PLANNING COMMITTEE
17 MARCH 2011
10/00912/FUL
ITEM 05
Queen Anne House And Queen Anne Cottage , Woodcote Road, Epsom
Part demolition, alteration and extensions to Queen Anne House and Queen Anne Cottage.
(Amended drawings received)
Woodcote
5 January 2011
PLANS AVAILABLE HERE
Notes
RECOMMENDATION (S)
That the application is referred to the Government Office for
the South East. If the application is not called-in by the
Secretary of State to be determined, planning permission be
GRANTED subject to the following conditions:(1)
The development hereby permitted shall be begun
before the expiration of three years from the date of
this permission.
Reason: To comply with Section 91(1) of the Town and
Country Planning Act 1990 as amended by Section 51 (1) of
the Planning and Compulsory Purchase Act 2005
(2)
Prior to the commencement of development, details and
samples of the materials to be used for the external
surfaces of the development shall be submitted to and
approved in writing by the Local Planning Authority.
The development shall be carried out in accordance
with the approved details.
Reason: To enable the Local Planning Authority to exercise
control over the type and colour of the materials so as to
secure a satisfactory appearance in the interests of the visual
amenities and character of the locality as required by Policies
BE1 and DC1 of the Epsom and Ewell District Wide Local Plan
(May 2000).
(3)
Prior to the commencement of development, detailed
drawings shall be submitted to and approved in writing
by the Local Planning Authority of the following parts
of the development:
(i) Typical windows and reveals (1:20)
(ii) Balcony balustrades (1:20)
(iii) New pedestrian and vehicular gates (1 :20)
Development shall be carried out in accordance with
the approved details.
Reason: To enable the Local Planning Authority to exercise
control over the type and details of the materials so as to
secure a satisfactory appearance in the interests of the visual
amenities and character of the locality, and to ensure the
character of the listed building is not harmed, as required by
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Policies BE1, BE11 and DC1 of the Epsom and Ewell District
Wide Local Plan (May 2000).
(4)
A detailed Specification shall be submitted to &
approved by the BC for all external repairs to the
retained listed building .
Reason: To enable the t Local Planning Authority o exercise
control over the type and details of the materials so as to
ensure the character of the listed building is not harmed, as
required by Policies BE1, BE11 and DC1 of the Epsom and
Ewell District Wide Local Plan (May 2000).
(5)
The development shall not be occupied until full details
of both hard and soft landscape works have been
submitted to and approved in writing by the Local
Planning Authority and the agreed works carried out as
approved. These details shall include where
appropriate means of enclosure, car park surfaces,
details of vehicle and pedestrian access and circulation
areas, gates, hard surfacing materials, lighting and bin
and cycle storage.
Reason: In order to ensure a satisfactory form of development
in the interests of visual amenity and the impact of the
development on the surrounding area as required by Policies
DC1, BE1, and BE19 of the Epsom and Ewell District-Wide
Local Plan (May 2000).
(6)
The development shall not be occupied until the
proposed modified vehicular access to Woodcote Road
has been constructed in accordance with the approved
plans all to be permanently maintained to a
specification to be agreed in writing with the Local
Planning Authority . The existing parking and turning
area at the site (as shown on the application drawings)
shall be permanently maintained for that purpose.
Reason: In order that the development should not prejudice
highway safety nor cause inconvenience to other highway
users and to accord with the provisions of Policy MV24 of the
Epsom and Ewell District Wide Local Plan
(7)
No windows shall be inserted in the flank wall(s) of the
building hereby permitted other than those shown on
the approved plans .
Reason: In the interests of the amenity and privacy of the
adjoining property as required by Policy DC1 of the Epsom
and Ewell District Wide Local Plan (May 2000)
(8)
The developers shall give at least two weeks notice to
Surrey County Council’s Principal Archaeologist of
their intention to start work on the site, and shall afford
access at all reasonable times to any qualified person
nominated by the Local Planning Authority, so that
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they shall have the opportunity to observe any works
involving disturbance of the ground, and record any
items of archaeological interest.
Reason: It is possible that minor items or features of
archaeological interest will be disturbed in the course of the
development, and these should be rescued or recorded before
they are lost, as required by policies BE17 and DC1 of the
Epsom and Ewell District wide Local Plan 2000
(9)
Detailed drawings shall be submitted for the approval of
the Local Planning Authority of a landscaping scheme
for the planting of trees and shrubs and showing areas
to be grass seeded or turfed. The landscape scheme
should incorporate tree, shrub and grassland planting
to compensate for the loss of habitats arising from
construction on site and to enhance biodiversity.
Native trees, hedge and shrub species should be in
keeping with the local and surrounding area. All
landscaping in accordance with the scheme, when
approved, shall be carried out within a period of twelve
months from the date on which the development of the
site is commenced or shall be carried out in the first
planting season (and seeding season) following
completion of the development and shall be maintained
to the satisfaction of the Local Planning Authority for a
period of five years, such maintenance to include the
replacement of any plants which die.
Reason: To ensure the provision and maintenance of
landscaping, in the interests of visual amenity and
biodiversity as required by Policies NE7 and DC1 of the
Epsom and Ewell District Wide Local Plan (May 2000).
(10)
Prior to the commencement of any development works
including ground preparation demolition; and
construction a detailed Tree Protection Plan (TPP) shall
be submitted to and approved in writing by the Local
Planning Authority. The TPP shall show the root
protection areas of all trees to be retained and details
of the specification and location of tree protection
barriers (barrier fencing fixed into the ground and
ground protection). The TPP shall also include method
statements on all measures necessary to prevent tree
damage during any construction activity, including:
storage of materials; foundation, service installation
and other excavations, level changes or compaction
that could take place within the protected root area of
trees shown on the TPP. Tree protection measures as
agreed shall commence prior to demolition, ground
preparation and development works and shall remain in
place for the duration of the construction works. The
protection barriers shall only be removed on the
completion of all construction activity and with the
written agreement of the Local Planning Authority. All
works shall be carried out in strict accordance with the
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approved details.
Reason: To ensure satisfactory protection of trees in the
interest of amenity and environmental protection as required
by Policies CS1 and CS5 of the Local Development Core
Strategy July 2007 and policies NE5, NE6 NE7 NE8 of Epsom
and Ewell District –Wide Local Plan dated May2000
(11)
Prior to the commencement of any development works
including ground preparation and demolition a method
statement is to be submitted to and approved in writing
by the Local Planning Authority which sets out how
tree protection will be supervised and enforced on site.
The method statement shall include; the details of a
suitably qualified independent Arboriculturalist that will
be appointed by the developer for this process: The
statement will also include the level and frequency of
site supervision to be undertaken by the
arboriculturalist and the means by which they will
demonstrate that monitoring is carried out.
The
method statement shall be implemented as approved.
Reason: To ensure satisfactory protection of trees in the
interest of amenity and environmental protection as required
by Policies CS1 and CS5 of the Local Development Core
Strategy July 2007 and NE5, NE6 NE7 and NE8 of District Wide
Local Plan May 2000.
(12)
In connection with site clearance or development works
- no tree,
hedge or hedgerow shall be pruned
(including roots in excess of 30mm diameter) or
removed (other than trees and hedges clearly
identified for removal in the approved plan) without
the prior consent from the Local Planning Authority in
writing.
Reason: To exercise control over tree/hedge retention and
surgery operations during the development of the site in the
interest of amenity and environmental protection as required
by Policies CS1 and CS5 of the Local Development Core
Strategy July 2007 and NE5, NE6 NE7 and NE8 of District Wide
Local Plan May 2000.
(13)
The development hereby permitted shall be carried out
in accordance with the following approved plans:
Proposed Plans: 10/1582/200B;
Proposed Elevations: 10/1582/400A;
Proposed Site Plan: 10/1582/201B;
Proposed Garage: 10/1582/204
Demolitions Plan: 10/1582/203A;
Proposed Sections: 10/1582/300
Reason: For the avoidance of doubt and in the interests of
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proper planning as required by Policy BE1 (General Policy on
the Built Environment) and DC1 (General policy) of the Epsom
and Ewell District Wide Local Plan (May 2000).
Informative(s):
(1)
This permission is granted on the basis that the
development either meets or does not significantly
conflict with the relevant policies of the Epsom and
Ewell District Wide Local Plan 2000, Local Development
Framework Core Strategy 2007 and does not cause
demonstrable harm to interests of acknowledged
importance. The application was considered having
taken account of all material considerations and all
representations. The specific policies of the Local Plan
and Local Development Framework Core Strategy
taken into account were BE1, BE3, BE4, BE7, BE8,
BE11,BE17, DC1, DC17, DC18, CS1, CS5, and CS6
Summary
The application site , approximately 0.1ha in extent, falls within the Chalk Lane Conservation
Area and comprises the Grade II* listed Queen Anne House , a two storey red brick dwelling
with a later c1900’s two storey flank addition and a single storey wing; and Queen Anne
Cottage, a former coach house. The application seeks permission for demolition of the
contemporary additions to Queen Anne House and the erection of a two storey flank extension
and a detached garage. It also seeks permission for a two storey extension and alterations to
the roof profile to the adjacent coach house called Queen Anne Cottage.
As Queen Anne House is a Grade II* listed building any resolution to approve this application
would need to be referred to the Secretary of State (SoS) who may decide to determine the
application under call-in powers
The application has been submitted to committee at the request of Councillors Mike Richardson
and Sean Sullivan.
CONSULTATIONS
Community Consultation
Consultation comprised letters dated 3.12.2010 sent to 42 neighbouring properties, a site
notice, and a newspaper advertisement in The Sutton Guardian. Amended drawings were
received and were the subject of a re-consultation .Consultation letters were sent out on
25.02.2011 and consultees were requested to respond within 14 days.
To date 9 letters of objection have been received regarding:
The demolition of the projecting wing would be aesthetically damaging to Woodcote End
House and the wider area;
The proposed contemporary design of the extension would be out of keeping;
No details have been submitted regarding the repairs to the brick boundary wall;
The link between the main house and Woodcote Road should be retained; and
The flat roofed design of the new garage is inappropriate.
Loss of trees
Statutory and Other External Consultation
Highways: No objection. Condition No 5 requiring the retention of the existing parking and
turning area and the modified access to be constructed, to be imposed on any planning
permission granted.
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ITEM 05
Woodcote Road Residents Association: No comments
English Heritage: No objections. The proposed design has broad congruence with the existing
listed building.
Epsom Protection Society: The proposed extension would be overbearing in scale, and the
design of the new building is plain and uninteresting. Overall its design would pay no regard to
the style and harmony of the existing building. Recommends refusal as the application would be
contrary to Policy BE8 (ii).
Victorian Society: No comments
Georgian Group: No comments
The Nonsuch Society: No objections. A detailed report should be of the property prior to any
works on site.
Epsom and Ewell History and Archaeological Society: An archaeological monitoring condition
should be imposed. Condition 7 covers this requirement.
Internal Consultations
Design and Conservation Officer: Detailed discussions have taken place over a considerable
period of time to arrive at this Application. The design approach taken by the architects is one
recognised by English Heritage & other architectural & historic bodies as being the most
appropriate, when a modern extension is proposed adjacent to a building of obvious historic
character. The removal of the 19th Century additions has received full support due to the fact
that they were considered to have little architectural value & positively detract from the
character & setting of the original historic building, which has Georgian origins. This removal
allows for the new extension which will enhance its setting, enable its careful restoration & allow
better views of that Georgian building to be glimpsed from the road. The restoration of a sash
window into the existing front door opening is seen as being beneficial. The removal of a late
19th Century staircase [which was unfortunately further altered in the late 20th Century] is
considered to be acceptable. A Condition has been imposed that it should be re used at an
appropriate location within the Borough.
Tree Officer: No objection. No objections to the trees on site being removed, subject to the
approval of a detailed landscaping scheme which should include the planting of a number of
semi mature trees to mitigate the loss of the existing tree cover. Conditions requiring the
submission of an Arboricultural Method Statement and a Tree Protection Plan should also be
imposed. (Conditions 9, 10, 11 and 12 cover this requirement)
FURTHER RELEVANT INFORMATION
Site Details
The application site is approximately 0.1ha in extent, comprises the Grade II* listed Queen
Anne House, a two storey red brick dwelling with a later c1900’s two storey flank addition and a
single storey wing; and Queen Anne Cottage, a former coach house, although not listed in its
own right.
The site is bounded to the west by Woodcote Road, with the Epsom cricket ground beyond, to
the north by residential development, and to the south and east by the grounds to the Grade II*
listed Woodcote End House. Queen Anne House was originally part of the larger property,
Woodcote End House and is partly co-joined along the eastern common boundary of the
application site.
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Queen Anne House is very visible in the street scene and forms a focal point in views from the
north , along Woodcote Road.
The two storey flank extension and the single storey wing are uninhabitable and in a very poor
state of repair. Leadwork has been stolen from the hips and ridge of the roof. Internally metal
pipes & tanks have also been stolen. All of this has allowed water penetration into the roof
structure, ceilings and ground floor area. Parts of the first floor have consequently collapsed. A
scaffolding system supporting a temporary roof has been erected over the two storey 19 th
Century extension in order to slow the rate of decay.
Pedestrian access off Woodcote Road is via a single gateway in the 2m high brick boundary
wall, whilst vehicular access in the north west corner of the site serves a parking area and
garage located in the c1900 single storey wing, which projects at right angles to the main
building. This access also serves Queen Anne Cottage.
The northern section of the site, beyond the single storey wing, contains a number of trees
which are proposed to be felled. These trees are not subject to Preservation Orders.
The site falls within the Chalk Lane Conservation Area. The Conservation Area Appraisal
describes Woodcote End House/Queen Anne House as follows “This building retains a 17th
century core but otherwise the building is mainly of the mid-18th century. It also has two
components, similarly divided into two separate dwellings, both built from red brick and two
storeys high”.
Parallel applications for Listed Building Consent (09/00887/LBD) and Conservation Area
Consent (10/00913/CAC) have been submitted.
Relevant Planning History
None Relevant
The Proposal
The application seeks permission for a number of extensions and alterations to the existing
buildings on site and for the demolition of the modern two storey flank extension and single
storey pitch-roofed wing (which extends forward of the building up to the Woodcote Road
boundary).
A two storey side extension is proposed to Queen Anne House. The extension would measure
10.4m (l) with a staggered footprint, varying in depth between 5.6m and 10.5m. It would have a
flat roof concealed behind a parapet and the overall height would be some 1.2m lower than the
parapet height of the existing building.
Within the front façade of Queen Anne House it is proposed to replace the existing front
entrance door with a sash window to match the adjoining sashes, and a new entrance and
canopy will be formed in an existing adjacent hallway. This new entrance hallway would serve
as a “link” between the new extension and the original building and it would be visually
emphasised by the existing front elevation of this part of the building being demolished and
replaced with a new extension set back some 100mm from the main elevation of the original
historic house.
A new flat roofed, detached garage would be erected to the west of the new extension, abutting
the listed Woodcote Road boundary wall.
The existing pedestrian entrance would be relocated slightly to the north and widened to
provide a formal paved access off the highway and includes new entrance gates.
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The vehicular access would remain in the existing location, but the (new) gates would be set
back from the highway boundary to allow a vehicle to fully exit the highway when entering the
site.
The new 2-storey extension would have rendered elevations, with contemporary vertically
proportioned window openings and discreet balconies to the upper floor bedroom
accommodation. The new entrance “link” would have face brick elevations to provide a visual
and appropriate link between the rendered extension and the original building.
The application also seeks permission to demolish the living room of the detached Queen Anne
Cottage and erect a two storey (southern) flank extension. The extension would measure 4.2m
(w) x 6.2m (d) and would increase the number of bedrooms within the existing roof from 1 to 2.
The roof would have a dormer window in the western roof slope and a blank dormer in the
eastern roof slope. A new gable end would be formed in the northern elevation.
Planning Policy
Epsom and Ewell District Wide Local Plan 2000
BE1
Built Environment
BE3/BE4
Conservation Areas
BE7
Historic Buildings
BE8
Historic Buildings
BE11
Alterations to Listed Buildings
BE17
Archaeology
DC1
General Policy
DC17
Householder development
DC18
Extensions
LDF Core Strategy Plan May 2007
Policy CS1
General Policy
Policy CS5
Built Environment
Policy CS6
Sustainable Design
Chalk Lane Conservation Area: Character Appraisal and Management Proposals - August 2010
South East Plan 2009
Policy CC6
Sustainable Communities and Character of The Environment
PLANNING CONSIDERATIONS
Queen Anne House:
Design
Layout and footprint
The footprint of the new extension reflects the design approach taken in order to distinguish the
scheme as having three distinct elements comprising the existing listed building, the central
replacement entrance hall “link” and the contemporary extension. Whilst it is noted that the new
addition would project further forward of the original building, this device is designed to help to
reduce the visual linearity of the scheme, and reduce its perceived scale and massing. The plan
of the new extension includes a small concave-shaped curve which is designed to ‘lead the eye’
from the new extension towards the new front entrance door.
The proposal proposes replacing the existing front door in the Georgian building with a sash
window to match the others which would help to restore the original façade.
The new principal front footpath, leading to a new front entrance door to the house (in the
central “link”) would allow for a formal pedestrian access from Woodcote Road, via a new
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opening through the brick boundary wall & with new wrought iron gates. This widened
pedestrian entrance has been designed to highlight the importance of the listed building& to
allow better views of the original & restored Georgian house from the road.
Scale (Height and Massing)
The proposed extension would have a flat roof concealed behind a parapet, and the overall
height would be some 1.2m lower than the parapet height of the existing listed building. The
replacement “link” containing the new entrance hall would be set back slightly from the adjoining
listed building, whilst the new extension would project forward and each element would be
distinguished from the historic building by using different material treatments to the elevations.
Balconies to the upper floor bedrooms would further articulate the Woodcote Road elevation.
The total existing building floor area is 247m² and the total volume 986m². The total floor area of
the replacement extension and link totals 204m², and the volume 581m². These figures
represent a relatively modest net increase of 12% in floor area and 18% in volume.
Whilst the replacement “link” should ideally be set further back from the front elevation of Queen
Anne House, it is acknowledged that the proximity of an existing internal doorway has dictated
this design approach, and Officers are satisfied that overall this approach has been successful.
The proposal has successfully addressed, in design terms, the conflicting demands of
extending and altering a historic building to facilitate modern day living requirements, whilst
being contextually appropriate and not appearing overbearing in terms of its relationship with
the adjoining listed building and neighbouring buildings.
Appearance (Details and Materials)
It is acknowledged that the proposed scheme has consciously not taken its cue from the original
listed building, or indeed from current buildings within the conservation area, but rather seeks to
enhance by contrast with the existing architecture.
The Design and Access Statement sets out the applicant’s approach to the elevation treatment
of the proposed extension. The approach has been to make a distinction between the different
components of the development by using different materials and by articulating the building in
both plan and elevation. This design approach creates a clear conscious distinction between
the original Georgian Queen Anne House and the new extension. The rear elevation would
similarly be set back from the rear corner of the listed building.
As a result the new extension would establish its own contemporary design character with the
use of rendering, facing brickwork, and simple and unfussy detailing and would act as a
contrast by not trying to compete with the attractive Georgian brick façade & detailing of the
listed building.
Queen Anne Cottage:
Visual Impact
The proposed extensions would be partly visible in the street scene but will be mostly obscured
by the existing high boundary wall which runs along the entire frontage of the application site
and beyond. The design, scale and massing of the extensions are acceptable and would relate
acceptably to both the existing dwelling and adjacent listed Queen Anne House.
It is concluded therefore that the proposals would relate acceptably to the listed building and
would bring forward a convincing scheme for the site in terms of design, scale and massing.
The proposals would not have a harmful impact on the setting, appearance and character of the
adjoining listed building or on the streetscene and wider conservation area, and would therefore
accord with Policies BE1, BE3, BE4, BE8(ii), and BE11 .
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ITEM 05
Residential Amenity
Queen Anne House:
The two-storey extension would be no taller than the existing extension it would replace and
whilst it would extend an additional 3.8m towards the north, the rear (eastern) wall would be set
back 2.3m from the shared boundary with Woodcote House. It would not, therefore, have a
materially harmful impact on the outlook or appear overbearing from the adjacent Woodcote
House. The single ground floor window in the rear elevation would not give rise to any concerns
regarding overlooking, as the rear garden of Woodcote House is enclosed by a 2m high wall.
Queen Anne Cottage:
The extensions provide a single gable end bedroom window in the eastern elevation facing the
rear garden of Woodcote House at a distance of some 9m. Views of the garden would be
obscured by a retained mature tree in the north eastern corner of the site and by mature trees
within the curtilage of Woodcote House.
It is concluded that the proposed scheme would not have a materially harmful impact on the
living conditions of the adjacent neighbouring properties in terms of overlooking, loss of privacy
or outlook and would accord with Policy DC1, DC17 and DC18
Trees
There is a group of Elm Trees along the shared northern boundary with “The Trot” and various
groups of other trees within the application site, in proximity to Queen Anne Cottage. It is
proposed to remove these trees and replace them with five new trees. The Borough’s Tree
Officer considers that the proposal is acceptable, and recommends Conditions 5, 9 be imposed
should planning permission be granted. It is noted that there is a large Silver Birch in the
adjacent property at Woodcote End House, close to the shared common boundary. The
foundations of the new extension would pass through the Root Protection Zone of this tree and
could cause significant damage to this tree, if the foundations are not constructed appropriately.
It is recommended that a condition requiring the submission of a Tree Protection Plan (TPP)
and an Arboricultural Method Statement (AMS) which shows how the foundations will be
constructed so as not to cause harm to the tree, be imposed. (Conditions 10, 11 and 12)
In view of the above the application is therefore recommended for APPROVAL.
Contact: John Robinson
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