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Waverley Borough Council Committee System - Committee Document

Meeting of the Eastern Area Development Control Sub Committee held on 27/03/2002
Agenda 27/03/2002



AGENDA

1. MINUTES

To confirm the Minutes of the Meeting held on 27th February 2002 (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 at 9.00 a.m. on Tuesday 9th April 2002.

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)

Notifications received 22.02.02. and 12.03.02 respectively.
6.2 Appeal Decisions
Background Papers (CEx)

Letters from Planning Inspectorate dated 04.03.02 and 06.03.02 respectively.

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 - CURRENT SITUATION

The current situation in respect of enforcement and related action previously authorised is set out below:
(b) Land between Newhouse Farm and Collins Farm, to the east of Knowle Lane, Cranleigh (12.08.98 and 06.01.00) - To secure cessation of work and restoration of the original site contours. Enforcement action confirmed on 06.01.00 - legal interests being established. Notice drafted.

(c) Majorland Rew, Godalming Road, Loxhill, Hascombe (12.08.98) - Enforcement action authorised by Central Area Planning Sub-Committee in respect of caravans and contractor’s yard endorsed by this Committee; further action authorised to secure cessation of use of barn for activities unrelated to harvesting and cultivation of trees or agricultural activity, removal of various unauthorised structures and equipment from the site. Appeal lodged in respect of earlier enforcement. Further notice served in respect of matters referred to above and in respect of barn building. Notices upheld, with variations, requiring the cessation of the contractor’s use and removal of structures (with the exception of the barn) and removal of the mobile homes by 16th July 2000. Letter clarifying notices sent to owner. Planning permission granted for agricultural and forestry contractor business. Mobile homes position – meeting taken place, now awaiting response from owners to Council correspondence. Owners have said they will be willing to be nominated for housing on new Dunsfold Housing Association Scheme.

(d) Grist Hill Farm, Guildford Road, Shamley Green, Wonersh - Enforcement action authorised to secure the removal of unauthorised uses (two mobile homes, stud and lorry parking) and prevent further breach of condition. Legal interests being established. Further site inspections undertaken, one mobile home removed and no lorry parking evident; owners intend that applications for Certificate of Lawfulness will be submitted for remaining items.


(e) Lydia Park, Stovold’s Hill, Bramley (06.12.00) – Injunctive action taken to remedy unauthorised changes of use, unauthorised operational development and non-compliance with a condition. Authority given to include in the action further breaches relating to unauthorised developments on the site. Court injunction approved requiring removal of all unauthorised structures by 31st July 2001. Site inspection carried out. Not yet complied with injunction. Appeals against refusal for retrospective permission dismissed.

(f) Sunnybrook, Cranleigh Road, Ewhurst (31.01.01) – Legal action authorised to require owner to cease the residential use of outbuilding. Appeal against notice heard at Inquiry on 19th and 20th March 2002.

(g) Baynards Park, Horsham Road, Ewhurst (11.07.01) – Legal action authorised to require owner to remove a test track, temporary office and shelter. Witness statement prepared.

(h) Beaver 84, Birtley Road, Bramley (08.08.01) – The serving of a Breach of Condition Notice authorised to ensure compliance with planning condition requiring appropriate turning and parking areas to be made available. Owners of site requested to comply with relevant condition prior to serving of notice.

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 Procedure Rule 10.

9. 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 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 this 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, namely:-

10. LEGAL ADVICE

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

11. ENFORCEMENT ACTION – HIGH STREET, BRAMLEY
[Ward Affected: Bramley]

To consider the report at (Exempt) Appendix A.


For further information or assistance, please telephone Emma McQuillan, Principal Committee Secretary on extension 3351 or 01483 523351.
APPLICATIONS

EASTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
27TH MARCH 2002

PAGE NO
ITEM
PLAN REFLOCATION
1
B01
WA01/2288Rowe Barn Farm, Thorncombe Street, Bramley
5
B02
WA01/2057 Tanyard Farm, Woodhill Lane, Shamley Green
11
B03
WA02/0168 Mellstock, Barnett Lane, Wonersh
12
B04
WA01/2369 Burningfold Manor, Plaistow Road, Dunsfold
15
B05
WA02/0013 Grist Hill Bungalow, Guildford Road, Shamley Green
17
B06
WA02/0006 13 Lawnsmead, Wonersh
19
B07
WA02/0229 Fox's Pulpit, Snowdenham Links Road, Bramley
21
B08
WA01/1651 The Barn, The Granary, Thorncombe Street, Bramley
21
B09
WA01/1652 The Barn, The Granary, Thorncombe Street, Bramley
22
B10
WA02/0166Oakhanger, Cranleigh Road, Ewhurst
SCHEDULE ‘B’ TO THE AGENDA FOR THE
EASTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
27TH MARCH 2002

Applications where the considerations involved are clearly defined.
B.1WA01/2288
Mr R E Frost
3.12.01
Retention of agricultural worker’s dwelling at Rowe Barn Farm, Thorncombe Street, Bramley (as amplified by letter received 5.2.02)
Grid Reference:E: 500128 N: 142438
Parish:Bramley
Ward:Bramley
Development Plan:MGB, AONB, AGLV (outside settlement boundary – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection
Consultations:Bruton Knowles – see report
Representations:Three letters of objection, one including signatories from five properties, with the following concerns:-
      1. impact upon an Area of Outstanding Natural Beauty and an Area of Great Landscape Value;
2. set a precedent for further conversion;
3. unacceptable within the Green Belt;
      4. impact of increased traffic within Thorncombe Street upon existing users and wider community;
5. other accommodation vacant and available;
6. misleading statements and facts;
7. potential creep development.

Description of Site

The application building forms part of a courtyard of buildings within the main farm complex at Rowe Barn Farm, containing a large number and variety of agricultural and residential buildings. The farm complex sits within the bottom of Thorncombe valley.


The Proposal

Permission is sought for the retention of a single-storey converted farm building which was formerly used for calf pens and a veterinary room. The building comprises a single-storey structure of red brick and tiled roof and has been converted to accommodation, comprising two bedrooms, shower room, sitting room and kitchen. The building has a floor area of approximately 77 square metres.

Submissions in Support

The applicant’s agent has submitted a lengthy planning statement arguing that the proposal complies with planning policy, in particular, that it accords with the advice contained in PPG7 relating to agricultural dwellings. In this respect, the statements seek to demonstrate that:-

• there is clearly an established functional need;

• the need relates to a full-time worker employed in agriculture;

• the functional need cannot be met by another dwelling as the shepherd is required to be on site on a full-time basis throughout the year but particularly between December and April;

• the proposal is capable of conversion without extension or reconstruction;

• the design of the building will not be altered and therefore does not detract from the rural setting;

• the proposed activities will be screened and contained within the buildings and therefore will not detract from the character or amenities of the area;

• the proposal will not detract from neighbours’ amenities or privacy;

• the traffic generated will not prejudice highway safety or cause harm to the environmental character of the area; and

• satisfactory vehicular access can be achieved.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE2, PE7, MT2 and RU5

Surrey Structure Plan (First Review) 2001 – Policies LO1, LO5, SE6 and DN17

Waverley Borough Local Plan 1993 – Policies GB1, MV4, RE1 and RE5

Waverley Borough Replacement Local Plan 1999 – Policies C1, C3, RD7 and M2

Main Planning Issues

The site is located within the Metropolitan Green Belt, outside of any settlement boundary, where there is a presumption against inappropriate development. The site also lies within an Area of Outstanding Natural Beauty and an Area of Great Landscape Value where there is a requirement that development protects and
(i) the new dwelling is required for the purposes of an agricultural or forestry worker and the strict tests in Annexe I of PPG7 are complied with; or

(ii) the new dwelling resulted from the conversion of an existing building which met the criteria contained within PPG7 and repeated in Policies RE5 and RD7.

In this application, the agent has placed significant emphasis upon the need for an agricultural dwelling and has sought to argue that the proposal would comply with Annexe I of PPG7. However, the conclusions of Bruton Knowles with regard to this matter have been clearly set out:-

“Conclusion and Opinion

PPG7 sets out criteria for assessing the need for permanent agricultural dwellings. These are contained in Annex I5 and, with our comments on them in this case, are as follows:-
Taking all the above into consideration, the criteria of Annex I5 of PPG7 are not met.”


The applicant’s agent has sought to provide additional information in response to Bruton Knowles’ opinion but, despite this, the expert advice remains that the proposal does not comply with Annex I of PPG7.

On the second issue, relating to the re-use of a rural building, Policy RD7 states that the re-use and adaptation of all buildings in rural areas will be permitted where:-

(a) the building is capable of re-use without substantial reconstruction or enlargement;

(b) the building is in keeping with its surroundings and does not detract from the character or appearance of the area;

(c) the proposed use would not adversely affect the character or amenities of the area;

(d) the proposed development would not be materially detrimental to the amenities or privacy of nearby properties;

(e) the introduction of a new retail, leisure or other commercial use would not be on such a scale as to prejudice the vitality of a nearby town or village;

(f) the amount of traffic likely to be generated would not prejudice highway safety or cause significant harm to the environmental character of country roads;

(g) satisfactory vehicular access can be achieved.


Recommendation

That permission be GRANTED subject to the following condition:-

1. Standard Agricultural Occupancy Restriction (9.1)

Reason

1. Standard (RC3) - *(Green Belt) *(PE2) *(LO6) *(GB1) *(C1)
* * * * *
B.2WA01/2057
Mr Harper
24.10.01
Erection of an attached annexe following demolition of existing garage (revision of WA01/0685) at Tanyard Farm, Woodhill Lane, Shamley Green (as amplified and amended by letters dated 10.12.01, 12.02.02 and 11.03.02; and plans received 12.03.02)
Grid Reference:E: 503380 N: 143933
Parish:Wonersh
Ward:Shamley Green
Development Plan:MGB, AONB, AGLV, Conservation Area, Locally Listed Building (outside settlement boundary - Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:Original Scheme
We wish to object as being inappropriate and the size as being disproportionate and the proposed “access way” would be unsightly. An application for a garage to replace the one being removed to make way for this proposal would inevitably follow. When Tanyards was sub-divided by the previous owner, we believe an undertaking was given about no need for further extensions. We are also still waiting for the removal of the unauthorised lighting that was placed on the highway verge some time ago.
Amended Scheme
Any further comments received to be reported orally.
Representations:
      Original Scheme
Six letters of objection, including one from The Shamley Green Village Society, on the following grounds:
1. size and use totally inappropriate;
2. potential for separation;
3. encroachment;
      4. not in keeping with Green Belt, landscape and Conservation Area policies;
5. loss of garaging;
6. harm character of village;
7. no need for further accommodation;
      8. overbearing effect and loss of light to Tanyard Barns;
      9. contrary to extensions policy.

      Amended Scheme
One letter of objection, submitted on behalf of owner of Tanyard Barns.
1. not overcome previous objections;
      2. total floor area well above 40% guidelines figure in extensions policy;
      3. contrived approach to create “basement area”.

Relevant History

HM/R 20732Erection of single-storey extension
Permitted
24.10.72
WA83/0704Erection of an extension to form conservatory
Permitted
22.06.83
WA89/1569Erection of entrance gages and brick columns
Permitted
19.10.89
WA94/1475Erection of a detached garage
Permitted
19.12.94
WA97/0503Retention of boundary wall and entrance gates
Permitted
13.06.97
WA97/0504Application for Conservation Area Consent for the demolition of boundary wall
Consent Granted
13.06.97
WA97/0411Alterations to levels and regrading of paddock to the rear
Refused
18.07.97
P43/20/26
Enforcement
Notice and Stop
Notice
Alteration of the levels and regrading of the land and associated ground preparation works including the compacting of an area of land and associated posts and the execution of associated water supply works together with the erection of a fence
Served
11.07.97
Appeal Dismissed
P43/20/26/A
Enforcement
Notice
Erection of a summerhouse and lean-to
Served
19.12.97
Appeal Dismissed
P43/20/30
Enforcement
Notice
Change of use from paddock to residential curtilage
Authorised
10.01.01
served 26.06.01
WA01/0685Erection of a detached outbuilding to provide ancillary accommodation following demolition of existing garage and store
Refused
14.06.01
Appeal Lodged

WA01/2204Application for Conservation Area Consent for demolition of existing garage and store
Consent Granted
10.01.02

Site/Location

Tanyard Farm is located on the northern side of Woodhill Lane to the east of Shamley Green Village.

The property comprises an attractive detached Locally Listed house which dates from the 16th Century. It has been extended in the 18th, 19th and 20th Centuries. To the rear is a detached garage building and garden area which is on higher ground. To the east of the property is a Public Footpath (No. 311).

The Proposal

This proposal is a revision to the previous application (reference WA01/0685) refused by the Borough Council in June last year.

The application relates to the erection of a “linked” detached outbuilding to be sited to the immediate rear of the house. The building is shown to provide ancillary domestic accommodation comprising a games room/home gym, garden store and shower room on the ground floor together with guest/staff accommodation and home office on the first floor. As originally submitted, the proposed building would have a total floor area of 170 sq m, a reduction from 185 sq m in the previous application.

The proposed ‘annexe’ building has been designed along similar principles to that proposed in application WA01/0685. It would be constructed from traditional materials comprising an oak frame, faced up with natural stone at ground floor level and stained softwood cladding above. The roof would be clay tiled. The building would be set into rising ground to the north, such that its northern elevation would be single-storey in appearance.

The proposal would involve the demolition of an existing double garage of 29.3 sq m, built following the permission in 1994. This now has consent for demolition (reference WA01/2204).

Since the original submission, following concerns expressed over the size, scale and design of the proposal, this has been further amended. This report now refers to this amended proposal. Therefore, compared to the previously refused scheme, the following changes have been made:

1. The overall floor area is reduced from 185 sq m to 147.9 sq m, of which 8.4 sq m would be the link and the 28 sq m the ground floor garden store/wc;

2. The eaves height is reduced from 3.8 m to 3.7 m, and the ridge height reduced from 7.2 m to 6.8 m;

3. The length of the main building is reduced from 15.2 m to 11.7 m and its width reduced from 7 m to 5.5 m;

4. The proposed building is positioned closer to the side common boundary with Tanyard Barns and a more open courtyard is created at the rear of the main house;


5. There are changes to the ground levels which involve backfilling the access track, so that the annexe's garden store and shower room/wc would be below the adjacent ground;

6. The fenestration on the annexe’s eastern elevation has been redesigned to incorporate a larger dormer on the first floor and a projecting veranda onto the adjacent raised rear garden area off the house office;

7. Two small high-level dormer windows are now shown on the annexe’s western elevation;

8. The external elevations are now entirely weather-boarded except for a low brick plinth at ground floor level;

9. A “covered link” has been introduced between the rear of the main house and proposed building, to give the impression more of an attachment/extension.

The current revised proposal has been measured to have a total floor area of 147.9 sq m. This comprises the following elements

i) covered link between house and annexe of 8.4 sq m;

ii) main annexe building of 134.7 sq m;

iii) projecting first floor veranda of 4.8 sq m.

Submissions in Support

The applicant’s agent has submitted statements in support of this revised application which seeks to explain and justify the proposal. Following the further changes made, the agent argues the revised plans represent a wholesale improvement to the originally submitted scheme.

The agent argues that the proposal would integrate properly with Tanyard Farm and the dwelling’s landscape setting, particularly when viewed from the north and east. The aim is to create an enclosed “courtyard” of development at the rear, whilst providing their client with a reasonable amount of additional living and working accommodation.

The agent argues that, given the size of the dwelling relative to its overall plot of land, and the close physical integration that the extension would have with the landform in the rear garden, it remains their submission that it would relate well to its surroundings, would not harm the character of an Area of Outstanding Natural Beauty or Shamley Green’s Conservation Area and would not harm the openness of the Green Belt.

In terms of the dwellings extensions policy, it is argued that the proposal would be in accordance with this policy. It is argued that the proposed annexe, excluding its “cellar” area and link structure, would represent an approximate 38% cumulative extension of the original house and therefore falls within the 40% guideline figure.

The agent points out that part of the annexe’s ground floor would be completely below ground within a “cellar” and therefore completely hidden from view. It is argued that this could reasonably be discounted from the proposal and reduce the overall proposal to 38%.


Relevant Policies/Guidance

Surrey Structure Plan 1994 – Policies PE2, PE7 and PE12

Surrey Structure Plan (Deposit Draft) 2001 – Policies LO6, SE4 and SE6

Waverley Borough Local Plan 1993 – Policies GB1, RE1, HS7, DE1, C7 and C11

Waverley Borough Replacement Local Plan – Policies C1, C3, RD2, HE3, HE8, D1 and D4

PPG Notes 2 “Green Belts”, 7 “The Countryside” and 15 “Historic Buildings”

Main Planning Issues

1. Whether the proposal complies with the dwellings extensions policy.

2. Impact on the openness of the Green Belt.

3. Impact on the character and appearance of the Conservation Area.

4. Effect on the Locally Listed building.

5. Effect on neighbour’s amenity.

The officers have carefully considered the arguments put forward by the applicant’s agent and the changes made to the scheme. The objections raised by the Parish Council, The Shamley Green Village Society and local residents to the originally submitted scheme are also noted. Whilst your officers acknowledge that this is an improved scheme in design terms, compared to the previously refused application, and has overcome the original concerns raised by the Council’s Historic Buildings Officer, (in terms of its design and effect on the architectural/historic value of the listed building) the size, scale and likely visual impact of this revised proposal is still considered to be unacceptable.

In respect of the first issue, the “original dwelling” on this site is stated to have had a floor area of 340 sq m. The house has been extended on two previous occasions, in 1972 and 1983, which have added some 27 sq m or 7%. The current proposal would add a total of 147.9 sq m giving a total figure of 174.9 sq m or 51.4% cumulative increase over the original dwelling. This is considered to be significantly above the 40% guideline figure in the Replacement Local Plan and to represent a disproportionate enlargement of the property and therefore, by definition, harmful to the Green Belt.

The applicant’s agent has suggested that part of the proposal would be built into adjacent ground, hereby creating a "basement" area, and that this floor area be discounted. In your officers’ view, this would be contrived and whilst this would help to reduce its impact, the floor area of this scale is too great. It is considered that there would be an adverse change to the scale and character of the original dwelling.

On the second issue, the openness of the Green Belt would also be harmed. The proposed building would have a much greater footprint than the existing garage/store building, some 78.7 sq m compared to 29.3 sq m. The proposed building would also have a greater height, bulk and massing, with the height being increased from 5.5 m to 6.8 m.


On the third issue, the proposal would represent a substantial two-storey building and would not, in the officers’ view, either conserve or enhance the Conservation Area or the landscape character of the area. The proposal would consolidate residential development on the site to the detriment of the character of the area in general and that of Tanyard Farm and Tanyard Barns.

On the final issue, the proposed building would be sited close to the side common boundary of Tanyard Barns. It would be closer than the previous proposal. The building would be significantly larger and closer than the existing garage building. It would be sited 2.6 m (compared to 3.4 m in the previous proposal) away from the boundary wall and 5.2 m (compared to 6 m) away from the eastern side elevation of Tanyard Barns. This property has a number of windows on this side, including windows to an annexe, and it is considered that the proposal would lead to a material loss of light to this side of the property. The proposed building would be clearly visible from the side passageway and rear garden of this property and appear visually overdominant and intensive.

Conclusions

The proposal is considered to represent an unacceptable scale and form of residential development in the Green Belt. Some of the arguments put forward in support of the proposal are felt to be personal to the applicant and to provide little justification for a development of this size. The development is considered to represent a disproportionate addition to the property and to cause material harm to the character and appearance of this sensitive rural location.

Recommendation

That permission be REFUSED for the following reasons:

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

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

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

4. Standard Extensions Policy (R5.1) *(floor area, size, bulk and massing) *(scale and character, rural character of area)

5. The proposal, by reason of its size, scale, height and bulk, would fail to preserve or enhance the character and appearance of the Shamley Green Conservation Area. The proposal would thereby conflict with Policy PE12 of the Surrey Structure Plan 1994, Policy SE4 of the Surrey Structure Plan (Deposit Draft) 2001, Policy C11 of the Waverley Borough Local Plan 1993 and Policy HE8 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999

6. The proposal is considered to be inappropriate to the site and would, by reason of its siting close to the common boundary, its size, scale, bulk and massing, be detrimental to the amenities of the neighbouring dwelling, appear visually overdominant and result in a material loss of light to this property. The proposal would therefore conflict with Policy DE1 of the Waverley Borough Local Plan 1993 and Policies D1 and D4 of the Waverley Borough Replacement Local Plan (Deposit Draft) 1999
* * * * *

B.3WA02/0168
Mr & Mrs Williams
30.01.02
Erection of extensions and alterations following demolition of existing garage at Mellstock, Barnett Lane, Wonersh
Grid Reference:E: 502026 N: 145683
Parish:Wonersh
Ward:Blackheath and Wonersh
Development Plan:MGB (within village settlement boundary - Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:The building of a two-storey extension right up to the boundary is intrusive to neighbours and destroys the streetscene by creating a line of housing with no gaps and obstructing the views of Chinthurst Hill and we therefore wish to object on the grounds that it is more like an urban development. We consider that a site visit is desirable

Relevant History

WA82/1608Erection of a single-storey extension to provide kitchen and entrance porch
Permitted
25.01.83

Description of Site

‘Mellstock’ is a semi-detached house of 108 sq m (121 sq m including garage) situated on the western side of Barnett Lane. As ground levels fall away to the west, the houses on this side of the road are set slightly below the level of the road.

The Proposal

Permission is sought for an extension on the south side of the house. This would comprise a replacement garage together with a fourth bedroom and en-suite bathroom on the first floor.

The proposed extension would have a total floor area of 41 sq m, with a net increase of 28 sq m allowing for the demolition of the present garage. The proposed extension has been designed with the first floor accommodation within the roof area above the garage, featuring dormers on the front and rear roof elevations. A small front roof canopy is also proposed as an extension of the porch.

Relevant Policies

Surrey Structure Plan 1994 – Policy RU1

Surrey Structure Plan (Deposit Draft) 2001 – Policy SE3

Waverley Borough Local Plan 1993 – Policy DE1

Waverley Borough Replacement Local Plan – Policies D1, D4 and RD1


Main Planning Issues

The property is located within the settlement boundary of Wonersh. The principal planning issues are therefore considered to be:

• Impact on the character and appearance of the area.

• Effect on neighbour amenity.

The existing property is a semi-detached house and occupies a relatively tight site. The proposed extension would be positioned close to the side common boundary and would reduce the visual gap between properties. However, your officers consider that the extension has been designed so as to reduce its impact. Members should note that other two-storey extensions have been permitted in the road and that a similar extension has been built at Ivydene further to the north.

The officers do not consider that the neighbour to the south, St Martha’s, would be adversely affected by the proposal. This property has a flank wall and an attached single-storey pitched roof garage on its side boundary. Whilst it is acknowledged that there would be some overlooking at an oblique angle from the rear dormer, this is not felt to be an unacceptable relationship.

The officers have noted the objections raised by the Parish Council, but consider the scale and form of this extension would not cause demonstrable harm to the character or amenities of the area.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Standard matching materials (4.3)

2. Standard no new windows (11.3) *(first floor) *(southern)

Reasons

1. Standard (RC11)

2. Standard (RC7) *(the amenity and privacy of adjoining residents) *(DE1) *(D1 and D4)
* * * * *
B.4WA01/2369
Mr R J Muddle
14.12.01
Erection of a dwelling with attached security office following demolition of an existing dwelling at Burningfold Manor, Plaistow Road, Dunsfold (as amended by plans received 13.2.02)
Grid Reference:E: 499758 N: 134315
Parish:Dunsfold
Ward:Alfold and Dunsfold
Development Plan:Rural Area, AGLV (outside settlement boundary – Replacement Local Plan)
Highway Authority:No requirements

Drainage Authority:Environment Agency has no objections but recommend a condition to control surface water
Parish Council:The Parish Council felt that from the positioning of the proposed development it did not appear to be a gatehouse in the true sense and could give an opportunity to be more of an executive type house than that for staff and security purposes.
The Parish Council consider if planning permission is given this would set a precedent for applications from other property owners within a large curtilage and with cottages around them to redevelop the building area therefore, the Parish Council object to this application as un-necessary planning.
Representations:One letter of objection on grounds that proposal is not a fair replacement, security office would be more effective if sited as close as possible to the stabling, potential re-sale for profit.

Relevant History

WA74/0367Erection of a pair of semi-detached four bedroomed farm workers houses following demolition of an existing pair of farm workers cottages
Refused 16.8.74
WA75/0349Erection of a bungalow with garage and parking space for a stud worker
Permitted 6.10.75
WA75/0350Erection of House for Farm Manager (outline)
Permitted 6.10.75
WA75/1608Application for the approval of reserved matters, erection of stud workers bungalow
Permitted 26.1.76
WA82/0782Construction of first floor residential accommodation to provide one flat and two bed sitting rooms for use by stud staff over existing loose boxes
Permitted 8.3.83
WA84/0282Construction of residential accommodation to provide one two-bedroom unit and one bed sitting room unit, for use by Stud staff
Permitted 3.10.84
WA98/1643Construction of an exercise track
Permitted 16.11.98
WA01/0776Construction of a vehicular access and associated works
Permitted 26.7.01

Description of Site

Burningfold Manor Stud Farm comprises approximately 160 hectares of land to the south of Dunsfold, and primarily to the east of the Plaistow Road. The principal access to the farm is via a tarmac road approximately 400 metres in length to the
The Proposal

Permission is sought for the erection of a replacement dwelling of two storeys with a floor area of 125 square metres and a ridge height of 8 metres, and a detached double garage with a floor area of 63 square metres and a ridge height of 7.2 metres. The proposed dwelling would replace Lilac Cottage, a dwelling of 94.1square metres located to the south east of the main farm complex.

Submissions in Support

In support of the application the agent states that the proposed replacement dwelling would serve as a security office/gatehouse. The dwelling to be demolished, Lilac Cottage, is sited close to the public footpath and in the foreground of views across to the listed manor house. The site of the existing dwelling would be turned into a potager/flower garden for the manor house to be used in association with the adjacent Head Gardener’s cottage. The replacement of Lilac Cottage with the proposed gatehouse represents a significant enhancement, because of the more vernacular design of the replacement dwelling, the extent of existing and proposed screening, and for the welfare needs of valuable horses kept in the estate stables.

The amendments reduce the size of the proposals so that there is no material increase in usable floor area given the thickness of wall construction that the proposed use of high quality local materials requires in comparison with the lightweight thin-wall construction of Lilac Cottage. The amended proposals therefore comply with policy RD2.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE3 and PE7
Surrey Structure Plan (Deposit Draft) 2001 – Policies LO5 and SE6
Waverley Borough Local Plan 1993 – Policies GB2, RE1 and HS7
Waverley Borough Replacement Local Plan 1999 – Policies C2, C3 and RD2A

Main Planning Issues

The site is located within the Rural Area beyond the Green Belt, outside of any settlement boundary, where there is a requirement to protect the countryside for its own sake. The site also lies within an Area of Great Landscape Value where there is a policy requirement to protect and enhance the landscape character.

Policies HS7 and RD2A permit the replacement of dwellings provided they conform to a number of criteria:-

1. that the replacement dwelling is not materially larger than the dwelling it replaces;

2. is of an appropriate design which reflects the distinctiveness of the area; and

3. it will not appear more intrusive in the landscape or otherwise detract from the rural character of the area.


For the purposes of this policy an increase in floorspace of more than 10% is likely to be regarded as “materially larger”. The existing building is a single storey structure with a floor area of 94.1 square metres. The proposed replacement dwelling would result in an increase in floor area of 30.9 square metres which would represent an increase of 33%. The agent argues that this increase results from an increase in wall depths due to the more traditional form of construction. However, in addition to this significant increase in floor area, the proposal would appear materially larger, by replacing a single storey building with a two storey building.

It is officers opinion that the proposed building design is not out of keeping with the character of the area, but it is not considered that the quality of design is sufficient to warrant the increase in overall size.

The existing dwelling is located to the south of the main farm complex and is viewed within the landscape as part of this group of buildings. The proposed dwelling would be located approximately 250 metres from the farm complex and would be sited in open countryside. Despite the existing hedge and proposed planting it is considered that the building would have a significantly greater impact within the landscape, and would not preserve or enhance the landscape character of the area. Therefore, in addition to being contrary to Policy HS7 and RD2A, the proposal would neither protect or enhance the landscape character of the AGLV.

Recommendation

That permission be REFUSED for the following reasons:-

1. Standard countryside beyond the Green Belt (R1.2)

2. Standard AGLV (R1.4)

3. Standard replacement dwelling policy (R5.2) - *(size, mass, scale and floor area)
* * * * *
B.5WA02/0013
Mr J Penfold
09.01.02
Erection of a garage block at Grist Hill Bungalow, Guildford Road, Shamley Green
Grid Reference:E: 503599 N: 143017
Parish:Wonersh
Ward:Shamley Green
Development Plan:MGB, AONB, AGLV (outside settlement boundary – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:The plans appear to show a very large construction for three cars, plus a workshop for a modest size adjacent bungalow for which no dimensions are given, but it appears to be about half the size of the actual residence itself and this would appear to be rather too large for this sensitive site. The planning application

states “Construction of garage block for residential purposes?” What exactly does this mean in this context? There is a history about this site which worries my members. It is suggested that a site visit may clarify the situation.

Relevant History

WA90/0919Erection of double garage with games room over
Refused
30.07.90
WA90/1708Erection of a single-storey extension
Refused
18.03.91
WA93/0131Erection of a replacement detached dwelling and garage
Permitted
24.05.93
WA93/0667Siting of a mobile home for a temporary period
Permitted
02.07.93

Description of Site

Grist Hill Bungalow is located on the eastern side of Guildford Road to the south of Shamley Green. The site comprises a bungalow completed in 2001 which is enclosed to the west by a high brick wall and to the south by a dense tree and hedge boundary. To the north east of the site, but with the applicant’s control, is a group of single storey buildings, a mobile home and an agricultural barn, now in equestrian use.

The Proposal

Permission is sought for the erection of a triple garage and workshop, with a floor area of 66 sq m and a height of 4.5 m to the north of the dwelling and adjacent to the western boundary.

Submissions in Support

The agent states that it is appreciated that an integral single garage exists to the property, but has proved to be inadequate for modern-day requirements.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE2 and PE7

Surrey Structure Plan (Deposit Draft) 2001 – Policies LO6 and SE6

Waverley Borough Local Plan 1993 – Policies GB1 and RE1

Waverley Borough Replacement Local Plan 1999 – Policies C1, C3 and RD3


Main Planning Issues

The site is located within the Metropolitan Green Belt outside of the settlement boundary where there is a presumption against inappropriate development. In addition, the site lies within an Area of Outstanding Natural Beauty and an Area of Great Landscape Value where there is a requirement that development protects and enhances the landscape character of the area.

The erection of garaging and other domestic outbuildings is inappropriate development in the Green Belt. However, it is generally accepted that a dwelling in the countryside is entitled to an appropriate level of garaging. In this instance, it is considered that the proposed garage is out of proportion with the size of the dwelling and that there are no very special circumstances to justify harmful development. In addition, the applicant owns land and buildings adjacent to the site which could provide garaging without the need to erect further buildings.

It is officers’ opinion that the proposed garaging is out of proportion with the scale of the existing dwelling and that it would constitute inappropriate development harmful to the openness of the Green Belt and be detrimental to the landscape character of the Area of Outstanding Natural Beauty and Area of Great Landscape Value.

Recommendation

That permission be REFUSED for the following reasons:

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

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

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

4. The proposed building would constitute inappropriate development within the Green Belt and, by virtue of its scale, would be harmful to the openness of the Green Belt and the landscape character of the Area of Outstanding Natural Beauty and Area of Great Landscape Value contrary to Policies PE2 and PE7 of the Surrey Structure Plan 1994, Policies LO6 and SE6 of the Surrey Structure Plan (Deposit Draft) 2001, Policies GB1 and RE1 of the Waverley Borough Local Plan 1993 and Policies C1, C3 and RD3 of the Waverley Borough Replacement Local Plan 1999.
* * * * *
B.6WA02/0006
Mr & Mrs Oldfield
08.01.02
Erection of a two-storey extension and alterations at 13 Lawnsmead, Wonersh
Grid Reference:E: 501749 N: 145293
Parish:Wonersh
Ward:Blackheath and Wonersh
Development Plan:MGB (within settlement boundary – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements

Parish Council:This application appears to be doubling the size of the existing dwelling which is considered to be an overdevelopment and we therefore wish to lodge an objection. Any large scale rebuilding work at this location will cause havoc to all the other residents of Lawnsmead who use the area between the houses for parking their cars and a special arrangement will need to be made to deal with this problem
Consultations:County Archaeologist – recommends a watching brief condition
Representations:Seven letters of objection, two from the same person, on the following grounds:
1. loss of privacy;
2. loss of affordable small dwelling;
3. impact of construction traffic;
4. harm to rare double row of Victoria housing;
5. exacerbate existing parking problems;
6. loss of light

Description of Site

No. 13 is the southernmost of a row of late 19th Century workers’ cottages within a cul-de-sac of four groups of matching terracing. Access is via a shared private road off Kings Road. The dwelling comprises a two-storey building with two bedrooms on the first floor and a kitchen, bathroom and sitting room on the ground floor. The existing dwelling has a floor area of 71 sq m.

The Proposal

Permission is sought for the erection of a two-storey extension to the south of the existing dwelling to provide a dining room, lounge and hall on the ground floor and two additional bedrooms on the first floor. The extension would have a floor area of 99 sq m.

Relevant Policies

Surrey Structure Plan – Policy PE10

Surrey Structure Plan (Deposit Draft) – Policy LO5

Waverley Borough Local Plan – Policy DE1

Waverley Borough Replacement Local Plan – Policies D1 and D4

Main Planning Issues

The site is located within the settlement boundary of Wonersh where the principle of further residential development is acceptable. The principal planning issues relate to impact upon the amenity of neighbouring dwellings and impact upon the amenity and character of the surrounding area.


The proposal would result in an extension to the existing dwelling which would be dominant because of its larger size and out of keeping with the character of the wider terrace, by virtue of its wider frontage, scale and two-storey projection. It is officers’ opinion that the proposed extension would have a significant adverse effect upon the character of the existing dwelling and the character of the area.

With regard to impact upon residential amenity, it is officers’ opinion that the proposed first floor windows in the south elevation of the property would result in a loss of privacy to properties that back onto the site to the south. This boundary is defined by a 1.8 m high fence and occasional tree, but is not of a sufficient height to prevent demonstrable harm being caused to the amenity of neighbouring properties.

Concern has been raised with regard to general disturbance and traffic generation that would result from construction of the extension. Whilst it is acknowledged that the site lies within a tight cul-de-sac and therefore there would be construction related disturbance, this is not a material planning consideration, and one which would fall within the remit of the Environmental Protection Act.

It is accepted, however, that the proposed increase in the size of the dwelling, from two to four bedrooms, could result in a significant increase in traffic and parking requirements. Given the very restricted nature of the cul-de-sac, it is considered that this would cause harm to the amenity of neighbours.

Recommendation

That permission be REFUSED for the following reasons:

1. Standard Out of Keeping (R2.15)

2. Standard Detriment to Character and Amenity (R2.10) *(insert after “development” “by virtue of its design, fenestration and resulting traffic generation”) *(remove “appearance”) *(insert “and” after “area”) *(PE10) *(LO5) *(DE1) *(D1 and D4)
* * * * *
B.7WA02/0229
Mr and Mrs Fidler
8.2.02
Erection of a two storey extension following demolition of existing garages (revision of WA01/2162) at Fox’s Pulpit, Snowdenham Links Road, Bramley
Grid Reference:E: 499946 N: 144639
Parish:Bramley
Ward:Bramley
Development Plan:MGB, AONB, AGLV (outside village settlement boundary – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection

Relevant History

WA89/1463Erection of a conservatory
Permitted
4.10.89
WA01/2162Erection of single and two storey extensions, together with a detached double garage, following demolition of existing garages
Withdrawn
20.12.01

Description of Site

“Fox’s Pulpit” is a detached house situated in a rural position on the south side of the road. The road is characterised by detached properties of various styles set within regularly shaped and spacious plots.

The Proposal

Permission is sought for a two storey extension on the eastern side of the house. The extension would have a total floor area of 104.7 square metres, of which the integral double garage would have a floor area of 38.7 square metres.

The extension would approximately cover the “footprint” of an existing walled courtyard and two flat roofed garages. The garages, which have a floor area of 38.1 square metres, would be demolished as part of the proposal. The design of the extension adopts a low eaves and ridge line and would feature a projecting two storey element to match the one on the front elevation of the present house.

Relevant Policies

Surrey Structure Plan 1994 – Policies PE2 and PE7

Surrey Structure Plan (Deposit Draft) 2001 – Policies LO6 and SE7

Waverley Borough Local Plan 1993 – Policies GB1, RE1 and HS7

Waverley Borough Replacement Local Plan – Policies C1, C3 and RD2

Main Planning Issues

The main issue to be considered is whether the proposal complies with the dwellings extensions policy of the Development Plan.

For the purposes of the extensions policy, the “original” dwelling had a floor area of 225 square metres. In 1989, a conservatory of 18 square metres was added following planning permission WA89/1463. Together with the current proposal, the increase in floor area would be 122.7 square metres, representing an increase of some 54.5%. This figure is considered to be significantly above the 40% guideline figure in the Replacement Local Plan and to represent a disproportionate addition to the original dwelling.

The overall built frontage of the dwelling would be significantly increased from 12.9 metres to 22.7 metres, an increase of 9.8 metres or 76%. It is considered that the proposal would adversely change the scale and character of the property and that it would become more intrusive in the landscape.


However, the applicants’ agent has pointed out that a significant part of the extension would be garaging and that the “habitable” floor area increase would be much less at 38% and, therefore, within the policy guidelines. In addition, existing garaging of some 38.1 square metres would be demolished. Members will need to consider whether this is sufficient to be acceptable in Green Belt policy terms.

Whilst your officers note these arguments, it is considered that the extension should be taken as a whole and that it is the combination of its size, scale and bulk that is felt to be unacceptable in this case.

Recommendation

That permission be REFUSED for the following reasons:-

1. Standard Green Belt : Outside Settlements (R1.1)

2. Standard AONB (R1.3)

3. Standard AGLV (R1.4)

4. Standard extensions (R5.1) - *(floor area, scale and bulk) *(scale and character of the original building, and rural character of the area)
* * * * *
B.8WA01/1651
C Clowes
24.08.01
Alterations to barn to provide an independent dwelling at The Barn, The Granary, Thorncombe Street, Bramley (as amplified by letters dated 15.11.01 and 07.01.02; schedule received 08.01.02 and plan received 08.01.02)
B.9WA01/1652
C Clowes
24.08.01
Application for Listed Building Consent for internal and external alterations to barn to provide a dwelling at The Barn, The Granary, Thorncombe Street, Bramley (as amplified by letter dated 15.11.01 and 07.01.02; schedule received 08.01.02 and plan received 08.01.02)
Grid Reference:E: 499786 N: 141895
Parish:Bramley
Ward:Bramley
Development Plan:MGB, AONB, AGLV, Grade II Listed (outside settlement boundary – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:Referred to Environment Agency – reports no objection to the proposed development subject to conditions and informatives
Parish Council:No objection

Introduction

Members will recall that these applications were considered by the Committee at its meeting on 9th January 2002. A copy of the officers’ report is attached at Annexe 1 for information. Members accepted the recommendation of the officers. Planning
Recommendation

That the Development Control Committee be recommended to resolve:-
* * * * *
B.10WA02/0166
Mr P Netley
1.2.02
Erection of a single storey extension at Oakhanger, Cranleigh Road, Ewhurst (as amended by plans received by 19.2.02)
Grid Reference:E: 509148 N: 140000
Parish:Ewhurst
Ward:Ewhurst
Development Plan:No site specific policies (within settlement boundary – Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:No requirements
Parish Council:No objection

Relevant History

WA98/0159Erection of extensions
Permitted 07.04.98

Description of Site

Oakhanger is a two storey dwelling located on the northern side of Cranleigh Road, Ewhurst. The house is constructed of brick with tile hanging on the first floor is set back from the highway with its own drive.


The Proposal

Permission is sought for a single storey extension to the rear of the property with a floor area of approximately 20 square metres. The extension would match the existing building in terms of materials and detailing, with brick walls and a tiled pitched roof.

Relevant Policies

Waverley Borough Local Plan – Policy DE1

Waverley Borough Replacement Local Plan – Policies D1 and D4

Main Planning Issues

This application is brought to Committee because the applicant's wife is a member of Waverley Borough Council staff.

The site is located within the settlement boundary of Ewhurst where the principle of further residential development is acceptable. The principal planning issues relate to the impact on the amenity of neighbouring properties and the character of the area.

The proposed extension is single storey in form with a maximum height of 3.1 metres. The nearest part of the extension would be located approximately 1 metre from the property boundary, which is formed by Gransden Close. There are therefore no adjoining neighbours on this side of the building. It is considered that the proposal would not result in any harm to the amenities of neighbouring properties.

The extension is located to the rear of the property where the rear garden is enclosed by high boundary hedges on both sides. It is considered that the proposal would be in keeping with the character of the dwelling and would have no adverse impact upon the character of the area.

Recommendation

That permission be GRANTED subject to the following condition:-

1. Standard Matching Materials (4.3)

Reason

1. Standard (RC10)

* * * * *



B.2WA01/1651
C Clowes
24.08.01
Alterations to Barn to provide an independent dwelling at The Barn, The Granary, Thorncombe Street, Bramley (as amplified by letter dated 15.11.01)
B.3WA01/1652
C Clowes
24.08.01
Application for Listed Building Consent for internal and external alterations to Barn to provide a dwelling at The Barn, The Granary, Thorncombe Street, Bramley (as amplified by letter dated 15.11.01)
Grid Reference:E: 499786 N: 141895
Parish:Bramley
Ward:Bramley
Development Plan:MGB, AONB, AGLV, Grade II Listed (outside settlement boundary - Replacement Local Plan)
Highway Authority:No requirements
Drainage Authority:Referred to Environment Agency – reports no objection to the proposed development subject to conditions and informatives
Parish Council:No objection

Description of Site/Background

This application relates to a site which forms part of a small group of buildings located a short distance to the south-west of the village of Thorncombe Street.

The barns, the subject of this application, together with other barns and stables, form an attractive and important farm complex and retain their original courtyard plan.

Two of the barns which form part of this group have been converted into residential use. Some years ago, The Granary was converted and the south-east barn was converted following a permission in 1987.

The Proposal

The applicant proposes to convert the north-west barn to provide a three-bedroomed dwelling of some 250 sq m. The proposal also includes the conversion of the adjoining single-storey barn to the south into two garage spaces.

Use would be made of an existing gravelled access track which serves Stonelands Granary and Stonelands. The access would be taken between two barns and into the central courtyard area.

The new garden area would be to the west of the barn complex, adjoining fields. It is envisaged that the central courtyard area would be kept open in appearance and treated sympathetically in order to respect the setting of the listed barns.

Supporting Information

The agent acting for the applicant has submitted statements in support of the proposal.

The agent states that alterations to the listed barn have been kept to an absolute minimum and use is mainly made of existing openings. The agent argues that maximum effort has been taken to retain the character and important features of the barn in designing the proposed conversion.


The agent states that a recent survey of the buildings show that the barn is structurally sound and could be converted with little alteration to its existing appearance. The agent argues that the sensitive conversion would result in its prolonged life expectance and would also protect and preserve the remainder of the courtyard.

The agent points out that this barn has remained empty since the late 1980’s and argues that the historic barns are unacceptable for modern day farming. The agent also argues that the remaining buildings are more than sufficient to cater for the storage needs of the estate which has considerably contracted since the last application in 1987.

Relevant Policies

Surrey Structure Plan 1994

Policy PE2 – Development within the Green Belt
Policy PE7 – Landscape
Policy PE12 – Conserving the Heritage
Policy RU3 – Reuse and Adaptation of Rural Buildings

Surrey Structure Replacement Plan (Deposit Draft) 2001

Policy LO6 – The Metropolitan Green Belt
Policy SE4 – Protecting the Heritage
Policy SE6 – Landscape

Waverley Borough Local Plan 1993

Policy DE1 – New Development
Policy GB1 – Green Belt
Policy RE1 – Landscape
Policy RE5 – Change of use of Rural Buildings
Policy C8 – Listed Buildings

Waverley Borough Replacement Local Plan

Policy D1 - Environmental Implications of Development
Policy D4 - Design and Layout
Policy C1 - Green Belt
Policy C3 - Surrey Hills Area of Outstanding Natural Beauty and Area of Great Landscape Value
Policy HE4 - Change of Use of Listed Buildings
Policy HE5 - Alteration or extension of Listed Buildings
Policy RD7 - Rural Buildings

Main Planning Issues

The main issues to be considered are whether:

1. the proposals meet the policy criteria for the reuse of buildings in the countryside;


2. the impact of the development on the character and appearance of the area;

3. the proposals retain the character and integrity of this listed barn and the courtyard setting.

The proposal needs to be carefully assessed against the policies of restraint within the Green Belt and Area of Outstanding Natural Beauty. The range of buildings, the subject of these applications, would appear to be reasonably sound structurally and have been re-roofed in recent years. However, they have been subject to some poor repair and alteration in the past and are used for casual storage. Given that the principle of residential conversion has already been established on the site - and the barn has lost some of its character in the process – the officers consider that it would be difficult to oppose the conversion in absolute terms.

The officers consider that external alterations to the building have been kept to a minimum and it is noted that part of an existing single-storey barn would be allocated for garage use. Use would be made of an existing grassed area to the west of the barns as the garden, which already has a domestic character. The applicant’s agent has stated that it is envisaged that the central courtyard area would be kept open in appearance and it is not proposed to erect any physical structures. Permitted development rights will be removed to prevent the erection of structures within the approval of the Council.

The officers have also considered the overall use of the buildings in the group. The unconverted buildings, though housing free-range poultry, are not in full agricultural use. Nor, with the residential conversion of adjacent barns, are they likely to be returned to such a use. It would appear that they have been redundant for some years.

The officers do not consider that the proposal would cause harm to the character and appearance of the area. There are other barns which have been converted to residential use nearby and it is considered that the use proposed would be well contained. The open areas around the barns would be treated sympathetically in order to respect the setting of the listed barns.

In terms of the listed building, it is acknowledged that any domestic use will inevitably change the character of the building. It is considered that the successful conversion will depend on proper identification of the internal and external features and their incorporation into the design. The scheme, as originally submitted, could form the basis of an acceptable scheme. The most serious failing is that it obliterates an internal timber partition towards the eastern end, on the ground floor. It is also felt that an inappropriate canopy extension to form part of the carport could be removed and the building modified in this area.

If consent is to be approved, it is considered that the application should include a thorough scheduling of the features within the building. These issues have been raised with the applicant’s agent.

Conclusions

The officers consider that, in general terms, the barns the subject of these applications, could be suitable for residential conversion. Subject to some modifications to the detailed design of the scheme, the proposal is felt to be in accordance with policies for the reuse of buildings in the countryside.


Recommendation

B.2 WA01/1651

That, subject to the receipt of satisfactory amended plans and information, permission be GRANTED subject to the following conditions:

1. Standard approval of materials (4.4)

2. Standard approval of surface materials (4.5)

3. Standard fencing (5.1) *(one) *(first occupation)

4. Standard use of garage (3.9)

5. Standard restrictions on permitted development (11.2) (no structures) (E) (erected)

Reasons

1 & 2. Standard (RC4) *1 (the character and setting of the listed barn and appearance of the area) *2 (PE7, PE12) *3 (LO5, SE6) *4 (RE1, C8) *5 (C3, HE5)

3. Standard (RC4) *1 (the character and amenities of the area) *2 (PE7) *3 (SE6) 4 (RE1) (5 (C3)

4 & 5. Standard (RC8) *1 (retain control over the development hereby permitted) *2 (PE2) *3 (LO6) *4 (GB1) * (C1) 5 (GB1)

Informatives

1. The applicant’s attention is drawn to the contents of the attached Environment Agency letter dated 6th December 2001.

2. The applicant’s attention is drawn to the requirement that the existing legal agreement associated with application WA87/0477 would need to be varied so as to exclude the current application buildings.

B.3 WA01/1652

That, subject to the receipt of satisfactory amended plans and information, consent be GRANTED subject to the following conditions:

1. Standard matching materials (23.18)

2. Standard details (23.25) *(b) *(windows and doors) *(a, c, f and g)

3. Standard Approval of details (23.2) *(d)

Reasons

1 – 3. Standard (RC20)
SCHEDULE 'C' TO THE AGENDA FOR THE
EASTERN AREA DEVELOPMENT CONTROL SUB-COMMITTEE
27TH MARCH 2002

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

Background Papers (DoPD)

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

Plan No.
Applicant
Development Proposed
Site Description
Decision
WA01/1991
S Whalley
Application for a Certificate of Lawfulness for the occupation of dwelling by Mrs S Whalley without compliance with agricultural occupancy restriction Condition 2 of WA79/1495 at Birtley Brook, Birtley Road, BramleyGRANTED
WA01/2311
Mr and Mrs Allan
Construction of dormer window for loft conversion together with new chimney and alterations to existing chimney (as amended by plans received 03.03.02) at 2 Lawns Cottages, Lawns Road, Baynards, CranleighGRANTED
WA01/2342
J M Syms
Construction of an extension to Pittance Lake to provide additional club fishing facilities (as amplified by letter dated 29.01.02) at Willinghurst Fishing Lakes, Willinghurst Estate, Guildford Road, Shamley GreenGRANTED
WA01/2390
J A Talbot-Wilcox
Erection of extensions and alterations (revision of WA01/1768) (as amended by plans received 06.02.02) at Little Tew, Lords Hill Common, Shamley GreenGRANTED
WA01/2391
J A Talbot-Wilcox
Application for Listed Building Consent for the erection of extensions and alterations following demolition of existing extension (variation to consent granted under WA01/1769) (as amended by plans received 06.02.02) at Little Tew, Lords Hill Common, Shamley GreenGRANTED
WA01/2439
Prof and Mrs Marks
Erection of detached outbuildings to provide garage/store following demolition of existing outbuildings; extension to studio/barn to provide a further garage together with a boundary wall at Gratton Corner Cottage, The Common, DunsfoldGRANTED

WA01/2470
Cranleigh School
Erection of a three storey extension to existing boarding house at North House, Cranleigh School, Horseshoe Lane, CranleighGRANTED
WA02/0017
Surrey Hampshire
Borders Trust
Erection of a boundary wall and alterations to access together with associated works (as amended by plans received 07.03.02) at Cranleigh Village Hospital, High Street, CranleighGRANTED
WA02/0018
Alfold Sports Council
Club
Erection of an extension to machinery storage building to provide an equipment store together with hardstanding and netting for tennis practice area at Recreation Ground, Dunsfold Road, AlfoldGRANTED
WA02/0023
S Hayes
Erection of a detached garage following demolition of existing garage and outbuildings (as amplified by letter dated 15.02.02 and plan received 07.03.02 and as amended by plan received 07.03.02) on land at Wonersh Mill, Cranleigh Road, WonershGRANTED
WA02/0024
S Hayes
Application for Listed Building Consent for the demolition of existing garage and outbuildings (as amplified by letter dated 15.02.02 and plan received 07.03.02 and as amended by plan received 07.03.02) on land at Wonersh Mill, Cranleigh Road, WonershGRANTED
WA02/002A
Alderbrook Farm
Partners
G.P.D.O. Parts 6 and 7; erection of a general purpose/cattle agricultural building on land at Alderbrook Farm, Smithbrook Common, CranleighPRIOR APPROVAL NOT REQUIRED
WA02/0044
Mr and Mrs Bradford
Erection of a first floor extension over existing single storey extension at Little Oaks, Mellersh Hill Road, WonershGRANTED
WA02/0054
J K Greenley
Erection of an extension and alterations at Wykeham, St Nicholas Avenue, CranleighGRANTED
WA02/0100
Macleod Garage
Erection of a single storey extension at Macleod Garage Limited, The Common, CranleighGRANTED
WA02/0101
Macleod Garage
Display of illuminated signs at Macleod Garage Limited, The Common, CranleighGRANTED

WA02/0143
Mr and Mrs Morris
Change of use of land to private equestrian use together with the erection of a field shelter on land at Old Place, Holmbury Hill, EwhurstGRANTED
TM01/0102
H Robbie
Application for consent for works, including the felling of two maples and an oak, to trees the subject of a Tree Preservation Order WA286/A at 1 Woodrough Copse, BramleyGRANTED
TM01/0104
Mrs Diacono
Application for consent for works to a beech the subject of Tree Preservation Order WA286/A at 8 Woodrough Copse, BramleyGRANTED
TM02/0002
J Lucas
Application for works to tree the subject of Tree Preservation Order 25/99 on land at 3 - 4 Cameron Close, CranleighGRANTED
* * * * *