26 JULY 2016 PLANNING COMMITTEE

5c / 16/0580 / Reg’d: / 24.05.16 / Expires: / 28.07.16 / Ward: / C
Nei. Con. Exp: / 01.07.16 / BVPI
Target / Other (19-27) / Number of Weeks on Cttee’ Day: / 9/9 / On Target? / Yes
LOCATION: / Fletchers Wood, 25 The Gateway, Woodham, Woking, GU21 5SN
PROPOSAL: / Erection of a new dwelling house (4 bed) following demolition of the existing dwelling house.
TYPE: / FullApplication
APPLICANT: / Mr & Mrs G Sweeney / OFFICER: / Benjamin Bailey

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REASON FOR REFERRAL TO COMMITTEE

The proposal is for a replacement dwelling which falls outside the scheme of delegation.

SUMMARY OF PROPOSED DEVELOPMENT

This is a full planning application for the erection of a new dwelling house (4 bed) following demolition of the existing dwelling house.

PLANNING STATUS

  • Urban Area
  • Thames Basin Heaths Special Protection Area (SPA) Zone B (400m-5km)
  • Adjacent to Conservation Area (Basingstoke Canal)

RECOMMENDATION

Grant planning permission subject to recommended conditions.

SITE DESCRIPTION

Fletchers Wood is a two storey link-detached dwellinghouse situated within the Urban Area within the Woodham Hall Estate. The existing dwelling demonstrates a simple dual-pitched form with a monopitched single storey front projection and single storey extension to the rear. External materials consist of a combination of facing brick and tile hanging/render under a tiled roof. A garage attaches the property to an attached garage at adjacent No.23. The property benefits from a frontage laid primarily to hardstanding for the provision of off-street car parking. The ground level falls gently from the carriageway of The Gateway towards the property and continues into the rear amenity space producing a patio area set slightly higher than the predominant rear amenity space which is laid to lawn. A large Scots Pine tree is apparent within the rear amenity space and several Birch trees on the grassed verge to the front of the property.

RELEVANT PLANNING HISTORY

PLAN/2005/0043 - Erection of a single storey front extension.

Permitted subject to conditions (28.02.2005)

PLAN/1999/0176 - Single storey rear extension approx 9 sqm.

Permitted subject to conditions (25.03.1999)

CONSULTATIONS

County Highway Authority:The County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and are satisfied that the application would not have a material impact on the safety and operation of the adjoining public highway. The County Highway Authority therefore has no highway requirements.

Arboricultural Officer:The site has mature trees to the rear and front; the applicant has provided some Arboricultural information but the LPA will require anArboricultural Implications Assessment and Arboricultural Method Statement which should include a tree protection plan; this information should be produced in line with BS5837 and be provided by a suitably qualified and experienced Arboricultural consultant.

REPRESENTATIONS

None received

RELEVANT PLANNING POLICIES

National Planning Policy Framework 2012 (NPPF)

Section 4 - Promoting sustainable transport

Section 6 - Delivering a wide choice of high quality homes

Section 7 - Requiring good design

Section 10 - Meeting the challenge of climate change, flooding and coastal change

Section 11 - Conserving and enhancing the natural environment

Section 12 - Conserving and enhancing the historic environment

Woking Core Strategy 2012

CS1 - A spatial strategy for Woking Borough

CS7 - Biodiversity and nature conservation

CS8 - Thames Basin Heaths Special Protection Areas

CS12 - Affordable housing

CS18 - Transport and accessibility

CS20 - Heritage and Conservation

CS21 - Design

CS22 - Sustainable construction

CS24 - Woking’s landscape and townscape

CS25 - Presumption in favour of sustainable development

Woking Local Plan 1999 (saved policies)

NE9 - Trees Within Development Proposals

Supplementary Planning Documents

Outlook, Amenity, Privacy and Daylight (2008)

Design (2015)

Parking Standards (2006)

Climate Change (2013)

Other Material Considerations

South East Plan (2009) (Saved policy) NRM6 - Thames Basin Heaths Special Protection Areas

Thames Basin Heaths Special Protection Area (TBH SPA) Avoidance Strategy

National Planning Practice Guidance (NPPG)

Written statement to Parliament - Planning update - 25th March 2015

Development Management Policies DPD (2015)

DM2 - Trees and Landscaping

DM4 - Development in the Vicinity of Basingstoke Canal

DM12 - Self Build and Custom Build Houses

DM20 - Heritage Assets and their Settings

The Development Management Policies DPD was submitted to the Secretary of State on 29thFebruary 2016, and subject to a hearing on 10thMay 2016, and is therefore now afforded significant weight in the determination of planning applications.

PLANNING ISSUES

1.The main planning issues to consider in determining this application are:

  • Design and impact upon the character of the area(including adjacent Basingstoke Canal Conservation Area)
  • Impact upon neighbouring amenity
  • Impact upon trees
  • Highways and parking implications
  • Thames Basin Heaths Special Protection Area (SPA)
  • Sustainable construction
  • Affordable housing

having regard to the relevant policies of the Development Plan, other relevant material planning considerations and national planning policy and guidance.

Design and impact upon the character of the area (including adjacent Basingstoke Canal Conservation Area)

2.One of the core principles of planning as identified in the National Planning Policy Framework (NPPF) 2012 is securing high quality design. Paragraph 57 of the NPPF refers to the need to plan positively for the achievement of high quality and inclusive design for all development. Policy CS21 (Design) of the Woking Core Strategy 2012 states that “proposals for new development should…respect and make a positive contribution to the street scene and character of the area in which they are situated, paying due regard to the scale, height, proportions, building lines, layout, materials and other characteristics of adjoining buildings and land”.

3.Fletchers Wood is a two storey link-detached dwellinghouse which demonstrates a simple dual-pitched form with a monopitched single storey front projection and single storey extension to the rear. External materials consist of a combination of facing brick and tile hanging/render under a tiled roof. A garage attaches the property to an attached garage at adjacent No.23. The existing dwelling provides limited contribution to the character of the area and street scene and no objection is therefore raised to its proposed loss subject to other material planning considerations being considered acceptable.

4.The host dwelling is situated within the Woodham Hall Estate. The Woodham Hall Estate dates from the inter-war period, with later infilling during the 1950s and 1960s and is generally within the Arcadian typology with small areas of Post War and Modern infill. Original houses within the Estate are of the Arts and Crafts style and trees and hedgerows are an important part of the character of the area. Most properties within the Estate have been extended or modified by residents, adding variety to the streetscape. The majority of properties within Woodham Hall Estate are large detached two storey houses and the Estate consists entirely of residential development.

5.The proposed replacement dwelling would utilise a relatively simple dual-pitched form producing front and rear gables. The replacement dwelling would measure approximately 7.4m in maximum height and 5.3m in eaves height with a width measuring 11.0m and a side elevationdepth measuring 13.5m.

6.The resultant ridge and eaves heights would largely reflect that of two storey dwellings within the street scene of The Gateway. The proposed replacement dwelling would also remain largely consistent in scale with neighbouring No.23 and No.27 The Gateway. It is acknowledged that the proposed replacement dwelling would produce front and rear gables however examples of dwellings producing front gables to the street scene are apparent within The Gateway including both neighbouring No.23 and No.27 and it is not considered that this would appear harmful to the character of the area or street scene.

7.The replacement dwelling would be set slighter further forwards (west) than the existing dwelling to be demolished however would not project any further forwards than the front building line of the two storey front gabled extension recently permitted and constructed at neighbouring No.27 The Gateway (Ref: PLAN/2014/1245). Whilst a projection would occur forwards of the front building line of adjacent No.23 the building line within this section of The Gateway is not wholly uniform and does deviate slightly due to the curvature of the carriageway of The Gateway onto which dwellings front. Given this factor this is not considered to appear unduly harmful to the character of the area and streetscene.

8.The proposed replacement dwelling would maintain spacing to the common northern and southern (side) boundaries of approximately 1.0m; such resulting levels of separation to the common side boundaries are considered to be acceptable and to retain the character and rhythm of the street scene to an acceptable degree. Whilst it is acknowledged that the proposed replacement dwelling would utilise a relatively shallow roof pitch, and result in an increase in depth to both side elevations it is not considered that these factors would appear unduly harmful to the character and appearance of the area and street scene. There are examples of dwellings, such as No.29 The Gateway, which demonstrate commensurate building depths to that proposed within close proximity to Fletchers Wood within the street scene. There are also varied examples of roof pitches and heights within the street scene and the proposed replacement dwelling is not considered to deviate from these to an unacceptable degree.

9.It is proposed to finish the replacement dwelling in a combination of facing brick and render under a tiled roof. Examples of both facing brick and render are evident within The Gatewayand it is consequently not considered that the proposed materials would result in harmful impact in terms of character (condition 3 is recommended to secure further details of external materials).

10.The application site bounds the Basingstoke Canal Conservation Area (to the east). The Basingstoke Canal is an important feature of Woking, contributing significantly to the Borough's townscape as well as the recreational needs of its residents. The Canal serves many valuable functions, including acting as a linear country park in which the towpath is frequented by walkers and cyclists.

11.Policy DM4 (Development in the Vicinity of Basingstoke Canal) of the Development Management Policies DPD identities that “development proposals which would conserve and enhance the landscape, heritage, architectural or ecological character, setting or enjoyment of the Basingstoke Canal and would not result in the loss of important views in the vicinity of the Canal will be permitted, if all other relevant Development Plan policies are met”. The proposed replacement dwelling would not occur within significantly closer proximity to the Basingstoke Canal than the existing dwelling; given that the replacement dwelling would remain two storey in scale and situated in excess of 40.0m from the Basingstoke Canal boundary it is considered that the character and appearance of the Basingstoke Canal Conservation Area would be preserved and that no conflict with Policy DM4 would arise.

12.Overall it is considered that the proposed replacement dwelling would appear proportionate to its plot and is considered to respect the street scene of The Gateway and the character of the area in which it would be situated in accordance with Policy CS21 of the Woking Core Strategy 2012, the core principles of the National Planning Policy Framework 2012 (NPPF), Supplementary Planning Document ‘Design (2015)’ and the National Planning Practice Guidance (NPPG).

Impact upon neighbouring amenity

13.Policy CS21 (Design) of the Woking Core Strategy 2012 advises that proposals for new development should achieve a satisfactory relationship to adjoining properties avoiding significant harmful impact in terms of loss of privacy, daylight or sunlight, or an overbearing effect due to bulk, proximity or outlook.

14.Fletchers Wood is neighboured to the south by No.27 The Gateway; a detached two storey dwelling which has benefitted from a recent grant of planning permission (Ref: PLAN/2014/1245) for the erection of a two storey front extension and first floor rear extension. On the date of the case officers site visit (13.06.2016) the two storey front extension had been completed; the first floor rear extension had not been commenced although planning permission remains extant. No.27 demonstrates an attached single storey garage to its northern side which abuts the common boundary with Fletchers Wood; this attached garage projects beyond the building line of the rear extension at Fletchers Wood as existing and is shown on both the existing and proposed floor plans for PLAN/2014/1245 as continuing to serve as an attached garage.

15.The proposed replacement dwelling would retain a 1.0m separation gap to the common (southern) boundary with No.27. Whilst the front building line of the proposed replacement dwelling would be set approximately 5.2m forward of that of the attached garage at No.27, given the consideration that this attached garage does not serve as habitable space, and that the area to the front of this garage serves as a car parking area and does not therefore form primary amenity space serving No.27, this relationship is not considered to be significantly harmful to No.27.

16.The front building line of the proposed replacement dwelling would project approximately 3.2m forwards of the non-gabled section of the front elevation of No.27, which contains both ground and first floor windows within closest proximity of Fletchers Wood. However a separation distance measuring approximately 4.5m would result between the side (south) elevation of the proposed replacement dwelling and these windows. Given this factor it is not considered that a significant harmful impact, in terms of potential overbearing effect due to bulk, proximity or outlook, would occur to the front elevation of No.27.

17.The rear building line of the proposed replacement dwelling would not project beyond the existing single storey rear extension at No.27 (including the rear elevation of the attached garage) although would project approximately 3.8m beyond the rear elevation of the two storey massing of No.27 which contains a bedroom window at first floor within closest proximity to Fletchers Wood. Notwithstanding this a separation distance measuring approximately 4.6m would result between the side (south) elevation of the proposed replacement dwelling and this bedroom window. It must also be noted that the extant planning permission (Ref: PLAN/2014/1245) for the unimplemented first floor rear extension at No.27 would move this bedroom window 3.5m to the rear of its existing position. Given these factors it is not considered that a significant harmful impact, in terms of potential overbearing effect due to bulk, proximity or outlook, would occur to the rear elevation of No.27.

18.No.27 demonstrates no side-facing (north) openings as existing. Whilst it is noted that the extant planning permission (Ref:PLAN/2014/1245) shows a first floor level side-facing opening to be formed this is shown as serving an en-suite, being non-habitable space; it is therefore not considered the proposal at Fletchers Wood would prejudice the extant planning permission at No.27.

19.Supplementary Planning Document ‘Outlook, Amenity, Privacy and Daylight (2008)’ states that “significant loss of daylight will occur if the centre of the affected window (or a point 2m in height above the ground for floor to ceiling windows) lies within a zone measured at 45° in both plan and elevation”. The proposed replacement dwelling passes the 45° angle test in terms of both the fenestrated front and rear elevations of No.27 and therefore no significantly harmful loss of light is considered to occur to No.27. No first floor openings would occur within the side (south) elevation of the proposed replacement dwelling; ground floor openings would occur 1.0m inset of the common boundary and are not considered to cause a loss of privacy due to their ground floor nature. Overall the impact upon the residential amenity No.27 The Gateway is considered to be acceptable.

20.No.23 The Gateway is situated to the north and is a two storey dwelling which is link-detached with Fletchers Wood by way of the attached garages although that section of garage at Fletchers Wood would be demolished with the garage to the southern side of No.23 retained.

21.The proposed replacement dwelling would retain a 1.0m separation gap to the common (northern) boundary with No.23. Whilst the front building line of the proposed replacement dwelling would be set approximately 4.4m forwards of that of the attached garage at No.23, given the consideration that this attached garage does not serve as habitable space, and that the area to the front of this garage serves as a car parking area and does not therefore form primary amenity space serving No.23, this relationship is not considered to be significantly harmful to No.23.

22.The front building line of the proposed replacement dwelling would project approximately 2.2m forwards of the front elevation of No.23, which contains ground and first floor windows. However a separation distance measuring in excess of 4.0m would result between the side (north) elevation of the proposed replacement dwelling and these windows. Given this factor it is not considered that a significant harmful impact, in terms of potential overbearing effect due to bulk, proximity or outlook, would occur to the front elevation of No.23.

23.The rear building line of the proposed replacement dwelling would project approximately 2.0m beyond the existing single storey rear projection at No.23 although would project approximately 3.5m beyond the rear elevation of the two storey element of No.23 which contains a first floor window. Notwithstanding this a separation distance measuring approximately 4.0m would result between the side (north) elevation of the proposed replacement dwelling and this first floor window. Given this factor it is not considered that a significant harmful impact, in terms of potential overbearing effect due to bulk, proximity or outlook, would occur to the rear elevation of No.23. Whilst it is noted that No.23 benefits from a rear conservatory set to the north of the single storey rear projection (which abuts the common boundary with Fletchers Wood), and that the proposed replacement dwelling would be more apparent from this rear conservatory than the existing dwelling to be demolished, and may result in some overshadowing, it is not considered that such factors, given the resulting separation, would be significantly harmful to the overall residential amenity of No.23.