PLANNING COMMITTEE
31 October 2002
02/00847/FUL
ITEM 06
99b/99c College Road, Epsom
Demolition of existing houses and construction of 10 no.2 bedroom flats and 2 no.1
bedroom flats, together with associated access, parking and landscaping. Annexe
COLLEGE
Residential
11/10/01
RECOMMENDATION
REFUSE planning permission on the following grounds:1. The proposed parking provision within the site and the means of access thereto
would result in a significant increase in noise, disturbance, visual intrusion and
loss of privacy to the occupiers of the existing properties abutting the access and
surrounding the car parking area. The proposal would thus be contrary to
Policies MV24, DC1 and DC14 of the Epsom and Ewell District Wide Local Plan
(May 2000).
2. The proposed access and parking arrangements would be prejudicial to
vehicular and pedestrian safety in that they would cause danger and
inconvenience both within the site and to other highway users, contrary to
Policies MV8 and MV24 of the Epsom and Ewell District Wide Local Plan (May
2000).
3. The proposed development would result in a loss of privacy for the occupiers of
the neighbouring dwellings, and by virtue of overlooking would cause serious
harm to their amenities. The proposal would therefore be contrary to Policies
DC1 and DC14 of the Epsom and Ewell District Wide Local Plan (May 2000).
Summary
Previous refusal currently subject to an appeal (informal hearing on 12th November) –
revised scheme attempts to overcome previous concerns – rearwards extent of building
reduced, design similar to previous scheme - access to car parking at rear shared with
existing side access to the adjoining property “The Firs” – main considerations relate to
extent and location of car parking – highway implications – impact on local amenities –
impact on neighbours.
ADDITIONAL INFORMATION
Site and Surroundings
The application site comprises two detached, two storey dwellings situated on the north
eastern side of College Road, opposite the main vehicular egress from Epsom College.
Access to both dwellings is from a wide vehicular access which until recently also served
“The Firs” to the west of the site. Each dwelling has a hardstanding area to the front and an
Page 1 of 5
PLANNING COMMITTEE
31 October 2002
02/00847/FUL
ITEM 06
attached garage. The properties are nevertheless relatively well screened by a number of
mature trees along the front boundary.
The rear garden area of the properties back onto the rear gardens of adjoining residential
properties, including those in Links Road at the rear of the site, that are set at a lower level
than the application site. There are a number of protected trees on the front and rear
boundaries of the site and one large protected Wellingtonia tree in close proximity to the rear
of 99C.
To the west of the site is “The Firs”, a substantial, predominantly three storey late Victorian
building that has recently been refurbished and extended, following its previous use as a
nursing home. It is a locally listed building, with prominent corner tower and gable features.
The building comprises 12 no flats, including a separate block of 4 maisonettes to the rear.
The property has 17 car parking spaces set out in an informal way throughout the site, mainly
to the front of the building. 4 of these parking spaces are to the rear, served by a narrow
vehicular access adjacent to the current application site.
To the east is a detached two storey dwelling set in relatively spacious grounds. The
surrounding area is primarily residential, although opposite the site are the three storey
buildings of Epsom College.
Current Proposal
The application is of a similar form to that previously considered, although has been amended
in an attempt to overcome the previous reasons for refusal.
The proposal again involves the demolition of the two dwellings and the erection of a new 3
storey block comprising 10 no. two bed flats and 2 no. one bed flats. The frontage of the new
building would be set forward from the existing houses, broadly in line with “The Firs”. The
existing access and egress to/from the houses would be used, but it would link into the side
access to the maisonettes at the rear of the Firs, creating a shared access between the two
properties and leading to an additional 12 car parking spaces immediately behind the new
building. 6 car parking spaces would also be provided to the front of the new building. A bin
and cycle store is also proposed, attached to the north-eastern elevation of the building.
The design of the building intends to reflect the tower and gable features of The Firs and the
characteristics of the surrounding area. See submitted drawings for additional information.
Relevant Planning History
01/00944/FUL – Planning Permission REFUSED for the erection of a block of 12 no. flats.
This is currently subject to an appeal, due to be heard on 12th November 2002.
Planning Policy
Epsom and Ewell District-Wide Local Plan 2000
NE7, NE8
Landscaping in New Developments
BE1
Quality of the Built Environment
BE19
Design of New Buildings
HSG1
Housing Provision
Page 2 of 5
PLANNING COMMITTEE
31 October 2002
HSG4
HSG11
MV8
DC1
DC11
DC13, DC14
02/00847/FUL
ITEM 06
Demands for Housing Accommodation
Design and Layout of New Development
Parking Standards
General Policy
Design Against Crime
New Residential Development
Surrey County Structure Plan 1994
PE10
Protection of the Urban Character
DP6
Housing in Urban Areas
PLANNING CONSIDERATIONS
As in the previous application, the main planning considerations relate to the principle of
residential development, its impact on the character and appearance of the area, the adequacy
of the access and parking arrangements and the impact on the occupiers of the surrounding
residential properties
Principle of Development for Flats
The site is in an area that comprises a mixture of residential properties, comprising mainly
flats and detached dwellings. A number of buildings in the area are of substantial size,
including the adjoining development at “The Firs” and the Epsom College buildings opposite.
The two houses that are to be demolished are of a modest 1970’s design and in streetscene
terms do not relate particularly well to the more substantial buildings either side and opposite.
It is therefore considered that an appropriate redevelopment of the site could be acceptable.
Such a development could include a development of flats which would accord with the
requirements of local plan policies and PPG3 to provide new residential accommodation
within the Borough.
Impact on the Character and Appearance of the Area
The proposed building would be in front of the general building line although would relate
satisfactorily to The Firs, being of a similar scale and character.
The building would clearly be bulkier than the existing houses, and the south-eastern flank
would be a minimum of 1m away from the boundary to the garden area of no.101, a two
storey dwellinghouse. There would be a minimum distance of approximately 11m between
the Firs and the main bulk of the new building. In streetscape terms the relationship is
considered acceptable, particularly given gradual changes in levels in the area.
Access and Parking
18 spaces are proposed, equating to 1.5 car parking spaces per flat. This is in line with the
requirements of PPG’s 3 and 13.
The access and parking arrangements for the new development would be shared with that of
“The Firs”. No indication has been given as to how parking spaces would be allocated or
measures that could be taken to prevent vehicles parking in the adjoining properties. In
reality, it is considered likely that occupiers and visitors would park in the nearest available
space to the property that they were visiting.
Page 3 of 5
PLANNING COMMITTEE
31 October 2002
02/00847/FUL
ITEM 06
The level of traffic that would use the side access to The Firs would be significantly greater
than the traffic resulting from the informal use currently taking place, as it will lead to a total
of 16 spaces compared with the current 4. Whilst the narrowness of the access road would
keep vehicle speeds low, it would not enable two cars to pass and would be likely to increase
the incidence of reversing manoeuvres, which would in turn increase the noise nuisance to
occupiers of the flats adjoining the access.
College Road is a relatively busy road with few opportunities for on street parking and it is
not particularly close to public transport facilities or local amenities. The site is therefore
unlikely to attract non car users, and given that the majority of the proposed dwellings are two
bedroom flats it is more than likely that there will be at least one car, if not more for each
dwelling. This would leave very little space for additional vehicles, visitors or
delivery/service vehicles.
Whilst an attempt has been made to reduce the extent of car parking and its impact on the rear
amenity space, it is considered that the revised proposals do not sufficiently overcome the
previous reasons for refusal. There are still the same number of flats proposed and in fact
more car parking spaces in a formal arrangement, and a shared access with the neighbouring
property, all of which combine to make a development that would be over dominated by
vehicles.
As greater parking provision would compromise the quality of the environment, the only
reasonable solution for an appropriate development of this nature is to reduce the number of
flats to an appropriate level and standard, such as, for example 8 flats with undercroft
parking.
Whilst it is acknowledged that the development would make efficient use of previously
developed land, PPG3 also stresses the importance of good design and layout and points out
that higher densities should not compromise the quality of the environment. It is considered
that the application site is not in a location that is accessible to public transport and that the
development does compromise the quality of the environment.
SCC Highways comment that the proposed development and The Firs would effectively
operate as a single development and that therefore a single point of access should be sought to
serve the site. They also comment that the total traffic generation from the development is
likely to result in discernable impacts on the highway and if it were demonstrated by the
developer that no conflict would result with the Epsom College exit, then a contribution
would be required to mitigate traffic impact, and either the existing access to the Firs or the
access to the site would need to be closed.
As there continues to be a fundamental problem over the size of the development and the
impact of vehicles on neighbouring properties, it is not considered appropriate to consider
these elements further. It is also noted that the proposed access to the car parking area is
outside the site as identified on the applicants site plan.
Page 4 of 5
PLANNING COMMITTEE
31 October 2002
02/00847/FUL
ITEM 06
Impact on Neighbouring Properties
The applicant has attempted to locate the proposed building so as to minimise any adverse
impact on adjoining properties. It is not considered that there would be any adverse impact in
terms of loss of light.
However, there would be some overlooking concerns as a result of the windows in the eastern
and western elevations. Whilst the windows in the eastern elevation could reasonably be
fitted with obscure glazing to prevent overlooking those in the western elevation are to
habitable rooms, and those towards the rear of the building would overlook the community
garden area at the rear of The Firs.
It is not considered that there would be any adverse impact on the properties to the rear in
Links Road, in terms of overbearing or overlooking. There would be over 60m between
buildings, and a significant number of trees between them.
As detailed above, disturbance to existing residents would nevertheless arise from the parking
and manoeuvring of vehicles to the rear and back of the site.
Consultation
The application has been advertised by means of a press advertisement, site notice and letters
of notification to the occupiers of neighbouring properties.
A total of 51 letters of objection have been received. The main objections are in respect of the
development being of too high a density, impact on Links Road properties, loss of privacy,
poor vehicular access and parking arrangements, likely increase in traffic congestion, and
setting a precedent for further blocks of flats in the area.
Contact Officer: W. Pierson
Page 5 of 5