not appropriate to consider the planning merits of the proposal.

The application is brought before the Committee as the applicant is a Member of the Council.

Relevant History

WA89/1129Erection of a first floor extension
Permitted
01.08.89

Site

Langhurst Lodge is a detached house situated on the western side of Pook Hill, approximately 1 mile to the west of The Green at Chiddingfold.

The Application

The proposal is to use one room in the dwelling for the occupant's private business. In a supporting statement, it is stated that the business involved would trade as a staff bureau and employment agency. It will be run by two people, the applicant and a business partner. All client companies will be visited at their premises and potential employees interviewed at specialised locations elsewhere. Apart from the two people employed, no-one else will visit the property. There will be no advertising in the vicinity of the property and stationery supplies will be collected directly from the supplier. The business partner will spend three to four hours, three days a week on administrative tasks. At present, the business partner visits the property twice a day to tend to her horse; when the business is operating this will be reduced to one visit a day. The business will operate from 9.00 a.m. to 5.30 p.m. Monday to Friday only.

Planning Issues

In order to determine whether planning permission is required, it is necessary to assess whether the proposed use represents a material change of use of the dwelling. This is a matter of fact and degree and depends on the particular circumstances.

In general, officers take the view that a material change of use has not occurred when someone is operating a business from home provided the following criteria are met:

1. only one room in the dwelling is used for the business;

2. only persons resident in the dwelling are involved with the use;

3. no advertising takes place at the premises;

4. no deliveries or collections take place to or from the premises other than might normally be expected to a dwelling;

5. there are no additional comings and goings beyond those that might normally be expected from a dwelling;

6. there is no other material detriment caused by the use.

In this case, whilst a business partner is involved with the use who does not live at the property, the view is taken that the use is low-key and the effects of noise or traffic (deliveries and work travel journeys) would not be perceptibly different once the use is operating. Given the hours of operation and the exact nature and way of operation of the use as described, officers are of the view that the change of use is not "material" and does not therefore require planning permission.

Recommendation

That a Certificate of Lawfulness for the use of one room of the dwelling for the occupant's private business, as described in the application and supporting statement dated 08.02.01, be GRANTED as it is not considered that the use would represent a material change of use of the dwelling.
* * * * *
B.6WA01/0175
Mr and Mrs Ostrom
5.2.01
Erection of three detached dwellings following demolition of existing dwelling at The Coppice, Beech Road, Haslemere
Grid Reference:E: 490581 N: 133454
Town:Haslemere
Ward:Haslemere South
Development Plan:No site specific policy. The most western part of the site lies within the rural area.
Highway Authority:Recommend conditions
Drainage Authority:Not yet received - to be reported orally
Town Council:Object - overdevelopment and increase in traffic problems relating to hospital parking
Representations:Four letters of objection on the following grounds:-
1. overdevelopment;
2. traffic increase would be made worse because of proximity to hospital.
A letter was also received from Railtrack.

Relevant History

WA99/1624Erection of extensions
Permit
21.12.99

Description of Site/Background

The Coppice is a large detached dwelling located on the west side of Beech Road, opposite the rear entrance to Haslemere Hospital. The gardens of 0.26 ha (0.66 acres) slope away to the west, extending as far as the railway embankment. To the north of the dwelling is a flat roofed double garage. The site has an extensive frontage to Beech Road of some 36 metres.

Plot sizes in the area vary greatly. The Coppice is probably the largest plot at this end of Beech Road which contains a wide variety of style and age of building.

Permission was granted, but not implemented, for the erection of extensions to the dwelling in 1999.

The Proposal

It is proposed to demolish the existing buildings on the site which have an area of approximately 268 sq.m. and to replace them with 3 detached dwellings, each with a detached garage. The dwellings would each have four bedrooms on the first floor and further accommodation providing the potential for up to 2 extra rooms within the roof space.

The dwellings would be sited in parallel. They would measure 9 metres in height to the ridge and would be separated from each other by 3 metres, from Lavenham to the south by 9 metres and Kirby to the north by approx. 7 metres.

Relevant Policies

The site is located within the developed area of Haslemere and as such adopted and emerging policies indicate that the principle of new residential development will be acceptable. However, PPG states that the government is committed to maximising the re-use of previously developed land, but without compromising the quality of the environment. New housing should not be viewed in isolation, but should, be considered in the wider context, taking account of the character of the area in which the development is set. Policy PE10 of the Structure Plan and Policies D1 and D4 of the Replacement Local Plan also deal with the impact of development.

It should also be noted that the western end of the site lies within the rural area.

Main Planning Issues

The main issue is the appearance of the proposed dwellings in the context of development in Beech Road. Whilst the proposal seeks to reflect the character of Beech Road, which is characterised by detached properties in spacious plots, the officers consider that a reduction in unit size could be achieved without material detriment to the character of the street, resulting in more space around the dwellings. Furthermore, it is considered that the proposed houses would appear excessively bulky and dominant within the street scene, having regard to the overall length of each dwelling, the large and dominant roofs, forward projecting garage (in the case of plot 2) and their proximity to one another.

In their current form, it is considered that the proposed dwellings would appear materially out of keeping with the scale and form of neighbouring development to the detriment of the visual character of the street scene.

Recommendation

That permission be REFUSED for the following reasons:-

1. Standard DE1/D1/D4 (22.7) * and Polices PE10 of the Structure Plan and D1 and D4 of the
Waverley Borough Replacement Local Plan (Deposit Draft) 1999.
(b) The proposed dwellings by virtue of their size, height bulk and massing would appear dominant and intrusive within the street scene and materially out of keeping the with character of the surrounding area.
* * * * *
B.7WA01/0213
V Ritchie
31.01.01
Erection of a detached two storey dwelling following demolition of existing bungalow (revision of WA00/1402) at Appletrees, Beech Road, Haslemere
Grid Reference:E: 490763 N: 133573
Town:Haslemere
Ward:Haslemere South
Development Plan:No site specific policy
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection
Representations:2 letters of objection on the following grounds:-
1. building too high;
2. infringes view from existing dwellings;
3. 2˝ times the size of the original dwelling;
4. will not promote or encourage enhancement of the environment;
5. loss of privacy.

History and Planning Considerations

WA99/808Erection of extension following demolition of existing extension
Permitted
2.7.99
WA99/1351Erection of attached garage and utility room
Permitted
6.10.99
WA00/1402Erection of a detached chalet style dwelling
Permitted
9.11.00

Description of Site/Background

Appletrees is a detached single storey dwelling set in 0.082 ha (0.2 acres) of land on the south side of the northern end of Beech Road. The site slopes from east to west and has a road frontage of 24.3 m. The site lies within the developed area of Haslemere and is of a similar size to others in the vicinity.

Planning permission was granted for the erection of a four bedroom, chalet style dwelling with integral garage in November 2000, following the demolition of the existing bungalow on the site.. The replacement dwelling would have had a floor area of 275 sq m.

The Proposal

It is proposed to demolish the existing dwelling of 152 sq m together with its attached garage. This would be replaced with a two storey dwelling, comprising 306 sq m habitable floor area with an integral garage providing a further 40 sq m. The existing dwelling is modest, but planning permission was granted in 1999, although not implemented, for the erection of extensions of 24 sq m and an attached double garage. Comparisons between the existing dwelling, the approved scheme and the currently proposed dwelling may be made from the following table.
Submissions in Support

ˇ The site lies within the developed area of Haslemere where redevelopment is acceptable in
principle
ˇ There will be no significant change in the general character and appearance of the area where adjoining properties are, for the most part, of substantial two storey construction
ˇ The large site compares favourably in size with its neighbours where two storey development
is the norm.
ˇ The bulk and footprint of the permitted dwelling is very similar to that now proposed
ˇ Because of topography and separation distances, there will be no loss of privacy or loss of
outlook.
ˇ The floor level of the adjoining dwelling to the east is some 2 m higher than the proposed
dwelling which will itself be set into the ground.
ˇ The ridge height is in line with many others in the area
ˇ The proposal is not dissimilar from the proposal at Beech Trees, Pathfields Close, which was
allowed on appeal (WA99/2030 refers).

Main Planning Issues

The application has been brought before the Sub-Committee, following receipt of objections from neighbouring dwellings.

The main issues to consider are the effect of the proposal on the character and appearance of the surrounding area and the effect on the living conditions of adjacent residents by way of loss of privacy and loss of outlook. The officers do not consider that the proposed dwelling would appear out of character in the street scene, as nearby properties are for the most part of two storeys and several are large Edwardian or Victorian dwellings with high eaves and ridge lines.

There would be a six metre gap between the proposed dwelling and Russet Wood to the east, and the dwelling has been designed so that the lower wing incorporating the garage is closest to this neighbour. The proposed dwelling is also set into the slope to minimise the impact on Russet Wood. There would be no windows within the flank elevations, other than to an ensuite bathroom and two feature windows either side of the chimney in the drawing room. Taurus is some 27 m distant on the opposite side of the road and it is not considered that there would be any greater degree of overlooking than that currently experienced from Russet House. It is therefore considered that there would be no material detriment to the occupants of the neighbouring dwellings.

Conclusions

Having regard to the location of the site within the developed area, the character of the area and the separation distances to other dwellings, the officers consider the proposal would not cause unacceptable harm to the area or to the amenities of nearby residents.

Recommendation

That permission be GRANTED subject to the following conditions:-

1. Standard extensions (4.1)

2. Standard fenestration (4.13) *(further) *(omit) *(flank elevations)

3. Standard glazing (4.12) *(bathroom and drawing room) *(east)

4. Standard garage (4.16)

5. Standard levels 5.1 (omit to “above)

6. Standard external materials (5.2)

7. Standard landscaping (8.9)

Reasons

1-2 Standard (4.52)

3. Standard (4.50)

4. Standard (5.50)

5. Standard (4.55)

6. Standard (4.55)
* * * * *
B.8WA01/0165
Cranfold Developments
Limited
29.01.01
Change of use of building, erection of an extension and alterations to provide a dwelling together with the erection of a detached garage and resiting of granary building at Prestwick Stables, Prestwick Lane, Chiddingfold
Grid Reference:E: 493385 N: 135274
ParishChiddingfold
Ward:Chiddingfold
Development Plan:Green Belt, AONB, AGLV
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No comment - due to a site visit by two members of the Parish Council. Work has already commenced therefore has planning permission already been granted
Representations:1 letter of objection on the following grounds:-
1. considerable increase in floor area;
2. more intrusive;
3. detract from enjoyment of the garden;
4. new windows will overlook gardens of neighbour;
5. garage is closer to boundary and more intrusive;
6. chimney is out of character;
7. concern over disposal of effluent.

Relevant History

WA77/1731Conversion of existing tack room into living room and existing office into kitchen and erection of new brick wall to convert existing open coach house into bedroom and bathroom
Refused
19.4.78
WA90/1315Change of use and alterations from stables to studio
Permitted
30.10.90
WA94/0854Change of use of part of building from artist’s studio ancillary to Prestwick Lodge to provide independent self-contained groom’s accommodation
Refused
26.9.94
WA97/0329Alterations and change of use of stables to provide a dwelling
Refused
20.6.97
WA99/0004Change of use and alterations to provide a dwelling together with the erection of a garage following demolition of outbuildings and resiting of granary building
Appeal
Allowed
27.8.99
WA99/0796Change of use and alterations to provide a dwelling together with the erection of a garage following demolition of outbuildings
Refused
9.7.99

Description of Site/Background

Prestwick Stables is situated adjacent to and immediately west of Prestwick (a country house divided into three separate dwellings) and about 50 m down a private access drive to the east of Prestwick Lane. The property has been vacant since 1994 and is currently being converted to form a single dwelling, permission for which was granted on appeal in August 1999.

As originally proposed, little extension was required to achieve a satisfactory conversion. One dormer window and a new gable were shown to be inserted in the elevation to the courtyard and a double garage was to be erected adjacent to the entrance to the site. It was also proposed to remove a number of outbuildings and former stables from the site, thus contributing to the openness of the Green Belt.

The Proposal

Conversion works are underway on the site and the current application seeks to extend the accommodation to be provided. It is proposed to replace one of the stable buildings with a two-storey extension to provide a kitchen/family room with a fourth bedroom and en-suite bathroom over. The extension would have a floor area of 93 sq m which would represent an increase of 46% over the size of the building prior to conversion, and 45% over the size of the converted building which benefited from minor extensions of 3 sq m.

An additional window, serving a wc would be inserted in the south-east elevation and the existing French doors would be replaced by a casement window. A chimney is to be erected on the north-east elevation.

Submissions in Support

The proposed extension has a smaller footprint than the building that is to be demolished and has been designed to reflect the style of the existing projecting wing at the opposite side of the courtyard.

Relevant Policies

The criteria for considering the change of use of buildings in rural areas are set out in PPG7. These are reflected in Policy RD7 of the Replacement Local Plan. As conversion works are still in progress, the revised proposals should, strictly speaking, be considered in the light of Policy RD7 and in these terms it is likely that planning permission would be refused as the proposal would conflict with criterion (a). However, it is considered that it is also appropriate to consider the proposal in the light of Policy RD2 – the rural extensions policy, which would be the position had planning permission for the proposed extension been sought once the conversion been completed.

Main Planning Issues

The main issues to be considered are whether the proposed extension would be more intrusive in the landscape, whether it would detract from the rural character of the area and whether it represents disproportionate additions to the dwelling. In assessing these issues, account should be taken of the relative increase in floorspace together with the form, bulk and height of the proposal in comparison to the original building.

The proposed extension to the premises would represent an increase of 45% over the converted building and as such would fall outside the guideline of 40%, over which point, extensions are considered to be disproportionate to the original dwelling. However, regard should also be had to the form of any extension, and in this case it is considered that the bulk and massing of the proposed wing would adversely change the character, appearance and bulk of the building, especially with regard to the roof addition, providing a new gable over the south-east elevation When viewed from the south-west, this element would be especially dominant, and would adversely change what is essentially a single storey subordinate part of the building. It would also be dominant feature of the converted building when viewed from Prestwick.

Recommendation

That permission be REFUSED for the following reasons:-

1. Standard MGB (20.1) *(and Policy PE1 of the Surrey Structure Plan 1994, Policy LO6 of the Surrey Structure Plan Deposit Draft 2001 and Policy C1 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999.

2. Standard AONB (21.1) *(and Policy PE7 of the Surrey Structure Plan 1994, Policy SE6 of the Surrey Structure Plan Deposit Draft 2001 and Policy C3 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999.

3. Standard AGLV (21.2) *(and Policy PE7 of the Surrey Structure Plan 1994, Policy SE6 of the Surrey Structure Plan Deposit Draft 2001 and Policy C3 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999.

4. Standard extensions (25.1) *(and Policy RD2 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999.
(a) Scale and character (25.3)
(b) Intrusive (25.4)
* * * * *
B.9WA01/0251
Bass Taverns Limited
16.02.01
Consent to display illuminated sign at The White Horse Hotel, High Street, Haslemere
B.10WA01/0252
Bass Taverns Limited
16.02.01
Application for Listed Building Consent for the display of an illuminated sign at The White Horse Hotel, High Street, Haslemere
Grid Reference:E: 490513 N: 132846
Town:Haslemere
Ward:Haslemere South
Development Plan:Conservation Area Grade II Listed Building
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection to discrete lighting replacing the existing
Representations:One letter of objection on the following grounds:
1. not in keeping with a small country town;
2. set a precedent.
One letter requesting that intensity of illumination is restrained.

Relevant History

WA93/1047 &
WA93/1048
Display of illuminated signs
Granted
27.09.93
WA00/2087 &
WA00/2088
Extensions and alterations
Permitted

Description of Site/Background

The Proposal

It is proposed to replace the existing sign affixed above the first floor windows on the front of the building. The proposed sign would read “White Horse Hotel” in copper coloured individual 400 mm cut out letters. Six external static spotlights, fixed immediately above the first floor windows and pointing upwards, would illuminate the sign.

Relevant Policies

C8 and C12 of the Waverley Borough Local Plan 1993

HE5 and HE8 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999.

Main Planning Issues

The main issue to be considered is the impact of the proposed sign and the means of illumination on the character of the Conservation Area and the listed building.

The officers have no objection in principle to the replacement lettering but have requested further details in respect of the material to be used and the means of fixing to the building. However, it is not considered that the means of illumination is appropriate. The fittings are large and would detract from the appearance of the listed building. They would also neither enhance nor preserve the character of the Conservation Area.

Recommendation

B.9 That consent be REFUSED for the following reason:

1. Standard street scene (30.3) *(means of illumination) *(Conservation Area, contrary to Policy C12 of the Waverley Borough Local Plan 1993 and HE8 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999)

B.10 That consent be REFUSED for the following reason:

1. Standard alterations (27.2) *(contrary to Policy C8 of the Waverley Borough Local Plan 1993 and HE5 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999)
* * * * *
B.11WA01/0171
Haslemere Lawn Tennis Club
25.01.01
Provision of floodlights to tennis courts 3 and 4 at Recreation Ground, Old Haslemere Road, Haslemere.
Grid Reference:E: 490568 N: 132353
Town:Haslemere
Ward:Haslemere South
Development Plan:Site of Archaeological Interest
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection subject to no reasonable objection from neighbours. Waverley Borough Council to consider a condition that the lights are switched off at 2300. Review after 12 months.
Consultations:Surrey County Council Archaeology Team – no requirements
Environmental Health – no objection
Sports and Recreation – no objection
Representations:Eight letters of objection raising concerns of
ˇ Parking on Old Haslemere Road
ˇ Light spillage
ˇ Increased noise
ˇ Lack of screening
ˇ 10 pm cut off is too late for a residential area
ˇ Intensification of use
Three letters of support received.

Relevant History

WA95/0742Construction of a replacement storage hut; provision of floodlighting to two tennis courts and erection of a practice wall and fence (as amplified by letters and enclosures received 22.06.95, 04.07.95, 27.07.95)
Granted
04.08.95
WA95/0246Relocation of tennis court fence
Granted
31.03.95

Description of Site/Background

Courts 3 and 4 are located on the eastern boundary of the Haslemere Recreation Ground and are separated from the properties on Denbigh Road by a public footpath with a group Tree Preservation Order on the boundary of the properties of Denbigh Road.

The Proposal

The proposal is to erect floodlighting to Courts 3 and 4 in addition to Courts 1 and 2, which are already floodlit (the subject of application WA95/0742).

Submissions in Support

The Surrey Lawn Tennis Association, Tennis Surrey, the LTA Development Coach and Haslemere Preparatory School have written in support of the scheme citing an increased membership and the need for playing time in the winter months beyond that of the normal work and school times.

Main Planning Issues

The main issue is to consider whether the additional floodlighting would compromise the amenities of neighbouring properties and whether light pollution would occur. Recommendation 1. No illumination on Courts 3 and 4 shall occur outside the hours of 0830 and 2200 on any day.

Reason 1. Standard (4.52)
* * * * *
B.12WA01/0191
Mr & Mrs J R MacDonald
07.02.01
Erection of a detached double garage with study/playroom over following demolition of existing garage at Little Sydenhurst, Mill Lane, Chiddingfold
Grid Reference:E: 495246 N: 135100
Parish:Chiddingfold
Ward:Chiddingfold
Development Plan:AONB, Green Belt, AGLV and Public Right of Way
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Objection – Unreasonable for a garage extension – possible conversion to a dwelling at a later stage.

Relevant History

WA98/1603Erection of extensions and alterations (revision of WA98/0531)
Refused
20.11.98
WA98/0531Erection of a two storey extension and alterations (as amended by letters dated 27.07.98, 09.07.98 and plans received 09.07.98).
Granted
14.07.98
WA78/0437Erection of double garage
Granted
13.04.78
WA77/1566Extension and alterations and erection of a double garage
Granted
25.01.78

Description of Site/Background

The Proposal

There is currently a detached garage of approximately 32 sq m and 3 m in height on the site which was permitted in 1978. The proposal is to demolish the current garage and replace with a double garage with habitable accommodation above extending to a total floor area of 70 sq m. The new building would be approximately 6 m high with approximately 32 sq m of habitable accommodation above the garage.

Main Planning Issues

The main issue is the question of whether the development is inappropriate development in the Green Belt. This is to be considered under Policy RD3 of Waverley Borough Replacement Local Plan 1999.

It is important to ensure that new and replacement garages in the countryside are designed to be in keeping with the scale and character of the dwelling they are to serve and are not intrusive within the landscape. In order to safeguard the character and appearance of the countryside, such buildings should be clearly ancillary to the dwelling they serve in terms of function and design.

The proposed garage is significantly larger than the one it is to replace and has a ridge height of 6.1 m. It is of a bulk and massing equivalent to a small dwelling. It would convey a domestic appearance and being visible from a public footpath, and possibly from the highway to the southeast, would appear materially intrusive within the landscape. It would represent a substantial domestic addition and would be detrimental to the rural character of the area.

Recommendation

That permission be REFUSED for the following reasons:-

1. Standard MGB Outside Settlements (20.1) *(also policy C1 of Waverley Borough Replacement Local Plan 1999)

2. Standard AONB (21.1) *(also policy C3 of Waverley Borough Replacement Local Plan 1999)

3. Standard AGLV (21.2) *(also policy C3 of Waverley Borough Replacement Local Plan 1999)

4. The proposal would result in a form of inappropriate development, disproportionate to the dwelling it is to serve and which would be visually unsatisfactory in terms of hits excessive bulk, massing, size and domestic appearance, which would be detrimental to the rural character of the area contrary to Policy RD3 of Waverley Borough Replacement Local Plan 1999.
* * * * *
B.13WA01/0287
Mr and Mrs Bevin
21.2.01
Erection of a two storey extension following demolition of existing garage at Dawn Cottage, Denbigh Road, Haslemere
Grid Reference:E: 490630 N: 132295
Town:Haslemere
Ward:Haslemere South
Development Plan:Tree Preservation Order, Public Right of Way
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection subject to no adverse comments from neighbours.
Representations:1 letter of objection based on the following grounds:-
ˇ concerned about terracing effect;
ˇ development too close to boundary;
ˇ out of keeping with character of area;
ˇ visually unattractive;
ˇ overlooking;
ˇ two storey element compounds impact.
1 letter stating no objection but expressing concerns regarding precedent.
1 letter of support

Relevant History

WA77/0824Erection of a kitchen extension
Granted
05.07.77
WA75/0154Erection of single storey extension to provide enlarged bedrooms
Granted
19.03.75

Description of Site/Background

Dawn Cottage is a single storey dwelling on the western boundary of Denbigh Road with a public right of way behind the rear boundary and tree preservation orders on the rear boundary.

The Proposal

The proposal is to demolish the existing single garage of 21.25 sq m and extend the existing dwelling to the side by 90 sq m to create a single garage and living room on the ground floor and a bedroom in the roof space. The additional ground floor space is approximately 56 sq m inclusive of the garage with approximately 34 sq m being provided in t he roof space.

Main Planning Issues

The proposed extension would develop the property a further 3.5 m to the southern side extending to approximately 1.5 m from the boundary. Therefore, concerns over the visual relationship of the dwellings are raised. However, visually the extension remains single storey as seen from the front elevation and the proposal is sympathetically designed to match the existing dwelling. In addition the neighbouring property on the southern side is a two storey dwelling and with both properties being set back from the road and screening along the front boundaries, the overall impact on the street scene would be minimal.

The proposal would not block out sunlight and would not result in material overlooking from proposed windows in this extension and would not materially affect the amenities of the neighbours.

The concern for precedent from the neighbours to the north of Dawn Cottage is noted, however a two storey development on this side would be considered on its own merits with respect to the amenities and privacy of this property.

Recommendation

That permission be GRANTED subject to the following condition:-

1. Standard matching materials (5.4)

Reason

1. Standard (4.55)
* * * * *
B.14WA01/0185
C Pickering Esq
31.01.01
Erection of a stable block at Old Pickhurst, Pickhurst Road, Chiddingfold
Grid Reference:E: 497043 N: 134204
Parish:Chiddingfold
Ward:Chiddingfold
Development Plan:MGB, AONB, AGLV, Grade II Listed Building
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection

History and Planning Considerations

WA78/1553Conversion of existing playroom into flat
Refused
14.12.78
WA93/0582Alterations to dwelling, creation of a subterranean plant room; change of use of part of paddock to garden; operations to provide landscaping and ancillary sewage treatment system
Permitted
27.09.93
WA93/0583Application for Listed Building Consent for internal and external alterations
Permitted
27.09.93
WA95/0723Erection of extensions and alterations following demolition of existing extensions
Refused
04.08.95
WA95/0724Application for Listed Building Consent for the erection of extensions and alterations following demolition of existing extensions
Refused
04.08.95
WA95/1410Application for Listed Building Consent for extensions and alterations and for the demolition of existing extensions
Refused
22.01.96
WA95/1411Erection of extensions and alterations following demolition of existing extensions
Refused
22.01.96
WA99/1917Erection of extensions and alterations following demolition of existing extensions
Refused
25.01.00
WA99/1918Application for Listed Building Consent for extensions and alterations and for the demolition of existing extensions
Refused
25.01.00
WA00/0732Erection of extensions and alterations following demolition of an existing flat-roof extension; erection of a detached garage (revision of WA99/1917)
Granted
15.09.00
WA00/0733Application for Listed Building Consent for erection of extensions and alterations following demolition of an existing flat-roof extension; erection of a detached garage (revision of WA99/1917)
Granted
15.09.00
WA00/1426Alterations to vehicular access and driveway
Granted
18.10.00
WA00/1805Construction of a basement exercise pool, erection of a garage and provision of a lych gate and entrance gate
Granted
01.12.00
WA00/1806Application for Listed Building Consent for the construction of a basement exercise pool, erection of a garage and provision of a lych gate and entrance gate
Granted
01.12.00

Description of Site/Background

Old Pickhurst is a Grade II Listed Building set on a prominent rise of land to the west of Pickhurst Road. The entrance is opposite the turning to High Street Green.

Planning permission and listed building consent have been granted in the past for extensions to the dwelling and for a detached double garage set at the foot of a high bank which curves around the back of the entrance courtyard.

Planning permission has also been given for changes to the access.

The Proposal

It is proposed to extend the driveway around the rear of an oak tree. It would lead up the hill behind the house to a point where it starts to level out. A turning head will be provided under a mature ash and the drive will lead to an L-shaped block of three stables, tack room and feed area, set immediately to the rear of the recently permitted garage, but with a base level some 2.5 m higher than that of the garage. The floor area of the stables would be 90.87 sq m and they would have a height of 4.5 m.

Submissions in Support

The proposed stables will be screened to the west and south by existing trees and shrubbery.

The design is traditional, being simple in form and rustic in nature.

The proposal will not be readily visible when viewed from Old Pickhurst Lane.

The proposal complies with Policy RD3 of the Replacement Local Plan in that it is not disproportionate to the scale of the dwelling it will serve.

The building sits within a residential curtilage and will be an attractive addition to the countryside.

Relevant Policies

The site lies within the Green Belt, Area of Outstanding Natural Beauty and Area of Great Landscape Value. It is also within the grounds of a listed building.

The relevant policies are:

Surrey Structure Plan 1994 Polices PE1, PE7, PE9, PE12

Main Planning Issues

The main issues to consider are the impact of the proposal on the setting of the listed building, on any trees in the vicinity and on the landscape generally.

The proposed stables would be set in a prominent location, especially when viewed from the public highway, which curves around to the south and where open views of the house are to be had across an open field. The scale of the building to be erected will mean that there would be a significant extension of the footprint of development which would be to the detriment of the rural setting of the building and would detract from the setting of the listed building.

Whilst a number of trees are shown on the submitted drawings, a number are no longer there or have suffered severe wind damage or construction damage. It is therefore all the more important that the remaining trees are protected from further harm. It is considered that the creation of the extended drive leading to the stables would have an adverse impact on several of the remaining trees and should therefore be resisted.

Conclusions

With the loss of much of the tree screen on the site, the proposal would appear overly dominant in this attractive rural area and would detract from the setting of the listed building.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Metropolitan Green Belt: Outside Settlements (20.1) *(and Policy PE1 of the Surrey Structure Plan 1994, Policy LO6 of the Surrey Structure Plan Deposit Draft 2001 and Policy C1 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999)

2. Standard Area of Outstanding Natural Beauty (21.1) *(and Policy PE7 of the Surrey Structure Plan 1994, Policy SE6 of the Surrey Structure Plan Deposit Draft 2001 and Policy C3 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999)

3. Standard Area of Great Landscape Value (21.2) *(and Policy PE7 of the Surrey Structure Plan 1994, Policy SE6 of the Surrey Structure Plan Deposit Draft 2001 and Policy C3 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999)

4. Standard loss of trees (21.10) *(and Policies D7 and C7 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999.

5. The proposal would appear overly dominant in this attractive rural area and would detract from the setting of the listed building contrary to Policy C7 of the Waverley Borough Local Plan 1993 and Policy HE3 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999.
* * * * *
B.15WA01/0238
Mr & Mrs M Bowcock
09.02.01
Erection of a building to provide covered enclosure over existing swimming pool. Haslehurst, Bunch Lane, Haslemere.
Grid Reference:E: 490190 N: 134422
Town:Haslemere
Ward:Haslemere North & Grayswood
Development Plan:Green Belt, AONB, AGLV
Highway Authority:No requirements
Drainage Authority:No requirements
Town Council:No objection

Description of Site/Background

The Proposal

Main Planning Issues

The building is, though, of substantial size and bulk and the officers recommendation reflects the policy position. It is for the Committee to determine whether there are very special circumstances of such weight to justify and exception to policy.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard MGB Outside Settlements (20.1) *(also policy C1 of Waverley Borough Replacement Local Plan 1999)

2. Standard AONB (21.1) *(also policy C3 of Waverley Borough Replacement Local Plan 1999)

3. Standard AGLV (21.2) *(also policy C3 of Waverley Borough Replacement Local Plan 1999)

4. The proposal would result in a form of inappropriate development, disproportionate to the dwelling it is to serve and which would be visually unsatisfactory in terms of its excessive bulk, massing and size, which would be detrimental to the rural character of the area, contrary to Policy RD3 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999.
* * * * *
COMMS/SOUTHERNDC/2000-01/008
SCHEDULE 'C' TO THE AGENDA FOR THE
SOUTHERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
4TH APRIL 2001

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

Background Papers (BP&DM)

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

Plan No.
Applicant
Development Proposed
Site Description
Decision
WA01/0048
Mr and Mrs J Doran
Erection of a two storey extension and alterations following demolition of existing outbuildings at Brookside, Holdfast Lane, Haslemere (as amplified by letters dated 13.2.01 and 19.2.01 and amended by letters dated 22.2.01 and plans received 26.2.01)
GRANTED
WA01/0077
S Smith
Erection of a detached dwelling and garage with access on to Buffbeards Lane on land to the rear of Whin Hill, Hindhead Road, Haslemere (as amplified by letter dated 20.2.01 and amended by plan dated 2.3.01 and letter dated 28.2.01)
GRANTED
WA01/0095
Mr and Mrs P Holmes
Erection of a two storey extension at Wynyates, Tennysons Lane, Haslemere
GRANTED
WA01/0111
G Thompson and
J Pitman
Erection of a conservatory and a detached garage/store at Cheviot, Linkside West, Hindhead
GRANTED
WA01/0115
G Reading
Erection of extensions and alterations following demolition of existing garage and store room at Westwynds, Forestdale, Grayshott, Hindhead
GRANTED
WA01/0121
Mr T G Woodward
Erection of a single storey extension following demolition of existing conservatory at 2a Vicarage Lane, Haslemere
GRANTED
WA01/0134
Mr and Mrs Akers
Application for Listed Building Consent for internal and external alterations at Shepherds Down, Hill Road, Haslemere
GRANTED
WA01/0139
Mr and Mrs Kelly
Erection of extensions and alterations at 35 Stoatley Rise, Bunch Lane, Haslemere
GRANTED
WA01/0163
Mr and Mrs J Walsh
Erection of a single storey extension following demolition of existing extension at Georgian Cottage, Petworth Road, Chiddingfold
GRANTED
WA01/0164
Mr and Mrs Bartlett
Erection of an extension (revision of WA00/1696) at Kitcombe, 17 Pitfold Avenue, Haslemere
GRANTED
WA01/0174
Michael Sealey
Erection of an extension to veterinary surgery, together with change of use of part of ground floor to residential use (revision of WA00/1247) at 28 Petworth Road, Haslemere
GRANTED
WA01/0186
New Downland Housing Association
Erection of a shed at Haven House, 44 Kings Road, Haslemere
GRANTED
WA01/0193
Mr I Bush
Erection of an extension following demolition of existing extension at 44 Weycombe Road, Haslemere
GRANTED
WA01/0194
Mr and Mrs Henriques
Erection of a building to provide garage/store with walls and piers following demolition of existing garage at Chaleshurst, Petworth Road, Chiddingfold
GRANTED
WA01/0195
F Thorpe
Erection of an extension following demolition of an existing extension at Paddocks Cottage, Petworth Road, Haslemere
GRANTED
WA01/0201
Dickens and Goulding Ltd
Change of use from Class C2 residential institution to Class C3 private residential dwelling with self-contained annexe, together with the erection of extensions, alterations and a detached garage following demolition of existing outbuilding and extension at Coombe Head, Bunch Lane, Haslemere
GRANTED
WA01/0204
Mr and Mrs Hastilow
Erection of an extension together with alterations to roof to provide loft conversion at 3 Woodside Close, Chiddingfold
GRANTED
WA01/0210
Mr and Mrs D C Rawlings
Use of land for the construction of a tennis court and the erection of associated fencing on land at Coach House Cottage, Rodgate Lane, Chiddingfold
GRANTED
WA01/0230
A J Marsh
Change of use to provide a mixed use retail (Class A1) and café (Class A3) at 7-9 High Street, Haslemere
GRANTED
WA01/0264
Mr & Mrs R Trembath
Erection of a detached single storey garden room (revision of WA00/0340) at Brook Cottage, Whitmore Vale Road, Hindhead
GRANTED
WA01/0283
Mr & Mrs Hines
Erection of a conservatory at 33 Ashcombe, Chiddingfold
GRANTED
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COMMS/SOUTHERNDC/2000-01/009