12 JANUARY 2016 PLANNING COMMITTEE
15/1066
Reg’d:
09.10.2015
Expires:
Nei. 29.10.20
Con. 15
Exp:
BVPI
Target
Minor
Number
of Weeks
on Cttee’
Day:
LOCATION:
Grey Walls, Hook Heath Road, Woking, Surrey, GU22 0QD
PROPOSAL:
Erection of detached dwelling with integral garage, new access
and associated landscaping on land adjacent to Grey Walls
TYPE:
FULL
APPLICANT:
Mr & Mrs Ebdon
5g
04.12.20
15
14/8
Ward:
On
Target?
SJ
& HH
No
OFFICER:
Carol Ann
O’Kane
_________________________________________________________________________
REASON FOR REFERRAL TO COMMITTEE
The application is required to be referred to Planning Committee as it is for the creation of a
new dwelling which is recommended for approval.
SUMMARY OF PROPOSED DEVELOPMENT
Erection of detached dwelling with integral garage, new access and associated landscaping
on land adjacent to Grey Walls.
PLANNING STATUS







Urban Area
Conservation Area
Locally Listed Building
Hook Heath Neighbourhood Area
Adjoins the Green Belt
Archaeological 40 metre buffer ring
Thames Basin Heaths SPA Zone B
RECOMMENDATION
GRANT planning permission subject to conditions and a completed legal agreement to
secure affordable housing contribution including overage clause
SITE DESCRIPTION
The application site comprises of a large section of the existing garden to the property Grey
Walls, which is a large Locally Listed building with Arts & Crafts design features. The site is
located to the north of Hook Heath Road which has a verdant character and appearance
and forms part of the Fishers Hill Conservation Area. The plot predominantly comprises of
soft landscaping and a number of mature trees are situated in and surrounding the site. The
front of the site comprises of a large hedge, grass bank and mature trees.
PLANNING HISTORY
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PLAN/2007/1040 - Demolition of existing ground floor side extension and erection of a
single storey side extension, including roof accommodation and link to garage - Permitted
14.11.2007
PLAN/2013/0857 – Erection of detached dwelling with detached garage, new access and
associated landscaping on land adjacent to Grey Walls – Committee Meeting 16.06.2015
Permitted 03.07.2015
PROPOSED DEVELOPMENT
The application seeks planning permission for the erection of a large two storey detached
property with accommodation in the roof and an integral garage. The proposed dwelling
would comprise of an ‘Arts and Crafts’ influenced design with steeply pitched roofs, gables
and gablets, tile hanging, rustic brickwork and small paned windows. The entrance to the
site would be in the south east corner off of Hook Heath Road. The entrance would be
defined by gates and brick piers set back from the main carriageway. An area of hard
surfacing would be situated to the front of the main building and would serve as a driveway.
Planning permission was previously granted under application PLAN/2013/0857 in July
2015 for a new dwelling on the plot. The main changes from that previously approved is a
new house type with integral garage and driveway layout.
SUMMARY INFORMATION
Site Area
Existing units
Proposed units
Number of bedrooms per unit
Proposed density of area - dwellings/hectare
Existing density of site - dwellings/hectare
Existing density of area - dwellings/hectare
Previous land use
Existing parking spaces
Proposed parking spaces
3000 sqm
0
1
5 bed
3.3 dph
1.8 dph
2.8 dph
Residential garden
>2
>2
CONSULTATIONS
County Highway Authority – The CHA has assessed the new application and concludes that
there are no significant differences to the previous application PLAN/2013/0857 in terms of
its impact on the local highway network and therefore requests that the conditions
requested previously be included on any new permission granted.
Arboricultural Officer – No objection subject to conditions.
Conservation Consultant - No objection, considers current design to be respectful of other
buildings in the Conservation Area and to be a design which should readily weather into
making a pleasing contribution to the wider area.
Housing and Enabling Officer – Affordable housing contribution of £20,281.00 sought with
overage clawback valid for a period for 3 years from the date of completion of the dwelling in
line with self build certification under CIL.
County Archaeologist – No response.
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Officer Response: The County Archaeologist previously had no objection and given that the
proposed dwelling is sited in a similar position to that previously approved, it is not
considered that there are any archaeological implications with this application.
REPRESENTATIONS
1 letter of representation was received, summarised as:

Overall support the development, but would be grateful if the applicant could
ensure that the entrance to my driveway is kept clear and I can exit it with no
reduced vision of traffic.
RELEVANT PLANNING POLICIES
National Planning Policy Framework 2012
Section 6: Delivering a wide choice of high quality homes
Section 7: Requiring good design
Section 11: Conserving and enhancing the natural environment
Section 12: Conserving and enhancing the historic environment
Woking Borough Local Plan 1999
HSG22: Plot Subdivision Infilling and Backland Development
Core Strategy 2012
CS1: A Spatial Strategy for Woking
CS8: Thames Basin Heaths Special Protection Area
CS10: Housing provision and distribution
CS12: Affordable housing
CS18: Transport and accessibility
CS20: Heritage and conservation
CS21: Design
CS22: Sustainable Design and Construction
CS24: Woking’s Landscape and Townscape
CS25: Presumption in Favour of Sustainable Development
Hook Heath Neighbourhood Plan
BE1: Design of new developments
BE2: Off-road parking
Development Management Policies DPD (Regulation 19 Consultation)
DM2: Trees and landscaping
DM10: Development on Garden Land
DM13: Buildings Within and Adjoining the Green Belt
DM20: Heritage Assets and their Settings
Supplementary Planning Document/Guidance
Parking Standards
Outlook, Amenity, Privacy and Daylight
Design
Affordable Housing
Plot Sub-Div Infilling and Backland Development
Thames Basin Heaths Special Protection Area Avoidance Strategy 2010-2015
PLANNING ISSUES
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Principle of development
1.
Given that planning permission has already been granted for a new dwelling under
reference PLAN/2013/0857 in accordance with local and national planning policy, it
is considered that the principle of a dwelling on the site has already been
established.
Design and the impact on the character and appearance of Fishers Hill Conservation Area
and setting of the Locally Listed Building
2.
The Council must pay special attention to the desirability of preserving or enhancing
the character and appearance of the conservation area, as required under Section
72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990. The
NPPF states that in assessing planning applications, local planning authorities
should take account of the desirability of sustaining and enhancing the significance
of heritage assets and new development making a positive contribution to local
character and distinctiveness.
3.
At a local level, Policy CS20 of the Core Strategy states that new development
should make a positive contribution to the character, distinctiveness and significance
of the historic environment. Policy CS21 goes onto say that new developments
should respect and make a positive contribution to the street scene and the
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.
4.
Saved policy HSG22 of the Woking Borough Local Plan (1999) cites that the
proposed layout and spacing of dwellings should ‘reflect the prevailing pattern of
housing development in the area’.
5.
More recently, the Hook Heath Neighbourhood Plan has been adopted which is a
material consideration in determining applications which fall within the Hook Heath
Neighbourhood Area. Policy BE1 states that new development should maintain or
enhance the character of the area.
6.
The site is within the Fishers Hill Conservation Area which was originally developed
in the form of large detached dwellings in secluded plots. The original character has
been partially eroded by subsequent plot subdivision and infill development.
However the area has largely retained its character of sizable detached properties
with good architectural quality in well landscaped plots. The proposed development
follows the same plot size, siting and general layout already established under
planning permission PLAN/2013/0857 which would result in two generously sized
residential plots in keeping with the grain of the development that characterises the
area.
7.
The design of the proposed building is heavily influenced by the Arts and Crafts
movement which is in keeping with many buildings within the Fishers Hill
Conservation Area through the use of steeply pitched roofs, gables and gablets, tile
hanging, rustic brickwork and small paned windows. It is considered that the
proposed building would be of a high quality design with good quality architectural
detailing. Whilst the proposed dwelling is of a substantial size, it is well balanced in
its proportions and there is sufficient space surrounding it to ensure that it would sit
well within the landscape.
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8.
The Conservation Area has a verdant appearance and many of the properties have
substantial planting along the front boundaries. The proposed development would
result in the removal of a 9 metre section of the existing front hedge to accommodate
the proposed vehicular access which was considered to be acceptable under the
previous planning permission PLAN/2013/0857 as the majority of the hedge would
be retained, preserving the existing street scene. At the entrance to the site, a set of
gates, brick piers and walls are proposed. It is considered that these would of a low
key nature in keeping with other entrances found along Hook Heath Road.
9.
The existing property ‘Grey Walls’ is Locally Listed for its townscape merit. The
proposed dwelling would be situated approximately 15 metres away and would
maintain a good degree of separation between the properties. The proposal would
be situated further forward than ‘Grey Walls’ but given the deep frontage of both
properties, it is not considered that this would detrimentally obscure views of the
property. It is considered that the proposed dwelling would preserve the setting of
the Locally Listed building.
10.
In light of the above, the proposed development is considered to be of an acceptable
design and would preserve the character and appearance of the Conservation Area.
In addition the setting of the adjacent Locally Listed Building would not be
detrimentally affected. The proposal would therefore be considered to comply with
the NPPF, Policies CS20 and CS21 of the Core Strategy, Policy HSG22 of the Local
Plan, Plot Subdivision - Infilling and Backland Development SPG, Design SPD and
Hook Heath Neighbourhood Plan.
Impact on residential amenity
11.
The proposed dwelling would maintain a similar relationship to adjoining properties
to that of the approved scheme under ref PLAN/2013/0857. The existing property
‘Grey Walls’ has numerous side windows facing the application site. The proposed
dwelling would be set an appropriate distance away from the adjoining property to
maintain an adequate level of daylight and outlook to this property. There are no first
floor windows or above on the eastern side elevation of the proposed dwelling and
as such there are no issues relating to loss of privacy or overlooking. In addition a
condition has been recommended to preclude the insertion of further windows
without planning permission having been first obtained (Condition 7) and the
landscaping scheme also proposes substantial planting along this boundary. The
application property would have a sizable garden area and would provide sufficient
levels of daylight, sunlight and outlook to the main habitable rooms.
12.
The rear of the site backs onto the rear gardens of the properties Dormy House and
Penwood. The two storey element of the proposal would be approximately 32 metres
to the common boundary and 55 metres to these neighbouring dwellings. It is
considered that this separation distance is sufficient to maintain privacy of all the
properties.
13.
Taking the above into consideration, the proposed development would have an
acceptable impact on the amenity currently enjoyed by the occupiers of the adjacent
residential properties and provide a good standard of amenity for the future
occupiers of the application property in accordance with Policy CS21 of the Core
Strategy, Outlook, Amenity, Privacy and Daylight SPD and a core principle of the
NPPF.
Highways and parking implications
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14.
The proposal seeks one additional vehicular access onto Hook Heath Road. The
proposed gates would be set back one car length from the carriageway to avoid
vehicles obstructing the highway. The site has capacity for adequate off street
parking in accordance with the Parking SPD and Hook Heath Neighbourhood Plan.
The County Highway Authority has raised no objection subject to the recommended
conditions 9 and 10.
Impact on trees
15.
The Conservation Area has an Arcadian character and appearance and is
dominated by large trees and prominent vegetation. The proposal seeks to retain all
trees on the site and also proposes additional tree and hedge planting. The
application is supported by an Arboricultural Impact Assessment and Method
Statement which was updated to take account of the entrance walls and piers and
location of services. The Arboricultural Officer considers the information submitted to
be acceptable and raises no objection to the proposed development. Conditions
have been recommended to ensure that the arboricultural information and
landscaping scheme is complied with in full and the southern boundary hedge is
retained. (Conditions 4, 11, 12) The proposed development is therefore considered
to be in accordance with Policy CS21 of the Core Strategy.
Sustainability
16.
As the Code for Sustainable Homes has been withdrawn, the approach to the
implementation of Policy CS22 (Sustainable Construction) has been amended. At
present new residential developments shall be constructed to achieve a water
consumption standard of using no more than 105 litres per person per day maximum
indoor water consumption and not less than a 19% CO2 improvement over the 2013
Building Regulations TER Baseline (Domestic). The applicant has submitted an
Energy Report which demonstrates compliance with these requirements and as such
a condition has been recommended to secure this. (Condition 5)
Community Infrastructure Levy (CIL) and Impact on the Thames Basin Heaths Special
Protection Area
17.
In line with the Council’s Charging Schedule the proposed development would now
be CIL liable as it would result in an increase of 494m2 gross internal residential floor
space. The applicant has confirmed that they wish to apply for the self build
exemption and as such no CIL payment would be required.
18.
The application site is located within 400m - 5km of the Thames Basin Heaths
Special Protection Area. Within this location avoidance measures must be provided
against the impact of the proposed development on the SPA. Part of the CIL charge
includes a contribution towards Suitable Accessible Natural Greenspace (SANG) as
specified in the Council’s Community Infrastructure Levy Charging Schedule October
2014. However as self builds are exempt from CIL, CIL tariffs have been adjusted
accordingly such that chargeable residential development absorbs the shortfall in
contributions in instances like these.
19.
Furthermore in order to effectively mitigate the impacts of residential development on
the SPA a contribution is also required towards The Strategic Access Management
and Monitoring (SAMM) to monitor and manage the impact of people using the SPA.
In accordance with the Updated April 2015 Avoidance Strategy Tariff a payment of
£963.00 would be required. This SAMM payment has already been paid for this plot
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under the previous planning application PLAN/2013/0857 and as such appropriate
mitigation has been made.
Affordable Housing
20.
As the proposed dwelling would be located within garden land it would be treated as
‘Greenfield’ land. Policy CS12 of the Core Strategy states that the Council will seek a
50% affordable housing contribution against new residential development on
Greenfield land. In exceptional circumstances, where the provision of affordable
housing is not economically viable, the Council will expect the submission of financial
appraisal information.
21.
The application site was bought by the current applicant during the window when
affordable housing was no longer being sought. The applicant has submitted a
viability appraisal which the Housing and Enabling Officer has reviewed and they
have advised that a reduced affordable housing contribution of £20,281.00 should be
sought which would still allow for a reasonable profit to be made on the
development.
22.
Furthermore the Council’s Affordable Housing SPD advises that where a reduced
affordable housing contribution is agreed, the Council may require an overage
clause to claw back the remaining affordable housing contribution if the development
of the site proves to be more financially viable than originally suggested.
23.
In this instance, the Housing and Enabling Officer has advised that an overage
clause should be included to claw back a maximum of £48,276.00, if the property is
sold for more than previously valued which would enable the full affordable housing
contribution to be collected. As this property is to be built under a self build
exemption which means that the property cannot be sold for a period of 3 years, it is
considered reasonable that the overage clause should correspond with this time
frame as well. The applicant has submitted a signed legal agreement to secure these
matters which is currently with the Council’s legal department for completion. The
proposed development is therefore considered to be acceptable with regards to
Policy CS12 of the Core Strategy.
Pro-active working
24.
In assessing this application, officers have worked with the applicant in a positive
and proactive manner consistent with the requirements of paragraphs 186-187 of the
NPPF. This included proactively communicating with the applicant through the
application process.
CONCLUSION
25.
The proposed development would have a satisfactory design that would preserve
the character and appearance of the Conservation Area. The proposal would not
detrimentally affect the setting of the adjacent Locally Listed building called Grey
Walls. The proposal would have an acceptable impact on neighbouring amenity,
highway safety and the nearby mature trees. The development would incorporate
appropriate sustainability measures. The applicant has agreed to enter into a legal
agreement to secure a contribution towards affordable housing and overage clause.
26.
Overall the proposal is considered to be an acceptable form of development that
complies with policies CS1, CS8, CS10, CS12, CS18, CS20, CS21, CS22, CS24
and CS25 of the Core Strategy, Policy HSG22 of the Local Plan, Policies BE1 and
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BE2 of the Hook Heath Neighbourhood Plan, ‘Outlook, Amenity, Privacy and
daylight’ SPD, ‘Plot Sub-Div Infilling and Backland Development’ SPG, ‘Parking
Standards’ SPD, ‘Design’ SPD, Thames Basin Heaths Special Protection Area
Avoidance Strategy 2010-2015 and the provisions of the NPPF.
BACKGROUND PAPERS
1. Site photos
2. County Highway Authority Consultation Response
3. Conservation Consultant Consultation Response
4. Arboricultural Officer Consultation Response
5. Housing and Enabling Officer Consultation Response
PLANNING OBLIGATIONS
1.
2.
Obligation
Provision
of
£20,281
contribution towards affordable
housing.
Overage clause valid for a
period of 3 years from date of
completion of the dwelling
capped at £48,276.00
Reason for Agreeing Obligation
To accord with Policy CS12 of the
Woking Core Strategy and the NPPF.
To accord with Policy CS12 of the
Woking Core Strategy and the NPPF.
RECOMMENDATION
GRANT planning permission subject to conditions and a completed legal agreement to
secure affordable housing contribution including overage clause
Conditions
1. The development for which permission is hereby granted must be commenced not
later than the expiration of three years beginning with the date of this permission.
Reason: To accord with the provisions of Section 91(1) of the Town and Country
Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory
Purchase Act 2004).
2. The development hereby permitted shall be carried out in accordance with the
approved plans listed in this notice.
08 received by the Local Planning Authority 25.09.2015
17 received by the Local Planning Authority 25.09.2015
18 received by the Local Planning Authority 25.09.2015
19 received by the Local Planning Authority 25.09.2015
20 received by the Local Planning Authority 25.09.2015
21 received by the Local Planning Authority 25.09.2015
22 received by the Local Planning Authority 25.09.2015
22/LANDSCAPE received by the Local Planning Authority 25.09.2015
Reason: For the avoidance of doubt and in the interests of proper planning.
3.
The development hereby permitted shall be constructed in accordance with the
material samples submitted with the planning application including the following:
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External Walls: Charnwood Sussex Red Multi Facing and Keymer Traditional
Elizabethan Handmade Clay Tiles
Roof: Goxhill Dark Chestnut Clay Tiles
Windows: Off-white Painted Timber
Doors: Hardwood/ Painted Timber
The development shall be retained in accordance with these materials thereafter.
Reason: To protect the visual amenities of the conservation area and locally listed
building in accordance with Policies CS20 and CS21 of the Woking Core Strategy
2012
4. The development shall be carried out in accordance with the hard and soft
landscaping scheme detailed on plan Dwg.22/LANDSCAPE and supporting
documentation dated 23rd September 2015. The landscaping shall be carried out in
the first planting season (November - March) after completion of the development
unless otherwise agreed in writing by the Local Planning Authority and shall be
maintained for a period of 5 years. Any trees or other plants which die during this
period shall be replaced during the next planting season with specimens of the same
size and species unless otherwise agreed in writing by the Local Planning Authority.
Reason: In the interests of amenity and biodiversity and to preserve and enhance
the character and appearance of the locality in accordance with Policies CS7, CS17,
CS20, CS21 and CS24 of the Woking Core Strategy 2012.
5.
The development hereby approved shall be carried out in accordance with the
Planning Report prepared by Clear Sky Sustainable Homes Ltd dated 16/9/15. The
measures contained within the report shall be installed prior to the first occupation of
the development and maintained and operated in perpetuity, unless otherwise
agreed in writing by the Local Planning Authority.
Reason: To ensure that the development achieves a high standard of sustainability
and makes efficient use of resources and to comply with Policies CS21 and CS22 of
the Woking Core Strategy 2012.
6. Notwithstanding the provisions of Article 3 and Schedule 2 Part 1 and Classes A, B,
C, D, E and F of The Town and Country Planning (General Permitted Development)
Order 2015 (or any order amending or re-enacting that Order with or without
modification), no extensions, enlargement or other alteration to the dwelling house or
the provision of any other building or hardstanding within the curtilage other than as
expressly authorised by this permission shall be carried out without planning
permission being first obtained from the Local Planning Authority.
Reason: To ensure a satisfactory form of development takes place and to protect the
amenities of occupiers of adjoining properties and to comply with Policies CS20 and
CS21 of the Woking Core Strategy 2012.
7. 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
shall be formed in the first floor of the east elevation of the dwelling including the roof
(other than those expressly authorised by the approved drawings) hereby permitted
without planning permission being first obtained from the Local Planning Authority.
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Reason: To protect the amenity and privacy of the occupiers of adjoining properties
in accordance with Policy CS21 of the Woking Core Strategy 2012.
8. The means of enclosure (including fences, hedges, gates, brick piers and boundary
walls) will be implemented in accordance with the approved details prior to the
occupation of any part of the development and thereafter maintained to the height
and position as approved unless otherwise agreed in writing by the Local Planning
Authority. Any hedges and planting which die or become seriously damaged or
diseased within a period of 5 years from the completion of the development shall be
replaced during the next planting season with specimens of the same size and
species unless the Local Planning Authority gives written consent to any variation.
Reason: To ensure that the proposed development does not adversely affect the
amenities at present enjoyed by the occupiers of the adjoining and nearby properties
and to preserve and enhance the character and appearance of the locality in
accordance with Policies CS20 and CS21 of the Woking Core Strategy 2012.
9. No new development shall be occupied until space has been laid out within the site
in accordance with the approved plans for cars to be parked and for vehicles to turn
so that they may enter and leave the site in forward gear. The parking/turning area
shall be used and retained exclusively for its designated purpose.
Reason: To ensure the development does not prejudice highway safety nor cause
inconvenience to other highway users and to provide adequate parking in
accordance with Policy CS18 and CS21 of the Woking Core Strategy 2012 and
Woking Borough Council’s adopted parking standards.
10. Before the development is occupied the proposed vehicular access to Hook Heath
Road shall be constructed and provided with visibility zones of 2m x 58m in
accordance with the approved plans and the visibility zones shall be kept
permanently clear of any obstruction above 1.05m in height.
Reason: To ensure the development does not prejudice highway safety nor cause
inconvenience to other highway users in accordance with Policy CS18 of the Woking
Core Strategy 2012.
11. Protective measures shall be carried out in strict accordance with the Arboricultural
Impact Assessment and Method Statement provided by ACD Arboriculture ref:
EIP18513aia_amsB including the convening of a pre-commencement meeting and
arboricultural supervision as indicated. No works or demolition shall take place until
the tree protective measures have been implemented. Any deviation from the works
prescribed or methods agreed in the report will require prior written approval from the
Local Planning Authority.
Reason: To ensure reasonable measures are taken to safeguard trees in the interest
of local amenity and the enhancement of the development itself to comply with
Policies CS20 and CS21 of the Woking Core Strategy 2012.
12. The hedge screen situated on the southern boundary adjacent to Hook Heath Road
shall be retained (except for the 9 metre section that will be removed for to provide
the access to the property) at all times and should any part die or be damaged
during the course of development, replacement planting shall be undertaken before
the end of the current or next planting season (November - March) in accordance
with the details to be submitted to and agreed in writing by the Local Planning
Authority.
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Reason: Permission is granted having regard to the present screening and boundary
planting in existence, the retention of which will ensure a satisfactory visual
appearance in accordance with Policies CS20 and CS21 of the Woking Core
Strategy 2012.
Informatives
1. 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 186-187 of the National Planning Policy Framework 2012.
2. You are advised that Council officers may undertake inspections without prior
warning to check compliance with approved plans and to establish that all planning
conditions are being complied with in full. Inspections may be undertaken both
during and after construction.
3. The permission hereby granted shall not be construed as authority to carry out any
works on the highway or any works that may affect a drainage channel/culvert or
water course. The applicant is advised that a licence must be obtained from the
Highway Authority Local Highway Service Group before any works are carried out on
any footway, footpath, carriageway, verge or other land forming part of the highway.
The applicant is also advised that Consent may be required under Section 23 of the
Land Drainage Act 1991. Please see www.surreycc.gov.uk/people-andcommunity/emergency-planning-and-community-safety/flooding-advice.
4. The applicant is advised that as part of the detailed design of the highway works
required by the above condition(s), the County Highway Authority may require
necessary accommodation works to street lights, road signs, road markings, highway
drainage, surface covers, street trees, highway verges, highway surfaces, surface
edge restraints and any other street furniture/equipment.
5. This decision notice should be read in conjunction with the associated legal
agreement.
6. The applicant is advised that as the development hereby approved is CIL liable, you
should contact the Council’s CIL Officer prior to the commencement of development.
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