PLANNING COMMITTEE
17 MARCH 2011
10/00887/LBD
ITEM 06
Queen Anne House, Woodcote Road, Epsom
Part demolition, alteration and extensions to Queen Anne House
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 for which Listed Building Consent is
hereby permitted shall be begun before the expiration
of three years from the date of this consent.
Reason: To comply with Section 18(1)(a) of the Planning
(Listed Buildings and Conservation Areas) Act 1990 as
amended by Section 52 (4) of the Planning and Compulsory
Purchase Act 2005
(2)
Before any works commence on site, a written
programme of work shall be submitted to and approved
in writing by the Local Planning Authority, setting out
the procedures and methods of working that are
proposed, and indicating particularly the ways in which
the Building’s historic fabric is to be safeguarded and
respected during construction. The work shall be
implemented strictly in accordance with the
programme of work.
Reason: To enable the Local Planning Authority to exercise
control over the proposed works in the interest of the
protection of the historic built environment as required by
Policy BE11 of the Epsom and Ewell District Wide Local Plan
(May 2000) and Policy CS5 of the Epsom and Ewell Core
Strategy Plan 2007
(3)
Before any works commence on site, a detailed record
of any details of historic or architectural interest shall
be submitted to, and agreed in writing by the Local
Planning Authority.
Reason: To enable the Local Planning Authority to exercise
control over the proposed works in the interest of the
protection of the historic built environment as required by
Policy BE11 of the Epsom and Ewell District Wide Local Plan
(May 2000) and Policy CS5 of the Epsom and Ewell Core
Strategy Plan 2007
(4)
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:
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PLANNING COMMITTEE
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(i)
Typical windows and reveals (1:20)
(ii)
Staircase in the new entrance hallway (1:20)
(iii)
Balcony and staircase balustrades (1:20)
(iv)
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
Policies BE1, BE11 and DC1 of the Epsom and Ewell District
Wide Local Plan (May 2000).
(5)
A detailed Specification shall be submitted to &
approved by the BC for all internal & external repairs to
the retained listed building which shall include inter
alia skirting boards, internal doors, all panelling,
fireplaces & fire surrounds.
Reason: To enable the Local Planning Authority to 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).
(6)
A detailed Specification shall be submitted to &
approved by the Local Planning Authority for all
internal & external repairs to the retained listed
building which shall include inter alia skirting boards,
internal doors, all panelling, fireplaces & fire
surrounds.
Reason: To enable the Local Planning Authority to 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).
(7)
The Listed Building Consent hereby granted for the
demolition of the two storey and single storey
extensions to Queen Anne House shall not be
implemented until a contract has been let and signed
for the construction of the development permitted
under reference 10/00912/FUL. Such a contract shall
be copied and submitted to the LPA prior to the
demolition of the buildings the subject of this consent.
Reason: In order to ensure that the demolished buildings
have every prospect of being replaced in the interests of the
appearance of the conservation area in which the site is
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ITEM 06
PLANNING COMMITTEE
17 MARCH 2011
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ITEM 06
located in accordance with policy BE2 of the Epsom and Ewell
District Wide Local Plan 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, BE7, BE8, BE11, CS1 and
CS5
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 single storey wing; and Queen Anne Cottage,
a former coach house.
This application seeks consent for the demolition of the contemporary additions to Queen Anne
House and the erection of a two storey flank extension, as well as internal
refurbishment/alterations.
This can only take place following a grant of planning permission, if Listed Building Consent is
granted.
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 received
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 (4.02.201) 6 letters of objection have been received regarding:



The link (single storey wing) between the main house and Woodcote Road should be
retained;
The applicant has not submitted sufficient evidence to demonstrate why the existing
buildings could not be restored to their original condition; and
The proposed contemporary design of the extension would be out of keeping;
Statutory and Other External Consultation
Woodcote Road Residents Association: No comments
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ITEM 06
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).
The Nonsuch Society: No objections. A detailed report should be of the property prior to any
works on site.
Victorian Society: No comments
Georgian Group: No comments
Epsom and Ewell History and Archaeological Society: Conditions should be imposed requiring
the following: a full schedule of works for the repairs to Queen Anne house (Condition 2); the
existing building to be recorded prior to demolition (Condition 3).
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.
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
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.
The two storey flank extension and the single storey wing are in a very poor state of repair and
a scaffolding system supporting a temporary roof has been erected over the two storey
extension in order to slow the rate 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. The trees are not subject to Preservation Orders.
The site falls within the Chalk Lane Conservation Area.
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ITEM 06
Parallel applications for a detailed Planning Application (09/00912/FUL) and Conservation Area
Consent (10/00913/CAC) have been submitted.
Relevant Planning History
None relevant
The Proposal
The application seeks consent for the demolition of the two storey flank extension and the
single storey wing and new works which include the two storey extension, internal alterations
and refurbishment of Queen Anne House and the detached garage abutting the boundary wall.
The new flank 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. 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 formed in an existing adjacent hallway. This new entrance
hallway would serve as a “link” between the new extension and the original building and would
be visually emphasised by its 100mm set back from the main elevation of the original historic
house.
The contemporary designed extension would have rendered elevations, with 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
link between the rendered extension and the original building.
Internal alterations would comprise:
 The formation of a new opening in the wall to the drawing room;
 An existing staircase removed;
 The provision of a new downstairs cloakroom:
 The provision of a new entrance staircase; whilst on the upper floor
 A new link to the new flank extension would be created; and
 A doorway to a bedroom would be bricked up.
External alterations would comprise:
 The existing front door would be replaced by a sash window and a new entrance formed
in a new front wall to an existing hallway;
 A new widened pedestrian gateway formed in the listed highway boundary wall;
 An amended vehicular entrance and gateway formed in the listed highway boundary
brick wall
This can only take place following a grant of planning permission, if Listed Building Consent is
granted.
Planning Policy
Epsom and Ewell District Wide Local Plan 2000
BE1
Built Environment
BE7
Historic Buildings
BE8
Historic Buildings
BE11
Alterations to Listed Buildings
LDF Core Strategy Plan May 2007
Policy CS1
General Policy
Policy CS5
Built Environment
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PLANNING COMMITTEE
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ITEM 06
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
Impact on Character and Appearance
The creation of the single storey wing in the early 1900’s has clearly separated the application
site into two distinct parts and officers are of the opinion that this wing detracts from the main
elevation of Queen Anne house. The two storey addition has also had various inappropriate
additions and alterations (including the addition of an ugly veranda styled dormer) to its façade
during the 1960’s, which further detracts from the special character of the original listed
building.
The two storey flank extension and the single storey wing are now in a very poor state of repair
and a scaffolding system supporting a temporary roof has been erected over the two storey
extension in order to slow the rate of decay.
The later 20th century additions, which are of no historical importance, do not make a positive
contribution to the character and appearance of the original listed building. Their removal would
therefore not harm but significantly improve the character and appearance of the listed building.
Furthermore the removal of the single storey wing, would open up views of the repaired and
restored Queen Anne House. It is recommended that a condition be imposed, should consent
be granted, requiring the submission of a detailed recording of any details of interest prior to
their removal, as well as a written programme of work to be undertaken, setting out the
procedures and methods of working that are proposed, and indicating particularly the ways in
which the building’s historic fabric is to be safeguarded and respected during construction.
Policy BE11 requires proposals to restore, alter or extend listed buildings to be in keeping with
the character of the original building in terms of design, scale and materials and to retain or reinstate important or historical features, both external and internal.
Design
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 approach would help to
reduce the visual linearity of the scheme and reduce its perceived scale and massing.
The proposal would result in the external door in the listed building being replaced with a sash
window which would re-establish the original façade.
Internally the removal of a section [1.6m in length] of an internal wall in the Ground floor
Reception room of the Georgian part of the house is considered acceptable, while the
remaining 2.4m section of wall is retained.
This internal wall is possibly not Georgian in origin, according to a surveyor’s sketch dating from
the late 1930’s, when a reasonably accurate record was drawn of this room when it was
labelled as a ‘Kitchen’. This kitchen was possibly part of an earlier adjacent house [since
demolished] and built on land which is now occupied by Woodcote End House. The removal of
the existing staircase and the formation of a new staircase in the proposed replacement “link” is
also supported as it would facilitate changes in levels between the listed building and
contemporary extension via a single staircase.
The new principal entrance to the house (in the central “link”) would allow a formal access from
Woodcote Road, through the listed boundary wall via new wrought iron gates. This widened
pedestrian entrance would serve to highlight the importance of the listed building. The vehicular
access would remain in the existing location, but the (new) gates would be set back from the
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ITEM 06
highway boundary to allow a vehicle to fully exit the highway when entering the site. The
amended openings in the listed Woodcote Road boundary wall are considered to be acceptable
and would not significantly harm its visual integrity.
The proposed new garage is considered acceptable in terms of its effect upon the listed house
and the listed wall. Its slightly curved outer wall is designed to lead the visitor’s eye from the
main garden towards the opening in the new inner garden wall, & thence to the new front path &
front door. It has been designed especially to be low key, in that it will be hidden behind and
slightly below the historic wall, so not visible from the road. It has been detailed so that it does
not rely for structural support on that wall. It will be finished in facing brickwork to match the
remaining new garden walls.
Scale
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 by different material treatment to the elevations.
Balconies to the upper floor bedrooms would further articulate the Woodcote Road elevation.
Whilst the replacement “link” should ideally be set further back from the main 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
largely successful.
The proposal has successfully addressed in design terms, the conflicting demands of providing
an addition to facilitate modern day living requirements whilst being contextually appropriate
and not appearing overbearing in terms of its relationship with the adjoining listed building.
Materials
It is acknowledged that the proposed scheme has consciously not taken its cue from the original
listed building, 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 each different
component of the development by the use of differing materials and the articulation of the
building in both plan and elevation. The proposed design approach would create a clear and
good distinction between the listed Queen Anne House and the new extension. The rear
elevation would similarly be set back from the rear corner of the listed building.
It would establish its own contemporary design character and the proposed use of rendering,
facing brickwork, and simple and unfussy detailing would act as a contrast and not compete
with the brick detailing of the listed building, without resorting to pastiche. The proposal would
also ensure that the historic and architectural features would be retained or reinstated where
necessary,
The proposed alterations and additions to Queen Anne House would not have a materially
harmful impact on the character and appearance of the listed building and it is concluded that
the proposed works would not be in conflict with Policies BE7, BE11 and Policy CS5, and
accordingly the granting of Listed Building Consent is supported.
Contact: John Robinson
PLEASE SEE PLANS INCLUDED IN ITEM 05
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