PLANNING COMMITTEE
11 OCTOBER 2007
07/00574/FUL
ITEM 09
2 ST MARY’S ROAD, WORCESTER PARK
Retention of 2.2m high street facing boundary railings and wall, 2.4m high brick piers, 2.5m
high front gate and 2.4m high brick walls to side boundaries. PLANS
Cuddington
26 September 2007
Notes
RECOMMENDATION(S):
REFUSE for the following reason:The boundary wall, by virtue of its height and positioning will
result in an overly dominant feature in the street-scene and
significantly harm the character of the area.
It would
therefore be contrary to policies BE1, DC1, DC17 and DC19 of
the Epsom and Ewell District Wide Local Plan (May 2000) and
the Supplementary Planning Guidance (January 2004).
Summary
This is a retrospective application following Enforcement action, concerning the erection of a
front boundary wall, railings and entrance gates over 1m in height.
ADDITIONAL INFORMATION
The applicant property is a detached and extended bungalow dwelling set on the northern side
of St Mary’s Road, which is a private and unmade road in Worcester Park.
The character of St Mary’s Road is more akin to a rural lane with planted and semi-wild verges
on each side of about 4.5m in width. St Mary’s Church, which lies diagonally opposite the
application site, is a Grade B listed building dating from the Victorian era (current grading
believed to be II*).
The front boundaries along the nearby Royal Avenue are characterised by a 7m wide grassed
verge, with low boundary walls to each property. Along St Mary’s Road the boundaries do vary,
some of which are well screened behind the verge planting. To the front of The Old Vicarage
and along the boundary with the Church Hall, there is a close-boarded fence reaching an
estimated height of 1.8m, although this is set behind the verge strip to St. Mary’s Road.
The neighbouring development at St Mary’s Copse is accessed via an arched pair of black
metal gates and brick piers to a height of 2m to either side, set back from the edge of the road
by approximately 4.5m.
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PLANNING COMMITTEE
11 OCTOBER 2007
07/00574/FUL
ITEM 09
Relevant Planning History
75/0758/0428
(Permitted 1975): Conversion of existing garage to habitable
accommodation and erection of single-storey side extension for new
garage
01/00425/FUL
(Permitted 2001): Front, side and rear extension, attached garage and
dormers,'0010425
The Proposal
The application relates to the retrospective application for a new boundary wall to the front and
sides of the property.
The wall is located on what was formerly a 4.5m strip of verge, coming forward from the
previous site boundary line by about 2.5m. The centrally located gates are set back from the
edge of the road by approximately 5m and have a width of 2m.
The wall has been erected to both side boundaries of the forecourt to a height that varies
between 2.2m and 2.4m, on account of the sloping ground levels.
To the front boundary, the brick piers are 0.35m to each side and approximately 2.3m in height.
The low brick wall between each pier is 1.125m in height with a black railing above extending to
an overall height of 2.1m.
Planning Policy
Epsom and Ewell District Wide Local Plan 2000
BE1
DC1
DC17
DC19
General Policy on the Built Environment
General Policy
Design of Householder Development
Boundary Walls and Fences on Domestic Frontages
Local Development Framework – Core Strategy 2007
CS5
The Built Environment
Supplementary Planning Guidance 2004
Householder Extensions
PLANNING CONSIDERATIONS
The main considerations regarding this application arise from the location of the wall on the
verge of St Mary’s Road and the height and resulting impact of the wall on the character of the
surrounding area and on the neighbouring properties.
The question regarding land ownership of the front verge strip is an issue to be resolved by the
land owners of the site and is therefore not a planning consideration. In this instance, no
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PLANNING COMMITTEE
11 OCTOBER 2007
07/00574/FUL
ITEM 09
notification has been served on another party. However, the existence and green nature of
these verges has become an intrinsic part of the local character of St Mary’s Road and the
adjacent Royal Avenue.
Not only has the introduction of this wall removed an essential part of this very unique local
character, the very height and scale of the development renders the new front boundary very
dominant in the street-scene.
The wall which runs alongside the rear boundary of the neighbouring property Holleia, fronting
Royal Avenue, is considered acceptable to the amenities of this property by virtue of the wall
forming the rear boundary.
Although the neighbouring occupant claims the wall now increases privacy to the adjacent
property at No.1 St Mary’s Road, the height of the wall could be perceived as being overly
dominant in the front outlook of this bungalow property.
There is no doubt that the wall has been constructed to a high specification. However, given
the location of the wall in St Mary’s Road and the overall height of the development, it is
considered to represent an unduly overbearing and urban feature in the street-scene, one that
is considered to detrimentally harm the wider character of the area.
Consultations
The application was advertised by means of letters of notification to 7 neighbouring residential
properties and the St Mary’s Church and hall. To date, one letter of representation has been
received from an adjacent neighbour.
This letter expresses satisfaction with the new wall, which has increased the level of privacy to
the front bedroom window and goes on to comment on the level of detail of the wall.
Highways – no objections on safety, capacity or policy grounds. Proposal affects a private
road.
Highways
No objections
Contact: Nic Pettifer
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