applicant : mr broster 26/02/2020 02/01/2020 granted · applicant : mr broster longboard property...

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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Withdrawn: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




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



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



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



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




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




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.

applicant : mr broster 26/02/2020 02/01/2020 granted · applicant : mr broster longboard property...

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