applicant : mr broster 26/02/2020 02/01/2020 granted · applicant : mr broster longboard property...
TRANSCRIPT
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A2 WA/2019/1916 - Erection of a dwelling together with extensions and alterations to
existing dwelling following demolition of existing extensions and outbuildings (as
amended by plans received 13/01/2020 and 14/01/2020) at 4 New Road, Milford GU8
5BE
Applicant : Mr Broster
Longboard Property Ltd
Ward: Milford
Case Officer: Alex Inglis
Committee:
Meeting Date:
Neighbour Notification Expiry Date
Central Area
26/02/2020
02/01/2020
Extended expiry date 13/01/2020
RECOMMENDATION That, subject to conditions, permission be
GRANTED
1. Introduction
This application has been brought before the committee at the request of the
Local Member.
2. Location Plan
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3. Site Description
The application site is located on the south western side of New Road,
Milford and measures 0.05ha.
4 New Road is a two storey, semi-detached dwelling benefitting from
private rear amenity space and driveway.
The surrounding area is residential in character.
The site is flat.
4. Proposal
Permission is sought for:
- The erection of a new attached dwelling.
- The new dwelling would project 4.85m from the flank elevation of 4
New Road with a depth of 11.15m at ground floor and between 7.15m
and 9.65m at first floor. The roof would be hipped with a ridge height of
7.1m to match 4 New Road.
5. Existing Elevations
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6. Existing Floorplans
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7. Proposed Elevations
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8. Proposed Floorplans
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9. Existing Streetscene
10. Proposed Streetscene
11. Proposed Block Plan
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12. Relevant Planning History
Reference Proposal Decision
WA/2006/1106 Erection of a detached annex to serve
number 4 New Road following demolition of
existing building.
Withdrawn:
18/05/2006
WA/2006/2024 Erection of a new dwelling following
demolition of existing building.
Full
Permission:
20/10/2006
WA/2011/0968 Erection of garage and car port following
demolition of existing garage and
workshop.
Full
Permission:
29/07/2011
13. Relevant Planning Constraints
Rural Settlement of Milford
Wealden Heaths I SPA 1km Buffer Zone
Wealden Heaths I SAC 2km Buffer Zone
14. Relevant Development Plan Policies and Guidance
Waverley Borough Local Plan (Part 1): Strategic policies and sites
(adopted February 2018): SP1, TD1, NE1, ST1
Farnham Neighbourhood Plan (made May 2017): N/A
Godalming Neighbourhood Plan (made August 2019): N/A
Waverley Borough Local Plan 2002 (retained policies February 2018):
D1, D4, RD1
South East Plan: N/A
Other guidance:
The National Planning Policy Framework 2019 (NPPF)
The National Planning Practice Guidance 2014 (NPPG)
Residential Extensions Supplementary Planning Document 2010 (SPD)
Council’s Parking Guidelines (2013)
Surrey Vehicular and Cycle Parking Guidance (2018)
National Design Statement (2019)
15. Consultations and Town/Parish Council Comments
Milford Parish Council No objection
Natural England No objection – AA not required.
Thames Water No objection
Surrey County Highway No objection, subject to condition.
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Authority
16. Representations
17 letters from 14 addresses have been received raising objection on the
following grounds:
- Parking concerns as New Road is frequently used for on street parking.
- Emergency vehicles and bin lorries regularly cannot get through.
- Precedent for future development on New Road.
- Over-development of the site.
- Small rear amenity areas.
- Failure to display a site notice properly for 3 weeks.
- Not in keeping design
- More pollution from additional house and additional traffic.
Planning Considerations:
17. Principle of development
The site falls within the Developed Area of Milford wherein the principle of
development is acceptable, subject to the below considerations.
18. Design and impact on visual amenity
The surrounding area and in particular New Road, is characterised by two
storey dwellings of detached and semi-detached design with some terraces.
The area is residential and the site backs on to the communal Green to the
west. The proposal would create a terrace of three dwellings, but would be
slightly set back from No. 4 creating a visual break, with a hipped roof to
match the ridgeline of the existing pair. This would not appear unduly
prominent within the streetscene of New Road and would maintain a
separation of 4.75m to No. 2 New Road to ensure that there would be a break
in the development frontage.
The proposed dwelling is reasonably attractive and would not detract from the
visual amenity of the surrounding area. The proposed hipped roof form, facing
brickwork and windows with quoins ties in with the surrounding character of
development. The proposed dwelling would have a depth of 11.15m at ground
floor with a reduced depth of 7.15m at first floor with a deeper section of
9.65m spanning half the width of the rear elevation at first floor level, this
would be across the rear elevation of both the proposed unit and No.4 New
Road.
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The existing dwelling benefits from a number of single storey extensions to
the side and rear. These all have flat roof profiles and are not particularly
attractive features and the loss would not be a drawback of this application.
The replacement boundary wall at the front of the site would be of a
reasonable design and the introduction of a 1m high boundary fence along the
boundary of No.2 New Road would also not be out of character with the
surrounding development.
At the rear of the site, the existing double garage and store is proposed for
demolition. This area would be paved as an extension of the shared driveway,
providing 4 parking spaces which are set well back from the site frontage.
Keeping the parking at the rear of the site has benefits as it removes these
from the streetscene. The views from the Green to the west would not be
harmful.
The plot sizes are considered to be relatively small, however, there are other
reasonably small plots within the surrounding area, notably No.2. On balance,
this is considered to be acceptable from a design and visual impact
perspective as the proposal does not appear materially cramped or contrived
from the streetscene, or from other public viewpoints, retaining space around
the dwelling and providing a small area of amenity space to the front of the
site in similar fashion to others in New Road.
Overall, the proposal is considered to be acceptable and would not materially
detract from the character of the surrounding settlement, be overly imposing in
the streetscene or represent overdevelopment of the site to a harmful level.
The proposal is therefore seen to accord with Policy TD1 of the Local Plan
2018 (Part 1) and retained Policies D1, D4 and RD1 of the Local Plan 2002.
19. Impact on residential amenity
The proposed dwelling would be the same depth as No.4 New Road and
would not be seen to detract from the residential amenity of this property. The
separation between the proposed property and Nos.7 and 11 New Road is
over 15m with the street inbetween and is an established relationship. This
would not be materially harmful and therefore the only dwelling which is
materially sensitive to this application is No.2 New Road, directly north west of
the site.
No. 2 New Road has its primary frontage and front door perpendicular to New
Road and therefore faces No. 4 New Road and the proposed dwelling site. A
minimum distance of 3.5m is maintained between the two storey parts of the
proposed dwelling and the boundary of No. 2, with 4.65m separating the
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dwellings. This separation distance is considered to ensure that there would
be no materially harmful overbearing impact as a result of the proposal and
the only windows proposed in the elevation facing No.2 New Road are high
level windows serving the dining area and bathroom.
There is one window in the elevation of No.2 New Road which faces the
proposed development which serves a bedroom. This window may
experience a reduction in daylight received at certain times of the day,
however this is a secondary window to serve this bedroom and therefore this
room would retain a suitable amount of daylight.
The extension to No.4 New Road at first floor level to the rear which would
extend over to the proposed dwelling, would maintain a gap of 2.2m to the
boundary with No. 6 New Road. Whilst the Residential Extensions SPD sets
out a recommendation of 3m separation for two storey rear extensions, this is
shown to accord with the 45 degree rule for a loss of light in relation to the first
floor window of No.6 and would not result in overbearing impact, loss of light
or overlooking.
The assessment of impact on residential amenity must also take into account
the amenity of future occupiers. The proposal would result in the creation of
one additional two bedroom dwelling and the alterations to the existing
dwelling must also be considered. The existing dwelling, No. 4 New Road
would now measure 87.5m2 internally which would exceed the
recommendations for a two bed, two storey dwelling and the new unit, No. 4A
would measure 80.75m2. This also exceeds the recommended internal space
standard for such dwellings. The larger bedrooms (bedroom 1) in each
dwelling exceed the recommended internal space standards for double
bedrooms and whilst bedroom 2 in No.4 would fall short of the
recommendations for a double bedroom, it still exceeds the recommendations
for a single bedroom. Bedroom 2 in the proposed unit No.4A also exceeds the
recommended size for a single bedroom.
Officers acknowledge that the proposed area of amenity space would be small
in comparison to some of the surrounding dwellings along New Road,
measuring 48m2 and 50m2 respectively. Notwithstanding the relatively small
size, it is considered reasonable for a two bedroom dwelling to only have a
small area of amenity space, particularly within the settlement area,
immediately adjacent to the village Green which provides access to open
space. It is also a material consideration that No. 2 New Road, immediately
adjacent to the site, also has minimal amenity space, which is also a more
awkward shape, measuring approximately 50m2 in total. With regard to this,
the proposal is considered to result in acceptable living conditions for future
occupiers.
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Overall, the proposal is therefore acceptable and in accordance with Policy
TD1 of the Local Plan (Part 1) 2018, retained Policies D1 and D4 of the Local
Plan 2002 and the Residential Extensions SPD.
20. Impact on Wealden Heaths SPA (no effect on integrity e.g. extensions)
The proposed development is for the erection of one new dwelling within 1km
of the Wealden Heaths I SPA. Due to the nature of the development, it would
result in an increase in the number of people permanently residing on the site
and therefore Natural England have been consulted and are satisfied that an
Appropriate Assessment is not necessary and that the proposed development
will not result in an adverse effect on the integrity of the SPA. The proposal is
therefore in accordance with Policy NE1 of the Local Plan 2018 (Part 1).
21. Impact on Parking and Highway Safety
The proposal would create one additional two bedroom dwelling and also
proposes alterations to the existing dwelling, which is also two bed. This
creates a total requirement for four off street parking spaces in line with the
recommendations of the Waverley Parking Guidelines 2013 document. The
submitted Block Plan indicates the removal of an existing garage to create
four parking spaces at the rear of the properties, accessed via a shared
driveway that currently exists between No.4 New Road and No.2 New Road.
The County Highway Authority has been consulted on this application and has
raised no concern in relation to the potential impact of the proposal on the
safety of the highway, subject to conditions 4-8. The proposal is therefore
considered to be acceptable and in accordance with Policy ST1 of the Local
Plan 2018 (Part 1).
22. Waste and Recycling
The proposed plans indicate suitable storage for bins at the front of the
properties. This is considered to be an acceptable solution which would not
detract from the visual amenity of the streetscene.
23. Response to Third Party Representations
Officers acknowledge that 17 letter of representation have been received
objecting to the application on the grounds outlined above. Parking concerns
are considered to have been addressed within the relevant section of this
report, and the County Highway Authority has been consulted and raises no
objection on the grounds of highway safety, subject to suitable conditions.
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Concerns raised in relation to the setting of a precedent are not material
considerations and each application must be assessed on its own merits.
Objections have also been received in relation to overdevelopment, design
and the size of the amenity areas afforded to the dwellings. Again these points
are considered to be addressed within the relevant sections of this report.
24. Conclusion
The proposed development incorporates the extension and alteration of the
existing dwelling as well as the erection of a new, attached dwelling. The
principle of this development is acceptable and the proposal is of a suitable
design and scale whilst ensuring no material harm to neighbouring occupiers
and providing suitable parking space. The planning balance assessment
concludes that the proposal is in accordance with the Development Plan, as
such, planning permission is recommended for approval.
Recommendation
That permission be GRANTED subject to the following conditions:
1. Condition
The plan numbers to which this permission relates are 19008/01 Rev
A; 19008/02; 19008/03 Rev A; 19008/05 Rev C; 19008/06 Rev A;
19008/08 Rev E and 19008/10 Rev B. The development shall be
carried out in accordance with the approved plans. No material
variation from these plans shall take place unless otherwise first agreed
in writing with the Local Planning Authority.
Reason
In order that the development hereby permitted shall be fully
implemented in complete accordance with the approved plans and to
accord with Policy TD1 of the Local Plan 2018 (Part 1) and retained
Policies D1 and D4 of the Local Plan 2002.
2. Condition
The materials to be used in the construction of the external surfaces of
the development hereby permitted shall match those in the existing
building(s).
Reason
In the interest of the character and amenity of the area in accordance
with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies
D1 and D4 of the Local Plan 2002.
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3. Condition
Construction works, including works of site clearance and ground
preparation, and including deliveries to and from the site, shall not take
place other than between 08.00-18.00 hours Monday-Friday, 08.00-
13.00 hours on Saturdays and at no time on Sundays or on Bank or
Public holidays.
Reason
In the interest of the character and amenity of the area in accordance
with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies
D1 and D4 of the Local Plan 2002.
4. Condition
Prior to first occupation of the proposed development, the existing
vehicular access onto New Road shall be provided with 2.4 x 33m
visibility splays in accordance with the approved plans (Drawing No.
19008/08 Rev E) and thereafter the visibility splays shall be
permanently provided with no obstruction above 1.05m.
Reason
In order that the development should not prejudice highway safety nor
cause inconvenience to other highway users in accordance with Policy
ST1 of the Local Plan 2018 (Part 1).
5. Condition
The development hereby approved shall not be first occupied unless
and until space has been laid out within the site in accordance with the
approved plans (Drawing No. 19008/08 Rev E) for four vehicles to be
parked and to turn so that they may enter and leave the site in forward
gear. Thereafter the parking and turning areas shall be retained and
maintained for their designated purpose.
Reason
In order that the development should not prejudice highway safety nor
cause inconvenience to other highway users in accordance with Policy
ST1 of the Local Plan 2018 (Part 1).
6. Condition
No development shall commence until a Construction Transport
Management Plan,
to include details of:
(a) parking for vehicles of site personnel, operatives and visitors
(b) loading and unloading of plant and materials
(c) storage of plant and materials
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has been submitted to and approved in writing by the Local Planning
Authority. Only the approved details shall be implemented during the
construction of the development.
Reason
In order that the development should not prejudice highway safety nor
cause inconvenience to other highway users in accordance with Policy
ST1 of the Local Plan 2018 (Part 1). This is a pre-commencement
condition as it relates to the construction process.
7. Condition
The development hereby approved shall not be first occupied unless
and until the following facilities have been provided in accordance with
the approved plans (Drawing No. 19008/08 Rev E) for:
(a) The secure parking of bicycles within the development site in
covered bike stores, and thereafter the said approved facilities shall
be provided, retained and maintained to the satisfaction of the
Local Planning Authority.
Reason
In order that the development should not prejudice highway safety nor
cause inconvenience to other highway users in accordance with Policy
ST1 of the Local Plan 2018 (Part 1). This is a pre-commencement
condition as it relates to the construction process.
8. Condition
The development hereby approved shall not be occupied unless and
until the proposed new dwelling is provided with a fast charge socket
(current minimum requirements - 7 kw Mode 3 with Type 2 connector -
230v AC 32 Amp single phase dedicated supply) in accordance with a
scheme to be submitted and approved in writing by the Local Planning
Authority and thereafter retained and maintained to the satisfaction of
the Local Planning Authority.
Reason
In recognition of Section 9 “Promoting Sustainable Transport” in the
National Planning Policy Framework 2019 and Policy ST1 of the Local
Plan 2018 (Part 1).
9. Condition
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 2015 (or any order revoking
and re-enacting that Order with or without modification), no
windows/dormer windows or other openings other than those expressly
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authorised by this permission shall be constructed in the first floor or
above of the north western elevation without the written permission of
the Local Planning Authority.
Reason
In the interest of the character and amenity of the area in accordance
with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies
D1 and D4 of the Local Plan 2002.
10. Condition
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 2015 (or any other Order
revoking or re-enacting that Order with or without modification), no
development as defined within Part 1 of Schedule 2, Classes A-E
inclusive of that order, shall be constructed on the site without the
written permission of the Local Planning Authority.
Reason
In the interest of the character and amenity of the area in accordance
with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies
D1 and D4 of the Local Plan 2002.
11. Condition
Prior to the first occupation of the dwellings here by permitted the
highest available speed broadband infrastructure shall be installed and
made available for use unless otherwise agreed in writing by the Local
Planning Authority.
Reason
To ensure sustainable construction and design in accordance with
Policy CC2 of the Waverley Local Plan Part 1 (2018)
12. Condition
Prior to the occupation of the dwellings, details shall be submitted to
and be approved in writing by the Local Planning Authority to confirm
that the dwellings have been completed to meet the requirement of 110
litres of water per person per day.
Reason
To ensure sustainable construction and design in accordance with
Policy CC2 of the Waverley Local Plan Part 1 (2018).
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Informatives
1. The developer is reminded that it is an offence to allow materials to be
carried from the site and deposited on or damage the highway from
uncleaned wheels or badly loaded vehicles. The Highway Authority will
seek, wherever possible, to recover any expenses incurred in clearing,
cleaning or repairing highway surfaces and prosecutes persistent
offenders. (Highways Act 1980 Sections 131, 148, 149).
2. Notwithstanding any permission granted under the Planning Acts, no
signs, devices or other apparatus may be erected within the limits of
the highway without the express approval of the Highway Authority. It is
not the policy of the Highway Authority to approve the erection of signs
or other devices of a non-statutory nature within the limits of the
highway.
3. The developer would be expected to agree a programme of
implementation of all necessary statutory utility works associated with
the development, including liaison between Surrey County Council
Streetworks Team, the relevant Utility Companies and the Developer to
ensure that where possible the works take the route of least disruption
and occurs at least disruptive times to highway users.
4. It is the responsibility of the developer to ensure that the electricity
supply is sufficient to meet future demands and that any power
balancing technology is in place if required.
Please refer to:
http://www.beama.org.uk/resourceLibrary/beama-guide-to-electric-
vehicle-infrastructure.html for guidance and further information on
charging modes and connector types.
Installation must be carried out in accordance with the IET Code of
Practice for Electric Vehicle Charging Equipment:
https://www.theiet.org/resources/standards/cop-electric.cfm
5. Community Infrastructure Levy (CIL)
The development hereby permitted is CIL liable.
'CIL Form 6: Commencement Notice' must be received by the Council
prior to the commencement of development. Commencement of
development is defined in Regulation 7 of the CIL Regulations 2010 (as
amended).
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Failure to adhere to the CIL Regulations and commencing work without
notifying the Council could forfeit any rights you have to exemptions,
payment by instalments and you may also incur surcharges.
For further information see our webpages (www.waverley.gov.uk/CIL)
or contact [email protected]
6. There is a fee for requests to discharge a condition on a planning
consent. The fee payable is £116.00 or a reduced rate of £34.00 for
household applications. The fee is charged per written request not per
condition to be discharged. A Conditions Discharge form is available
and can be downloaded from our web site.
Please note that the fee is refundable if the Local Planning Authority
concerned has failed to discharge the condition by 12 weeks after
receipt of the required information.
7. ''IMPORTANT'' This planning permission contains certain conditions
precedent that state 'before development commences' or 'prior to
commencement of any development' (or similar). As a result these
must be discharged prior to ANY development activity taking place on
site. Commencement of development without having complied with
these conditions will make any development unauthorised and possibly
subject to enforcement action such as a Stop Notice. If the conditions
have not been subsequently satisfactorily discharged within the time
allowed to implement the permission then the development will remain
unauthorised.
8. The Council confirms that in assessing this planning application it has
worked with the applicant in a positive and proactive way, in line with
the requirements of Paragraph 38 of the National Planning Policy
Framework 2019.