24th may 2006 applications subject to public speaking...

DEV MAN B 1

SCHEDULE “A” TO THE AGENDA FOR THE DEVELOPMENT MANAGEMENT COMMITTEE B

24TH MAY 2006

Applications subject to public speaking.

Background Papers (DoP&D) 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”. The implications for crime, disorder and community safety have been appraised in the following applications but it is not considered that any consideration of that type arises unless it is specifically referred to in a particular report.

A.1 WA/2006/0611 Mr & Mrs D J Fidler

C/O Agent 08/03/2006

Erection of a replacement dwelling following demolition of existing dwelling (revision of WA/2005/2572) at Land at Brackenwood, Munstead Heath Road, Godalming, GU8 4AR

Grid Reference: E: 498543 N: 142736 Parish : Busbridge Ward : Bramley, Busbridge and Hascombe Case Officer: Gregory Gray

8 Week Expiry Date 01/05/2006 Neighbour Notification Expiry Date 21/04/2006 Neighbour Notification

Amended/Additional Expiry Date

Recommendation That permission be GRANTED

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Location or Layout Plan

Site Description The site of 0.9ha is situated within the Green Belt. Brackenwood is a detached property situated on the north side of Munstead Heath Road. The site lies adjacent to but outside the boundary of the Munstead Conservation Area. T he existing dwelling has a floor area of 182 sq m. The grounds are extensive and are screened by mature trees both within the site and on the boundary. The principle trees along the frontage of the site are protected by a TPO. Proposal The proposal is for the erection of a replacement dwelling following demolition of the existing dwelling. The new dwelling would be constructed from an oak timber frame and it is to be re-sited 17m north east of the existing dwelling and orientated so the main elevations face south west and north east. This is a resubmission of a previous application which was refused on the following ground:

1. The proposed development would result in carrying out building and engineering operations likely to threaten the health and stability of trees which would be detrimental to the visual amenity and character of the area.

The applicant to address this issue has utilised the existing vehicular access to the property for the first 18m from Munstead Heath Road instead of creating a new access to the east of the site.

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Proposed layout Layout as refused

Proposed dwelling

existing dwelling

Relevant Planning History WA/2005/2572 Erection of a replacement dwelling following

demolition of existing dwelling. Refused

13.02.2006 WA/1993/1636 Erection of a single storey extension Permitted

11.01.1994

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Development Plan Policies and Proposals Policies SE4, LO4, SE8 and RD2A of the Surrey Structure Plan 2004 Policies D1, D4, D7, C1, C3 and M14 of the Waverley Borough Local Plan 2002 Policies CP3 and CP13 of the Waverley Borough Local Development Framework Core Strategy Submission Draft December 2005 Planning Policy Constraints Site lies within the Green Belt, AONB and AGLV and adjoins a Conservation Area. The principle frontage trees are covered by a TPO. Consultations and Town/Parish Council Comments Parish Council: No objection Highways: No objection Drainage: No requirements Representations 11 letters of objection received. Comments as follows:

- New position provides space for future development. - Overlooking - Loss of light - Period of response of third parties should be longer - Overshadowing - The proposal could be located more centrally - Loss of privacy - Negative effect on the visual amenity of the area and the Conservation Area. - The drive close to the boundary with neighbour - Noise and disturbance - Landscaping - Loss of trees - Light pollution - Located unnecessarily close to the neighbours boundary

Determining Issues

1. Impact on the Green Belt, AONB, AGLV and compliance with Policy RD2A. 2. Impact on neighbouring properties 3. Trees

Planning Considerations 1. Impact on the Green Belt, AONB, AGLV and Policy RD2A

Replacement of existing dwellings within the green belt are not necessarily inappropriate development, providing the new dwelling is not materially larger than the dwelling it replaces.

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Table of comparisons in respect of Policy RD2A. Existing Floor Area 10% of existing Existing Floor

Area + 10% Proposed Floor Area

182 sq m 18.2 sq m 200.2 sq m 200 sq m The existing dwelling has a floor area of 182 sq m. The proposed replacement dwelling has a floor area of 200 sq m which equates to an increase of 10% and is therefore in accordance with the guidelines set out in Policy RD2A. Mass scale and bulk are also a consideration. The property would appear visually larger than the existing however combined with the repositioning, the dwelling would be less prominent in the street scene and from any public viewpoint. Furthermore the general character of the area is that of large detached properties within substantial plots. The table below compares the key dimensions of both the existing and proposed dwellings:-

Existing Proposed Floor area 182 200 Main eaves height 3.1 3.7 Highest eaves height 4.2 4.5 Highest ridge height 6.7 7.2 Length of main elevation at 2 storey 10.8 14.7 Width of main part of building at widest point 7.5 8.8 The proposed dwelling would be well screened by mature trees and vegetation from the public domain and the repositioning will retain space about the building albeit positioned closer to its neighbouring property to the north east and would not have an adverse impact upon the landscape character of the AONB In respect of the resiting of the dwelling the Local Plan states in the accompanying text to Policy RD2A the following:-

“Replacement dwellings will be expected to be sited on or close to the position of the existing dwelling. An alternative siting within the curtilage of the existing dwelling may be acceptable if this would be less prominent in the rural landscape”.

In this case the resited dwelling will be less prominent as seen by the public being set back a further 15m from Munstead Heath Road. The proposal would not, it is considered, have an adverse impact upon the openness of the green belt or the character of the AONB. Concerns have been noted that this development as a result of the repositioning will result in additional development within the remainder of the plot. Each application is dealt with on its own merits and in any event the site falls within the Green Belt where development is restricted and any additional dwelling would be regarded as inappropriate development. 2. Impact on neighbouring properties The nearest neighbour to the proposal is Munstead Plat, however, this stands over 45m away from the proposed dwelling. The proposed dwelling would have its front elevation facing towards Munstead Plat but in view of the distance involved it is not considered that

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there would be material adverse impact to the amenities enjoyed by that property by way of overlooking, loss of privacy, overshadowing and loss of light. The access has been redirected towards the eastern side of the plot and as a result it is longer than the existing, although not uncommon with other driveways in the vicinity. In respect of the concerns relating to noise and disturbance from the use of the drive, it is considered that due to the existing screening, distance from the neighbouring properties and that the drive will serve only one dwelling there will not be a detrimental impact upon neighbouring properties in this regard. At its closest point the drive will be 8m from the boundary with Munstead Plat. 3. Trees The access has been altered since the previous application to insure the retention of the important trees fronting Munstead Heath Road. The access to the replacement dwelling utilises the existing access in part and the new drive area will be constructed amongst trees, although not worthy of protection they are shown as being retained and conditions are recommended to secure their retention and protection. It is considered that the proposed access, subject to conditions overcomes the previous reason for refusal. Conclusion Overall, the proposal is considered acceptable and would not be detrimental to the character of the area or materially affect amenities of neighbouring properties. The development hereby granted has been assessed against the Development Plan policies; Policies SE4, LO4, SE8 and RD2A of the Surrey Structure Plan 2004, Policies D1, D4, D7, C1, C3 and M14 of the Waverley Borough Local Plan and Policies CP3, CP13 and CP11 of the Waverley Local Development Framework Core Strategy Submission Draft December 2005 and material considerations including third party representations. It has been concluded that the development would comply with the development plan and would not result in material harm that would justify refusal in the public interest. Recommendation That permission be GRANTED subject to the following conditions: 1. Condition

No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason

In the interest of the amenities of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

2. Condition

Prior to commencement of any works on site, a detailed tree survey (species, locations and condition) and schedule accurately showing all trees to be retained and giving details of any tree removal and surgery required, shall be submitted to and approved by the Local Authority in writing. No retained tree shall be cut down, uprooted or destroyed nor shall any retained tree be topped or lopped other than in

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accordance with the approved plans and particulars, without the written approval of the Local Planning Authority. If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local Planning Authority.

Reason

In the interests of the long term health of the trees concerned and in order to protect the character and amenities of the area and to accord with Policy D7 of the Waverley Borough Local Plan 2002.

3. Condition

Prior to commencement of any works on site, demolition or other development activities, a scheme of tree protection (in line with BS 5837:1991, Trees in relation to construction) shall be submitted to and agreed by the Local Planning Authority in writing. Where relevant, such scheme shall also take "off site" trees into consideration. The Local Authority Tree and Landscape Officer shall be informed of the proposed commencement date a minimum of two weeks prior to that date to allow inspection of protection measures before commencement. The agreed protection to be kept in position throughout the development period until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without written consent of the Local Planning Authority.

Reason


4. Condition

Prior to commencement of any works on site, a method statement shall be submitted to, and approved by the Local Planning Authority in writing, detailing method of surfaces near trees, installation of services and construction near trees. The statement is to include arrangements for supervision by relevant professionals and the works shall be carried out in accordance with the agreed method.

Reason


5. Condition

At no time shall more than one dwelling on the site be occupied and within one month of the occupation or first use of the dwelling hereby permitted the existing dwelling shall be demolished and all demolition materials removed from the site.

Reason

In order to retain control over development in the area and to accord with Policies LO4 and SE8 of the Surrey Structure Plan 2004, Policy C1 and C3 of the Waverley Borough Local Plan 2002 and Policies CP3 and CP11 of the Waverley Borough Local Development Framework Core Strategy Submission Draft (December 2005).

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6. Condition

No development shall begin until details of a scheme of measures to reduce the energy consumption of the building(s) and to implement renewable energy techniques have been submitted to and approved, in writing, by the Local Planning Authority. The development shall be carried out in direct accordance with the approved details.

Reason In order that the building is energy efficient and to comply with Policy SE2 of the

Surrey Structure Plan 2004.

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A.2 WA/2006/0731 A Holroyd 22/03/2006

Erection of a retail unit with 4 flats above together with ancillary parking; erection of linking extension to no.1 Avenue Row, together with associated works following demolition of existing (renewal of WA/2000/2247) at Land at Honeypot Antiques and 1 and 2 Avenue Row, Milford Road, Elstead.

Grid Reference: E: 491026 N: 143580 Parish : Elstead Ward : Elstead and Thursley Case Officer: Mrs A Wright




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Site Description The application site is located on the south side of Milford Road in Elstead. It comprises a detached part two-storey and part single-storey property occupied by “Honeypot Antiques”, a retail unit, on the ground floor with a self-contained two-bedroom flat over. The site also includes the adjoining property, No 1 Avenue row, which is a semi-detached two-storey cottage.

view of site from the south

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view along Orchard Close

Street scene from west

street scene from east

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Proposal This application seeks to renew planning permission WA/2000/2247 which was granted planning permission in May 2001. The proposal has three main elements 1. The erection of a two storey building to provide a replacement shop. 2. The formation of 3 two bedroom flats and 1 one bedroom flat, partly on the ground floor

and partly on the second floor (over the shop). Six parking spaces would be provided for the flats, accessed from Orchard Close, which is the access road serving the small estate to the south.

3. The erection of a two storey side extension and single storey rear extension to No 1 Avenue Row .

site layout

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elevations

approved amendments to the western side of the building fronting Milford Road

Relevant Planning History WA/2004/2834 Erection of a building to provide a

replacement shop unit with flat over and 4 two storey dwellings following demolition of existing building (revision of WA/2003/2474).

Refused16/02/2005

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WA/2003/2474 Erection of a building to provide 6 new

dwellings and a replacement shop unit following demolition of existing building.

Refused20/01/2004

WA/2000/2247 Erection of a retail unit with 4 flats above,

together with ancillary parking; erection of linking extension to No. 1 Avenue Row, together with associated works following demolition of existing (as amended by plans received 27/03/01).

Full Permission02/05/2001

WA/1999/1926 Erection of three dwellings with garages and

associated parking together with the erection of a detached double garage to serve 6, Avenue Row and associated works.


WA/1999/1331 Erection of 4 dwellings & garages together

with 2 retail units with two self-contained flats over & alterations to 'Derwent' to provide integral garage following partial demolition of Derwent & alterations to shop service yard (Revision of WA99/0744).


WA/1999/0744 Erection of 5 dwellings and associated

garages and 2 retail units with 2 self-contained flats over together with alterations to Derwent to provide an integral garage following partial demolition and alterations to curtilage of Derwent and minor alterations to shop service yard (alterations to consent granted under WA98/0524) (as amended by letter dated 21/07/99 and plans received 29/07/99 and amplified by additional plans received 29/07/99).

Refused06/08/1999

WA/1998/1374 Erection of 7 dwellings, 3 fronting Springfield

Road and 4 with access onto Milford Road (as amended by plans received 13/10/98).


WA/1998/0524 Erection of 16 dwellings and two retail units

with two self- contained flats over together with alterations to provide an integral garage, following demolition of part of Derwent, shops, church halls and cottage together with associated works.


WA/1997/1784 Erection of 18 dwellings and extension to

Derwent following demolition of part of Derwent, shops, church halls and cottage together with associated works (as amended by plans and letter dated 27/02/98 and 07/04/98).

Refused23/04/1998

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WA79/0988 Removal of flat roof construction of new tiled

roof and alterations to form staff room and w.c.s


TM/2005/0060 Consent to fell a willow tree the subject of

Tree Preservation Order WA332. TPO Consent

17/06/2005

HM/R7931 Addition of store and cutting room. Approve

20/07/1955 HM/R6420 Extension to shop with store room at rear. Approve

01/04/1953 HM/R16853 HM/R10356 New butchers shop next to existing shop. Approve

26/03/1959 Development Plan Policies and Proposals Policies LO5, LO8, SE5 and SE7 of the Surrey Structure Plan 2004 Policies RD1, D1, D4, S2 and C9 of the Waverley Borough Local Plan 2002 Policies CP2, CP8 and CP13 of the Waverley Borough Local Development Framework Draft Core Strategy 2005 Planning Policy Constraints Wealden Heaths I SPA 5km Wealden Heaths I SAC 2km Green Belt High Archaeological Potential Rural settlement boundaries Surrey Hills AONB & AGLV Consultations and Town/Parish Council Comments Highway Authority– No requirements Engineers – No requirements County Archaeologist – No requirements English Nature – no comment on this application Elstead Parish Council - application not received Representations 7 letters of objection on the following grounds:- • concerns there are no up to date plans available for viewing • existing parking for staff and customers of the shop will go which means they will park on

the main road. This could be dangerous for traffic turning in and out of Orchard Close • when planning permission was granted in the first instance, the level of traffic

movements in Orchard Close were unknown. It is now considered that the development would seriously add to congestion and parking problems.

• development is extremely dense for the size of the site.

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• density is 3-4 times the norm for Waverley • intrusive • loss of light and overshadowing • overlooking and loss of privacy • cramming, totally out of keeping with the area • should seek contributions towards village infrastructure, such as the school and traffic

calming measures Determining Issues This application is for the renewal of an extant planning permission. The main issue for consideration is whether there has been any material change in circumstances such that permission should not now be granted. Planning Considerations Since planning permission was granted in 2001, the Council has adopted its local plan and Surrey County Council has adopted its structure plan. In addition the Waverley Borough Local Development Framework Core Strategy (Submission Draft) December 2005 is also now a material consideration. However, the thrust of the policies within the above documents remains the same and it is not considered that there has been any change in policy that would lead to planning permission being refused. It is considered that the proposals provide an effective use of land within the settlement boundaries and reflect the general character of the village. The site lies within 2km of a Special Area of Conservation and within 5km of the Wealden Heaths Phase II SPA. English Nature had no comments to make on the proposal. This proposal provides 3 additional new dwellings and is in close proximity to Elstead Common and Hankley Common, which are both within the SPA. However, it is not considered that there would be any adverse impact on the SPA.. Comments from third parties are noted. However, in the light of the extant planning permission and the fact that there has been no material change in policy, it is considered that the proposed development is acceptable. Recommendation That permission be GRANTED subject to the following conditions:- 1. Condition


Reason

In the interest of the character and amenity of the area, in accordance with Policy SE4 of the Surrey Structure Plan 2004 and Policies D1 and D4 of the Waverley Borough Local Plan 2002.

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2. Condition

Those windows shown on the plans hereby permitted as being obscure glazed shall be fitted with obscure glazing and shall be permanently retained as such, unless otherwise agreed in writing by the Local Planning Authority

Reason


3. Condition

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no further new windows or other openings shall be formed in the walls of the first and second floors or in the roof slopes of the flank elevations without the written permission of the Local Planning Authority.

Reason


4. Condition

The premises, the subject of the application, shall not be occupied until space has been provided and properly laid out and paved in accordance with the scheme indicated on the application drawings, to accommodate the parking and turning of vehicles clear of the highway and the space shall be used and retained thereafter free of any impediment to its designated use.

Reason

In order that the development should not prejudice highway safety, the free flow of traffic nor cause inconvenience to other highway users in accordance with, Policy DN2 of the Surrey Structure Plan 2004 and Policy M2 of the Waverley Borough Local Plan 2002.

5. Condition

If during development, contamination not previously identified, is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, a written addendum to the original remediation scheme. This addendum to the scheme must detail how this unsuspected contamination shall be dealt with.

Reason

To ensure that any contamination of the site is properly dealt with to avoid any health hazard, in accordance with Policy D1 of the Waverley Borough Local Plan 2002.

6. Condition


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Reason To maintain and enhance the quality of the environment and to comply with Policy

SE2 of the Surrey Structure Plan 2004, Policy D3 of the Waverley Borough Local Plan 2002 and Policy CP10 of the Waverley Borough Local Development Framework Core Strategy (Submission Draft) December 2005

SUMMARY OF REASONS FOR GRANTING PERMISSION

The development hereby granted has been assessed against the following Development Plan policies: Policies LO5, LO8, SE5 and SE7 of the Surrey Structure Plan 2004, Policies RD1, D1, D4, S2 and C9 of the Waverley Borough Local Plan 2002, Policies CP2, CP8 and CP13 of the Waverley Borough Local Development Framework Draft Core Strategy 2005and material considerations, including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest.

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A.3 WA/2006/0305 M Burgess & A R Boyle 23/02/2006

Erection of an extension and alterations including construction of dormer windows to provide a chalet bungalow (revision of WA/2005/2374) (as amplified by e-mails received 19/04/06) at Waverley, The Green, Shamley Green, GU5 0UH.

Grid Reference: E: 503069 N: 143832 Parish : Wonersh Ward : Shamley Green and Cranleigh North Case Officer: Ms C Woodhatch




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Site Plan

Site Description Waverley is a bungalow located to the west of The Green. There are single storey, flat roof extensions to the side and rear of the property. There is a detached single garage to the southwest of the site. The property is very visible within the street scene, with low hedging to the front of the property and close boarded fencing adjacent to Sweetwater Lane. Proposal The proposal is for the erection of extensions to the rear of the property, to create a utility room and enlarge the kitchen at ground floor level. A new roof is proposed over the main dwelling, with a subordinate roof over the proposed rear extensions, to create a chalet bungalow. The height of the dwelling would be raised from approx. 5.3m to 7.07m. The subordinate roof projection to the rear of the property would be 6.6m in height. Internal and external alterations are also proposed. Submissions in Support In support of the proposal the agent has submitted a design statement. This states that:-

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• The property has been neglected for many years and it is now to be completely

refurbished, maintaining its original characteristics with a new pitched roof over the whole property.

• Quality materials will be used throughout including roof of Sandtoft Goxhill hand made plain tiles, and clay vertical tile hanging with rows of club tiles.

• The ridge height and chimney will be raised to a similar height of the adjoining properties to be far more in keeping with the other properties fronting The Green. At present, it is Waverley that is out of keeping being the only bungalow.

• The pitched roof to the rear will have a lower ridge height making it subservient. The owner of the property has raised the following points in his additional e-mails of 19/04/06:-

• A circular letter has been sent to residents encouraging objection. • The issue of safety and inadequate protection to Waverley raised by cricket played

on The Green has absolutely nothing to do with the planning application. Relevant Planning History HM/R13773 Site for garage and access. PERMITTED

19/09/1963 HM/R18005 Extension to kitchen, minor alterations and

a new Morley garage. PERMITTED

12/09/1969 HM/R20190 Erection of single-storey extension to

existing bungalow. PERMITTED

19/05/1972 WA/2005/1441 Erection of extensions. PERMITTED

05/09/2005(extant)

WA/2005/2374 Erection of an extension and alterations

including construction of dormer windows to provide a chalet bungalow (as amplified by letters dated 19/12/05, e-mails dated 23/12/05 and 11/01/06 and plan received 29/12/05).

REFUSED24/01/2006

Development Plan Policies and Proposals Policies LO4, LO5, SE4, SE5 and SE8 of the Surrey Structure Plan 2004 Policies RD1, D1, D4, C1, C3, HE3 and HE8 of the Waverley Borough Local Plan 2002 Policies CC10a, CC12, C3, BE1 and BE7 of the South East Plan (Draft Submission to Government) 2006 Policies CP2, CP3, CP9, CP11 and CP13 of the Waverley Borough Local Development Framework Draft Core Strategy 2005 Planning Policy Constraints Within the Rural Settlement Area of Shamley Green Green Belt AGLV

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Conservation Area Adjacent to Listed Buildings SPAD Consultations and Town/Parish Council Comments Waverley Engineers No requirements Waverley Environment & Leisure Recommends informatives SCC Highways No requirements Historic Buildings Officer Recommends conditions Tree and Landscape Officer Raises no concerns on tree grounds Parish Council: This is an old 1890’s bungalow in a very prominent location overlooking the village green, in a conservation area and AGLV, in the heart of the village. The cricket green, which it overlooks, has been in use since 1840. The plan envisages lifting the whole ridge height of roof and chimneys by 25% to create three large bedrooms in the newly created loft space. The first floor windows will overlook Listed Arthur’s Cottage across the lane. The Council objects strongly to the application because of the adverse impact such a drastic proposal will have on the village green surrounds, which, until now, have been retained in traditional form. In effect the proposals constitute a rebuild which will completely dominate and upset the balance of property appearance on this highly visible location. The application conflicts with Policies HE8, D1, D4 and RD1 of the Local Plan and SE5 and SE8 of the Surrey Structure Plan. The Council understands that there have been many objections to this application from local residents and have asked one of their Borough Councillors, Councillor M Band, to request that it goes to Committee. Representations 36 letters of objection have been received raising the following concerns:-

• Overdevelopment of a small plot • Proposed development would be out of keeping with the scale and character of the

existing dwelling • The increase in height, bulk, modern appearance and dormer windows would be out

of keeping with surrounding properties and the character and appearance of the village green

• The dwelling, set forward of neighbouring properties, would be overly prominent and intrusive on the green

• Having regard to the dwellings close proximity to the path and the green it would be detrimental to the view of the Green and adjacent buildings

• Out of keeping with and detrimental to the character and appearance of the Conservation Area

• Out of keeping with the Area of Great Landscape Value • Inappropriate to the neighbouring buildings, which are listed • Loss of a small dwelling reducing the housing stock available for older residents or

those unable to access/afford properties of a larger size • Proposal would be liable to damage due to its size and proximity to the wickets and

would threaten the continuation of cricket played on the green • Overlooking and loss of privacy to Arthurs Cottage and No. 2 Sweetwater Lane • Detrimental to Mistley Cottage

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1 letter of comment raising the following point:-

• A dispute with the village Cricket Club about liability for damage to the property by cricket balls has become entangled with the planning application. This has resulted in many letters of objection from Club members to the application

• The application should be determined on its own merits and on planning grounds alone

Principle The site is within the Rural Settlement Area of Shamley Green wherein the Council will only permit appropriate development, which is well-related in scale and location to the existing development. Visual and residential amenity considerations apply. The site is within a Conservation Area. Development should preserve or enhance the character and appearance of the Conservation Area. The site is adjacent to listed buildings. Where development will affect the setting of a listed building high design standards will be sought to ensure that the new development is appropriate and compatible. The site is within an AGLV. Development should protect the landscape character of the area by appropriate design. Determining Issues

• The impact of the proposal on the street scene • Whether the proposal satisfactorily preserves or enhances the character and

appearance of Shamley Green Conservation Area • The impact of the proposal on the character and setting of the adjacent listed

buildings • The impact of the proposal on the landscape character of the AGLV • The impact of the proposal on the amenities of neighbouring occupiers

Planning Considerations The proposal is a revision of refused planning application WA05/2374 and has been submitted following post-refusal discussions with officers. The proposal has been brought before the Committee at the request of Councillor Band and Councillor Betlam and because of the volume of third party objection. The proposal has been submitted following the refusal of WA05/2374 and seeks to overcome the reasons for refusal of that application. The following changes have been made:-

• The size and scale of the proposed dormers have been reduced. The proposed dormers would be 1.15m wide by 1.75m in height, compared to the dormers 2.1m wide by 2.1m in height previously proposed

• The proposed dormers would be set down 1m from the ridge, the dormers were previously set 0.6m from the ridge

• The side facing first floor bedroom window previously proposed in the northeast elevation gable has been removed

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• The ridge of the rear roof extension has been dropped below the ridge of the main dwelling and would be 6.6m in height

• The eaves to the sides of the rear roof extension have been lowered from 2.6m to 2.2m and would be subordinate to the eaves of the main dwelling

• Clay tile hanging is proposed on the new first floor gables created by the roof extension

• It is proposed to tile the new roof in handmade plain clay tiles Table to show the Differences between the Proposed Scheme and Refused Scheme WA/2006/0305

(Proposed Scheme) WA/2005/2374 (Refused Scheme)

Height of proposed main roof ridge

7.07m 7.07m

Height of proposed rear projection roof ridge

6.6m 7.07m

Height of proposed eaves in side of rear projection

2.2m 2.6m

Height of proposed dormers

1.75m 2.1m

Width of proposed dormers

1.15m 2.1m

Distance between the top of the proposed dormers and the ridge of the main roof

0.6m 1m

Whilst the concerns regarding visual impact have been carefully noted, officers, having regard to the expert advice of the Historic Buildings Officer, consider that the design would be in keeping with the existing dwelling and appearance of the street scene. The proposed clay tile roof and tile hanging are of the Surrey vernacular and would reflect the cottage nature of the much older building stock around the green. Whilst the forward position of the property is noted, it is not considered that the proposed extensions would make the property appear more harmful in street scene views or be detrimental to the character and appearance of the Conservation Area. It is considered that the proposal would satisfactorily preserve the character and appearance of the Conservation Area, which encompasses the irregular and picturesque green and retains many interesting listed buildings and others, which contribute to the village scene as part of the backcloth of views across the green. The proposal would be appropriate to the character and setting of the adjacent listed buildings and would preserve the landscape character of the AGLV. The concerns of the Parish Council and neighbouring occupiers have been noted, in terms of the impact of the raising of the roof ridge. However, it is not considered that the height of the replacement roof would be out of keeping with the character of the area or appearance of neighbouring properties, which are two storey. This relationship has been illustrated in the street scene drawing no. MF32/9C, which will be displayed for Members at the meeting.

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The property, when viewed from the front or rear, would be read in conjunction with the adjacent two-storey properties. In relation to concerns regarding the over-development of the site, as Members will be aware, this refers to the relationship between the footprint of the dwelling and site size. Officers do not, however, consider that the proposed additional area of footprint would be disproportionate to the house or site area. Moreover, the principle of this increase in footprint was established under approved planning application WA05/1441. In relation to concerns regarding overlooking to the rear of the property, the proposal would be set at least 18m from the boundary with No. 2 Sweetwater Lane and 37m from the front elevation of the house. Having regard to the distances involved it is not considered that the proposal would cause a significant loss of amenity to these neighbouring occupiers. With regard to concerns regarding the overlooking of Arthurs Cottage, which is located to the side to the application site, the first floor window in the side elevation of the dwelling previously proposed has been removed. It is noted that there is a first floor side facing bathroom window in the southwest elevation of the dwelling, however, this would be positioned at high level. A condition is recommended to be imposed to control the future installation of fenestration at first floor level in the sides of the property to avoid any further overlooking in the future. The concern raised that the loss of this small dwelling would reduce the housing stock available for older residents or those unable to access/afford properties of a larger size have been noted. However, as Members will be aware, there is no policy in the Local Plan which seeks to protect the loss of small dwellings in settlements. It should be noted that the comments raised with regard to the potential damage of the property by cricket balls, the concerns regarding liability for the cost of repairs and the potential threat to the continuation of cricket played on the green are not material planning considerations, but private matters between the owners of the property and the cricket club. These concerns could not be used to resist the proposal, which should be considered on its planning merits. In conclusion, whilst it is clear that the proposal has generated a lot of local opposition, officers consider that the proposal is appropriate to the site and would preserve the appearance of the street scene and the character and appearance of Shamley Green Conservation Area. The proposal would be appropriate to the character and setting of the adjacent listed buildings and would protect the landscape character of the AGLV. The proposal would have no significant impact of the proposal on the amenities of neighbouring occupiers Importantly, the proposal has addressed the concerns raised under planning application WA05/2374 regarding overlooking and the scale, form, bulk, mass, detailing and character of the proposed dormers and rear extension and their impact on the scale and character of the existing dwelling, street scene and Conservation Area. The proposal is considered to be an acceptable form of development.

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Recommendation That permission be GRANTED subject to the following conditions: 1. Condition

Before the relevant work begins, details in respect of the following shall be approved in writing by the Local Planning Authority. The work shall be carried out in full in accordance with such approved details :

(a) samples of external materials and surface finishes

Reason In the interest of the character and amenity of the area, in accordance with Policies SE4 and SE5 of the Surrey Structure Plan 2004, Policies D1, D4, HE3 and HE8 of the Waverley Borough Local Plan 2002, Policies CC12, BE1 and BE7 of the South East Plan (Draft Submission to Government) 2006 and Policies CP9 and CP13 of the Waverley Borough Local Development Framework Core Strategy Submission Draft (December 2005).

2. Condition

Before any work is commenced, drawings to a scale of 1:5 fully detailing the new or replacement windows, external doors and roof lights shall be approved in writing by the Local Planning Authority and installed in complete accordance with the approved details. The details to show :

(a) materials; (b) cross sections of frame, transom, mullions, glazing bars etc.; (c) formation of openings including reveals, heads, sills, lintels, dormers etc.; (d) method of opening; and (e) method of glazing. Reason

In the interest of the character and amenity of the area, in accordance with Policies SE4 and SE5 of the Surrey Structure Plan 2004, Policies D1, D4, HE3 and HE8 of the Waverley Borough Local Plan 2002 Policies CC12, BE1 and BE7 of the South East Plan (Draft Submission to Government) 2006 and Policies CP9 and CP13 of the Waverley Borough Local Development Framework Core Strategy Submission Draft (December 2005).

3. Condition

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no further new windows or other openings shall be formed in the first floor wall/roofslope of the flank (southwest or northeast) elevations without the written permission of the Local Planning Authority.

Reason

To prevent the overlooking of adjoining properties and to accord with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

SUMMARY OF REASONS FOR GRANTING PERMISSION The development hereby granted has been assessed against the following Development Plan policies: Policies LO4, LO5, SE4, SE5 and SE8 of the Surrey

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Structure Plan 2004, Policies RD1, D1, D4, C1, C3, HE3 and HE8 of the Waverley Borough Local Plan 2002, Policies CC10a, CC12, C3, BE1 and BE7 of the South East Plan (Draft Submission to Government) 2006 and Policies CP2, CP3, CP9, CP11 and CP13 of the Waverley Borough Local Development Framework Core Strategy Submission Draft (December 2005) and material considerations, including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest.

Informative:- 1. The applicant is advised that the land to the front of this property is common land

owned by Waverley Borough Council. The Council's Environment and Leisure Department has confirmed that should planning permission be granted the following should be observed:

- no contractors vehicles to be parked on the common - no skips to be placed on the common - no building materials to be placed/stored on the common

* * * * *

A.4 WA/2006/0735 Whiteoaks Estates 22/03/2006

Erection of a single storey dwelling at Land at Maranatha and Shirley, Heath View Road, Milford, GU8 5DF.

Grid Reference: E: 494170 N: 141094 Parish : Witley Ward : Milford Case Officer: Mrs S Burnett

8 Week Expiry Date 17/05/2006 Neighbour Notification Expiry Date 28/04/2006 Site Visit Date 12/04/2006 Neighbour Notification



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Location Plan

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Block Plan

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Floor Plan

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Location Plan

Proposed Elevations

Site Description The site comprises of a garden to serve Marantha, a two-storey semi-detached dwelling located on the south side of Heathview Road off Oxted Green. Heathview Road is characterised by a set of 6 semi-detached two-storey dwellings within a hammerhead cul-de-sac. Permission was granted for a detached two-storey dwelling to the rear of No 79 and 81 Oxted Green, which has been built.

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The site slopes very gently from west to east. There is a large leylandi screen to the east of the site, a mixture of deciduous and vegetation to the southern boundary while there is a low 2ft close-boarded fence to the west, the boundary with neighbouring detached dwelling known as Shirley. Proposal Erection of a single storey dwelling. The table provides a comparison of relevant measurements of proposed dwelling when compared to previously refused dwelling under WA/2005/1801. WA/2006/0735 WA/2005/1801 Habitable Floor Area 80.5 sq m 138.57 sq m Ridge Height 4.9m 6.0m Proposed Eaves Height 2.15m 2.3m Relevant Planning History WA/2005/1801 Erection of a chalet bungalow and associated works

following demolition of existing garage (as amplified by letter received 21/10/2005).

Refused02/11/2005

Development Plan Policies and Proposals Policies LO4, SE5, SE4 DN2, DN3 and SE7 of the Surrey Structure Plan 2004 Policies C1, RD1, C9, D1, D4, D7, M2 and M14 of the Waverley Borough Local Plan 2002 Policies CP3, CP8, CP13 and CP6 of the Waverley Borough Local Development Framework Core Strategy 2005 Planning Policy Constraints Wealden Heaths I SPA 1km Wealden Heaths I SPA 5km Wealden Heaths I SAC 2km SPAD Green Belt Rural settlement boundaries Witley Parish Council Comments Objection. Set precedent. Inappropriate development with poor access/drive relationship. English Nature Comments On the basis of the information provided, this application does not appear to have implications for protected species or sites with statutory nature conservation designations. English Nature therefore has no comments on this application. WBC Tree and Landscape Officer Comments. No objections subject to conditions for tree protection and method statement of demolition of hard surfacing beneath trees and construction of hard surfacing near trees.

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Two previously reduced oak trees situated just off site. Ground beneath previously disturbed with concrete slab foundations for adjacent sheds. Trees are significant within the landscape and should be protected during construction. Representations 5 Letters of objection stating the following:-

1. The garage to serve Shirley and the dividing wall between Shirley and Maranatha has been removed (29/03/06) understand this required planning permission. It is noted that the applicant has indicated that no demolition would result as a part of this application. This has resulted in loss of parking in the road.

2. Development would result in over-development/too higher density of the site 3. Proposed parking arrangement would result in extra traffic and pollution with the

partial loss of a turning bay. 4. Sewer/drainage is private owned within the road. Object to new dwelling being

connected to existing private system. It is noted that the new detached dwelling located to the rear of No 79 and 81 Oxted Green did not connect to the private system.

5. Concerned regarding the height and depth of the roof as there would seem to be adequate room in the roof to create additional rooms.

6. New dwelling would result in invasion of our secluded garden (No 6 Merry Acres) and privacy.

7. The parking and turning arrangements for the new/existing dwellings would be difficult and dangerous.

8. There is already one infill plot, this proposal represents an over-development. 9. Note that proposal is smaller than previously refused but consider its impact is far

worse (to Lilanne) with loss of privacy 10. New dwelling would result in loss of two trees, a cherry and silver birch.

Supporting Statement The applicant provides the following in support of the application:-

1. Following pre-application enquiry consider previous concerns have been overcome. The roof ridge of the dwelling has been reduced to 35°.

2. Consider the proposal, now with an east-west orientation, would not result in overlooking while existing boundary screening will secure privacy.

3. Parking provision is improved by the proposal. 4. The amenity space would match that of the adjacent properties 5. Consider the proposal complies with Policy RD1

Additional letter dated 26/04/2006 and received 27/04/2006 state the following:-

1. Have written to neighbours who have objected addressing their concerns. 2. The dwelling has been substantially reduced in size, roof ridge and pitch to take

account of officers and neighbour concerns. 3. The land is currently redundant garden that is overgrown and run-down. The garden

is a very generous size and would provide adequate and manageable gardens for both the new bungalow and Maranatha.

4. Parking will be improved with new off-road parking for Maranatha, Shirley and two spaces for the new bungalow. A second parking space with remain in front of Shirley with the driveway and existing parking apron in front of Shirley has been designated accordingly.

5. Consider the proposal will allow for improvements to Heathview Road. 6. The garage that did serve Shirley was too small for such a purpose and was used as

domestic storage.

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7. The existing vegetation to the boundary with No 6 and 7 Merry Acres will remain. We would replace any that may die and would be happy to provide additional screening though it is not our intention to plant leylandi type trees.

8. There is no question of being able to add accommodation in the roof. Determining Issues These are considered to be the following:-

1. Compliance with Policy RD1 – Rural Settlements 2. Impact upon visual and residential amenity

Planning Considerations 1.Compliance with Policy RD1 – Rural Settlements It is recognised that some rural settlements are capable of accommodating limited development without detriment to their character or the appearance of the countryside. Within the defined rural settlements development that is well related in scale and location to existing development maybe acceptable subject to satisfying the following criteria

a) comprises infilling of a small gap in an otherwise built-up frontage or in this case the development of land or buildings that are substantially surrounded by existing buildings; and

b) does not result in the development of land which, by reason of its openness, physical

characteristics or ecological value, makes a significant contribution to the character and amenities of the village; and

c) does not adversely affect the urban/rural transition by using open land within the

curtilage of buildings at the edge of the settlement; and

d) takes account of the form, setting, local building style and heritage of the settlement; and

e) generates a level of traffic which is compatible with the environment of the village and

which the environment can be satisfactorily accommodated on the network. The proposal comprises of the development of land that is substantially surrounding by existing buildings (a). The site comprises of garden area, currently to serve Maranatha. It is noted that there are two small domestic trees within the garden, however this garden is not considered to make a significant contribution to the character and amenities of the village, (b). Criteria (c) does not apply in this case. When considering criteria (d) Heathview Road is principally characterised by two-storey semi-detached dwellings with one detached two-storey dwelling on an infill plot. The wider area does provide some chalet bungalows (No 35, 37, 39 and 41 Oxted Green), bungalows (No 29, 31 and 33 Oxted Green and a new bungalow to the rear of No 45 Oxted Green) and two-storey dwellings (dwellings to the immediate north of Heathview Road and to the west of the site both along Oxted Green). Therefore the area provides a mix to style of dwellings. The proposal is not considered to conflict with criteria (d). It is noted that SCC Highways Department has stated there are no objections to make on highway safety, capacity or policy grounds to the application and recommend conditions and informative to any grant of planning permission. When considering criteria (e) these comments are considered material. However neighbours comments regarding

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parking/turning/noise and disturbance are noted. It is not considered that the proposal would not result in significant harm to either visual or residential amenity regarding the generation of traffic likely to be generated by the new dwelling and associated new parking arrangements for Maranatha and Shirley. 2.Impact upon visual and residential amenity The previous application proposed a chalet bungalow with the front elevation facing southwest and rear elevation facing northeast. The dwelling provided windows within the north and south side elevations. This proposal was considered to result in significant harm to visual and residential amenity. The current proposal for a detached bungalow would have a front elevation facing west and a rear elevation facing east. The bungalow would be located 7.6m from the western boundary with Shirley, some13m at the narrowest and 15.6m at the widest from the eastern rear elevation boundary with No 43 Oxted Green, 3m from the north side boundary with Maranatha and 5.6m from the side elevation of this neighbouring dwelling and between 5.2m and 6.4m from the southern boundary with No 6 and 7 Merry Acres. There would be no windows within either north or south side elevations. Previous concerns regarding impact upon both visual and residential amenity are considered to have been overcome within this new application. Neighbours comments regarding sewer/drainage are a private matter between the applicant and neighbours. The two trees within the garden identified by neighbours as a cherry and silver birch are not considered significant within the landscape. However officers note comments of the Council’s Tree and Landscape Officer relating to the two trees close to the southern boundary of the site, suitable conditions are recommended in this regard. Conclusion The proposal is considered to comply with all relevant criteria within Policy RD1 and would not result in significant material harm to visual or residential amenity. Recommendation That permission be GRANTED subject to the following conditions: 1. Condition


Reason


2. Condition

No development shall take place until samples of the materials to be used in the construction of the hard surface areas of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

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Reason


3. Condition

No development shall take place until details have been submitted and approved in writing by the Local Planning Authority showing the existing and proposed ground levels of the site and proposed ground levels of the building(s) hereby permitted.

Reason

In the interests of the character and amenities of the area and the amenities of adjoining properties and to accord with Policies LO4, SE5 and SE4 of the Surrey Structure Plan 2004 and Policies C1, RD1, D1, D4 and C9 of the Waverley Borough Local Plan 2002.

4. Condition

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no further new windows or other openings shall be formed in the wall or roof space of the dwelling without the written permission of the Local Planning Authority.

Reason

Having regard to the restrictive nature of the site and its relationship with nearby dwellings and to accord with Policies LO4, SE5 and SE4 of the Surrey Structure Plan 2004, Policies C1, RD1, D1 and D4 of the Waverley Borough Local Plan 2002 and Policies CP3, SE5 and SE4 of the Waverley Borough Local Development Framework Core Strategy Submission Draft December 2005.

5. Condition


Reason

In the interests of the long term health of the trees concerned and in order to protect visual amenities and to accord with Policies LO4, SE5 and SE4 of the Surrey Structure Plan 2004 and Policies C1, RD1, D1, D4 and D7 of the Waverley Borough Local Plan 2002.

6. Condition

Prior to commencement of any works on site, a method statement shall be submitted to, and approved by the Local Planning Authority in writing, detailing method of demolition of hard surfacing beneath trees and construction of hard surfacing near trees. The statement is to include arrangements for supervision by relevant

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professionals and the works shall be carried out in accordance with the agreed method.

Reason

In the interests of the long term health of the trees concerned and in order to protect visual amenities and to accord with Policies LO4, SE5 and SE4 of the Surrey Structure Plan 2004 and Policies C1, RD1, D1, D4 and D7 of the Waverley Borough Local Plan 2002.

7. Condition

No development shall begin until details of a scheme of measures to reduce the energy consumption of the building(s) and to implement renewable energy techniques have been submitted to and approved, in writing, by the Local Planning Authority. The development shall be carried out in direct accordance with the approved details."

Reason To maintain and enhance the quality of the environment and to comply with Policy SE2 of the Surrey Structure Plan 2004, Policy D3 of the Waverley Borough Local Plan 2002 and Policy CP10 of the Waverley Borough Local Development Framework Core Strategy (Submission Draft) December 2005

8. Condition

Before any other operations are commenced the proposed vehicular access to Heathview Road shall be designed/constructed in accordance with the approved plans all to be permanently maintained to the satisfaction of the Local Planning Authority.

Reason

In order that the development should not prejudice highway safety, the free flow of traffic nor cause inconvenience to other highway users in accordance with Policies DN2 and DN3 of the Surrey Structure Plan 2004 and Policies M2 and M14 of the Waverley Borough Local Plan 2002.

9. Condition

(a) No new development shall be occupied until space has been laid out within the site in accordance with the approved plans for cars/cycles to be parked and for the loading and unloading of number vehicles and for vehicles to turn so that they may enter and leave the site in forward gear. The parking/turning area shall be used and retained exclusively for its designated use.

Reason

In order that the development should not prejudice highway safety, the free flow of traffic nor cause inconvenience to other highway users in accordance with Policies DN2 and DN3 of the Surrey Structure Plan 2004 and Policies M2and M14 of the Waverley Borough Local Plan 2002.

SUMMARY OF REASONS FOR GRANTING PERMISSION The development hereby granted has been assessed against the following Development Plan policies: Policies LO4, SE5, SE4 DN2, DN3 and SE7 of the Surrey Structure Plan 2004, Policies C1, RD1, D1, D4, C9, M2, M14 and D7 of the Waverley Borough Local Plan 2002, Policies CP3, CP10, CP13 and CP6 of the Waverley Borough Local Development Framework Core Strategy Submission Draft (December 2005) and material considerations, including third party representations.

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It has been concluded that the development would not result in any harm that would justify refusal in the public interest.

Informatives The permission hereby granted shall not be construed as authority to carry out works on the highway. The applicant is advised that a licence must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway.

* * * * *

A.5 WA/2006/0480 Charterhouse School 07/03/2006

Outline application for the erection of 7 dwellings at Land at Charterhouse School, Peperharow Road, Godalming, GU7 2PW.

Grid Reference: E: 496051 N: 144627 Town : Godalming Ward : Godalming Charterhouse Case Officer: Mrs H Hobbs

8 Week Expiry Date 02/05/2006 Neighbour Notification Expiry Date 07/04/2006

Recommendation That permission be GRANTED subject to conditions Location or Layout Plan

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Site Description The application relates to land owned by Charterhouse School fronting the northern side at the western end of Peperharow Road and to land accessed from the Peperharow access to the school. The site has an irregular shape and extends to 0.4067 hectares. The site includes land between 180 and 186, land between 188 and 190 and between 192 and 198 Peperharow Road as well as the site of ”Seaman House” a single storey building which is to be demolished, a parking and garaging area which will be altered to provide parking for the proposed dwellings, and old squash court to the north east of 186 Peperharow Road. The site slopes up from Peperharow Road. There are a number of trees on the site. Some of the trees on the Peperharow Road frontage are the subject of a Tree Preservation Order. There are other trees are at the rear of properties.

Proposal This is an outline application with siting and means of access to be considered as part of the application. The applicant points out that Peperharow Road is a residential street with a variety of house types. It is pointed out the that on the site there is a disused squash court and well as Racquets Court which has some dilapidated lean-to structures on two sides. Behind the building accessed from an existing vehicular track, is a single storey building, The Seaman's Building, currently used for storage. The proposal is to retain existing dwellings and pedestrian routes, to demolish the squash court, Seaman's Building and lean to structures to the Racquets Court. Interspersed between the existing houses and on the site of the Seaman's Building it is proposed to erect 4 two bed houses, 2 three bed houses and 1 four bed house. Car parking for both the

3 additional parking spaces

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proposed houses and the existing ones are to be provided on site adjacent to Racquets Court. Additionally the open car park for Racquets Court will also be available on weekends for use by visitors. Three extra spaces have been added to the plan compared to those shown on WA/2005/1702 which was refused in December 2005. The applicant maintains that the new housing has been designed to fit in with the existing trees thereby maintaining the tree screening and visual amenity of the area. Trees which will be removed will assist in the management of remaining trees. Relevant Planning History WA/2002/0577 Two detached dwellings to provide staff

accommodation (site immediately to the east of current application site)

Permitted20.6.02

(Not implemented) WA/2005/0595 15 staff houses Invalid application WA/2005/1008 15 staff houses Withdrawn

WA/2005/0480 7 dwellings Refused 12.12.05Appeal pending

Application WA/2005/0480 was refused for the following reason: “The proposal would by reason of its siting and design be detrimental to the character and appearance of the area and would fail to comply with Policy SE4 of the Surrey Structure Plan 2004 and Policies D1 and D4 of the Waverley Borough Local Plan 2002. Development Plan Policies and Proposals Policies LO2, SE4, SE9 and DN2, of the Surrey Structure Plan 2004 Policies D1, D4, D6, D7, BE5, H2, H4, M2 and M14 of the Waverley Borough Local Plan 2002 Policies CP2, CP8, CP11, CP12 and CP13 of the Waverley Borough Local Development Framework Draft Core Strategy 2005 Planning Policy Constraints Wealden Heaths I SPA 5km SPAD Consultations and Town/Parish Council Comments Town Council: The Town Council objects on the grounds that the

proposal is overdevelopment and out of keeping with the local area. The proposed development would generate more traffic in Peperharow Road; a road that is already over congested and the Council feels that access to and from any such development should be through the school grounds. The proposal would have an adverse impact on overstretched local infrastructure including drains.

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Highway Authority: No Objection Tree and Landscape Officer: Recommend conditions. Environment Agency Recommend conditions Representations 39 letters of objection raising the following issues: 1. doesn’t overcome objections to previous application; 2. increase in traffic on very narrow road, noise, pollution, risk of accidents, inadequate

junction with Charterhouse Road; 3. increase in on-street parking and parking on pavement, resultant dangers and

congestion and difficulties for emergency vehicles, vehicles backing - more dangerous for children;

4. despite increase in parking provision is still inadequate provision of parking area on site, which may not be convenient to use;

5. incremental pressure on road 6. loss of trees; 7. adverse ecological impact, impact on wildlife; 8. concerns about Racquets Hill access which now has a barrier across so emergency

access is not available, however, it is still used as an access to the school so has traffic implications;

9. Racquets Hill used for turning vehicles due to problems turning elsewhere; 10. change of character of road/inappropriate design/urbanisation of rural road/character

of road is the balance of old and new, small and large; 11. overdevelopment/town cramming/dwelling will form a solid block/does not enhance

natural features/dwellings very close to each other; excessive density; 12. contrary to policies D1 and D4; 13. precedent; 14. dwellings overpowering due to elevated position; 15. loss of light/overshadowing/ impact on residential amenity 16. loss of privacy/overlooking; 17. impact on community; 18. concerns about adequacy and infrastructure - foul water drains, etc.; 19. concerns about underground watercourse and surface water; 20. school owns vast number of properties which could be used for staff, concerns about

what will happen to other properties; 21. new dwellings could be sold on open market; 22. disruption during construction process - construction traffic should all go through the

school grounds; 23. proliferation of wheelie bins on pavement; 24. loss of wildlife habitat; 25. family houses not key worker accommodation; 26. misleading that housing would meet needs of the Borough; 27. inadequate amenity space; 28. development adjacent to Green Belt and Godalming Hillsides – would materially

detract from area.

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Determining Issues 1. Highway/parking 2. Principle of the form of development and compliance with Policies H2 and H4 3. Impact on character and appearance of area 4. Impact on trees 5. Impact on amenities of neighbouring properties 1. Highway/parking

Three additional parking spaces have been added since the previous application was refused. Adequate parking is available on the site for existing and proposed dwellings at the rear of the site adjacent to Racquet Court and accessed via a network of existing footpaths and the Racquets Court entrance to the School. The Highway Authority have raised no objections to the proposal. Local Residents are concerned about the additional traffic in Peperharow Road and a worsening of the problems at the junction with Charterhouse Hill However the increase in traffic is not considered to be of a sufficient size to justify an objection.

2. Principle of the form of development and compliance with Policies H2 and H4 The site is not subject to any site specific policies and is therefore within the area

where development is acceptable in principle. However the site is constrained by a number of trees and the fact that it slopes up from Peperharow Road in a northerly direction. The site's proximity to the wooded hillside area of Godalming and its position on the edge of the town means it would not be appropriate to seek a high density form of development on the site.

The proposed density will be approximately 17.5 dwellings per hectare which is

considered appropriate in view of the constraints on the site and in order to maintain the character and appearance of the area.

The housing mix complies with Policy H4.

The site area is only 0.4067 hectares and therefore comes below the threshold of

0.5 hectares for Policy H2 to be relevant. Given the strange configuration of this site it is not considered appropriate to request the inclusion of additional land which would then mean the site fell within the threshold for Policy H2.

Therefore the revised mix of dwellings at the density proposed is considered

appropriate for the site. The site falls outside the scope of Policy H5 (subsidised affordable housing within settlement).

3 Impact on character and appearance of area

Six of the proposed dwellings are effectively infill into the developed frontage of Peperharow Road. It is envisaged that the treed frontage to the sites which is important for the character and appearance of the area in this edge of settlement location can be retained as no new vehicular or pedestrian accesses are envisaged at this stage. Trees at the rear of the site can also be retained and controlled by appropriate conditions. The proposed dwelling (Plot 1) on the site of the Seaman’s Building will not be visible form Peperharow Road and replaces an existing unattractive building. There is ample space around this dwelling for garden without threatening trees. An existing access will be used.

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4. Impact on trees There is a Tree Preservation Order covering some of the trees along the Peperharow

Road frontage. As no new pedestrian or vehicular accesses are proposed and any new ones can be controlled by condition providing these trees are appropriately protected during construction there should be no significant tree loss.

Trees at the rear of the properties in Peperharow Road are in need of attention but

important trees can be retained and the treed appearance of the area will be retained.

5. Impact on amenities of neighbouring properties This is an outline application and therefore at the detailed design stage care can be

taken to ensure that the amenities of established properties are retained. Existing adjacent properties will still retain generous curtilages and a treed outlook to the rear.

Conclusions The scheme is considered to be an appropriate form of development for the site and it is felt that it can be accommodated without detriment to the character and appearance of the area. The addition of three parking spaces compared to the previous proposal should reduce pressure for on street parking. Summary of Reasons for Granting Permission The development hereby granted has been assessed against the following Development Plan policies: Policies LO2, SE4, SE9 and DN2 of the Surrey Structure Plan 2004, Policies D1, D4, D6, D7, BE5, H2, H4, M2 and M14 of the Waverley Borough Local Plan 2002, Policies CP2, CP8, CP11 and CP12 of the Waverley Borough Local Development Framework Draft Core Strategy 2005 and material considerations, including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest. Recommendation That permission be GRANTED subject to the following conditions/for the following reasons: 1. Condition

Approval of the details of the design and external appearance of the building(s), and landscaping (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before development is commenced and shall be carried out as approved.

Reason

To comply with Section 92 of the Town and Country Planning Act 1990. 2. Condition

(a) Application for approval of reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

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(b) The development hereby permitted shall be begun before the expiration of two years from the date of approval of the last of the reserved matters to be approved.

Reason

To comply with Section 92 of the Town and Country Planning Act 1990. 3. Condition

The dwelling hereby permitted shall not exceed the floor areas shown on the approved plan and the details plans to be submitted in accordance with Condition 1 above shall provide for this.

Reason

In the interests of providing a mix of dwellings on the site and to accord with Policy H4 of the Waverley Borough Local Plan 2002.

4. Condition

Concurrently with the submission of details required under Condition 1 above details shall be submitted for approval by the Local Planning Authority showing the existing and proposed ground levels of the site and proposed ground floor levels of the building(s) hereby permitted.

Reason

In order to safeguard the character and appearance of the area and to accord with Policy SE4 of the Surrey Structure Plan 2004 and Policies D1 and D4 of the Waverley Borough Local Plan 2002.

5. Condition


Reason


6. Condition

No development shall take place until samples of the materials to be used in the construction of the hard surface areas of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason


7. Condition

No development shall take place until details of all proposed screen walls or fences, or similar structures, have been submitted to and approved by the Local Planning Authority in writing and such walls or fences or similar structures as may be approved by the Local Planning Authority shall be erected within a period of three months from

DEV MAN B 43

the date of occupation of any part of the approved development, and thereafter be maintained to the satisfaction of the Local Planning Authority.

Reason


8. Condition

Prior to commencement of any works on site, a detailed tree survey (species, locations and condition) and schedule accurately showing all trees to be retained and giving details of any tree removal and surgery required, shall be submitted to and approved by the Local Authority in writing. No retained tree shall be cut down, uprooted or destroyed nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the Local Planning Authority. If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local Planning Authority.

Reason

To safeguard the character and appearance of the area and the important trees and to accord with Policies SE4 and SE9 of the Surrey Structure Plan 2004 and Policies D1, D4, D6 and D7 of the Waverley Borough Local Plan 2002.

9. Condition


Reason


10. Condition

Before work begins, cross sections/details indicating the proposed finished ground levels, surface materials including sub-base and depth of construction and method/materials used for edging, within protected zone around retained trees shall be submitted and approved in writing by the Local Planning Authority.

Reason


DEV MAN B 44

11. Condition Prior to commencement of any works on site, details of any services to be provided or repaired including drains and soakaways, on or to the site, shall be submitted to and approved by the Local Planning Authority in writing and shall be carried out as shown. This requirement is in addition to any submission under the Building Regulations. Any amendments to be agreed with the Local Planning Authority in writing.

Reason


12. Condition

Prior to commencement of any works on site, a method statement shall be submitted to, and approved by the Local Planning Authority in writing, detailing method of demolition of structures, surfaces, etc. near trees, installation of services and construction near trees, etc. The statement is to include arrangements for supervision by relevant professionals and the works shall be carried out in accordance with the agreed method.

Reason


13. Condition

Destruction by burning of materials obtained by site clearance, if at all necessary, shall not take place within 10 metres of the furthest extent of the canopy of any tree or tree group to be retained on the site or on land adjoining.

Reason


14. Condition

No development shall take place until a detailed landscaping scheme has been submitted to and approved by the Local Planning Authority in writing. The landscaping scheme shall be carried out strictly in accordance with the agreed details and shall be carried out within the first planting season after commencement of the development or as otherwise agreed in writing with the Local Planning Authority. The landscaping shall be maintained to the satisfaction of the Local Planning Authority for a period of 5 years after planting, such maintenance to include the replacement of any trees and shrubs that die or have otherwise become, in the opinion of the Local Planning Authority, seriously damaged or defective. Such replacements to be of same species and size as those originally planted.

Reason


DEV MAN B 45

15. Condition

The premises, the subject of the application, shall not be occupied until space has been provided within the site to accommodate the parking of vehicles clear of the highway and properly laid out and paved as may be agreed with the Local Planning Authority after consultation with the Highway Authority and such space shall be retained thereafter free of any impediment to its designated use.

Reason

In order that the development should not prejudice highway safety, the free flow of traffic nor cause inconvenience to other highway users in accordance with, Policy DN2 of the Surrey Structure Plan 2004 and Policies M2 and M14 of the Waverley Borough Local Plan 2002.

16. Condition

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any other Order revoking or re-enacting that Order with or without modification), no new pedestrian or vehicular access shall be made to Peperharow Road, as defined within Part 2 of schedule 2, Class B of that order, shall be formed on the site without the written permission of the Local Planning Authority.

Reason

To safeguard the trees along the Peperharow Road frontage and to accord with Policies SE4 and SE9 of the Surrey Structure Plan 2004 and Policies D1, D4, D6 and D7 of the Waverley Borough Local Plan 2002.

17. Condition

No development shall take place until a detailed drawing has been submitted to and approved in writing showing the realignment of the footpaths and steps on the site. The details, once approved, shall be carried out in accordance with the agreed scheme.

Reason


18. Condition


Reason To maintain and enhance the quality of the environment and to comply with Policy SE2 of the Surrey Structure Plan 2004, Policy D3 of the Waverley Borough Local Plan 2002 and Policy CP10 of the Waverley Borough Local Development Framework Core Strategy (Submission Draft) December 2005.

19. Condition Before the development hereby permitted commences a soil survey of the site shall be undertaken and the results provided to the Local Planning Authority. The survey shall be taken at such points and to such depth as the Local Planning Authority may stipulate. A scheme for decontamination of the site shall be submitted to and

DEV MAN B 46

approved by the Local Planning Authority in writing and the scheme as approved shall be fully implemented and it shall be confirmed in writing to the Local Planning Authority that such implementation is complete before any residential unit hereby permitted is first occupied.

Reason


20. Condition

Prior to the commencement of the development hereby permitted:

(a) a site investigation shall be carried out by an appropriate person to determine the nature and extent of any contamination. The investigation shall be carried out in accordance with a protocol, which shall be submitted and approved by the Local Planning Authority.

(b) a written report of the site investigation shall be prepared by an appropriate

person. The report shall include the investigation results and details of a remediation scheme to contain, treat or remove any contamination, as appropriate. The report shall be submitted to and approved by the Local Planning Authority.

(c) the approved remediation scheme shall be fully implemented (either in

relation to the development as a whole, or the relevant phase, as appropriate); and

(d) a completion report and certification of completion shall be provided to the

Local Planning Authority by an appropriate person stating that remediation has been carried out in accordance with the approved remediation scheme and the site is suitable for the permitted end use.

Reason



The development hereby granted has been assessed against the following Development Plan policies: Policies LO2, SE4, SE9 and DN2 of the Surrey Structure Plan 2004, Policies D1, D4, D6, D7, BE5, H2, H4, M2 and M14 of the Waverley Borough Local Plan 2002, Policies CP2, CP8, CP11, CP12 AND CP13 of the Waverley Borough Local Development Framework Draft Core Strategy 2005 and material considerations, including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest.

* * * * *

DEV MAN B 47

A.6 WA/2006/0753 Good Harvest Homes (Haslemere) Ltd 22/03/2006

Erection of 2 detached dwellings with associated garages following demolition of existing dwelling (variation to consent granted under WA/2004/1122) at Beech House, Farnham Lane, Haslemere, GU27 1HE (as amended by letter dated 03.05.06 and plans received 09.05.06).

Grid Reference: E: 489104 N: 133992 Town Haslemere Ward : Haslemere Critchmere and Shottermill Case Officer: Mr P Falconer



Recommendation That permission be GRANTED Location or Layout Plan

Site Description Beech House was a detached bungalow with a detached double garage on the eastern side of Farnham Lane. The bungalow and garage have been demolished and two houses, allowed under WA/2004/1122, are currently under construction, nearing completion.

DEV MAN B 48

While the site is within the built up area of Haslemere, the area is semi-rural in character and the land to the north is defined as Green Belt, Area of Outstanding Natural Beauty and Area of Great Landscape Value. The site is well wooded and well screened, sloping down the southern boundary of the site and set in a slightly elevated position above Farnham Lane. The site is approximately 0.23 hectares and is accessed off Stoatley Hollow to the north. Proposal The original permission (WA/2004/1122) sought to erect two 5-bedroom houses with detached double garages following the demolition of the existing bungalow. Permission is now sought to vary the existing consent to allow the insertion of three rooflights in the rear roof slope of each dwelling to provide two additional bedrooms and a bathroom in the roofspace. The rooflights have already been installed and the habitable accommodation in the roofspace partially constructed.

During the case officer’s site visit, it was noted that the storage area within the eaves of the additional bedrooms in the roofspace were not being built as shown in the plans. Amended plans have been received which reflect what is being built. Most storage spaces are being omitted and the accommodation reduced, while in the eastern bedroom of Plot 1 the storage area would be incorporated into the room.

DEV MAN B 49

(Floor plans of Plot 2)

(One of the two houses still under construction – showing rooflights) Relevant Planning History WA/2004/1122 Erection of two detached dwellings following

demolition of existing dwelling (revision of WA/2004/0608).


WA/2004/0608 Erection of two dwellings and detached garages

following demolition of existing dwelling. Withdrawn

26/04/2004 WA/2002/0806 Outline application for the erection of two dwellings

following demolition of existing bungalow (as amplified by letters dated 03/07/02, 08/07/02, 16/08/02 and 19/08/02).

Refused22/08/2002

Appeal Dismissed11/07/2003

WA/1989/1381 Erection of garage and utility room (as amended by

letter dated 25/10/89 and plans received 26/10/89) Full Permission

04/12/1989 WA79/0508 Demolition of existing extension and alterations &

single storey extension to provide bedroom & garage


HAS8277 To demolish existing Beech Hut and to erect two

dwellings Refused

19/09/1961

DEV MAN B 50

Development Plan Policies and Proposals Policies SE4, SE9, DN2 and DN3 of the Surrey Structure Plan 2004 Policies D1, D4, D7, H4, M2 and M14 of the Waverley Borough Local Plan 2002 Policies CC12, H5, H6 and T7 of South East Plan (Draft Submission to Government ) 2006 Policies CP12 and CP13 of the Waverley Borough Local Development Framework Draft Core Strategy 2005 Planning Policy Constraints Wealden Heaths II SPA 5km East Hants SPA 5km Wealden Heaths II SPA 1km Consultations and Town/Parish Council Comments Highways – No requirements Engineers – Not yet received; to be reported orally Haslemere Town Council – Object on the following grounds:

1) Bulk 2) Overdevelopment 3) Contravention of previous planning application

Representations 31 letters of objection including a petition of 42 names on the following grounds: • Development should not be allowed retrospectively • External and internal appearance should be returned to the approved design • Builders should be fined to eliminate any profit from their transgression • Application should have clearly shown it is a breach to approved plans and should be for

retrospective approval • Houses as built are too large for the local environment • Increase in traffic and damage to the road • Enlarged houses are over 30% above the original plans (241sqm inc. to 300sqm) • Overbearing and intrusive • Loss of privacy • Overlooking from third floor towards Tully’s Head House • Plot 1 is closer to Farnham Lane than shown on the drawings Determining Issues Design and Layout Amenity of surrounding residents Character of Area Planning Considerations The developer has carried out alterations to the approved design without planning permission from the Council. The Council’s Enforcement Section investigated complaints regarding the alterations and as a result an application has been requested and received

DEV MAN B 51

seeking to revise the original permission. While the rooflights have been installed and accommodation has been created in the roofspace, the proposal is not considered to be a “retrospective application” because the works are not complete. Therefore the application is considered as a “variation” to the original permission. The principle of two dwellings and the size and siting of the dwellings has already been established under WA/2004/1122. The insertion of rooflights does not increase the overall mass or scale of the dwellings. The rooflights are only proposed on the rear elevations providing only one window to each bedroom. This provides a very limited level of light and may lead to future pressure for additional windows. However, this does meet the minimum building regulation requirement for natural ventilation (5% of habitable floorspace). The applicant has indicated that the bedrooms would not occupy the full roofspace as storage areas are proposed in part of the bedrooms. A safeguarding condition is proposed removing permitted development rights to control the insertion of any additional windows in the roof.

(View of rooflight from western bedroom in roofspace of Plot 2) There are glimpses of the dwellings from Farnham Lane through the trees and hedges on and off site. However, the introduction of rooflights is not considered to be detrimental to the character of the area. It is also noted that there are rooflights in the front roofslope of an adjoining property, Tulley’s Head House.

(View of rear elevation of Plot 2 from Farnham Lane)

DEV MAN B 52

While concerns have been raised over the buildings being sited closer to Farnham Lane than approved, this is not considered to be the case. In terms of overlooking, the rooflights face south towards Tulley’s Head House. However, the separation between properties is approximately 40 metres and there is already a view of the property from first floor windows allowed on the original permission, although obscured by trees and tall hedges. It is not considered that the proposal would cause material harm in terms of loss of amenity to neighbouring properties.

(View of Tulley’s Head House – 1st Floor) (View from rooflights) It should be noted that the conversion of roofspace and insertion of rooflights would not require planning permission if it was carried out on a completed development. Permission is required in this instance because the works were carried out prior to completion. Several objectors have raised the question of fining the developers for building the houses in breach of the approved plans. Members will be aware that the planning system does not allow for such actions. The appropriate enforcement procedure in this case was to require the developer to submit an application to the Local Planning Authority to seek permission for the variations to the approved plans, which has been done in this case. Conclusion The actions of the developer in carrying out these works prior to obtaining approval are not supported. However, it is not considered that the variation to retain the rooflights and to complete the use of the roofspace for additional habitable accommodation would result in any material harm to the character of the area or amenity of surrounding properties. Accordingly the retention of the rooflights and conversion of the roofspace is considered acceptable in compliance with the relevant development plan policies. Recommendation That permission be GRANTED subject to the following conditions: 1. Condition

The proposed ground levels of the site and buildings shall be carried out in accordance with the approved plans.

Reason In order to ensure that the proposed development does not prejudice the amenities of neighbouring properties or the long term health of the trees and to accord with Policies D1, D4, D6 and D7 of the Waverley Borough Local Plan 2002 and Policy

DEV MAN B 53

CP13 of the Waverley Borough Local Development Framework Core Strategy Submission Draft (December 2005).

2. Condition

The tree protection shown in the approved drawings and erected on site shall be kept in position throughout the development period until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without written consent of the Local Planning Authority.

Reason

To safeguard the tree roots in the interest of the long-term health of the vegetation, which is considered worthy of retention in the interests of visual amenity and to accord with Policy D7 of the Waverley Borough Local Plan 2002.

3. Condition

The landscaping scheme shall be carried out strictly in accordance with the approved details and shall be carried out within the first planting season after commencement of the development or as otherwise agreed in writing with the Local Planning Authority. The landscaping shall be maintained to the satisfaction of the Local Planning Authority for a period of 5 years after planting, such maintenance to include the replacement of any trees and shrubs that die or have otherwise become, in the opinion of the Local Planning Authority, seriously damaged or defective. Such replacements to be of same species and size as those originally planted.

Reason


4. Condition

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no further new windows or other openings shall be formed in the roofslope of any elevation without the written permission of the Local Planning Authority.

Reason

In order to retain control over the development hereby permitted and to accord with Policy SE4 of the Surrey Structure Plan 2004, Policies D1 and D4 of the Waverley Borough Local Plan 2002 and Policy CP13 of the Waverley Borough Local Development Framework Core Strategy Submission Draft (December 2005).


The development hereby granted has been assessed against the following Development Plan policies: Policies SE4, SE9, DN2 and DN3 of the Surrey Structure Plan 2004, Policies D1, D4, D7, H4, M2 and M14 of the Waverley Borough Local Plan 2002, Policies CC12, H5, H6 and T7 of South East Plan (Draft Submission to Government) 2006, Policies CP12 and CP13 of the Waverley Borough Local Development Framework Draft Core Strategy 2005 and material considerations, including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest.

DEV MAN B 54

Informatives 1. The drawing numbers relevant to this decision are: 6111-301, 6111-302A, 6111-

303A and 6111-304.

* * * * *

A.7 WA/2006/0656 V Rhode 14/03/2006

Change of use and alterations and extensions to existing barns to provide a residential dwelling with ancillary staff accommodation (revision of WA/2005/2004) at Land at Parsonage Farm, Haslemere Road, Brook, GU8 5PT.

Grid Reference: E: 493674 N: 138816 Parish : Witley Ward : Elstead and Thursley Case Officer: Mrs A Wright





Site Description

DEV MAN B 55

The site is located in a fold of the land to the east of the Rockwood estate, of which it now forms a part.

view of barns from east

The group comprises a range of three buildings – a granary, barn and coach house building – along the eastern edge of the site. The barn has an extension to the west forming a range of brick built stables and beyond that there is a brick store. Against the north wall of the farm yard enclosure is a range of dilapidated stables which have recently been extensively repaired.

the granary and the main barn front elevation of coach house

DEV MAN B 56

rear elevation of coach house store and brick stables

Rear of store

Stables - June 05 February 06

stables and farm yard – May 06

DEV MAN B 57

The central original farmyard is enclosed by a brick wall that has been raised in height at some time in the past. This wall has been affected by tree growth in its northwest corner, but has recently been repaired. None of the buildings are listed. Proposal

SiteLayout

proposed elevations

DEV MAN B 58

existing elevations

It is proposed to convert all buildings (with the exception of the granary) to form a single family dwelling, with the existing store building forming a staff annexe. The main barn and the attached stables would form the sitting room reception area and dining area with a staircase leading to a minstrels gallery. This building would be linked by a short two storey glazed link to the coach house, where there would be 2 en-suite bedrooms on the ground floor and a third en-suite bedroom and a small study on the first floor. The kitchen and utility area on the ground floor with the master bedroom above. The attached stables would provide a kitchen, utility area and pantry. The brick store would become staff accommodation, with a kitchen/diner and living room on the ground floor with 2 en-suite bedrooms above. The stables on the north wall would be retained as stabling and an existing enclosed area would be roofed over to provide a small store. The existing farmyard wall is to be retained and will be used as a parking courtyard. No garaging is proposed. The granary is to be used as storage ancillary to the main dwelling. The building is supported on saddle stones and is not capable of providing residential accommodation without substantial reconstruction. Although not part of this application, it is proposed that the existing footpath that skirts the eastern edge of the barns is re-routed across the fields to the east. This would leave the existing route to be used as vehicular access to the public highway at Church Lane, some 260m to the east. The route would lead south to Parsonage Farm Cottages and Bungalow and would then follow the lane currently used by these dwellings to Church Lane. This is also the route of Bridleway 155. Relevant Planning History WA/2005/2004

Change of use, alterations and extensions to existing barns to provide a residential dwelling with ancillary staff accommodation.

Refused21/12/2005

Appeal Withdrawn06/02/2006

WA/1996/0225 Demolition of agricultural buildings; erection of

new buildings to provide 63 loose boxes and hay store; change of use to equestrian use and


DEV MAN B 59

alterations to an existing building to provide residential accommodation (revision of WA95/1239).

WA/1995/1288 Alterations and change of use of existing barn

and outbuildings to provide a single dwelling (as amended by letters dated 06/10/95, 30/11/95 and 06/12/95 and plans received 09/10/95 and 30/11/95).


WA/1995/1239 Demolition of agric buildings, erection of building

comprising 64 loose boxes, erection of hay store, use of buildings for equestrian purposes, conversion of part of existing building to form 1 unit of residential accommodation. Use of land for equestrian/agricultural purposes (as etc.

Refused04/01/1996Withdrawn

26/09/1996

WA/1991/0813 Change of use from agriculture to golf course,

with practice area, associated car parking, and clubhouse facilities (revision of WA90/1014).

Refused09/10/1991

WA/1991/0716 Conversion of existing barns to provide four

residential units with garaging and car parking (revision of WA90/1015).

Refused09/10/1991

Appeal Withdrawn10/06/1992

WA/1990/1015 Conversion and extension of barns to provide six

residential units with garaging and car parking. Refused

08/10/1990 WA/1990/1014 Change of use of land and buildings to provide

golf course, practice ground; erection of hotel stables; provision of pony trail with parking area; construction of new accessway (as amended by letters dated 26/6/90,20/7/90 & 3/8/90 and plan rec'd 24/7/90).

Refused08/10/1990

This application has been submitted as a revision to that refused in December 2005. The scale of conversion has been reduced, with the stables on the northern edge of the site being retained as stabling, rather than providing bedroom accommodation as in the refused scheme. The farmyard and its walls have also been retained. Development Plan Policies and Proposals Policies LO4 SE8 SE4 SE5 of the Surrey Structure Plan 2004 Policies C1 C3 RD7 of the Waverley Borough Local Plan 2002 Policies CP3 CP10 CVP11 of the Waverley Borough Local Development Framework PPS7 AND PPG15 Planning Policy Constraints SPAD Green Belt Surrey Hills AONB & AGLV

DEV MAN B 60

Consultations and Parish Council Comments Surrey County Council as local highway authority - This application is for the conversion of the existing redundant farm buildings to a single dwelling unit. The access will only be from the track to Church Lane, there is no access proposed to the A286, Haslemere Road. There can be no objection to this application from a transportation point of view, realistically. The existing access serves other residential development and the farm buildings have a traffic generation potential (as a farm) greater than the proposed single dwelling. The access onto Church Lane is adequate with respect to geometry and sight lines anyway but the traffic generation potential of the proposal is less than if the building were to be reused as a farm. Surrey County Council rights of way officer – Would wish to see measures to restrict the speed of vehicles accessing the new residential building, which do not disadvantage walkers and riders whilst not over urbanising the site. Does not consider the increased use to be dangerous to users of the bridleway. Borough engineer – Standing advice from Environment Agency for foul sewage discharge not to a main sewer Witley Parish Council – Objection – the Parish Council has received objections to the development. Would have no objection to a single dwelling supported/restricted by legal agreement. The parish would object to multiple dwellings due to increased traffic and lack of car parking. Representations 8 letters of objection on the following grounds:- • increased use of the footpath network by vehicles – danger to walkers and riders • local roads and drives cannot take more traffic, especially construction traffic. • proposals are excessive and totally inappropriate • change of use of barns would contravene Green Belt policy • barns are dilapidated so this cannot be a change of use • basic services are incapable of supporting further development • this is not a discrete residence but appear to be more for a Dallas style extravaganza

spread over a large area. • this is property speculation and will lead to further requests for development on the

farmland. • A more rural use would be preferable • The dwelling would not provide affordable housing which is much needed in the area Some writers have written to say that whilst they still object overall (principally on the unsuitability of the access), they are pleased to see that the proposals have been scaled down Determining Issues The site lies within the Green Belt, the Area of Outstanding Natural Beauty and an Area of Great Landscape Value. However, Policy RD7 aims to ensure full use is made of rural buildings. In assessing such proposals, the Council will seek to ensure that there would be no harm to the character of the area and that there would be no greater impact on the openness of the Green Belt. The determining issues are covered by the criteria set out in Policy RD7 of the local plan.

DEV MAN B 61

Planning Considerations Policy RD7 supports the re-use and conversion of rural buildings providing that:- (a) the building is capable of retention/reuse without substantial reconstruction or

enlargement and the proposed use would not detract from the appearance or character of the existing building;

Generally, the buildings are in reasonably good repair. Whilst it may be necessary to reclad the timberboarding in places and to repair roofs, overall the basic framework of the buildings is sound. Some restoration work has already been undertaken on the main threshing barn and the stables against the north wall have been refurbished. There has also been some land clearance between the buildings in the farmyard area. It is also proposed to provide a link between the threshing barn and the coach house. However, this gap is so small and the link would be fully glazed so it is considered that there would be no harm to the openness of the Green Belt.

gap between barn and coach house (b) the building to be retained is in keeping with its surroundings and does not detract

from the character or appearance of the area by reason of its form, bulk or general design;

The buildings are very attractive vernacular farm buildings. The granary and the threshing barn are thought to be 17c in origin and the coach house is a typical arts and crafts building. The buildings sit well within the landscape and the most prominent eastern elevation of the barns will be relatively untouched. Existing door openings will be used as window openings and, in the coach house, the open front will be infilled and contain four modest new windows. New windows and doors will be provided on the south facing elevations of the brick stables and the store, in order to maximise the ingress of natural sunlight into the buildings. Overall, it is considered these traditional rural buildings form attractive features in the countryside, their fabric and appearance will be maintained and the proposals will not suburbanise the landscape.

(c) the proposed development will not introduce an activity which will adversely affect the

character or amenities of the area;

DEV MAN B 62

Whilst residential conversion is generally considered to be the least favoured option for re-use in rural areas, regard should be had to the grant of planning permission in 1995 for residential use of these buildings which is a material consideration. The proposal would be visible from the rights of way which cross the area, immediately to the east of the barns. However, changes to this external face are relatively minor with the entrance to the barn being glazed and with the open front to the coach house being infilled. There are no details of the proposed treatment to the area between the barns and the fields to the east. This is a particularly sensitive area and would need to be carefully treated to avoid suburbanisation. It should be conditioned to ensure there would be no parking in this area and that views of the barns would be kept. The use of the site for commercial purposes would be likely to bring with it an increase in traffic movements which would lead to long term disturbance to residents and would have a greater adverse impact on the locality. Alternative agricultural use is unlikely to take place having regard to the age of the buildings and their unsuitability for modern farming practices. (d) the proposed development will not be materially detrimental to the amenities or

privacy of nearby properties; The nearest dwellings are Parsonage House and The Old Farm House which are around 60m to the west. There will inevitably be some increase in activity on the site as the buildings have been unused for many years, but it is not considered that it would be materially harmful. The greater impact will be felt by the three dwellings to the south which are clustered around the junction of the public footpath and the public bridleway. Currently, there is little vehicular movement from the application site to the bridleway and usage will increase. However, this should be balanced against the potential traffic movements were the buildings to be re-used for commercial use or for an alternative agricultural use. The use by construction traffic will be only temporary and should not lead to permanent ham to amenity. (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; Not applicable (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; and (g) satisfactory vehicular access can be achieved.

A judgement has to be made on the relative impact of traffic generated by a single dwelling compared with that generated by the lawful use of the buildings. Once conversion works are complete, it is unlikely there would be any material harm arising from residential use, either to the character of the country roads or to highway safety.

The section of bridleway between the cottages to the south of the application site and Church Lane is already used for access by the 3 cottages and is of sufficient width to allow the safe passage of walkers and riders without material conflict with vehicular traffic. The addition of one dwelling would not lead to any material increase in use, such that it would prejudice the safety of other users of the bridleway. However, it has been requested by the Rights of Way Officer that measures be put in place to secure speed restrictions and it is proposed that this be the subject of a condition.

DEV MAN B 63

The existing route of public footpath 130 would be used for the access from the farm buildings to the junction with bridleway 155. This is a relatively wide lane with verges. Any traffic along this part of the route would, once construction is complete, be minimal and it should be noted that, in any event, it is proposed to divert the route of the footpath.

Footpath 130 leading south

Access to Church Lane has adequate sight lines in both directions and Surrey County Council as highway authority do not raise any objection to the proposed access. Other considerations Proposals for conversion to residential use will be examined very carefully. Such conversions can have detrimental effects on the fabric of rural buildings, particularly those of historic interest, through the insertion of floors, windows and doors. In this case, openings are not extensive, make use of existing openings or are inserted between existing beams etc. and are mainly on the non-public face of the group, facing inwards towards the former farmyard. The most important voids are retained – namely those within the main barn, the granary and the brick stable building. Residential use can also detract from the appearance of rural buildings in the landscape through the creation of curtilages with associated domestic paraphernalia such as new fences, car parking and outbuildings. The proposed curtilage is fairly tightly defined on the eastern edge, following the existing fence line. Careful treatment of this area will be needed to ensure the area does not become suburbanised. It is particularly visible across the fields and this will be especially important if the footpath is re-routed across them. Conclusion It is considered that the buildings at Parsonage Farm are worthy of retention and form an important element in the landscape. The proposals for their conversion are relatively benign and would not harm the integrity of the buildings themselves or their setting. Access may be satisfactorily and safely achieved via the existing track leading to Church Lane. It is therefore considered that the proposal complies with Policy RD7 of the local plan and is consistent with the advice given in PPS7 – Sustainable Development in the countryside. Recommendation That permission be GRANTED subject to the following conditions:-

DEV MAN B 64

1. Condition

The stables hereby permitted shall only be used to accommodate the animals and equipment of the occupiers of the dwelling hereby permitted and shall not be used for any commercial use or industrial purpose whatsoever.

Reason

Having regard to the sensitive location of the site and to accord with Policies LO4 and SE8 of the Surrey Structure Plan 2004, Policies RD7, C1, C2, RD13 and RD14 of the Waverley Borough Local Plan 2002 and Policies CP2, CP3 and CP11 of the Waverley Borough Local Development Framework Core Strategy Submission Draft December 2005.

2. Condition

No development shall take place until samples of the materials to be used in the construction of the hard surface areas between the barns and the eastern boundary of the site and within the farmyard area have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason


3. Condition

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with out without modification), no fences, gates, walls, or other means of enclosure whatsoever shall be erected along the eastern boundary of the site, without the permission of the Local Planning Authority, and the existing fence shall be retained.

Reason

In the interest of the character and amenity of the area, in accordance with Policies LO4 and SE8 of the Surrey Structure Plan 2004 and Policies C1, C3, RD7, D1 and D4 of the Waverley Borough Local Plan 2002.

4. Condition

The existing wall around the farmyard shall be retained and maintained to the satisfaction of the local planning authority.

Reason In the interest of the character and amenity of the area, in accordance with Policies LO4 and SE8 of the Surrey Structure Plan 2004 and Policies C1, C3, RD7, D1 and D4 of the Waverley Borough Local Plan 2002.

5. Condition

The occupation of the dwelling hereby permitted in the brick store shall be limited to a person solely or mainly employed or last employed on the site edged red on the attached plan, or a widow or widower or such person, or any resident dependents.

DEV MAN B 65

Reason

In order to retain control over the development hereby permitted and to accord with Policy LO4 of the Surrey Structure Plan 2004, Policies C1 and RD7 of the Waverley Borough Local Plan 2002 and Policy CP3 of the Waverley Borough Local Development Framework Core Strategy Submission Draft (December 2005).

6. Condition

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any other Order revoking or re-enacting that Order with or without modification), no buildings, structures, or works whatsoever, as defined within Part 1 of schedule 2, Classes A-H inclusive of that order, shall be erected on the site to the east of the barns, nor shall the area be used for the parking of cars or any other vehicle, without the written permission of the Local Planning Authority.

Reason


7. Condition

Prior to the commencement of the development: (a) a written desk top study shall be carried out by a competent person, which shall

include the identification of previous site uses, potential contaminants that might reasonable be expected given those uses and other relevant information; and using this information a diagrammatical representation (Conceptual Model) for the site of all potential contaminant sources, pathways and receptors. The desk study shall be submitted to and accepted by the Local Planning Authority;

(b) based on the information obtained by the desk study, a site investigation, shall be

carried out by a competent person to determine the nature and extent of any contamination. The investigation shall be carried out in accordance with a protocol which shall be submitted to and accepted by the Local Planning Authority;

(c) a written report of the site investigation shall be prepared by a competent person.

The report shall include the investigation results and details of a remediation scheme to contain, treat or remove any contamination, as appropriate. The report shall be submitted to and accepted by the Local Planning Authority;

(d) the accepted remediation scheme shall be fully implemented (either in relation to the

development as a whole, or the relevant phase, as appropriate); and (e) a completion report and certification of completion as detailed below shall be

provided to the Local Planning Authority by a competent person stating that remediation has been carried out in accordance with the accepted remediation scheme and the site is suitable for the permitted end use.

Reason


DEV MAN B 66

8. Condition

No development shall take place until a scheme, which shall include details of any important flora and/or fauna to be retained on the site and means for the protection of their habitat during the course of development, has been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved scheme.

Reason

To safeguard the ecological interest of the site in accordance with Policies C11 and D5 of the Waverley Borough Local Plan 2002.

9. Condition

Before any work is commenced, drawings to a scale of 1:10 fully detailing all new or replacement external windows and doors shall be approved in writing by the Local Planning Authority and installed in complete accordance with the approved details. Where appropriate, the existing doors and ironmongery on the eastern elevation of the barns shall be retained and maintained to the satisfaction of the local planning authority.

Reason In the interest of the character and amenity of the area, in accordance with Policy SE4 of the Surrey Structure Plan 2004 and Policies D1 and D4 of the Waverley Borough Local Plan 2002.

10. Condition

All rainwater goods (gutters downpipes, hopperheads and soil pipes) shall be in cast-iron.

Reason

To ensure that special regard is paid to the interests of protecting the special character of the buildings and to accord with Policy SE4 of the Surrey Structure Plan 2004, Policies D1 and D4 of the Waverley Borough Local Plan 2002 and Policy CP13 of the Waverley Borough Local Development Framework Core Strategy Submission Draft (December 2005).

11. Condition


Reason


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12. Condition No development shall begin until details of a scheme of measures to reduce the energy consumption of the building(s) and to implement renewable energy techniques have been submitted to and approved, in writing, by the Local Planning Authority. The development shall be carried out in direct accordance with the approved details.

Reason To maintain and enhance the quality of the environment and to comply with Policy SE2 of the Surrey Structure Plan 2004, Policy D3 of the Waverley Borough Local Plan 2002 and Policy CP10 of the Waverley Borough Local Development Framework Core Strategy (Submission Draft) December 2005.

13 Condition

Before the development hereby permitted is commenced, details of measures to restrict the speed of vehicles accessing the new building over the public right of way shall be submitted to and approved by the local planning authority, after consultation with the highway authority. These measures shall be put in place prior to the first occupation of the dwelling hereby permitted and shall thereafter be permanently maintained. Reason In the interests of the safety of users of the public right of way and to accord with Policy DN2 of the Surrey Structure Plan 2004 and Policies M2 and M4 of the Waverley Borough Local Plan 2002. SUMMARY OF REASONS FOR GRANTING PERMISSION The development hereby granted has been assessed against the following Development Plan policies:- Policies LO4, SE8, SE4 and SE5 of the Surrey Structure Plan 2004, Policies C1, C3 and RD7 of the Waverley Borough Local Plan 2002, Policies CP3, CP10 and CP11 of the Waverley Borough Local Development Framework and material considerations, including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest.

Informatives All sewage or trade effluent should be discharged to a foul sewer if available. However it is noted that foul drainage is proposed to a private drainage system. Under the terms of the Water Resources Act 1991, the prior written consent of the Environment Agency is currently required for any discharge of sewage or trade effluent onto or into ground and for surface runoff into groundwater. Such consent may be withheld. If there is an existing discharge consent the applicant should ensure that any increase in volume is permitted under present conditions. Should the foul drainage be proposed to connect into a new private sewage treatment plant, the applicant is advised that consent is required from the Environment Agency for discharge from such a system.

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24th may 2006 applications subject to public speaking...

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