Planning Applications - Runnymede Borough Council
Planning Applications - Runnymede Borough Council
Planning Applications - Runnymede Borough Council
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PLANNING COMMITTEE<br />
21ST MAY 2003<br />
WARD APPLICATION LOCATION PAGE NO.<br />
NUMBER<br />
OB RU.03/0053 Central Area & Part Of Industrial Park, 1<br />
Sopwith Drive, Brooklands, Weybridge<br />
CSA RU.02/1503 Land adj. to Two Bridges Office and Land 10<br />
r/o the River Bourne Leisure Centre,<br />
Heriot Road, Chertsey<br />
TH RU.03/0189 Longside Lake, Thorpe Lea Road, Egham 14<br />
VW RU.03/0238 Redlands Farm, Lyne Lane, Virginia Water 20<br />
NH RU.03/0270 4 Grange Road, New Haw 26<br />
TH RU.03/0324 4 Warwick Villas, Thorpe Lea Road, 30<br />
Egham<br />
EGE RU.03/0327 14 Victoria Street, Englefield Green 34<br />
CSA RU.03/0348 Augustine House, Gogmore Lane, 40<br />
Chertsey<br />
FLO RU.03/0349 Holy Trinity Church, Lyne Lane, 48<br />
Chertsey<br />
ET RU.03/0351 51 Strode Street, Egham 52<br />
TH RU.03/0352 Weir Home, Temple Gardens, Staines 60<br />
TH RU.03/0358 Renalds Herne, Coldharbour Lane, Thorpe 64<br />
TH RU.03/0359 Renalds Herne, Coldharbour Lane, Thorpe 70
RU.03/0053 Date reg: 21/01/2003 Ward OUTSIDE BOUNDARIES<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
CENTRAL AREA & PART OF INDUSTRIAL PARK, SOPWITH DRIVE,<br />
BROOKLANDS, WEYBRIDGE<br />
DEMOLITION OF BUILDINGS, REMOVAL OF PART RUNWAY,<br />
ERECTION OF HERITAGE/TECHNOLOGY CENTRE, DRIVING<br />
CIRCUIT, HOTEL, BUSINESS (CLASS B1) BUILDING WITH<br />
ASSOCIATED PARKING, ACCESS ROAD, RECREATIONAL PARK AND<br />
RIVERSIDE WALKS<br />
CONSULTATION BY ADJ. AUTHORITY<br />
Daimler Chrysler UK Retail Ltd<br />
Local Plan: Elmbridge <strong>Borough</strong> Local Plan (August 2000)<br />
1. Introduction<br />
1.1 This is a consultation by Elmbridge <strong>Borough</strong> <strong>Council</strong> seeking the<br />
Committee’s formal views, as a neighbouring Authority, on an outline<br />
proposal for the development of the Central Area of Brooklands.<br />
2. Site<br />
2.1 The Central Area of Brooklands comprises the former British Aerospace<br />
runway together with parts of the remaining historic racing track. It is<br />
bounded on the east by the River Wey, to the south by residential<br />
development, to the west by the Brooklands Industrial Park and Sopwith<br />
Drive and to the north by the embankment of the London-Portsmouth<br />
railway line which also marks the administrative boundary of <strong>Runnymede</strong>.<br />
2.2 The Central Area lies within the Green Belt and also in an area liable to<br />
flood. The current application site which extends over some 60ha and in<br />
addition to the Central Area includes a triangular piece of land in the northwest<br />
corner adjacent to the Brooklands Industrial Park which is within the<br />
urban area (employment use) as defined in the Elmbridge Local Plan.<br />
2.3 The whole site is also within the Brooklands Conservation Area.<br />
2.4 The means of access to Brooklands on the western side is via the A318.<br />
This access connects through Brooklands to the B374 on the eastern side<br />
and the A245 to the south. The A318 enters the <strong>Borough</strong> under the single<br />
arch railway bridge at Byfleet and New Haw station. The A318 runs<br />
northwards crossing the Wey Navigation at the junction with Woodham<br />
Lane (B385) and continues north through the centre of Addlestone to<br />
Addlestone Moor where it connects with the A317, the feeder road leading<br />
to Junction 11 of the M25.<br />
2.5 The Central Area has a wide variety of uses, many of which are understood<br />
to be unauthorised. The more significant uses include a Sunday Market, a<br />
motor bike training compound, a Kart racing circuit and the open storage of<br />
vehicles.<br />
3. History
3.1 Brooklands has a long and complex planning history upon which this<br />
<strong>Council</strong> has made formal representations from time to time when it<br />
appeared that proposed developments would adversely affect the <strong>Borough</strong>.<br />
Such has been the case with the various schemes for the redevelopment of<br />
the Central Area, including proposals in 1990 for a business park of some<br />
65,000m 2 (700,000 sq ft).<br />
3.2 The Committee objected strongly to that 1990 proposal on the grounds of<br />
the Green Belt, employment and housing policy issues and the problems of<br />
traffic generation.<br />
3.3 The application was subsequently dismissed on appeal following a Public<br />
Inquiry at which the <strong>Council</strong> gave evidence.<br />
3.4 The Brooklands Local Plan First Alteration 1992 finally confirmed the<br />
Central Area within the approved Green Belt, following a Local Plan Inquiry<br />
and a High Court challenge. The relevant Local Plan is now the Elmbridge<br />
<strong>Borough</strong> Local Plan which was adopted in August 2000.<br />
3.5 In 1998 the <strong>Council</strong> was consulted on a proposal for the erection of a 60<br />
bed hotel (2,323m 2 ), restaurant (325 m 2 ), offices (2,787 m 2 ) and tennis<br />
centre (790 m 2 ) - with associated recreational open space, landscaping and<br />
flood compensation works, following demolition of the Air Hanson building<br />
(RU.98/0455). The Committee at its meeting in June 1998 raised no<br />
objections subject to the applicants entering into an appropriate agreement<br />
to secure the remainder of the Central Area (outside the proposed built<br />
development) as open land and to preclude its possible future<br />
development. In addition, the Committee expressed the need for very<br />
careful consideration to be given to the proposed improvements to the<br />
River Wey and in particular the safety aspects as the river here (and<br />
through <strong>Runnymede</strong>) is very fast flowing.<br />
4. The Proposals<br />
4.1 This is an outline application by Daimler Chrysler UK Retail Ltd for the<br />
demolition of some existing structures and removal of part of the runway,<br />
the construction of a Mercedes Heritage and Technology Centre (of 8,500<br />
m 2 footprint) with driving circuit, an 80 bed hotel, Class B1 offices<br />
development (of 3,690 m 2 footprint), the formation of a new access road,<br />
provision of a recreational park with riverside walks and parking for all uses.<br />
There would additionally be flood compensation works, clearance of<br />
unauthorised uses and fly-tipping and extensive car parking and<br />
landscaping.<br />
4.2 The Heritage and Technology Centre (HTC) would comprise a range of<br />
facilities associated with Mercedes Benz cars, including sales and<br />
servicing, a ‘driver experience facility’, provision for corporate events,<br />
heritage and technology exhibition space and space for public events and<br />
catering.<br />
4.3 The application lists the following elements:<br />
• the construction of a Heritage and Technology (HTC) building;<br />
• the construction of driving experience circuit;
• the creation of an additional access to the Brooklands Museum and the<br />
provision of a replacement car park;<br />
• the development of an hotel;<br />
• the development of B1 business premises on allocated employment<br />
land within Brooklands Industrial Estate;<br />
• a landscaping and lighting scheme for the area north of the Wellington<br />
Way;<br />
• the gifting of land south of the Wellington Way for the creation of a<br />
community park (south of the Wellington Way), and the creation of a<br />
permissive riverside pathway (on land north of the Wellington Way);<br />
• remediation works to an area of contaminated land at the foot of the<br />
Byfleet Banking in the southern portion of the Central Area;<br />
• the development and implementation of a Conservation and<br />
Management Plan for the historic features of the Central Area;<br />
• removal of the Air Hanson Building (1,985 m 2 )<br />
• flood compensation measures;<br />
• offering the Wellington Way for adoption as a public highway;<br />
• facilitating the provision of a bus service between the site and adjoining<br />
railway stations.<br />
4.4 The main built elements are the HTC building, the hotel and the B1<br />
premises. These three buildings are to be located at the northern end of<br />
the site immediately south of the railway line.<br />
4.5 The HTC comprises what the applicants described as a ‘landmark’ or<br />
‘signature’ building up to 21.75m high. The building is stated as having “a<br />
number of purposes” but with the “main objective” being “to celebrate the<br />
history, technology and achievements of the Mercedes-Benz brand of<br />
automobile” and will house displays, information and historical artefacts<br />
from the long history of the Mercedes-Benz brand, technology, safety<br />
features and automobile information will also be featured, a restaurant and<br />
other hospitality facilities, multi-purpose theatre, exhibition areas,<br />
conference areas, after-sales technology and diagnostics area, reception,<br />
car exhibitions, a retail and specification area and a viewing terrace and<br />
gallery.<br />
4.6 The application is accompanied by a full Environmental Statement (ES)<br />
under the Town and Country <strong>Planning</strong> (Environmental Impact Assessment)<br />
(England and Wales) Regulations 1999.<br />
4.7 With regard to access and transport, the ES includes a traffic assessment<br />
which concludes that the “predicted impacts of the proposed development<br />
will cause nil detriment to highway and road junctions”. The applicants<br />
state that this will be achieved through a combination of removal of most of<br />
the existing uses that generate traffic, implementation of a ‘Brooklands-wide<br />
Travel Plan’ and proposed improvements to the bus route from Woking to<br />
Weybridge.
4.8 The ES has since been supplemented by an ‘Alternative Sites Study’<br />
(received by this <strong>Council</strong> in May 2003) which seeks to assess the<br />
acceptability of other potential sites within the south east of England.<br />
5. Consultations<br />
5.1 Elmbridge <strong>Borough</strong> <strong>Council</strong> is the <strong>Planning</strong> Authority for this application and<br />
responsible for undertaking the required consultations.<br />
5.2 The application has been subject to public advertisement by the applicants<br />
under the Environmental Assessment Regulations and by Elmbridge<br />
<strong>Borough</strong> <strong>Council</strong>.<br />
6. <strong>Planning</strong> Considerations<br />
6.1 The main considerations so far as this <strong>Borough</strong> is concerned in respect of<br />
this application are those of Green Belt policy, the likely impact of traffic<br />
generation, and any flooding implications. The County <strong>Council</strong> will be<br />
looking at the strategic planning issues including the possible contribution<br />
of the development to the spatial strategy of the emerging Structure Plan in<br />
relation to economic growth. Other considerations including conservation,<br />
flooding, landscaping and design are essentially matters for Elmbridge<br />
<strong>Borough</strong> <strong>Council</strong>.<br />
Green Belt Issues<br />
6.2 The Inspector who reported on the 1990 appeal considered that there was<br />
“no doubt” that the Central Area of Brooklands “serves to divide not only the<br />
two towns [Byfleet and Weybridge] but the east and west areas [of<br />
Brooklands]” and that “it serves a clear Green Belt function in terms of the<br />
advice in PPG2”. PPG2 (Green Belts) provides for a presumption against<br />
inappropriate development within the Green Belt which includes the<br />
construction of new buildings unless for specified purposes. The major built<br />
development now proposed would consist of a Heritage and Technology<br />
Centre for Mercedes coupled with the construction of a driving experience<br />
circuit, the creation of an additional access to Brooklands Museum, a<br />
replacement car park and an hotel, all located to the northern end of the<br />
Central Area within the Green Belt. The development of Class B1 office<br />
premises would be on the remaining part of the allocated strategic<br />
employment land of the Brooklands Industrial Estate, again to the northern<br />
end close to the main railway embankment.<br />
6.3 The proposals for buildings within the Green Belt are inappropriate<br />
development and therefore, by definition, a form of encroachment and<br />
harmful. Very special circumstances are required for an exceptional case,<br />
sufficient to override the harm caused by inappropriateness and any other<br />
material harm.<br />
6.4 With regard to very special circumstances, the proposals place heavy<br />
emphasis on the heritage aspects of the scheme including the restoration of<br />
surviving features, re-instatement of others, and the connection with the<br />
Brooklands Museum. In addition the proposal includes the provision of a<br />
community recreational park and a public thoroughfare along Wellington
Way, and deals with what are understood to be an increasing number of<br />
unauthorised uses on the land and also areas of contamination.<br />
6.5 The Alternative Sites Study (ref. para 4.8 above) has now been submitted<br />
as further evidence of the very special circumstances to justify a case for<br />
development. The study comprised an 18 month review of various sites<br />
using specified selection criteria and search methodology. It concludes that<br />
Brooklands is the only one that met or partially met all the search criteria<br />
chosen. The DERA site at Longcross was among the sites assessed in the<br />
Study.<br />
6.6 It is acknowledged that the proposals offer an opportunity for achieving a<br />
number of local benefits, for example the Community Park, as well as<br />
potential for safeguarding the unique Brooklands heritage resource which is<br />
nationally important. In addition the scheme would provide some certainty<br />
and protection for the remaining open Green Belt within the Central Area, a<br />
matter which the Committee felt was important with the previous scheme<br />
(ref. para 3.5 above). However the proposal represents a major incursion<br />
into the Green Belt on <strong>Runnymede</strong>’s boundary and on land which forms an<br />
integral part of the broad sweep of open countryside which comprises the<br />
shallow valley of the River Wey. It is not considered that the very special<br />
circumstances claimed are sufficiently compelling to justify an exceptional<br />
case for such a significant departure from Green Belt policy.<br />
6.7 The Alternative Sites Study does not appear to have undertaken a<br />
sufficiently robust assessment of other sites to demonstrate that<br />
sequentially more preferable sites for either the whole scheme or elements<br />
of it are unavailable. It is therefore considered that this study adds little<br />
weight to the claimed very special circumstances.<br />
6.8 An objection on Green Belt policy grounds is therefore recommended.<br />
Highway and Transportation Issues<br />
6.9 The main areas of concern for this Authority in respect of these issues are<br />
how the proposed development might impact upon the <strong>Borough</strong>’s highway<br />
network and the potential environmental affect this might have. The<br />
applicant’s Traffic Assessment (TA) has concluded that there will be “nil<br />
detriment to highway and road junctions” and that the proposed Travel Plan<br />
has the potential to further improve the travel situation.<br />
6.10 The TA predicts a 2% increase in two-way vehicular movements in Byfleet<br />
Road as a result of the proposed development. It is understood from the<br />
County Highways Authority that an increase of this order would not give rise<br />
to concern in terms of highway capacity.<br />
6.11 The County <strong>Council</strong> has however indicated that at the present time<br />
adequate transportation infrastructure to accommodate the development<br />
has yet to be agreed and the likely traffic generation and potential<br />
environmental impact has not yet adequately addressed. There are<br />
therefore important outstanding concerns in relation to strategic<br />
transportation policy and it is therefore recommended that an objection<br />
should also be raised in this respect.
Flooding Issues<br />
6.12 The site lies within the flood plain of the River Wey. The application is<br />
accompanied by a Flood Risk Assessment (FRA). The FRA identifies<br />
various mitigation measures and these have been incorporated with the<br />
proposed scheme to compensate for the loss of flood capacity. The views<br />
of the Environment Agency are not known, however the concerns for<br />
<strong>Runnymede</strong> will be that such measures are sufficient to ensure the<br />
development will not increase the risk of flooding downstream within the<br />
<strong>Borough</strong>. Elmbridge <strong>Borough</strong> <strong>Council</strong> should be requested to have full<br />
regard for this concern in their consideration of the application.<br />
Conclusion<br />
6.13 The Committee would undoubtedly wish to support an acceptable scheme<br />
which secured the long term future of the Central Area of Brooklands in a<br />
satisfactory manner in terms of both the Green Belt, the local highway<br />
network and matters of flooding. Clearly it will be for Elmbridge <strong>Borough</strong><br />
<strong>Council</strong>, in the first instance, to assess whether or not this is an acceptable<br />
scheme given all the circumstances and material considerations. In coming<br />
to any such decision Elmbridge <strong>Borough</strong> <strong>Council</strong> will among other matters,<br />
need to consider fully this <strong>Borough</strong>’s objections in respect of the Green Belt<br />
and highways-related issues and to ensure that the concerns regarding<br />
flooding are adequately addressed.<br />
Officers’ Recommendation<br />
OBJECT for the following reasons:<br />
1. The proposal conflicts with the policy for the preservation of the<br />
Metropolitan Green Belt, as defined and described in Policies PE1<br />
and PE2 of the Surrey Structure Plan 1994, Policy LO4 of the Surrey<br />
Structure Plan Deposit Draft December 2002 and Policy GB2 of the<br />
Elmbridge <strong>Borough</strong> Local Plan August 2000, and it is not considered<br />
that sufficient reasons have been put forward in support of the<br />
application to amount to very special circumstances justifying the<br />
development.<br />
2. It has not yet been demonstrated that the proposals are compatible<br />
with the transport infrastructure in the area, in terms of the level of<br />
trip generation and the impact of the development traffic on the local<br />
highway network, contrary to the requirements in Policy MT2 of the<br />
Surrey Structure Plan Deposit Draft December 2002 and the advice<br />
in <strong>Planning</strong> Policy Guidance Note 13.<br />
Informatives:<br />
1. Elmbridge <strong>Borough</strong> <strong>Council</strong> are requested to ensure that the<br />
development will not give rise to any increased risk of flooding from<br />
the River Wey downstream of the site, but which lies within the<br />
<strong>Borough</strong> of <strong>Runnymede</strong>.
RU.02/1503 Date reg: 30/12/2002 Ward CHERTSEY ST ANNS<br />
LOCATION: LAND ADJACENT TO TWO BRIDGES OFFICE & LAND R/O THE<br />
RIVER BOURNE LEISURE CENTRE HERIOT ROAD, CHERTSEY<br />
PROPOSAL: ERECTION OF GUARDRAILS ALONG FOOTPATH ADJACENT<br />
TO THE RIVER BOURNE<br />
TYPE: FULL PLANNING PERMISSION<br />
APPLICANT: Director of Administration and Leisure, <strong>Runnymede</strong> <strong>Borough</strong><br />
<strong>Council</strong><br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration, April 2001: SV2, BE24, BE5, BE2<br />
1. Site<br />
1.1 The area of land subject to this application is a footpath which lies adjacent<br />
to the River Bourne running from the office buildings at Two Bridges to the<br />
rear of the River Bourne Leisure Centre and is within the flood plain and<br />
Chertsey Conservation Area.<br />
2. History<br />
2.1 No previous history.<br />
3. Application<br />
3.1 The applicant has applied to erect guardrails, which would be<br />
1.25 metres high, and run for a length of 120 metres.<br />
3.2 The guardrails would be made of galvanised steel and be painted black.<br />
3.3 The application requires permission, as the proposal is over 1 metre in<br />
height, adjacent to a highway.<br />
4. Consultations<br />
4.1 The application has been advertised in local newspapers and<br />
has been advertised in the <strong>Council</strong>’s weekly list of<br />
applications. Four individual letters have been sent out to<br />
neighbouring properties. No letters of representation has<br />
been received.<br />
4.2 The County Highways Authority have no requirements to make regarding<br />
this application.<br />
4.3 The <strong>Council</strong>’s Conservation Advisor has been consulted and has no<br />
concerns with regards to the proposal.
5. <strong>Planning</strong> Considerations<br />
5.1 The site is located within the Chertsey Conservation Area and the flood<br />
plain; therefore these are the main considerations to be taken into account<br />
when determining this application.<br />
5.2 In terms of the impact the proposal would have on the<br />
Conservation Area, it is considered that the proposal by<br />
reason of its purpose for safety and simplistic design would<br />
not unduly harm the characteristics of the Conservation<br />
Area. There are a variety of railing types, with no fixed<br />
standard, within the surrounding vicinity. The proposed<br />
railings would not be out of keeping with the surroundings<br />
or harmful to the characteristics of the Conservation Area.<br />
5.3 The railings would be only some 5 cms higher than could be erected under<br />
permitted development.<br />
5.4 Having regard to the impact on the flood plain, the guardrails would be of an<br />
open design, enabling flood water to flow through and as such would not be<br />
an impediment.<br />
5.5 In conclusion, it is considered that the proposal would not harm the<br />
characteristics of the Conservation Area, nor would it adversely affect the<br />
flood plain. Therefore is considered to be in accordance with policies within<br />
the Local Plan and is recommended for approval.<br />
5.6 Consideration has been given to the requirements of Article 8 and Article 1<br />
of the First Protocol of the European Convention on Human Rights. It is not<br />
considered that the granting of permission would result in a violation of any<br />
objectors’ rights under the Convention.<br />
Officers’ Recommendation<br />
GRANT subject to the following conditions:<br />
1. Duration (Other than Outline) (C3)<br />
2. No Departure (Full <strong>Applications</strong>) (C4)<br />
Informative:<br />
1. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-<br />
Drawing Number:<br />
Date Received:<br />
Red Line Plan 20.12.02<br />
Details of Guardrail 20.12.02
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge<br />
or other land forming part of the highway.
RU.03/0189 Date reg: 18/02/2003 Ward THORPE<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
LONGSIDE LAKE, THORPE LEA ROAD, EGHAM<br />
RENEWAL OF PLANNING PERMISSION RU.97/0445 TO ALLOW<br />
BAREFOOT AND WATER SKIING ON THE LAKE<br />
FULL PLANNING PERMISSION<br />
Lafarge Aggregates Limited<br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration April 2001: GB1, GB5, SV2<br />
1. Site<br />
1.1 Longside Lake is located on the western side of the M25 Motorway. The<br />
main access to the site is a bridge over the motorway, which can be<br />
accessed off Thorpe Bypass that runs parallel to the motorway. The village<br />
of Thorpe is located to the east of the site and Thorpe Green to the south.<br />
1.2 The motorway runs along the eastern boundary and is raised slightly higher<br />
than the lake and the surrounding fields. This boundary is open with the<br />
exception of some sparsely spaced trees. The western boundary consists<br />
of a line of dense trees and the dwellings beyond these trees are not visible<br />
from the site. To the south of the site are the residential dwellings in Thorpe<br />
Green. The rear gardens of these properties back on to an open area<br />
leading down to the lake.<br />
1.3 The lake covers a significant proportion of the site. There is a small island<br />
at the northern end of the lake, which has a number of trees located upon it.<br />
The main access over the bridge is also at the northern end of the site. At<br />
this end of the site is an open area. There is evidence of the former<br />
clubhouse in the form of some hard standing in this area.<br />
1.4 The site is in the Green Belt, within the Flood Plain and in an Area of<br />
Archaeological Importance.<br />
2. History<br />
2.1 There is substantial history for the site, below is the most relevant to this<br />
application.<br />
2.2 RU.82/0769 Outline application for erection of Club building<br />
(Retrospective)<br />
GRANT<br />
24/01/1983<br />
2.3 RU.97/1145 Proposed extension of use to allow barefoot and water<br />
skiing<br />
GRANT<br />
17/02/1998<br />
2.4 RU.01/0075 Temporary parking of up to 25 static caravans<br />
for a period of up to 31st December 2002<br />
REFUSE 02/02/2001
3. Application<br />
3.1 This is a full application for the renewal of <strong>Planning</strong> Permission RU.97/1145<br />
to allow barefoot and water skiing on the lake.<br />
3.2 <strong>Planning</strong> Permission RU.97/1145 restricted the use of the lake for barefoot<br />
and water skiing to the months of May until September. The hours of use<br />
were also restricted to between 5pm and 9.30pm Monday until Friday, 9am<br />
until 9.30pm on Saturdays and 11am until 9.30pm on Sundays and Bank<br />
Holidays. Although this application is for the renewal of <strong>Planning</strong><br />
Permission RU.97/1145 there would be three alterations - these are the<br />
user, the months of the proposed use and the hours of use.<br />
3.3 The previous consent which was never implemented was personal to<br />
Waterboatmen Limited. The owners Lafarge Aggregates Limited are<br />
looking to let the site to a recognised barefoot and water skiing body. The<br />
proposed use would operate between March and September and during the<br />
afternoons during weekdays and from 10.00 a.m. to 8 p.m. on Saturdays<br />
and Sundays.<br />
3.4 The applicant has not proposed changing rooms, a clubhouse or any other<br />
built structure with this application.<br />
4. Consultations<br />
4.1 The application has been advertised on the <strong>Council</strong>’s Weekly list of<br />
<strong>Planning</strong> <strong>Applications</strong> and 26 individual letters of notification have been sent<br />
out to neighbouring properties. Seven letters of objection have been<br />
received, the contents of which are summarised below;<br />
• Noise<br />
• Disturbance to wildlife<br />
• Water Pollution<br />
• Generation of Traffic<br />
• Similar facility exists nearby (Thorpe Water Ski)<br />
• Devalues Property<br />
• Increase in foot traffic would affect privacy and security<br />
• Concerns for the safety of the general public using the lake and<br />
surrounding area; such users include fishermen, windsurfers and<br />
students sunbathing<br />
4.2 Surrey Wildlife Trust have no objection to the proposal.<br />
4.3 Surrey County <strong>Council</strong>’s Archaeological Officer has been consulted and has<br />
no objection<br />
4.4 County Highways Authority have no objection to the proposal.
4.5 No adverse comments have been received from the Environmental<br />
Protection Section on this application.<br />
4.6<br />
5. <strong>Planning</strong> Considerations<br />
5.1 This is a full planning application for the renewal of <strong>Planning</strong> permission<br />
RU.97/1145 to allow barefoot and water skiing on Longside lake. The main<br />
considerations for this application are the impact on the Green Belt, and the<br />
impact on the residential amenities of the neighbouring properties.<br />
5.2 <strong>Planning</strong> permission RU.97/1145 established the principle of the proposed<br />
use in the Green Belt. There have been no significant changes in policy<br />
affecting this proposal since 1998.<br />
5.3 Policy GB1 of the <strong>Runnymede</strong> <strong>Borough</strong> Local Plan Second Alteration April<br />
2002 states that one of the objectives of the Green Belt is to provide<br />
opportunities for access to the open countryside for the urban population<br />
and to provide outdoor sport and outdoor recreation near urban areas. This<br />
policy is taken directly from <strong>Planning</strong> Policy Guidance Note 2: Green Belts<br />
(January 1995). The proposed use is an appropriate outdoor recreational<br />
use in the Green Belt. The use does not conflict with the openness of the<br />
Green Belt particularly as no built development has been proposed.<br />
5.4 Paragraph 31 of <strong>Planning</strong> Policy Guidance Note 17: <strong>Planning</strong> for Open<br />
Space, Sport and Recreation states that planning applications which rely on<br />
a natural feature, in this instance water, should only be granted where the<br />
impact of the sport and recreational activities on natural features can be<br />
minimised. The applicant is proposing that there would be one boat towing<br />
one skier at any one time. The applicant states that there would be a<br />
maximum of 40 car movements in a day, this would be 20 in and 20 out. It<br />
is considered that this would be a low-key use which would not be<br />
detrimental on this natural feature. Surrey Wildlife Trust do not object to this<br />
proposal from a wildlife perspective.<br />
5.5 The neighbouring properties most likely to be affected by the proposal are<br />
the 15 dwellings located to the south of the lake on Thorpe Green. The<br />
main access to the site is at the northern end therefore it is unlikely that the<br />
use would generate additional vehicular or significant foot traffic at the<br />
southern end of the lake. The applicant states that the lake would only be<br />
used by one boat with one skier at any one time. This level of activity can<br />
be controlled by a condition. This low-key use is unlikely to generate noise<br />
levels above that of the adjacent motorway or cause significant disturbance<br />
to these dwellings which are located a substantial distance from the edge of<br />
the lake.<br />
5.6 Concerns relating to the value of property and the safety of users on the<br />
lake are not material planning considerations.
5.7 It is however recommended that this application be granted on<br />
a temporary basis for two years to monitor the noise and<br />
disturbance impact on the residential amenities of the<br />
neighbouring properties and the wildlife on the lake.<br />
5.8 Consideration has been given to the requirements of Article 8<br />
and Article 1 of the First Protocol of the European<br />
Convention on Human Rights. It is not considered that the<br />
granting of permission would result in a violation of any<br />
objectors’ rights under the Convention.<br />
Officers’ Recommendation<br />
GRANT subject to the following conditions:<br />
1. Temporary Period (C27) - ‘2’ ’31.5.05’<br />
2. No Departure (Full <strong>Applications</strong>) (C4)<br />
3. The use hereby permitted shall only be carried out between 1st<br />
March and 30th September each year and at no other time without<br />
the prior consent, in writing, of the <strong>Planning</strong> Authority.<br />
Reason: In the interests of the amenities of residential properties in<br />
the area.<br />
4. The use hereby permitted shall only be carried out between 12.00<br />
and 20.00 hours Mondays to Fridays, 10.00 and 20.00 hours on<br />
Saturdays, Sundays and Bank Holidays and at no other time without<br />
the prior permission, in writing, of the <strong>Planning</strong> Authority.<br />
Reason: In the interests of the amenities of residential properties in<br />
the area.<br />
5. No amplification or public address system shall be operated on the<br />
site.<br />
Reason: To accord with the terms of the application.<br />
6. No floodlights should be erected on the application site and the lake<br />
shall only be used for sporting activities during daylight hours.<br />
Reason: In the interests of the ecology of the area.<br />
7. There shall be only one boat towing one skier on the lake at any one<br />
time.<br />
Reason: To ensure a low key use in order to protect the residential<br />
amenities of the neighbouring properties and the wildlife.
Informatives:<br />
1. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-<br />
Drawing Number:<br />
Date Received:<br />
Site Plan x 2 17.2.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge or<br />
other land forming part of the highway.<br />
2. The applicants/potential users’ attention is drawn to the requirements<br />
of the International Water Ski Federation Environmental Handbook<br />
for Towed Water Sports and the British Water Ski National Water<br />
Skiing Facilities Strategy before commencing any skiing on the lake.<br />
In addition, the applicant should conduct a bird survey to verify the<br />
species of birds and wildlife on and around the lake and discuss any<br />
mitigation measures with the Surrey Wildlife Trust (tel. no. 01483<br />
488055).
RU.03/0238 Date reg: 04/03/2003 Ward VIRGINIA WATER<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
REDLANDS FARM, LYNE LANE, VIRGINIA WATER<br />
ERECTION OF 22.85 METRES HIGH EMERGENCY SERVICES MOBILE<br />
RADIO COMMUNICATIONS TOWER WITH 2 PANEL ANTENNAS<br />
TOGETHER WITH ASSOCIATED EQUIPMENT CABINETS AND<br />
COMPOUND FOR A TEMPORARY PERIOD OF 2 YEARS<br />
FULL PLANNING PERMISSION<br />
Airwave mm02<br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration April 2001: SV3, GB1, BE10<br />
1. Site<br />
1.1 Redlands Farm is located on the western side of Lyne Lane, near the<br />
junction of the M25 and M3. The two busy motorways run to the east and<br />
south of the site. There is a residential area to the north of the site beyond<br />
the river.<br />
1.2 Lyne Lane is considerably higher than the surrounding fields and is lined<br />
with trees standing at a height of 8–10 metres, which continue around the<br />
adjacent fields and along the river. There are two other radio masts either<br />
side of Lyne Lane near the application site.<br />
1.3 Redlands Farm, Redlands Farm Barn and The Church of Holy Trinity are all<br />
Grade II listed buildings in the vicinity of the site.<br />
1.4 The site is located within the Green Belt.<br />
2. History<br />
2.1 The history below relates to telecommunication development on Redlands<br />
Farm and not specifically to the plot identified for this proposal.<br />
2.2 RU.92/0833 20 metre high telecommunications tower with 6 no. sectored<br />
antennas and 2 no. 600 mm diameter transmission dishes<br />
mounted on top, plus, fenced compound containing tower<br />
and base transceiver station. (Rev. plans received 13.11.92)<br />
GRANT 04/12/1992<br />
2.3 RU.95/0614 Extension of existing 20 metre high telecommunications<br />
mast to 25 metres GRANT 22/08/1995<br />
2.4 RU.00/0564 Notification under part 24 of the GDPO 1990, for the<br />
installation of 1 equipment cabin, 4600mm dish and 6<br />
antennas on existing 25 metre mast, including enlargement<br />
of compound GRANT 30/05/2000<br />
3. Application
3.1 This is a full application for the erection of an emergency services mobile<br />
radio communications tower with 2 panel antennas together with associated<br />
equipment cabinet and compound for a temporary period of two years.<br />
3.2 It would be located in the south eastern corner of a field adjacent to Lyne<br />
Lane (which is 6–7 metres higher than the field) in close proximity to the two<br />
other radio masts on the northern side of the M25.<br />
3.3 The communication tower would be a lattice style and have a height of 22.85<br />
metres. There would also be an equipment cabin and a generator. Security<br />
fencing (1.4 metres in height) would be erected around the tower and<br />
associated equipment.<br />
3.4 The applicant seeks planning permission for a temporary period of two<br />
years. There is a requirement to cover an area to the west of the M25/M3<br />
junction along the M3 and including Virginia Water. The most suitable site<br />
for the long-term is an existing mast at Chertsey sewage treatment works.<br />
This site however would not be available in time for the start of Airwave<br />
(previously known as Public Safety Radio Communications Project) and<br />
therefore a temporary arrangement is required.<br />
3.5 A supporting letter has been submitted as part of the application from the<br />
Airwave Project Manager for Surrey Police. The letter outlines the<br />
background of the application and the importance of Airwave in the<br />
operational policing throughout the <strong>Borough</strong> of <strong>Runnymede</strong>. Airwave is to<br />
be delivered against a national government contract by mmO2, which won<br />
the contract after a European competition. The letter states that: “The<br />
Government has effectively mandated police forces to use the system by<br />
providing national funding arrangements. It has also withdrawn the radio<br />
frequencies used by our current systems and sold them for use by others –<br />
they will be unavailable to us by 2005. Therefore, there is no ‘do nothing’<br />
option for Surrey Police, nor is there an opportunity to adopt a different<br />
course of action – we must implement Airwave within Surrey.”<br />
4. Consultations<br />
4.1 The application has been advertised on the <strong>Council</strong>’s weekly list. One letter<br />
of objection has been received from The Thorpe Ward Residents’<br />
Association. The Association objects on grounds of visibility and noise.<br />
The letter states that the site is in an area which is highly visible from all<br />
directions and there is minimal existing screening available. In addition it is<br />
commented that the noise from the generator would have a detrimental<br />
effect on the surrounding area.<br />
4.2 The County Highways Authority has been consulted and has no<br />
requirements<br />
5. <strong>Planning</strong> Considerations<br />
5.1 This is a full application for the erection of a 22.85 metre high emergency<br />
services mobile radio communications tower with 2 panel antennas together
with associated equipment cabinets and compound for a temporary period<br />
of 2 years.<br />
5.2 The main considerations for this application would be the impact on the<br />
openness of the Green Belt in terms of its siting and appearance.<br />
Consideration also needs to be given to the impact of the proposal on the<br />
residential properties to the north of the site and the setting of the Grade II<br />
Listed Buildings.<br />
5.3 Paragraph 65 of <strong>Planning</strong> Policy Guidance Note 8: Telecommunications<br />
(August 2001) states that in Green Belts telecommunication developments<br />
are likely to be inappropriate unless they maintain openness. Inappropriate<br />
development may proceed only if very special circumstances are<br />
demonstrated which outweigh the degree of harm to the Green Belt. The<br />
lack of a suitable alternative site that would meet the needs of network<br />
coverage or capacity might be considered as very special circumstances.<br />
5.4 The applicant is currently negotiating a site share arrangement at Chertsey<br />
sewage treatment site. This site share will not be in place by this summer<br />
when the Public Safety Radio Communication Project starts. This site is a<br />
temporary arrangement only. The applicant states that the two masts in the<br />
immediate vicinity are not tall enough or strong enough for mast sharing.<br />
Both masts would need to be demolished and replaced which is not a<br />
practical solution for a temporary arrangement. The applicant also states<br />
that the antennas used by cellular and Airwave masts are different and it is<br />
not technically possible to mount the antennas at the same level on the<br />
same structure.<br />
5.5 Surrey Police state that radio communication is essential for effective<br />
policing. The current radio systems are entirely unsuitable for the modern<br />
environment. Two different systems, one for contact with vehicle mounted<br />
sets and one for handheld sets are in use. Both types are elderly and both<br />
use technology that is nearly obsolete. Currently radio coverage for the<br />
emergency services is patchy, signal quality is frequently poor and it is easy<br />
to monitor transmissions. Airwave is a digital, encrypted system that will<br />
provide hugely improved transmission quality, greater reliability and<br />
protection from eavesdropping. It can also allow private calls between<br />
officers as well as enhanced facilities for dealing with incidents (there are<br />
opportunities to effect common radio communication between the different<br />
emergency services which is currently almost impossible).<br />
5.6 Surrey Police state that this is not a commercial ‘phone operation but is a<br />
service on which operational policing depends.<br />
5.7 The mast would be located adjacent to Lyne Lane and the M25 and M3<br />
junction. The carriageway is 6-7 metres higher than the field in which the<br />
communication tower would be sited. Viewed from any angle the tower<br />
would have a backdrop of trees, although it would be higher. Given the<br />
proposed location there is also the infrastructure associated with the<br />
Motorways including signage, bridges, street lamps, telegraph poles and the<br />
two additional masts in the locality. Consequently it will not be seen as too<br />
much of an isolated or prominent structure. It is considered that a
combination of the location, the temporary nature of the mast and its<br />
importance to the Police service constitute a very special circumstance for<br />
allowing inappropriate development in the Green Belt.<br />
5.8 As Redlands Farm, Redlands Farm Barn and The Church of Holy Trinity are<br />
listed buildings in the locality. Special regard must be given to the setting of<br />
these listed buildings. Given the substantial distance between the proposed<br />
site and these buildings it is unlikely that proposed communication tower<br />
would be detrimental to the setting of these listed buildings.<br />
5.9 The nearest residential properties along Green Lane are in excess of 200<br />
metres to the north of the proposed site. The dwellings are beyond the river<br />
and trees, which line the river. From this direction it is possible to see the<br />
mast through the trees, but it would sit in front of the motorway and the<br />
sewage treatment works which are located beyond. Given this background<br />
and the distances involved it is unlikely that the proposal would be an<br />
incongruous or detrimental development. It is considered that these<br />
residents are unlikely to be seriously affected by the proposal.<br />
5.10 In response to the letter of objection received, the issues relating to visual<br />
impact are set out in paragraphs 5.6 and 5.7 above. In reference to the<br />
noise from the generator, it is unlikely that the generator would produce<br />
noise levels above that of the two nearby motorways, which are in close<br />
proximity.<br />
5.11 An ICNIRP Compliance Notice has been submitted which demonstrates that<br />
the installation would conform with the ICNIRP public exposure guidelines<br />
and conforms with the precautionary approach recommended by the<br />
Stewart Group’s report “mobile phones and health” laid out in <strong>Planning</strong><br />
Policy Guidance Note 8: Telecommunication (August 2001).<br />
5.12 Consideration has been given to the requirements of Article 8 and Article 1<br />
of the First Protocol of the European Convention on Human Rights. It is not<br />
considered that the granting of permission would result in a violation of any<br />
objectors’ rights under the Convention.<br />
Officers’ Recommendation<br />
GRANT subject to the following conditions:<br />
1. No Departure (Full <strong>Applications</strong>) (C4)<br />
2. The use hereby permitted shall be discontinued and the land<br />
restored to its former condition on or before 22nd May 2005. This<br />
would include the removal of the telecommunication tower, the<br />
associated equipment cabin, the generator and security fencing.<br />
Reason: To limit the effect of the proposal on this sensitive Green<br />
Belt site and its effect on the visual amenities of the area.<br />
3. The mast, associated equipment cabinet and generator hereby<br />
permitted shall be painted grey or olive green unless otherwise<br />
agreed in writing by the <strong>Planning</strong> Authority.
Informative:<br />
Reason: In the interests of visual and residential amenities.<br />
1. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-<br />
Drawing Number:<br />
Date Received:<br />
SUR042-SUR042C-01A 28.2.03<br />
SUR042-SUR042C-02A 28.2.03<br />
SUR042-SUR042C-03A 28.2.03<br />
SUR042-SUR042C-03C 28.2.03<br />
ICNIRP Compliance Notice 28.2.03<br />
Justification & Supplementary Information 28.2.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge<br />
or other land forming part of the highway.
RU.03/0270 Date reg: 12/03/2003 Ward NEW HAW<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
4 GRANGE ROAD, NEW HAW<br />
ERECTION OF TWO STORY SIDE AND REAR EXTENSION<br />
FULL PLANNING PERMISSION<br />
Mr M. Groves<br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration, April 2001: BE2 and HO9.<br />
1. Site<br />
1.1 The application site is occupied by a two-storey semi-detached dwelling<br />
situated at the eastern side of the carriageway of Grange Road. The<br />
property is surrounded by a number of residential properties and is within<br />
the urban area of New Haw.<br />
2. History<br />
2.1 CHE.16918 Erection of a garage. Building Regulations Only. Granted<br />
20/08/1963.<br />
3. Application<br />
3.1 The applicant has applied for full planning permission for the erection of a<br />
two storey side and rear extension which is 8.65 metres deep at ground<br />
floor level, reducing to 8.0 metres at first floor level, by 2.5 metres wide and<br />
has a hipped roof with a ridge height of 8.0 metres. The development would<br />
be constructed and finished in materials to match the existing property.<br />
4. Consultations<br />
4.1 The application has been advertised on the <strong>Council</strong>’s weekly list and six<br />
letters have been sent to neighbouring properties.<br />
4.2 One letter of representation have been received and their concerns are<br />
summarised below:<br />
• significant reduction in the amount of daylight to a ground floor room of<br />
No.6 Grange Road;<br />
• further reduction in the amount of daylight to the garden due to the<br />
presence of a tall fir tree;<br />
• first floor bedroom rear bedroom window would overlook the rear garden<br />
of No.6 Grange Road resulting in a loss of seclusion and privacy; and,<br />
• approval would set a precedent in favour of large extensions.
4.3 The County Highways Authority have no requirements to make<br />
regarding this application.<br />
5. <strong>Planning</strong> Considerations<br />
5.1 The application site is located in the Urban Area of New Haw where the<br />
principle of development is considered acceptable providing that the<br />
development does not adversely impact upon the street scene or<br />
neighbouring properties’ residential amenities.<br />
5.2 With regard to the impact the development would have on the street scene,<br />
the proposal is located inline with the existing property and visible from the<br />
street. It is considered that by virtue of its design and roof treatment, and<br />
the fact that it is set off the boundary by 0.85 metres, it is considered that<br />
the proposal will not have an adverse effect on the street scene.<br />
5.3 With regard to the impact on neighbouring properties’ residential amenities,<br />
it is considered that given the fact the proposal would be set off the<br />
boundary by 0.85 metres, its depth, and roof treatment, there would be no<br />
undue overlooking, or overshadowing. In relation to loss of privacy, there is<br />
an existing boundary fence between No.6 and No.4 Grange Road which<br />
would ensure there was not a significant loss of privacy to the detriment of<br />
residents at the ground floor level. In relation to the loss of privacy resulting<br />
from the proposed first floor level, the fact that the boundary elevation<br />
window is to be fitted with obscure glazing, in conjunction with the fact that<br />
the extension does not extend beyond a notional 45 o line of No.6 Grange<br />
Road it is considered that there are no grounds to warrant refusal.<br />
5.4 It is concluded that the appearance of this extension is acceptable and<br />
would not be detrimental to the area nor would the amenity of adjoining<br />
residential properties be significantly affected.<br />
5.5 Consideration has been given to the requirements of Article 8 and Article 1<br />
of the First Protocol of the European Convention on Human Rights. It is not<br />
considered that the granting of permission would result in a violation of any<br />
person’s rights under the Convention<br />
Officers’ Recommendation<br />
GRANT subject to the following conditions:<br />
1. Duration (Other than Outline) (C3)<br />
2. No Departure (Full <strong>Applications</strong>) (C4)<br />
3. Harmonising External Materials (Submission of Details/Samples)<br />
(C30)<br />
Informative:<br />
1. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-
Drawing Number:<br />
Date Received:<br />
1059/SH/1 11.03.03<br />
1059/SH/2 11.03.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge<br />
or other land forming part of the highway.
RU.03/0324 Date reg: 21/03/2003 Ward THORPE<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
4 WARWICK VILLAS, THORPE LEA ROAD, EGHAM<br />
ERECTION OF FIRST FLOOR SIDE EXTENSION<br />
FULL PLANNING PERMISSION<br />
Mr & Mrs Sanders<br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration, April 2001: HO9, BE2<br />
1. Site<br />
1.1 No. 4 is a two-storey semi-detached dwelling facing south-west onto Thorpe<br />
Lea Road. It has a single storey, flat roof side extension to its south-east<br />
elevation. Warwick Villas comprises of 6 pairs of semi-detached houses on<br />
either side of the entrance to Warwick Avenue.<br />
1.2 The site is located within the Urban Area.<br />
2. History<br />
2.1 The most recent and relevant planning history for the site is outlined below:<br />
2.2 RU.92/0519 Single storey extension to side of dwelling. Granted 1992.<br />
2.3 RU.00/0120 Formation of vehicular access onto Thorpe Lea Road.<br />
Granted March 2000.<br />
2.4 RU.00/0242 Retention of existing guttering to side extension. Granted<br />
May 2000.<br />
3. Application<br />
3.1 This is a full application for the erection of a first floor side extension above<br />
the existing flat roof side extension.<br />
3.2 It would have a width of 3 metres to the edge of the existing side extension.<br />
It would have a depth of 9.1 metres and would be stepped back 0.75 metres<br />
from the front elevation of the existing side extension. The eaves’ height<br />
along the south-east elevation would be increased from 3.2 metres to 3.6<br />
metres. The roof would be pitched in from the side boundary and would<br />
have a maximum height of 5.9 metres. The south-east roof elevation would<br />
include two velux windows.<br />
4. Consultation<br />
4.1 This application has been advertised on the <strong>Council</strong>’s weekly list of planning<br />
applications received and 3 individual letters have been sent to neighbouring<br />
properties. Two letters of representation have been received from<br />
neighbouring properties raising the following issues:
• The side extension would be unsightly, intrusive, overcrowded and out-ofkeeping<br />
with the surrounding area.<br />
• The existing side extension remains unfinished, un-rendered and poorly<br />
constructed.<br />
• Two-storey side extensions will result in a terracing effect.<br />
• The proposal will overlook No. 5 and cause overshadowing.<br />
4.2 The County Highways Authority has been consulted and has no<br />
requirements.<br />
5. <strong>Planning</strong> Considerations<br />
5.1 This is a full application for the erection of a first floor side extension directly<br />
above an existing single storey side extension. The main considerations for<br />
this application are the impact upon the street scene and character of the<br />
area and upon the neighbours’ residential amenities.<br />
5.2 Warwick Villas are two-storey semi-detached houses with hipped roofs.<br />
They are located on either side of the entrance to Warwick Avenue.<br />
Several have two-storey, flat roof rear extensions visible from Warwick<br />
Avenue. The adjoining house, no. 3, has converted the original hipped roof<br />
to a gable end with a rear facing, flat roof dormer window. The south-east<br />
end of Warwick Avenue is characterised by a mix of terraced and semidetached,<br />
two-storey houses. Many of the houses have side or rear<br />
extensions that vary in size and design.<br />
5.3 The proposed side extension would in effect result in a 1.5 storey extension<br />
which appears to be designed to have a minimum impact upon the<br />
neighbouring dwelling no. 5. Warwick Villas are staggered and the proposal<br />
would be partially obscured and not particularly prominent in the street<br />
scene. The general design of the extension is not considered to particularly<br />
enhance the character of the area, but would not result in terracing or<br />
serious visual harm. There are a broad mix of extensions found in the<br />
immediate area. The design and scale of the scheme is not considered to<br />
unduly harm the character of the surrounding area.<br />
5.4 The proposed eaves height would be increased by 0.4 metres from the<br />
existing height along the south-east common boundary. The roof would be<br />
pitched away from the side boundary to an angle matching the existing main<br />
roof elevation. The proposal includes two south-east facing roof windows.<br />
The extension appears to be designed to minimise any additional issues of<br />
overbearing effect, overshadowing or loss of privacy upon no. 5 Warwick<br />
Villas. The proposal is considered to have an acceptable impact upon the<br />
residential amenities of the neighbouring dwellings.
5.5 Consideration has been given to the requirements of Article 8 and Article 1<br />
of the First Protocol of the European Convention on Human Rights. It is not<br />
considered that the granting of permission would result in a violation of any<br />
objector’s rights under the Convention.<br />
Officers’ Recommendation<br />
GRANT subject to the following conditions:<br />
1. Duration (Other than Outline) (C3)<br />
2. No Departure (Full <strong>Applications</strong>) (C4)<br />
3. Harmonising External Materials (Submission of Details/Samples)<br />
(C30)<br />
4. Notwithstanding the provisions of the Town and Country <strong>Planning</strong><br />
(General Permitted Development) Order 1995 (or any order revoking<br />
and re-enacting that Order with or without modification) no additional<br />
windows, dormer windows or other openings shall be formed in the<br />
extension including the roof (other than those expressly authorised<br />
by the approved drawings) without the consent in writing of the Local<br />
<strong>Planning</strong> Authority.<br />
Reason: In the interests of the amenities of the occupiers of the<br />
adjoining residential properties.<br />
5. Notwithstanding any indication otherwise given on the plan hereby<br />
permitted, the high level windows in the south-east facing roof<br />
elevation shall have a minimum internal cill height of 1.65 metres<br />
above finished floor level.<br />
Informative:<br />
Reason: In the interests of amenity of the neighbouring property, no.<br />
5 Warwick Villas.<br />
1. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-<br />
Drawing Number:<br />
Date Received:<br />
1641 Issue A 20.3.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge<br />
or other land forming part of the highway.
RU.03/0327 Date reg: 25/03/2003 Ward ENGLEFIELD GREEN EAST<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
14 VICTORIA STREET, ENGLEFIELD GREEN<br />
ERECTION OF TWO STOREY SIDE AND REAR EXTENSIONS, FRONT<br />
AND REAR DORMERS AND CONVERSION OF EXISTING LOFT<br />
SPACE ALL TO FORM 3 ADDITIONAL FLATS<br />
FULL PLANNING PERMISSION<br />
Mr J Wall<br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration, April 2001: HO1, HO9, BE2, SHO1<br />
1. Site<br />
1.1 No. 14 is a two-storey property fronting north onto Victoria Street. It is<br />
located in a terrace of five units, which have a mix of residential and<br />
commercial/retail uses at ground floor. The properties in the terrace have<br />
rear, two-storey extensions which appear to be original. No. 12 in the<br />
terrace appears to have a loft conversion with roof windows.<br />
1.2 The site is located within the Urban Area.<br />
2. History<br />
2.1 There is no recent or relevant planning history for the above site.<br />
3. Application<br />
3.1 This is a full application for the erection of a two-storey side and rear<br />
extension and front and rear dormer windows to the existing building. The<br />
extensions would enable the provision of three additional flats. The shop<br />
unit on the ground floor would remain as existing.<br />
3.2 The side extension would have a maximum width of 3.8 metres, a height of<br />
8.1 metres and a total depth of 11.3 metres. It would project approximately<br />
2.5 metres beyond the existing rear elevation. The scheme includes an<br />
external staircase to its eastern elevation.<br />
3.3 The scheme also includes two front north facing pitched roof dormer<br />
windows and one rear, south facing dormer. The proposed dormer units<br />
are all of the same design. They would have a maximum height of 2.7<br />
metres, a width of 2.4 metres and would project 2.9 metres from the existing<br />
roof pitch.
4. Consultations<br />
4.1 This application has been advertised on the <strong>Council</strong>’s weekly list of planning<br />
applications received and 5 individual letters have been sent to neighbouring<br />
properties. Four letters of representation have been received from<br />
neighbouring properties raising the following issues:<br />
• The additional flats would increase the amount of cars parking along<br />
Victoria Street.<br />
• The scheme includes no off-street car parking. Loss of on-street car<br />
parking spaces would make it difficult for existing customers to park and<br />
they may seek alternative shopping arrangements.<br />
• The proposal would result in over-development of any already densely<br />
built up area;<br />
• The rear extension is out of character with the rear building line of 13, 13a,<br />
14, 15 and 15a Victoria Street;<br />
• The proposal would result in loss of amenity to the adjoining properties;<br />
• The rear extension would be an overbearing and intensive form of<br />
development;<br />
• The scheme does not include any fire safety measures;<br />
• The front dormers are out of keeping with the terrace.<br />
4.2 The County Highways Authority has been consulted as part of this application<br />
and makes no requirements given the central location and the existing<br />
parking restrictions in the vicinity.<br />
5. <strong>Planning</strong> Considerations<br />
5.1 This is a full application for the erection of a two-storey rear, side extension<br />
and front and rear dormer windows. The extensions and alterations would<br />
provide three additional flats, resulting in four residential units and one retail<br />
unit in total. The majority of the development would be to the rear of the<br />
site. The scheme does include two north facing dormer windows. The site<br />
is within the local shopping centre in Englefield Green and is located within<br />
the Urban Area.<br />
5.2 The proposed extension would be located between the existing rear<br />
extensions at No’s 14 and 15. It would include several windows facing<br />
westwards towards the two-storey rear extension at No. 15. This extension<br />
does not include any windows or openings in its eastern elevation. It<br />
includes an external staircase that is screened by a 1.8 metre close<br />
boarded fence along the eastern common boundary with No. 13. The<br />
proposed extension is considered to have an acceptable impact upon the<br />
residential amenities of the neighbouring properties.
5.3 The terrace is two-storey with a pitched roof. No. 12 appears to have a loft<br />
conversion with front velux window. There are no dormer windows in the<br />
north, front roof elevation of the terrace. The proposed dormer windows are<br />
in line with the existing windows at first floor level at No. 14. The position<br />
and design of the dormers is not considered to detract from the character of<br />
the terrace or the surrounding area.<br />
5.4 The proposal creates three additional flats at No. 14. There appears to be<br />
residential accommodation above each unit in the terrace. The adopted<br />
Parking Standards are for a maximum of one space per flat in such<br />
locations. The County Highways Authority have made no requirements for<br />
the proposal. None of the existing flats in the terrace would appear to have<br />
off-street parking. No.14 is within walking distance of bus stops and public<br />
car parking on St Judes Road. The proposal makes effective use of a site<br />
within both the urban area and the village centre. It also provides for small<br />
units of accommodation. Whilst this scheme has no on-site car parking, it is<br />
in a central location within walking distance of most community services and<br />
is considered to comply with Government guidance contained within PPG3<br />
‘Housing’ and PPG13 ‘Transport’.<br />
5.5 Consideration has been given to the requirements of Article 8 and Article 1 of<br />
the First Protocol of the European Convention on Human Rights. It is not<br />
considered that the granting of permission would result in a violation of any<br />
objector’s rights under the Convention.<br />
Officers’ Recommendation<br />
GRANT subject to the following conditions:<br />
1. Duration (Other than Outline) (C3)<br />
2. No Departure (Full <strong>Applications</strong>) (C4)<br />
3. Harmonising External Materials (Submission of Details/Samples)<br />
(C30)<br />
4. Notwithstanding the provisions of the Town and Country <strong>Planning</strong><br />
(General Permitted Development) Order 1995 (or any order revoking<br />
and re-enacting that Order with or without modification) no additional<br />
windows, dormer windows or other openings shall be formed in the<br />
extensions including the roof (other than those expressly authorised<br />
by the approved drawings) without the consent in writing of the Local<br />
<strong>Planning</strong> Authority.<br />
Reason: In the interests of the amenities of the occupiers of the<br />
adjoining residential properties.
5. The proposed 1.8 metre close-boarded fence screening the steps<br />
along the rear, eastern common boundary (as shown on drawing<br />
0224/6 received 24th March 2003) shall be retained and maintained<br />
in perpetuity unless otherwise first agreed in writing with the <strong>Planning</strong><br />
Authority.<br />
Reason: In the interests of the residential amenities of the<br />
neighbouring property, no. 13 Victoria Street.<br />
Informatives:<br />
1. The applicant is advised that this planning permission does not<br />
convey the right to enter onto or build on land not within his<br />
ownership.<br />
2. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-<br />
Drawing Number:<br />
Date Received:<br />
Site Plan 24.3.03<br />
0224/1, 2, 3, 4, 6, 7 24.3.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge<br />
or other land forming part of the highway.
RU.03/0348 Date reg: 27/03/2003 Ward CHERTSEY ST ANNS<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
AUGUSTINE HOUSE, GOGMORE LANE, CHERTSEY<br />
DEMOLITION OF EXISTING OFFICE BUILDING AND ERECTION OF<br />
TWO STOREY OFFICE BUILDING AND AN ANCILLARY BUILDING<br />
OUTLINE PLANNING PERMISSION<br />
Mr W D Taylor<br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration April 2001:<br />
MV9, BE2, SV2.<br />
LE1, LE2, TC1, TC2, MV4,<br />
1. Site<br />
1.1 Augustine House is an existing two storey office building with ancillary<br />
single storey workshops, located within the town centre of Chertsey. The<br />
site falls within the urban area and within the flood plain. The site is<br />
surrounded by commercial development to both sides and on the opposite<br />
side of Gogmore Lane. Residential properties are located immediately to<br />
the rear of the site, which front Riversdell Close.<br />
2. History<br />
2.1 RU.87/0089: Erection of two storey office building. Withdrawn 20.03.87<br />
2.2 RU.87/0327: Two storey office building and storage building. GRANT<br />
15.06.87<br />
2.3 RU.94/0292: Change of use from builders yard to office use and rear<br />
extension. GRANT 25.05.94<br />
2.4 RU.02/0103: Replacement office building (outline). Withdrawn 24.04.02<br />
2.5 RU.02/0798: Replacement office building Refused 19.09.02<br />
3. Application<br />
3.1 The applicant seeks outline permission for the erection of a replacement two<br />
storey office building, following the demolition of all existing buildings within<br />
the site. This application has been submitted in an attempt to overcome<br />
concerns raised under application RU.02/0798. At this outline stage, the<br />
applicant seeks consent only for the siting and the means of access to the<br />
building. All other matters will be submitted at a later stage as reserved<br />
matters.
3.2 The application seeks consent for a two storey building with a gross external<br />
floor area of 483 square metres. The development will be located in a<br />
similar position to the existing building, with its main frontage along the<br />
boundary of the site with Gogmore Lane. The building will be increased in<br />
width by some 2.6 metres, and the depth will be increased by 2.6 metres.<br />
One of the existing vehicular accesses will also be permanently closed as<br />
part of the scheme.<br />
3.3 A single storey detached cycle and refuse store of some 33 square metres<br />
would be located to the south west of the building. Parking would be<br />
concentrated to the rear of the building, comprising 16 spaces, two of which<br />
would be allocated for disabled persons. A landscape buffer zone would be<br />
created along the rear boundary, to a depth of just under two metres.<br />
3.4 The application drawings state that the building may be divided into two<br />
separate units. As this would not entail a material change of use of the<br />
premises, it is considered that prior planning permission would not be<br />
required for this.<br />
4. Consultations<br />
4.1 The application has been advertised in the <strong>Council</strong>’s weekly list of<br />
applications and 43 letters have been sent to properties surrounding the<br />
site. In response to the above consultation, 1 letter of objection has been<br />
received from Prospect on behalf of all of the businesses located at<br />
Flaxman House. The letter outlines the following concerns:<br />
• Concerns in respect of the proposed demolition of the<br />
boundary wall and construction near the existing boundary with<br />
Flaxman House. Special care should be taken during any<br />
demolition/construction to ensure that no damage or inconvenience is<br />
caused.<br />
4.2 In addition a letter has been received from The Chertsey Society who raise<br />
concerns that there is an over provision of office development within<br />
Chertsey, many of which are vacant. The Society confirm that they would<br />
be willing to remove their objection if the building was designed with the<br />
appropriate plumbing and wiring so that it could be easily adapted to either<br />
residential or office use depending upon the state of the local market. The<br />
society advise that this approach would be in accordance with the objectives<br />
of the Housing and Transport Task Group of the Local Strategic<br />
Partnership. They also request that an archaeological watching brief is<br />
maintained on the site.<br />
4.3 The County Highway Authority recommends conditional approval.<br />
4.4 Formal views are awaited from the Environment Agency.
5. <strong>Planning</strong> Considerations<br />
5.1 The application site is in existing commercial use within the urban area of<br />
Chertsey Town Centre. There is no objection in principle to its<br />
redevelopment. Concerns were raised under recent applications given the<br />
proposed height and position of the building and its possible impact upon<br />
existing residential properties to the rear.<br />
5.2 This revised scheme has adjusted the overall depth of the building to 9.2<br />
metres, retaining a revised distance of some 15.6 metres to the rear<br />
boundary of the site. In addition the applicant proposes a two metre deep<br />
strip of landscaping along the rear boundary of the site. If permitted the<br />
proposed building would be located some 2.6 metres closer to the existing<br />
residential properties to the rear than the original building. At its closest<br />
point, the proposal would be located some 30 metres from the main rear<br />
walls of residential properties along Riversdell Close. This would be a<br />
similar distance to that already existing between those residential properties<br />
along Riversdell Close and Hamilton Court, a commercial development<br />
adjacent to the application site. In addition the applicant has confirmed that<br />
all windows located upon the rear elevation facing these properties would<br />
be designed with obscure glass or be high level, in order to prevent<br />
overlooking and loss of privacy to existing residential properties along<br />
Riversdell Close.<br />
5.3 This revised scheme is considered to have overcome earlier concerns.<br />
Whilst the new building would be closer to existing properties than the<br />
original building, the distance retained is considered sufficient to protect the<br />
amenities of residential properties to the rear, so as to prevent unacceptable<br />
levels of overlooking and loss of privacy. The revisions are also felt to have<br />
overcome concerns relating to overbearing impact. The applicants also<br />
propose a planting strip along the rear boundary, which would help screen<br />
the proposal from rear dwellings. The proposed types and height of planting<br />
would have to be considered during the submission of reserved matters.<br />
5.4 The plans also detail the erection of a 3.3 metre high wall along the rear<br />
boundary with properties on Riversdell Close. The current concrete fencing<br />
has a maximum height of 2.4 metres. Following discussions with the agent<br />
he has confirmed that the rear boundary has been increased in height<br />
following a request by local residents along Riversdell Close. Whilst the<br />
proposed screening to the site is not to be considered at this stage,<br />
concerns are raised in respect of this increased height and the impact upon<br />
the visual amenities of the area. It is considered however that any<br />
replacement screening should not be any lower than the existing concrete<br />
fence extending to a height of 2.4 metres in order to protect the amenities of<br />
neighbouring residential properties.
5.5 In respect of concerns raised by the occupiers of Flaxman House, it is<br />
considered that their comments relating to potential damage to their<br />
property during demolition and construction is not a planning issue. If any<br />
problems occur during the proposed works, this will be a civil issue between<br />
both properties. Whilst the points raised by The Chertsey Society are well<br />
made, this Authority could not reasonably refuse permission on those<br />
grounds for an office development given the existing use of the site. In<br />
addition the site does not fall within an Area of High Archaeological<br />
Importance and therefore the Authority cannot insist upon the imposition of<br />
an archaeological watching brief.<br />
5.6 Whilst the external design of the building is not being considered at this<br />
outline stage, the applicant has provided street scene elevations to give an<br />
impression of the potential scale of the building proposed, and the<br />
bicycle/refuse store. This street scene elevation suggests that a building of<br />
the floor area proposed would be in character with existing commercial<br />
properties along Gogmore Lane, in terms of its height and scale. The street<br />
scene elevations suggest that the height of the building would be increased<br />
by some 0.6 metres.<br />
5.7 Following an on site level survey, the applicant has demonstrated that<br />
existing levels beneath the proposed building are above the 1 in 100 flood<br />
plain level of the River Thames. Therefore there is no requirement for<br />
underfloor voids beneath the building.<br />
5.8 The County Highway Authority raise no objection to the closure of one of the<br />
existing accesses, and believe the level of parking provision to be in line<br />
with their standards. Whilst the proposed redevelopment will result in an<br />
increase in staff numbers from that existing, it is considered that a refusal<br />
could not be sustained as it fully complies with adopted parking standards.<br />
5.9 Consideration has been given to the requirements of Article 8 and Article 1<br />
of the First Protocol of the European Convention on Human Rights. It is not<br />
considered that the granting of permission would result in a violation of any<br />
objectors' rights under the Convention.<br />
Officers’ Recommendation<br />
Subject to receipt and consideration of the views of the Environment<br />
Agency, THE DIRECTOR OF TECHNICAL SERVICES BE AUTHORISED<br />
TO GRANT permission following consultation where appropriate with the<br />
Chairman or in his absence the Vice-Chairman of the Committee, subject to<br />
the following conditions:<br />
1. Approval of the details of the design, external appearance of the<br />
buildings and hard and soft landscaping of the site (hereinafter called<br />
“the reserved matters”) shall be obtained from the planning authority<br />
in writing before any development is commenced, and shall be<br />
carried out as approved.<br />
Reason:<br />
To comply with article 4 of the Town and Country<br />
<strong>Planning</strong> (General Development Procedure) Order 1995.
2. Duration (Outline) (C2) - "(a) and (b)"<br />
3. The detailed drawings to be submitted for the approval of the<br />
<strong>Planning</strong> Authority shall include a comprehensive scheme depicting<br />
the hard and soft landscaping of the site, at a scale not less than<br />
1:200. The soft landscaping shall provide for the planting of trees<br />
and shrubs within the site, with particular attention along the rear<br />
boundary of the site adjacent to residential properties along<br />
Riversdell Close. All landscaping, when approved, shall be carried<br />
out in full accordance with the approved plans. All soft landscaping<br />
shall be carried out in the first planting and seeding season following<br />
the occupation of the building, or the completion of the development,<br />
whichever is the sooner, or such longer as may be agreed by the<br />
local planning authority in writing. All planting shall be maintained for<br />
a period of five years, such maintenance to include the replacement<br />
of any trees and shrubs that die, are removed, or become seriously<br />
damaged or diseased, with others of similar size and species, unless<br />
the planning authority gives written consent to any variation.<br />
Reason:<br />
To ensure the provision and maintenance of trees,<br />
shrubs, grassed and turfed areas in the interests of the<br />
visual and residential amenities of the area.<br />
4. Details of Fencing/Walls (C23) - “details of all fencing, screen walls<br />
and gates shall be submitted” (R23) “In the interest of visual<br />
and residential amenity”.<br />
5. External Materials (Submission of Details/Samples) (C29) - "details<br />
and samples"<br />
6. The development shall not be occupied until the modified northerlymost<br />
vehicular access to Gogmore Lane has been constructed in<br />
accordance with the approved plans, all to be permanently<br />
maintained to a specification to be agreed in writing with the Local<br />
<strong>Planning</strong> Authority.<br />
Reason:<br />
Condition 6 above is required in order that the<br />
development should not prejudice highway safety, the<br />
free flow of traffic nor cause inconvenience to other<br />
highway users and to comply with Surrey Structure Plan<br />
Policies MT2 and MT3 and <strong>Runnymede</strong> <strong>Borough</strong> Local<br />
Plan Policies MV4 and MV9.
7. The existing southern-most vehicular access from the site to<br />
Gogmore Lane shall be permanently closed to vehicles as set out on<br />
the application drawings and any kerbs, verge, footway, full<br />
reinstated by the applicant, in a manner to be agreed in writing with<br />
the Local <strong>Planning</strong> Authority and thereafter maintained as such.<br />
Reason:<br />
Condition 7 above is required in order that the<br />
development should not prejudice highway safety, the<br />
free flow of traffic nor cause inconvenience to other<br />
highway users and to comply with Surrey Structure Plan<br />
Policies MT2 and MT3 and <strong>Runnymede</strong> <strong>Borough</strong> Local<br />
Plan Policies MV4 and MV9.<br />
8. No new development shall be occupied until space has been laid out<br />
within the site in accordance with the approved plans for cars/cycles<br />
to be parked and for vehicles to turn so that they may enter and leave<br />
the site in forward gear. The parking/turning area shall be used and<br />
retained exclusively for its designated use.<br />
Reason:<br />
Condition 8 above is required in order that the<br />
development should not prejudice highway safety, the<br />
free flow of traffic nor cause inconvenience to other<br />
highway users and to comply with Surrey Structure Plan<br />
Policies MT2 and MT3 and <strong>Runnymede</strong> <strong>Borough</strong> Local<br />
Plan Policies MV4 and MV9.<br />
9. Method of Construction Statement (HC8) (a)-(c) and (d) provision of<br />
boundary hoarding (behind visibility zones).<br />
10. Protection of Highway from Mud (HC10)<br />
11. The proposed bin store shall be provided as detailed upon the<br />
approved plans within a 25 metre carry distance of Gogmore Lane.<br />
(HR1)<br />
12. Provision for Sustainable Modes (HC12) - (a) secure cycle parking<br />
(HR2)<br />
13. Raising of Ground Levels (C119)<br />
Informatives:<br />
1. Under the terms of the Water Resources Act 1991, the prior written<br />
consent of the Environment Agency is currently required for any<br />
discharge of sewage or trade effluent onto or into ground and for<br />
surface run off into ground water. Such consent may be withheld. If<br />
there is an existing discharge consent the applicant should ensure<br />
that any increase in volume is permitted under the present<br />
conditions. Contact Ian Doyle on 01276 454365 for further details.<br />
2. The applicant is informed that under Condition 3 detailed above, this<br />
Authority will require the provision of tree planting along the rear
oundary of the site in order to seek to protect the amenities of<br />
neighbouring residential properties to the rear. Details to be<br />
submitted shall include the proposed species, number/density, height<br />
and spacing of planting to allow this Authority to fully consider the<br />
proposed scheme.<br />
3. The applicant is advised that special consideration needs to be paid<br />
to the design, position and use of windows proposed upon the first<br />
floor rear elevation of the replacement building, so as to limit the<br />
impact of the proposal upon existing residential properties to the rear.<br />
4. The applicant is advised that in respect of condition 12, cycle storage<br />
should be provided on a basis of 1 x “Sheffield” type stand per 125<br />
square metres with a minimum of 2 spaces. Stands in groups should<br />
be undercover, secure, lit and adequately signed. Further details<br />
shall be submitted in reference to the design of any external lighting,<br />
and the proposed level of illumination to ensure that the amenities of<br />
neighbouring residential properties are not detrimentally affected. In<br />
addition the applicant is advised that the proposed gates as detailed<br />
on the submitted site plan should be sited so as to retain a minimum<br />
distance of 5 metres from the edge of the carriageway.<br />
5. Design Assistance Available From County Engineer (H(Inf)7)<br />
6. Licence for Scaffolding etc (H(Inf)12)<br />
7. Reinstatement Works Following Change of Access (H(Inf)14)<br />
8. Dispersal of Mud (H(Inf)15)<br />
9. Inter-Visibility Splay (H(Inf)18)<br />
10 The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-<br />
Drawing Number:<br />
Date Received:<br />
1900.101B 27.03.03<br />
1900.207 27.03.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge or<br />
other land forming part of the highway.
RU.03/0349 Date reg: 27/03/2003 Ward FOXHILLS<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
HOLY TRINITY CHURCH, LYNE LANE, CHERTSEY<br />
CONSTRUCTION OF ASPHALT PATH ACROSS CHURCHYARD TO<br />
SCHOOL GATE<br />
FULL PLANNING PERMISSION<br />
Parochial Church <strong>Council</strong><br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration, April 2001: GB1<br />
1. Site<br />
1.1 Holy Trinity Church is a Grade II Listed Building, located within the Green<br />
Belt, along Lyne Lane. The area subject to this application is located in the<br />
middle of the site in the northern section.<br />
2. History<br />
2.1 The application site has an extensive planning history, none of which is<br />
directly relevant to the determination of this application.<br />
3. Application<br />
3.1 The applicant has applied for the construction of a new footpath, which<br />
would go through the graveyard, leading from the Church to the School.<br />
The path would be 2.4 metres wide, 12 metres long and be constructed of<br />
black tarmac.<br />
4. Consultations<br />
4.1 The application has been advertised on the <strong>Council</strong>’s Weekly list of planning<br />
applications and three letters have been sent out to neighbouring<br />
properties. One letter of objection has been received from the neighbour at<br />
137 Fangrove Park, and a summary of their concerns is as follows:<br />
• There is an adequate roadside path from the school to the church, which<br />
has been used for years.<br />
• The churchyard is an area of peace and beauty and should not be<br />
crossed with more asphalt.<br />
4.2 County Highways have no requirements to make regarding this application.<br />
5. <strong>Planning</strong> Considerations<br />
5.1 The main consideration for this application is the effect the development<br />
would have on the Green Belt.
5.2 Development within the Green Belt is highly restricted and any such<br />
proposal must demonstrate that it would not conflict with the purposes of the<br />
Green Belt, i.e. preventing urban sprawl, preserve the setting and special<br />
character of towns and adversely affect its open character.<br />
5.3 The proposed development is for an additional path. Following a site visit, it<br />
was noted that all the paths outside the church are black tarmac, therefore it<br />
is considered that the proposal would be in keeping with the existing<br />
building and churchyard. Furthermore, whilst it is recognised that it would<br />
result in an increase in asphalt-covered area within the Green Belt, there is<br />
an existing grass path, which is currently used by the school, and the<br />
proposal would make this all-weather and ensure a safe access from the<br />
school to the church.<br />
5.4 Whilst the concerns of the neighbour are noted, it is considered that the<br />
proposal by reason of its location and design is in keeping with the existing<br />
footpaths within the Churchyard and it would not adversely affect the open<br />
character of the Green Belt, or the setting of the Church and Lyne Village.<br />
5.5 In conclusion, the proposal is considered to be in accordance with policies<br />
within the Local Plan and is recommended for approval.<br />
5.6 Consideration has been given to the requirements of Article 8 and Article 1<br />
of the First Protocol of the European Convention on Human Rights. It is not<br />
considered that the granting of permission would result in a violation of any<br />
objectors’ rights under the Convention.<br />
Officers’ Recommendation<br />
GRANT subject to the following conditions:<br />
1. Duration (Other than Outline) (C3)<br />
2. No Departure (Full <strong>Applications</strong>) (C4)<br />
Informative:<br />
1. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-<br />
Drawing Number:<br />
Date Received:<br />
Unique Plan 1 27.3.03<br />
Unique Plan 2 27.3.03<br />
Unique Plan 3 27.3.03<br />
Unique Plan 5 27.3.03<br />
Unique Plan 6 27.3.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge<br />
or other land forming part of the highway.
RU.03/0351 Date reg: 27/03/2003 Ward EGHAM TOWN<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
51 STRODE STREET, EGHAM<br />
ERECTION OF TWO STOREY DETACHED DWELLING WITH OFF<br />
STREET PARKING FOLLOWING DEMOLITION OF EXISTING<br />
BUILDINGS<br />
FULL PLANNING PERMISSION<br />
Mr D Lineham<br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration April 2001: BE2, HO1, HO9, MV9<br />
1. Site<br />
1.1 The site comprises 0.02 hectares and lies within the urban area. It is<br />
located on the southern side of Strode Street near its junction with Hummer<br />
Road. The site is surrounded by residential properties.<br />
1.2 The plot is currently vacant with single storey wooden sheds and<br />
miscellaneous items stored on the land.<br />
2. History<br />
2.1 The site was formally a builders yard and was also used for the storage of<br />
motor vehicles.<br />
2.2 In 1989 permission was refused for the erection of a new dwelling on the<br />
site (RU.89/0418). This was subsequently dismissed on appeal in 1990.<br />
2.3 In 1994 permission was refused for the erection of a detached two-storey<br />
house (RU.94/0787).<br />
2.4 In 1994 a further application for the erection of a detached two bedroom<br />
bungalow was also submitted (RU.94/0804). This application was refused<br />
in December 1994 dismissed on appeal in 1995.<br />
3. Application<br />
3.1 This is a full planning application for the erection of a two storey detached<br />
dwelling with off street parking following the demolition of the existing<br />
buildings.<br />
3.2 The application forms state that the gross floor area of the proposed<br />
building would be 104 sq metres. The plans show that the dwelling would<br />
be sited some 1 metre away from the common boundary with no.49 Strode<br />
Street and that the dwelling would have a maximum width of some 8 metres<br />
and depth 8 metres.
3.3 One off street parking space would be provided for the two-bedroom house.<br />
The dwelling would be sited some 2.5 – 3 m back from the frontage and be<br />
a minimum distance of some 4 metres away from the common boundary<br />
with no.53 Strode Street. A garden area would be provided along this side<br />
and at the rear with the rear garden depth a minimum of some 3.5 metres.<br />
3.4 The dwelling would have a ridged with gable ends on the side elevations<br />
and a height of some 5.1 metres to the eaves and some 7.7 metres to the<br />
ridge respectively. The single storey projections at the front and rear would<br />
have lean-to ridges with maximum height at some 4 metres. The front bay<br />
would also have a lean-to ridge with a maximum height at some 3.1 metres.<br />
3.5 A Design Statement has been submitted in support with the main points<br />
summarised below:<br />
• The Inspector who dismissed RU.94/0804 concluded that the scheme<br />
had addressed concerns about the size of the site and the impact on<br />
adjoining properties but that a bungalow was out of character with the<br />
area;<br />
• The proposal follows the established pattern in Strode Street with the<br />
eaves height matching that at no.49 Strode Street and the main front<br />
wall set at the same building line. The projecting bay is similar to other<br />
bays on houses further down the road;<br />
• The siting, internal layout and fenestration ensures that there would be<br />
no overlooking for neighbours and the siting also results in a reasonably<br />
sized coherent garden space with the dwelling not too close to no.53<br />
Strode Street;<br />
• The existing use is out of keeping in a predominantly residential area.<br />
The buildings are dilapidated and the land is unkempt and used for<br />
dumping of rubbish. The site is an eyesore;<br />
• There is a demand for housing in the area, in particular affordable. This<br />
proposal would provide this.<br />
4. Consultations<br />
4.1 The application was advertised on the <strong>Council</strong>’s weekly list and nine<br />
individual letters of notification were sent out. Two letters of support have<br />
been received summarised below:<br />
• In favour of removing run down semi-commercial buildings to replace<br />
with a house in a residential area;<br />
• Existing site is a rubbish dump and therefore welcome its removal.<br />
(However, request that the building operations be confined to within the<br />
site as parking is bad enough in the street at present.)<br />
4.2 Two letters of objection have been received. The objections are<br />
summarised below:
• Cannot see what has changed for the better from the earlier refusals;<br />
• The applicant owned the site when the previous applications were<br />
refused. The site has been allowed to fall into disuse and neglect by<br />
deliberate dumping by the owners over the years. The site has resulted<br />
in an environmental health hazard. This has been used as a basis for<br />
seeking approval;<br />
• No mention is made of the distance of the dwelling from the common<br />
boundary with no.46 Hummer Road;<br />
• The sewerage layout for the proposal is not given. Sewerage blockages<br />
have been caused in the past by the owners of 53 Strode Street. This is<br />
because the sewer lines empty into the cesspit sited on the front garden<br />
of 46 Hummer Road;<br />
• Loss of view and outlook from first floor side un-obscured window at 49<br />
Strode Street towards Coopers Hill area and associated loss of light;<br />
• Concern that the open 1 metre gap next to no. 49’s garage would reduce<br />
the current level of security. Request that provision is made for a tall<br />
wrought iron fence or similar to deter unauthorised access.<br />
4.3 The County Highways Authority has no objection subject to the imposition of<br />
planning conditions.<br />
5. <strong>Planning</strong> Considerations<br />
5.1 The site lies in the urban area and so in principle there is no objection to a<br />
new dwelling. The proposal is in line with <strong>Planning</strong> Policy Guidance Note 3:<br />
Housing (PPG3) 2000 and Policy HO1 (Maximising Housing Potential)<br />
which encourage initiatives to make full and effective use of land within<br />
existing urban area, particularly vacant and derelict land.<br />
5.2 Therefore the main issues to consider are whether the proposal would<br />
respect the established character and street scene pattern of the area, and<br />
safeguard visual and residential amenities.<br />
5.3 The area is predominantly residential with Hummer Road and Strode Street<br />
containing a mix of detached, semi-detached and terraced dwellings with a<br />
variety of architectural detailing. The Inspector who considered RU.94/0804<br />
described the site area as dwellings mostly turn-of-the-20th century, twostorey<br />
cottages and often tightly packed. Whilst he agreed that the area<br />
had no very special architectural character he did consider that there was a<br />
consistency of building type, which meant that the overall townscape was<br />
not without merit. Since 1994 the character of the area has not significantly<br />
changed and so the Inspector’s site appraisal is still applicable.<br />
5.4 Given the established character, it is considered that the proposal would not<br />
appear cramped or incongruous. A minimum distance of 1 metre away from<br />
the closest boundary would be acceptable given also that this would be<br />
adjacent to the single storey garage at no.49 Strode Street. The rear
garden depth would be below the minimum standard advocated by Policy<br />
HO9 but be substituted for by the proposed side garden and also reflect<br />
neighbouring gardens some of which are also below the minimum standard.<br />
5.5 The dwelling has been sited further away from Cornerways (no.53 Strode<br />
Street) and closer to no.49. This is considered to be the logical design<br />
solution as no.49 follows the generally uniform building pattern of Strode<br />
Street. Cornerways is at odds with the prevailing character i.e. dates from<br />
the 1930s and is a hipped roofed dwelling sited at an angle towards the<br />
Hummer Road junction.<br />
5.6 The height of the proposal would be compatible with the neighbouring<br />
dwellings with the eaves and ridge heights approximately the same and the<br />
overall bulk and mass would be in keeping with the established street<br />
scene.<br />
5.7 Having regard to residential amenities, the potential for most impact would<br />
be on the adjoining neighbours, namely no.49 Strode Street and no.46<br />
Hummer Road. Cornerways has no facing side windows and given that the<br />
dwelling is sited away from the common boundary it is considered that there<br />
would be less of an impact on this dwelling.<br />
5.8 No.49 would be more affected given the close proximity of the proposal to<br />
the side boundary. However, no. 49’s side garage would increase the<br />
separation and assist in reducing the impact. Furthermore, no.49 only has<br />
one facing window at first floor level. There would be no facing windows in<br />
the proposed dwelling and loss of privacy should not be significant.<br />
Concern has been raised that the position of the proposed development<br />
would reduce light to the window and cause a loss of outlook. It is<br />
acknowledged that there would be some impact but the likely effect is not<br />
considered significant enough to warrant a refusal given the site’s<br />
orientation and the juxtaposition of existing buildings.<br />
5.9 No.46 Hummer Road is a chalet bungalow with a facing first floor window.<br />
The first floor layout of the proposed development has been arranged so<br />
that the bedroom windows would be at the front with only one bathroom<br />
window facing no.46. This arrangement is considered satisfactory and<br />
should cause no adverse loss of privacy. At ground floor level a condition<br />
would be necessary to ensure that boundary fencing, or equivalent, is<br />
erected and retained to safeguard privacy.<br />
5.10 It would be unreasonable of the <strong>Planning</strong> Authority to insist on a gate<br />
between no.49 and the flank wall of the new development for security<br />
purposes under the remit of this application. In any case it could be argued<br />
that the development would improve surveillance by removing a vacant,<br />
more open plot that has already been used for tipping. The imposition of a<br />
condition relating to the erection of fencing would however help alleviate this<br />
concern.<br />
5.11 Concern has also been raised over the intended sewerage for the<br />
development and hence the <strong>Council</strong>’s Drainage Department has been<br />
consulted. The <strong>Council</strong>’s records indicate that Cornerways (51 and 53)<br />
Strode Street and 46 Hummer Road are connected to the public foul sewer<br />
by a shared pipe. The chamber referred to by the neighbour is likely to be<br />
where the drainage of the two properties combines together. Cornerways
was connected to the public sewer in 1935 and 46 Hummer Road was<br />
connected into the drain serving Cornerways in 1964. Normally a Deed of<br />
Easement would be entered into which would stipulate the responsibilities<br />
for maintenance and repair of the drains and sewers serving the properties.<br />
Dependent on any terms that might be included in an existing deed of<br />
easement, the applicants have no right to allow a connection of a new<br />
dwelling into an existing shared drainage system without entering into a<br />
Deed of Easement or modifying an existing one. The owners of no.46<br />
Hummer Road do not have to enter into a Deed of Easement and they<br />
should seek legal advice on this civil matter.<br />
5.12 Alternatively the new property could connect into the existing sewer along<br />
Strode Street. In any case the provision of drainage is primarily dealt with<br />
by Building Regulations legislation. Under the Water Industry Act consent<br />
should also be sought from Thames Water for any connection made either<br />
directly or indirectly into their sewer. An informative can be imposed relating<br />
to this. Given that the site lies on the edge of the 2002 Indicative Flood<br />
Plain identified by the Environment Agency, it is also prudent that there is an<br />
informative relating to this matter.<br />
5.13 The <strong>Council</strong>’s adopted parking standards (October 2001) is for a maximum<br />
of two spaces for two bed dwellings. The proposed one space is acceptable<br />
given the site’s sustainable location in walking distance of Egham Town<br />
Centre. Furthermore, the County Highways Authority has no objection.<br />
5.14 The guidance contained within PPG3 and Policy HO1 constitute material<br />
changes to circumstances since the previous appeal decisions. In addition,<br />
there are a number of differences between this proposal and the previous<br />
appeal schemes. In summary, this proposal is considered to represent a<br />
visual improvement and to comply with development plan policies.<br />
5.15 Consideration has been given to the requirements of Article 8 and Article 1<br />
of the First Protocol of the European Convention on Human Rights. It is not<br />
considered that the granting of permission would result in a violation of any<br />
objectors’ rights under the Convention.<br />
Officers’ Recommendation<br />
GRANT subject to the following conditions:<br />
1. Duration (Other than Outline) (C3)<br />
2. No Departure (Full <strong>Applications</strong>) (C4)<br />
3. Details of Fencing/Walls (C23) – delete ‘dwellings’, insert ‘dwelling’<br />
4. External Materials (Submission of Details/Samples) (C29)<br />
5. Permitted Development Removed (Class A, GPDO) (C35) – R35b<br />
6. No Windows in …………… Elevation (New Dwelling) (C61) –<br />
‘in the elevations of the dwelling hereby permitted’<br />
7. No Soakaways (C122)
8. The development shall not be occupied until the proposed modified<br />
vehicular access to Strode Street has been constructed in<br />
accordance with the approved plans, all to be permanently<br />
maintained to a specification to be agreed in writing with the Local<br />
<strong>Planning</strong> Authority.<br />
Reason: The above condition is required in order that the<br />
development should not prejudice highway safety, nor<br />
cause inconvenience to other highway users.<br />
9. A pedestrian inter-visibility splay of 2m by 2m shall be provided on<br />
each side of the access, the depth measured from the back of the<br />
footway and the widths outwards from the edges of the access. No<br />
fence, wall or other obstruction to visibility between 0.6m and 2m in<br />
height above ground level shall be erected within the area of such<br />
splays.<br />
Reason: The above condition is required in order that the<br />
development should not prejudice highway safety, nor<br />
cause inconvenience to other highway users.<br />
10. No new development shall be occupied until space has been laid out<br />
within the site in accordance with the approved plans for a car to be<br />
parked. The parking area shall be maintained exclusively for its<br />
designated use.<br />
Reason:<br />
The above condition is required in order that the<br />
development should not prejudice highway safety, nor<br />
cause inconvenience to other highway users.<br />
Informatives<br />
1. The applicant is advised that a deed of easement, under civil law,<br />
may need to be entered into if the development hereby permitted is<br />
connected to an existing shared drainage system. Under the Water<br />
Industry Act consent should also be sought from Thames Water for<br />
any connection made either directly or indirectly into their sewer.
2. The site lies on the edge of the 2002 Indicative Flood Plan as<br />
identified by the Environment Agency. The applicant is therefore<br />
advised to contact the Environment Agency to seek guidance on any<br />
requirements under their legislation.<br />
3. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-<br />
Drawing Number:<br />
Date Received:<br />
Site Plan 27.3.03<br />
Block Plan 27.3.03<br />
DP01 27.3.03<br />
SP01 27.3.03<br />
AL01, 02, 03 27.3.03<br />
Design Statement 27.3.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge<br />
or other land forming part of the highway.
RU.03/0352 Date reg: 27/03/2003 Ward THORPE<br />
LOCATION: WEIR HOME, TEMPLE GARDENS, STAINES<br />
PROPOSAL: FELLING OF TWO NORWAY MAPLE TREES TO THE FRONT OF<br />
THE PROPERTY<br />
TYPE: TREE APPLICATION<br />
APPLICANT: Mr Weir<br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration April 2001: NE12, NE13<br />
1. Site<br />
1.1 Weir Home is a detached bungalow located on the southern side of Temple<br />
Gardens. To the front of the dwelling is a large driveway with two accesses<br />
onto the road. A 0.5 metre high brick wall runs along all front boundaries.<br />
Along the front boundary are two large Norway Maple trees which are<br />
subject to Tree Preservation Order No.294.<br />
1.2 The site is in the urban area.<br />
2. History<br />
2.1 RU.99/0150 Crown reduce to reshape and balance crown of two Norway<br />
Maples, crown clean and crown lift to 5 metres and remove<br />
epicormic growth and Ivy from trunk GRANT 10/03/00<br />
2.2 RU.98/1285 Felling of seven Fir trees (Lawson Cypresses) protected by<br />
condition 3 and 4 of planning permission RU.97/1330<br />
GRANT 26/01/99<br />
2.3 RU.98/0347 Felling of two Norway Maples subject to Tree Preservation<br />
Order No.294 REFUSE 08/07/98<br />
3. Application<br />
3.1 This is an application for the felling of two Norway Maple trees to the front of<br />
the property. The applicant wishes to fell these trees as they are believed to<br />
be unhealthy and have experienced some falling debris. It is proposed that<br />
the existing trees would be replaced with smaller trees.<br />
4. Consultation<br />
4.1 The application has been advertised on the <strong>Council</strong>’s weekly list of <strong>Planning</strong><br />
<strong>Applications</strong> and four letters of notification has been sent out to<br />
neighbouring properties. One letter of representation has been received<br />
from the Chairman of The Penton Hook Bungalow Owners’ Association.<br />
The letter raises concerns over the loss of two more trees from the original<br />
avenue in Temple Gardens.<br />
4.2 The <strong>Council</strong>’s Parks and Amenities Officer has visited the site and<br />
recommends approval.
4.3 The County Highways Authority has no requirements<br />
5. <strong>Planning</strong> Considerations<br />
5.1 This application seeks the felling of two Norway Maple trees to the front of<br />
the property subject to Tree Preservation Order No.294. The main<br />
consideration for this application is the health of the trees and the effect<br />
their removal would have on the amenities of the area.<br />
5.2 The <strong>Council</strong>’s Parks and Amenities Officer has visited the site. The Officer<br />
recommends that both Norway Maple Trees should be felled as they fall<br />
under the class ‘dead, dying or dangerous’. The applicant could be required<br />
to replace these trees with two semi mature trees. The species of the two<br />
trees and exact location need to be agreed with the <strong>Council</strong>’s Parks and<br />
Amenities Officer. The comments of the objector will be considered when<br />
deciding the species of the replacement trees.<br />
5.3 Consideration has been given to the requirements of Article 8 and Article 1<br />
of the First Protocol of the European Convention on Human Rights. It is not<br />
considered that the granting of permission would result in a violation of any<br />
objectors’ rights under the Convention.<br />
Officers’ Recommendation<br />
GRANT subject to the following condition:<br />
1. By 18th July 2003 details of the replacement trees to be planted to<br />
include species, size and location of the trees shall be submitted to<br />
and approved in writing by the Local <strong>Planning</strong> Authority. The<br />
replacement trees shall be planted in accordance with the agreed<br />
details by the end of the next planting season or sooner.<br />
Informative:<br />
Reason: In the interest of the visual amenity and character of the<br />
surrounding area.<br />
1. In carrying out the works hereby approved the applicant is advised to<br />
conform with the requirements of BS4043, the genus/species and<br />
exact location to be agreed with the <strong>Council</strong>'s Parks and Amenities<br />
Officer.<br />
2. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-
Drawing Number:<br />
Date Received:<br />
Location Plan 27.3.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge<br />
or other land forming part of the highway.
RU.03/0358 Date reg: 31/03/2003 Ward THORPE<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
RENALDS HERNE, COLDHARBOUR LANE, THORPE<br />
ERECTION OF NEW DETACHED GARAGE TO THE REAR OF THE<br />
PROPERTY AND ALTERATIONS TO EXISTING OUTBUILDING<br />
FULL PLANNING PERMISSION<br />
Mr & Mrs C Warden<br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration April 2001: GB2, BE5, BE9<br />
This application has been reported to this Committee for determination because<br />
the agent is a <strong>Council</strong> Member. This application should be read in conjunction with<br />
Listed Building Consent application RU.03/0359 reported at page 70 of this<br />
agenda.<br />
1. Site<br />
1.1 Renalds Herne is a Grade II Listed Building within the Thorpe Conservation<br />
Area and the rural settlement in the Green Belt.<br />
1.2 The two-storey dwelling has a roadside frontage with a listed front wall and<br />
railings and is sited opposite Church Approach. There is a vehicular access<br />
to the rear with an existing outbuilding and wall at the back that separates<br />
the parking area from the garden. The site backs onto TASIS (England)’s<br />
grounds.<br />
2. History<br />
2.1 The house, front wall and railings date back to the 17th and 18th centuries.<br />
Since 1948 the site has had an extensive planning history including<br />
applications submitted for internal renovations and alterations as well as for<br />
extensions. Of direct relevance is that in 1978 permission for the erection<br />
of a double garage was granted (RU.78/0276).<br />
2.2 Since 1990 a number of applications have been submitted. In 1994 the<br />
erection of a single storey conservatory was granted planning permission<br />
and Listed Building Consent (RU.94/0122 and 0123). In 1997 a single<br />
storey extension, internal and elevation alterations and the erection of a<br />
detached double garage following demolition of an existing garage and<br />
carport was granted planning permission and Listed Building Consent<br />
(RU.97/0872 and 0871).<br />
2.3 The most recent application (RU.02/0368) was in 2002 for Listed Building<br />
Consent for the removal of iron railings and gate and dismantling of the wall<br />
to the front and for the rebuilding of the front wall with the original railings<br />
and re-using the gate was granted in May 2002.
3. Application<br />
3.1 The proposal is for full planning permission for the erection of a detached<br />
garage to the rear of the property and alterations to an existing outbuilding.<br />
Work has commenced on the garage but has since stopped on officer<br />
advice.<br />
3.2 The treble garage would be sited at the north-east corner of the site within a<br />
walled compound, alongside the existing TASIS wall and the wall that<br />
separates parking from the garden.<br />
3.3 The garage would have a maximum width of 11.9 metres with a depth of 5<br />
metres. Its height would be 3.8 metres to the ridge.<br />
3.4 The garage’s frame would be constructed with Oak posts and struts and the<br />
external materials would be second-hand face brick plinth, black stained<br />
feather-edged horizontal boarding and second-hand plain clay tiled roof.<br />
3.5 The refurbished outbuilding, located at the southern end of the walled<br />
compound, would have face brick walls and plain clay tiled roof.<br />
4. Consultations<br />
4.1 The application was publicly advertised in the local press and five individual<br />
letters of notification were sent out to neighbouring properties. No letters of<br />
representation have been received.<br />
4.2 The County Highways Authority has no requirements to make.<br />
4.3 The County Archaeology Department has no objection, as the proposal<br />
would only cause minor new ground disturbance.<br />
4.4 The <strong>Council</strong>’s Conservation Advisor considers the proposal to be sensitively<br />
designed whose materials would complement the main listed house.<br />
5. <strong>Planning</strong> Considerations<br />
5.1 The main issues to consider are the impact of the proposed garage on the<br />
rural settlement, which is required to have special regard to the impact on<br />
the Listed Building and Thorpe Conservation Area and the impact of the<br />
proposal on residential amenities. There is no objection to the<br />
refurbishment of the existing outbuilding.<br />
5.2 Policy GB2 only permits development in the rural settlement of Thorpe<br />
where it is on land substantially surrounded by existing development and<br />
does not detract from the character of the settlement or surrounding area.<br />
This proposal is considered to accord with the intent of this policy because it<br />
would be located at a central point of the village surrounded by built<br />
development. It would also be sited in a relatively discreet location and be<br />
at a scale, particularly in respect of its height, that would not make it overtly<br />
prominent or visually intrusive so as to detract from the established<br />
character of the area.
5.3 The treble garage would however be a large structure with a floor area of<br />
some 59 sq metres but despite its size it is not considered to represent over<br />
development of the site or result in cramped built form. Whilst the treble<br />
garage would be above the <strong>Council</strong>’s adopted maximum parking standards<br />
(October 2001) of two parking spaces for dwellings, it is not considered that<br />
the application could be refused on these grounds alone. Furthermore, the<br />
Highways Authority has no objection.<br />
5.4 Policy BE5 requires that development within a Conservation Area preserves<br />
or enhances its character or appearance of such areas with proposals<br />
needing to respect the scale, height, materials and architectural details of<br />
the area. Policy BE9 reiterates policy BE5 specifically ensuring that<br />
proposals pay special regard to safeguarding the special architectural or<br />
historic interest of a listed building and preserve its setting.<br />
5.5 Although the garage is a large structure the development is still considered<br />
to be subservient at a scale that is considered not to detract from the setting<br />
of the Grade II Listed Building and the architectural and historic features that<br />
it possesses. The proposed detailing and materials would be appropriate to<br />
the character of the building. The <strong>Council</strong>’s Conservation Advisor also<br />
considers that the proposal would complement the main listed building. As<br />
explained at paragraph 5.2, the development is considered not to be<br />
incongruous in its setting and would therefore preserve the character of the<br />
Conservation Area.<br />
5.6 The proposal is considered to cause no adverse harm to residential<br />
amenities due to its intended use, boundary screening and discreet siting<br />
close to the boundaries with the adjoining school campus.<br />
5.7 The overall proposal complies with the plan policies. Consideration has<br />
been given to the requirements of Article 8 and Article 1 of the First Protocol<br />
of the European Convention on Human Rights.<br />
Officers’ Recommendation<br />
GRANT subject to the following conditions:<br />
1. Duration (Other than Outline) (C3)<br />
2. No Departure (Full <strong>Applications</strong>) (C4)<br />
3. External Materials (Submission of Details/Samples) (C29)<br />
4. Restriction of Garages etc to Private Vehicles/Storage (C56) -<br />
‘treble garage’
Informative:<br />
1. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-<br />
Drawing Number:<br />
Date Received:<br />
1600/03 31.3.03<br />
Site Plan 31.3.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge<br />
or other land forming part of the highway.
RU.03/0359 Date reg: 31/03/2003 Ward THORPE<br />
LOCATION:<br />
PROPOSAL:<br />
TYPE:<br />
APPLICANT:<br />
RENALDS HERNE, COLDHARBOUR LANE, THORPE<br />
THE RESTORATION AND REPAIR TO EXISTING OUTBUILDING TO<br />
THE REAR OF THE PROPERTY<br />
LISTED BUILDING CONSENT<br />
Mr & Mrs Warden<br />
Local Plan:<br />
Policies relevant to the consideration of this application are:<br />
Second Alteration April 2001: BE5, BE9<br />
This application has been reported to <strong>Planning</strong> Committee because the agent is a<br />
<strong>Council</strong> Member. This application should be read in conjunction with RU.03/0358<br />
for full planning permission, reported at page 64 of this agenda.<br />
1. Site<br />
1.1 As report RU.03/0358.<br />
2. History<br />
2.1 As report RU.03/0358.<br />
3. Application<br />
3.1 The proposal is for Listed Building Consent for the erection of a detached<br />
garage to the rear of the property and alterations to the existing outbuilding.<br />
The application details are as described in respect of planning application<br />
RU.03/0358 reported elsewhere on this agenda.<br />
5. Consultations<br />
4.1 As report RU.03/0358.<br />
5. <strong>Planning</strong> Considerations<br />
5.1 The main issue to consider is whether or not the proposed development<br />
would have special regard to the desirability of preserving the Grade II<br />
Listed Building, its setting or any features of architectural or historic interest<br />
which it possesses plus whether or not the character of Thorpe<br />
Conservation Area would be preserved or enhanced.<br />
5.2 The impact of the development on the Listed Building and Conservation<br />
Area is addressed under paragraphs 5.4 and 5.5 of planning application<br />
RU.03/0358 reported elsewhere on this agenda. The proposal is<br />
considered to have special regard to the development’s effect on this Grade<br />
II listed building and to comply with Policies BE5 and BE9 of the Local Plan<br />
and the advice contained in <strong>Planning</strong> Policy Guidance Note 15: <strong>Planning</strong><br />
and the Historic Environment (PPG15, 1994).
5.3 Consideration has been given to the requirements of Article 8 and Article 1<br />
of the First Protocol of the European Convention on Human Rights. It is not<br />
considered that the granting of permission would result in a violation of any<br />
persons’ rights under the Convention.<br />
Officers’ Recommendation<br />
CONSENT subject to the following conditions:<br />
1. Duration (Listed Building Consent) (C6)<br />
2. No Departure (Listed Building Consent) (C7)<br />
3. External Materials (Submission of Details/Samples) (C29)<br />
4. Restriction of Garages etc to Private Vehicles/Storage (C56) –<br />
‘treble garage’<br />
Informative:<br />
1. The applicant is advised that this decision relates to the following<br />
drawing numbers received on the dates shown :-<br />
Drawing Number:<br />
Date Received:<br />
1600/03 31.3.03<br />
Site Plan 31.3.03<br />
Any permission hereby granted shall not be construed as authority to<br />
carry out works on the highway. The applicant is advised that a<br />
licence must be obtained from the Highway Authority before any<br />
works are carried out on any footway, footpath, carriageway, verge<br />
or other land forming part of the highway.