(Public Pack)Agenda Document for Area Planning Committee (Western

Waverley Borough Council Council Offices, The Burys, Godalming, Surrey GU7 1HR www.waverley.gov.uk

When calling please ask for: To: All Members of the AREA PLANNING Ema Dearsley, Democratic Services Officer COMMITTEE (WESTERN) Policy and Governance (Other Members for Information) E-mail: [email protected] Direct line: 01483 523224 Calls may be recorded for training or monitoring Date: 29 November 2019

Membership of the Area Planning Committee (Western)

Cllr David Beaman (Chairman) Cllr Michaela Gray Cllr John Robini (Vice Chairman) Cllr George Hesse Cllr Roger Blishen Cllr Daniel Hunt Cllr Peter Clark Cllr Michaela Martin Cllr Carole Cockburn Cllr Kika Mirylees Cllr Sally Dickson Cllr John Neale Cllr Brian Edmonds Cllr John Ward

Dear Councillors

A meeting of the AREA PLANNING COMMITTEE (WESTERN) will be held as follows:

DATE: MONDAY, 9 DECEMBER 2019 TIME: 6.30 PM PLACE: COUNCIL CHAMBER, COUNCIL OFFICES, THE BURYS, GODALMING

The Agenda for the meeting is set out below.

Yours sincerely

ROBIN TAYLOR Head of Policy and Governance

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NOTE FOR MEMBERS

Members are reminded that Contact Officers are shown in each report and members are welcome to raise questions, etc. in advance of the meeting with the appropriate officer.

AGENDA

1. MINUTES

To confirm the Minutes of the meeting held on 12 November 2019 (to be laid on the table half an hour before the meeting).

2. APOLOGIES FOR ABSENCE

To receive any apologies for absence.

3. DISCLOSURE OF INTERESTS

To receive from Members declarations of interests in relation to any items included on the Agenda for this meeting in accordance with the Waverley Code of Local Government Conduct.

4. QUESTIONS BY MEMBERS OF THE PUBLIC

The Chairman to respond to any questions received from members of the public of which notice has been given in accordance with Procedure Rule 10.

The deadline for receipt of questions is Monday 2 December 2019 by 5pm.

5. QUESTIONS FROM MEMBERS

The Chairman to respond to any questions received from Members in accordance with Procedure Rule 11.

The deadline for receipt of questions is Monday 2 December 2019 by 5pm.

6. ANY RELEVANT UPDATES TO GOVERNMENT GUIDANCE OR LEGISLATION SINCE THE LAST MEETING

Officers to update the Committee on any changes to the planning environment of which they should be aware when making decisions. 7. APPLICATIONS FOR PLANNING PERMISSION

Background Papers

Background papers (as defined by Section 100D(5) of the Local Government Act 1972) relating to reports are listed under the “Representations” heading for each planning application presented, or may be individually identified under a heading “Background Papers”.

The implications for crime, disorder and community safety have been appraised in the following applications but it is not considered that any consideration of that type arises unless it is specifically referred to in a particular report.

7.1 Site Inspections Arising from this Meeting

(Members are reminded that following receipt of the agenda they may propose a site visit for any application on this agenda, to take place on Friday 6 December 2019).

In the event of site inspections being necessary, as a result of consideration of the applications at this meeting, these will be held on Friday 17 January 2020 at a time to be agreed at the meeting.

7.2 A1 - WA/2019/0333 Land At Rear Of 9 Brambleton Avenue, Farnham (Pages 5 - 24)

Erection of a dwelling with vehicular access from Hillary Road, together with associated works (as amended by plans received 18/09/2019 and amplified by plan received 01/10/2019)

Recommendation That, subject to conditions 1-10 and informatives 1-4 permission be GRANTED

7.3 A2 - WA/2019/1295 1 Grovelands, Lower Bourne GU10 3RQ (Pages 25 - 36)

Erection of extensions and alterations (as amended by plans dated 15/10/2019)

Recommendation That, subject to conditions 1-6 and recommendations 1-3, permission be GRANTED

7.4 A3 - WA/2018/2160 Farnham United Reformed Church, South Street, Farnham, GU9 7QU (Pages 37 - 58)

Erection of extensions and alterations following part demolition of existing extension together with alterations to parking layout and associated works (as amended by plans received 28/05/2019 and 17/10/2019) Recommendation That, subject to conditions 1-11 and informatives 1-6, permission be GRANTED

7.5 B1 - WA/2019/1490 - Communal Room, Chantrys Court The Chantrys Farnham (Pages 59 - 68)

WA/2019/1490 - Application under Regulation 3, change of use from community space (D1) to office/ welfare area for carpark staff (B1a) together with replacement of windows and doors (as amended by plans received 24/10/2019 and as amplified by information received 06/11/2019)

Recommendation That, subject to conditions, permission be GRANTED

7.6 B2 - WA/2019/1587 Meadow View, 2 Ridgeway Cottages, Runwick Lane, Runwick GU10 5EE (Pages 69 - 78)

Erection of extensions and alterations following demolition of part of existing dwelling

Recommendation That, subject to conditions 1-3 and informative 1 permission be GRANTED

8. EXCLUSION OF PRESS AND PUBLIC

To consider the following recommendation on the motion of the Chairman:

Recommendation

That, pursuant to Procedure Rule 20 and in accordance with Section 100A(4) of the Local Government Act 1972, the press and public be excluded from the meeting during consideration of the following item on the grounds that it is likely, in view of the nature of the business to be transacted or the nature of the proceedings, that if members of the public were present during the item, there would be disclosure to them of exempt information (as defined by Section 100I of the Act) of the description specified at the meeting in the revised Part 1 of Schedule 12A to the Local Government Act 1972.

9. LEGAL ADVICE

To consider any legal advice relating to any applications in the agenda.

For further information or assistance, please telephone Ema Dearsley, Democratic Services Officer, on 01483 523224 or by email at [email protected] Agenda Item 7.2

A1 WA/2019/0333 Erection of a dwelling with vehicular access from Mr & Mrs Brindley Hillary Road, together with associated works (as 15/02/2019 amended by plans received 18/09/2019 and amplified by plan received 01/10/2019) at Land At Rear Of 9 Brambleton Avenue, Farnham

Committee: Western Area Meeting Date: 10/12/2019

Ward: Farnham Firgrove Case Officer: Carl Housden Expiry Date: 11/04/2019 Neighbour Notification Expiry Date: 02/04/2019 Expiry Date: 29/10/2019

RECOMMENDATION That, subject to conditions permission be GRANTED

1.Summary

The application has been brought before the Area Committee at the request of the Local Member.

The application seeks permission for the erection of a 1.5 storey dwelling within the developed area of Farnham. The proposed dwelling is of an appropriate design and responds to the pattern of development in the surrounding area. Furthermore, the proposal is acceptable with regard to the impact on neighbours amenity and highway safety and is recommended for approval.

Page 5 2. Location Plan

3.Site Description

The application site measures 0.06 hectares and is located to the south-east of Hillary Road in an area forming the rearmost part of the rear garden of 9 Brambleton Avenue.

A brick wall separates the site, which is at a higher level and steps up from south to north, from Hillary Road.

The area is residential in character with a mix of dwelling types, sizes and designs.

4. Proposal

Page 6 The proposal comprises the sub-division of the plot of 9 Brambleton Avenue and the erection of a dwelling, access onto Hillary Road and on-site parking for 3 cars to the front of the site.

The 3 bedroom dwelling would be detached and one and a half storey (with rooms in the roof space) and have a maximum width of 10.3m, maximum depth of 9.3m, and have a maximum height of 6.9m. The eaves height would be 3.6m.

The dwelling would be set back 9.5m from Hillary Road and 14.86m from the rear boundary. There would be 6.3m between the dwelling and the north- eastern side boundary with 9 Brambleton Avenue and 1m to the south-eastern boundary with 13 Hillary Road.

Proposed Block Plan

Page 7 Proposed Front and Rear Elevation

Proposed Side Elevations

Page 8 Proposed Ground and First Floor Plans

5. Relevant Planning History

FAR743/61 Erection of a garage Full Permission 08/12/2961 TM/2012/0213 Application for works to TPO consent trees subject of Tree 21/02/2013 Preservation Order 09/11/ G5 Copper beech and pine group.

6. Planning Policy Constraints

Developed Area of Farnham Thames Basin Heath 5km Buffer Zone Wealden Heaths I SPA 5km Buffer Zone Footpath 129

Development Plan Policies and Guidance

The development plan and relevant policies comprise:

Page 9  Waverley Borough Local Plan, Part 1, Strategic policies and sites (adopted February 2018): SP1, SP2, ALH1, ST1, AHN3, TD1, NE1, NE2, NE3, CC1, CC2  Farnham Neighbourhood Plan (made May 2017): FNP1, FNP12, FNP13, FNP30, FNP31  Waverley Borough Local Plan 2002 (retained policies February 2018): D1, D4, D7,  South East Plan (saved policy NRM6): NRM6

In accordance with the National Planning Policy Framework (NPPF) due weight has been given to the relevant policies in the above plans.

Other guidance:

 National Planning Policy Framework (2019)  National Planning Practice Guidance (2014)  Planning Infrastructure Contributions SPD (2008)  Cycling Plan SPD (April 2005)  Council’s Parking Guidelines (2013)  Density and Size of Dwellings SPG (2003)  Residential Extensions SPD (2010)  Vehicular and Cycle Parking Guidance (Surrey County Council 2018)  Farnham Design Statement (2010)  National Design Guide (2019)

7. Consultations and Town Council Comments (Latest Comments)

County Highway No objection subject to Conditions. Authority

Farnham Town Council Objection. Natural England No comments. Council’s Environmental No objection. Health Service – Environmental Pollution Control Officer

8. Representations

Neighbour notification letters were sent on 02/04/2019 and following amendments further neighbour notification letters were sent on 18/09/2019.

Page 10 Following the initial consultation, 19 letters have been received raising objection for the following reasons:

 Overdevelopment and visually overbearing  Not in keeping with density in road and properties in area mainly smaller, lower style bungalow or chalets constructed as one/one and a half storey houses.  Adversely effect streetscene  Potential hazard from vehicular access onto narrow road with parked cars  Should only be for one dwelling  Overlooking/inter-looking  Over-shadowing/Loss of light/Loss of privacy  Road wet and icy in winter in location of access  Excessive run-off from very steep property will cause flooding  Need to excavate plot down 3m to only have a gentle run-off  Conflict with FNP and Farnham Design Statement  No garage accommodation for cars.  Houses on street individual in character with different styles for each and each sit comfortably in their plots.  Land height 1.6m above Hillary Rd, eaves 1.87m above adjacent eaves, height 1.59m above adjacent property.  Two storey properties, not 1.5 storey as referred to.  Height difference between dwellings on opposite side of road.  Disturbance during construction due to narrow road.  Garden plot to south of 9 Brambleton (side) could be developed instead.  Will not be possible to manoeuvre five vehicles into the space allocated.  Noise and disturbance to No.15 Hilary Road

Following the amendment to the scheme, neighbours were renotified, 13 letters of objection were received for the following reasons:

 Overdevelopment  Impact on the streetscene  Due to the difference in levels the dwelling would overbear on the neighbours opposite side of the road  Access should be from Brambleton Avenue  Disruption to the Hillary Road cul-de-sac  A new driveway on Hillary Road would be dangerous

Page 11  Hillary Road is an unsuitable access road as it is narrower than a standard road  Not in keeping with style and density of the area  Will lead to future development  Overlooking into 12 and 13 Brambleton Avenue  Rainwater drainage concerns  Will block sunlight to various dwellings/amenity spaces  Damage to trees

Submissions in support

In support of the application the applicant has made the following points:

 The revised scheme follows the general grain and pattern of development within Hillary Road  Hillary Road is comprised of a mix of dwelling so a 1.5 storey conforms to the scale of the existing dwellings  The proposed dwelling is only 0.33m higher than the adjacent dwelling 13 Hillary Road  No trees are being removed or harmed as part of application and the three apple trees are retained at the top of the garden  Would not harm the amenity of neighbours with the scheme complying broadly with the Councils SPD  The proposed building makes use of the changes in level and is set down in the site to reduce impact and creating a gently terraced site  Regarding access from Brambleton Avenue, notwithstanding the presence of protected trees within the north-eastern corner of No. 9 Brambleton Avenue, it is considered this would be an illogical alternative when a perfectly acceptable means of access and egress is able to be provided.  While run-off is not a panning matter, with modern Building Regulations compliant drainage techniques would not be an issue.

9. Determining Issues

Principle of development Housing Land Supply Impact on visual amenity Impact on residential amenity Standard of accommodation and amenity space Highways, access and parking Financial considerations Effect on the SPAs

Page 12 Contaminated Land Public Right of Way Biodiversity and compliance with Habitat Regulations 2017 Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights Implications Sustainability Environmental Impact Regulations 2017

10. Planning Considerations

10.1 Principle of development

Policy SP1 of the Local Plan (Part 1) 2018 states that when considering development proposals, the Council will take a positive approach that reflects the presumption in favour of sustainable development.

Policy SP2 sets out the spatial strategy for the borough up to 2032 and seeks to focus development at the four main settlements. The proposal is in the developed area of Farnham and therefore accords with the spatial strategy.

10.2 Impact on visual amenity

Policy TD1 of the Local Plan 2018 (Part 1) requires development to be of high quality design and to be well related in size, scale and character to its surroundings. Retained Policies D1 and D4 of the Local Plan 2002 are attributed substantial and full weight respectively due to their level of consistency with the NPPF 2019.

The site is located in the Firgrove area. The Farnham Design Statement 2010 sets out that in the Firgrove area new development should reflect the distinctiveness of individual roads.

The site is located in a mixed character area with a variety of styles but predominantly detached dwellings with a mix of bungalows, chalet bungalows and 2 storey development. It is noted that the land slopes down steeply from south-east to north-west, such that the dwellings to the north of the proposed development plot are sited at a significantly lower level than the dwellings on the south-east of Hillary Road. To the west of the site is a bungalow on notably higher land than Hillary Road and the host dwelling is 2 storey.

The plot forms the rear most garden area of 9 Brambleton Avenue, which is a detached dwelling in a large plot which is approximately twice the area of surrounding plots. For this reason, the sub-division of the plot would not be considered to be out of character with the surroundings.

Page 13 Proposed site sections have been submitted which show the ridge height of the proposed dwelling to be 2m lower than that of the host dwelling. The dwelling would be located on lower land than the adjacent bungalow to the west at 13 Hillary Road such that the proposed dwelling’s ridge would be only 0.33m higher than that of the bungalow.

The proposed dwelling would be of a traditional design and of an appropriate scale, size, bulk, mass and height. The height would be kept acceptable through the use of the roof space being utilised for 1st floor accommodation.

Materials proposed comprise facing brickwork in red stock brick, vertical red hanging tiles and red roof tiles with ‘Bonet’ hips. A condition would be imposed on any grant of permission to secure agreement to specific materials prior to the commencement of development.

There would be sufficient separation from boundaries and surrounding properties that the siting of the dwelling would not result in harm to the appearance of the streetscene from any terracing effect. The dwelling would also be well set back from Hillary Road such that it would not appear over bearing within the streetscene.

The entrance to the site would be formed through the existing side boundary wall of the plot. An entrance would be formed and the wall reduced in height to the sides to 0.6m height to allow for increased visibility. There would be onsite parking for 3 cars.

Officers have noted and have regard for the dismissed appeal of WA/1998/1423 at the rear of 14 Brambleton Avenue for the erection of a dwelling. The proposal in this instance was found inappropriate due to the proposed small square shaped plot that the new dwelling would be located in which would be contrary to the long plots with depth that characterises the area. The dwelling was also found to be cramped within the plot and located too close to the road frontage. Due to the site being located at the top of a hill and the dwelling being located towards the front of the plot it was found to be a stark inappropriate feature of the streetscene.

Officers are satisfied that due to the proposal having a spacious long rectangle plot with the dwelling set back from the streetscene, the proposal would not be in conflict with this appeal decision.

It is considered that the proposed single detached dwelling would be of an appropriate design, scale, size, bulk and mass for this mixed character area and would not result in material harm to the visual amenity of the area. It is

Page 14 considered that the proposed development would accord with the Farnham Design Statement in being appropriate for the area and not resulting in harm to the local character. It is considered that the proposed development would accord with Policy TD1 of the Local Plan Part 1 2018, Policies D1 and D4 of the Waverley Borough Local Plan 2002 and Policy FNP1 of the Farnham Neighbourhood Plan 2017.

10.3 Impact on residential amenity

Policy TD1 of the Local Plan 2018 (Part1) seeks to ensure that new development is designed to create safe and attractive environments that meet the needs of users and incorporate the principles of sustainable development. Retained policies D1 and D4 of the Local Plan 2002 are given substantial and full weight respectively due to their consistency with the NPPF 2019.

The proposed dwelling would be sited adjacent to 13 Hillary Road. Officers note that there is a kitchen window shown in the north-eastern side elevation of 13 Hillary Road, however, it is not clear whether this would be a habitable kitchen or served by other windows. Given, this uncertainty officers have assessed likely impact on light to this window from the proposed dwelling. In terms of the 25o test, officers are satisfied that the proposed dwelling’s roof has been designed such that it would not cross the line taken from 1m above ground level on the side elevation of 13 Hillary Road. In terms of the 45o test, taken from the centre of the kitchen window, there would be no obstruction to the north-east, however, there would be a very marginal conflict to the south- east. However, officers note that the 45o line would first be blocked by the existing garage to the side of 13 Hillary Road and it would only be very marginal that the 45o line would cut the proposed dwelling. In light of the combination of circumstances, officers are satisfied that the proposed dwelling would not result in material harm from loss of light to 13 Hillary Road.

Officers are also satisfied that the proposed dwelling would not be overbearing to 13 Hillary Road, due to the height being similar to the bungalow and there being a garage and driveway separating the too. Officers note that 13 Hillary Road’s amenity space is to the western side of the dwelling and not adjacent to the proposed dwelling. There are no windows proposed in the south-western elevation of the proposed dwelling, barring a ground floor roof light above the porch. As such, there would be no overlooking to 13 Hillary Road and officers would impose a condition preventing the insertion of additional windows in the south-western elevation to prevent any future harm from over-looking.

There would be 27.5m separation between the proposed dwelling and the dwellings on the opposite side of Hillary Road. Officers are satisfied that this

Page 15 separation, and the scale of the proposed dwelling, would ensure that there would be no material harm to the amenities of occupiers of the existing dwellings to the north-west of Hillary Road. There would also be an 18m window to neighbour’s front boundary separation in this location.

In terms of impact on 7 Brambleton Road, officers note that concerns have been raised about overlooking. The property would be sited such that it would have rear windows facing the rear portion of 7 Brambleton Avenue’s garden. However, there would be a minimum 15m window to boundary separation, which can be acceptable in this type of developed area, and additionally, officers note from the section plan that the top of the proposed first floor windows would be at a similar height to the top of the boundary fencing between these plots, due to the change in height of the land. As such, officers are satisfied that the proposed rear facing windows would not result in material harm to the amenities of occupants of 7 Brambleton Avenue from over-looking. Additionally, separation would be such that there would not be material harm from the proposed dwelling being over-bearing or from loss of light.

In terms of impact on the host dwelling at 9 Brambleton Avenue, officers note that the dwelling would be sited to the rear of the rear garden. There would be a 6.7m separation between the rear boundary of 9 Brambleton Avenue and the proposed dwelling and this in combination with the levels difference would mean that the proposed dwelling would not be considered over-bearing to occupiers of 9 Brambleton Avenue. There would be no windows proposed at first floor level or above in the north-eastern side elevation of the proposed dwelling, and a condition could be imposed to prevent any future harm in this regard. The proposed ground floor north-eastern side window would be acceptable.

It is considered that the proposed scheme for one additional dwelling would not result in material harm to neighbouring residential amenity in accordance with Policy TD1 of the Local Plan Part 1 2018 and Policies D1 and D4 of the Local Plan 2002.

10.4 Standard of accommodation and amenity space

Policy TD1 of the Local Plan (Part 1) 2018 seeks to maximise the opportunity to improve the quality of life, health and well-being of current and future residents through the provision of appropriate private, communal and public amenity space, appropriate internal space standards for new dwellings, on site playspace provision, appropriate facilities for the storage of waste and private clothes drying facilities.

Page 16 The dwelling would have its own private garden to the rear which would provide an adequate quantity of amenity space for future occupiers.

The Government Technical Housing standards – nationally described space standards (2015) requires dwellings to meet certain internal space standards in order to ensure that an appropriate internal standard of accommodation has been provided for future occupiers. Until the Council has a Local Plan Policy in respect of these standards, they should only be given limited weight and used as guidance to inform the decision on this proposal.

Area m2 NDSS minimum m2 Meets NDSS? Bedroom 1 14m2 11.5m2 (2 person) Meets Bedroom 2 11.6m2 11.5m2 (2 person) Meets Bedroom 3 11.1m2 7.5m2 (1 person) Meets

Ground 73.83m2 N/A Floor First Floor 54.93m2 N/A (height above 1.5m) Total Floor 128.76m2 93m2 (3 bedroom 5 Meets Area person)

The proposed internal floor area and bedroom sizes would meet the minimum size standards of the Government’s Nationally Described Space Standards. All habitable rooms would have adequate light and outlook. Officers are therefore satisfied that the proposed development would provide an acceptable standard of accommodation for future occupiers.

10.5 Highways, access and parking

The County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and is satisfied that the application would not have a severe impact on the safety and operation of the adjoining public highway, subject to conditions.

Page 17 the Local Plan (Part 1) 2018 states that development schemes should have appropriate provision for car parking.

Waverley Borough Council’s parking Guidelines recommend 2.5 spaces for a 3+ bedroom house. It has been demonstrated that there would be space for 3 cars to park on site.

The proposal therefore accords with Policy ST1 of the Local Plan Part 1 2018.

10.6 Effect on the SPAs

The site is located within the Thames Basin Heath 5km Buffer Zone and Wealden Heaths I SPA 5km Buffer Zone.

In light of the recent European Court of Justice ruling (Case C 323/17 - People Over Wind and Sweetman 2018) relating to the Habitats Directive, mitigation cannot be taken into consideration at screening stage. This judgement affects the way the Council approaches Habitats Regulations Assessments and therefore an Appropriate Assessment has been undertaken for the site. The Appropriate Assessment, which has been approved by Natural England, concludes that with appropriate mitigation, in this instance a financial contribution towards the SANG at Farnham Park, the proposal would not affect the integrity of the SPA.

Given the conclusion of the Appropriate Assessment, in order for the development to be acceptable in planning terms, and to comply with the Conservation of Habitats and Species Regulations 2017 and avoid a likely significant effect upon the Thames Basin Heaths SPA, a S106 agreement is required as part of any subsequent planning approval to secure a financial contribution of £3,457 (£2,661 towards a SANG and £796 towards SAMM), in line with the Waverley Borough Council Thames Basin Heaths Special Protection Area (TBH SPA) Avoidance Strategy (July 2016). This figure is based on the proposal being for one 3 bedroom dwelling.

In terms of impact on the Wealden Heaths I SPA, The proposal would result in an increase in people (permanently) on the site. However, due to the availability of alternative recreational opportunities within the area, which could divert residents from use of the SPA, the proposal would not have a likely significant effect upon the integrity of the SPA in accordance with Policy NE1 of the Local Plan 2018 (Part 1).

In light of the completed Unilateral Undertaking, officers are satisfated that there would be appropriate mitigation such that the proposal would not have a likely significant effect on the SPAs.

Page 18 10.7 Contaminated Land

The proposal is located on potentially contaminated land. The Council’s Environmental Health Officer has assessed the application and is not aware of any significant contaminated land issues associated with the site. The Environmental Health Officer has, however, noted that the NPPF puts the duty to deliver a site that meets a “suitable for use” test on the developer and any encountered issues should be dealt with responsibly. The proposal is therefore considered to be in accordance with Policy D1 of the Waverley Borough Local Plan and paragraphs 170 and 179 of the NPPF 2019.

10.8 Public Right of Way

Footpath 129 passes to the north-west of the site, running north-east to south- west down Hillary Road. Officers are satisfied that the proposed development would not affect the public right of way.

10.9 Biodiversity and compliance with Habitat Regulations 2017

Policy NE1 of the Local Plan (Part 1) 2018 states that the Council will seek to conserve and enhance biodiversity. Development will be permitted provided it retains, protects and enhances biodiversity and ensures any negative impacts are avoided or, if unavoidable, mitigated.

Further, Circular 06/2005 states ‘It is essential that the presence or otherwise of protected species and the extent that they may be affected by the proposed development, is established before planning permission is granted.’

An ecology survey was carried out by AAe Environmental Consultants in October 2018. No evidence of badgers or bats was found on site. It was noted that there were no ponds on site to support breeding opportunities for amphibians and no herpetofauna were found. Given that no protected species were identified on site, officers consider that there is no need to consult with Surrey Wildlife Trust on the matter. However, an informative should be added to remind the applicant that protected species may be present at the property and that works should stop should they be found during the course of the works. No other species of note were identified on the site.

10.10 Accessibility

Policy AHN3 of the Local Plan Part 1 (2018) states that the Council will require the provision of new developments to meet Building Regulations M4

Page 19 (2) Category 2 standard: “Accessible and adaptable dwellings” to meet the needs of older people and those with disabilities.

The supporting text to the policy states that this will be delivered through the implementation of planning permissions. As such, this will be picked up by the building control process when planning permission is implemented.

10.11 Sustainability

Policy CC2 of the Local Plan 2018 seeks to ensure all new development includes measures to minimise energy and water use. The Policy goes on to say that new dwellings shall meet the requirement of 110 litres of water per person per day. A condition is recommended requiring the submission of details to confirm that the dwellings have been designed and completed to meet the requirement of 110 litres of water per person per day, prior to the occupation of the dwellings.

10.12 Environmental Impact Regulations 2017

The proposal is considered not to be EIA development under either Schedule 1 or 2 of the EIA Impact Regulations 2017 or a variation/amendment of a previous EIA development nor taken in conjunction with other development that is likely to have a significant environmental effect.

11.Town Council and Third Party Representations

Officers note that 19 letters of objection were received following the initial neighbour notification letters being sent out. Whilst there were a number of planning issues raised, the reduction of the scheme to one unit has resolved some of these.

Officer note and have regard for the further 13 letters of objection received.

 The above report has considered in detail the relevant planning issues raised in the objection letters.  Noise and disturbance from construction activities can be controlled through a working hours condition.  Water runoff from the driveway is being dealt with through the condition discharge process.  The potential for future development at the site is not a relevant consideration for deciding the current scheme, Officers can only assess what is submitted.

Page 20 12.Conclusion

The planning balance assessment concludes that there are no adverse impacts that would outweigh the benefits. As such, planning permission is recommended for approval.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Condition The plan numbers to which this permission relates are PL01, PL02, PL03, PL04, PL05, PL06, PL07, PL08 and PL09. The development shall be carried out in accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing with the Local Planning Authority.

Reason In order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies D1 and D4 of the Local Plan 2002.

2. Condition No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason In the interest of the character and amenity of the area in accordance with Policy TD1 of the Local Plan Part 1 2018, Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan, and Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002.

3. Condition No part of the development shall be first occupied unless and until the proposed vehicular access to Hillary Road has been constructed and provided with visibility zones in accordance with the approved plans and thereafter the visibility zones shall be kept permanently clear of any obstruction over 1m high. Reason

Page 21 In order that the development should not prejudice highway safety nor cause inconvenience to other highway users. In accordance with Policy ST1 of the Local Plan 2018 and the NPPF 2019.

4. Condition The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for vehicles and cycles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking and turning areas shall be retained and maintained for their designated purposes.

Reason In order that the development should not prejudice highway safety nor cause inconvenience to other highway users. In accordance with Policy ST1 of the Local Plan 2018 and the NPPF 2019.

5. Condition The development hereby approved shall not be occupied unless and until the proposed dwelling is provided with a fast charge socket (current minimum requirements - 7 kw Mode 3 with Type 2 connector - 230v AC 32 Amp single phase dedicated supply) in accordance with the approved plans and thereafter retained and maintained to the satisfaction of the Local Planning Authority.

Reason In order that the development should not prejudice highway safety nor cause inconvenience to other highway users. In accordance with Policy ST1 of the Local Plan 2018 and the NPPF 2019.

6. Condition Prior to the occupation of the dwellings, details shall be submitted to and be approved in writing by the Local Planning Authority to confirm that the dwellings have been completed to meet the requirement of 110 litres of water per person per day

Reason To ensure sustainable construction and design in accordance with Policy CC2 of the Waverley Local Plan Part 1 (2018)

7. Condition Prior to the first occupation of the dwellings here by permitted the highest available speed broadband infrastructure shall be installed and made available for use unless otherwise agreed in writing by the Local Planning Authority.

Page 22 Reason To ensure sustainable construction and design in accordance with Policy CC2 of the Waverley Local Plan Part 1 (2018)

8. Condition Construction works, including works of site clearance and ground preparation, and including deliveries to and from the site, shall not take place other than between 08.00-18.00 hours Monday-Friday, 08.00-13.00 hours on Saturdays and at no time on Sundays or on Bank or Public holidays.

Reason In the interests of neighbouring residential amenity, in accordance with Policy TD1 of the Local Plan Part 1 2018 and Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002.

9. Condition 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 other than those expressly authorised by this permission shall be constructed in the north eastern or south western elevations of the dwelling hereby permitted without the written permission of the Local Planning Authority

Reason In the interests of neighbouring residential amenity, in accordance with Policy TD1 of the Local Plan Part 1 2018, Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan and Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002.

10. Condition Development shall not commence until details have first been submitted to and approved in writing by the Local Planning Authority of drainage works to serve the driveway of the development. The development shall be carried out in accordance with the approved details.

Page 23 Informatives

1. The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that prior approval must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, or verge to form a vehicle crossover or to install dropped kerbs. Please see www.surreycc.gov.uk/roads- andtransport/road-permits-and-licences/vehicle-crossovers-or-droppe d-kerbs.

2. The developer is advised that Public Footpath Number 129 crosses the application site and it is an offence to obstruct or divert the route of a right of way unless carried out in complete accordance with appropriate legislation.

It is the responsibility of the developer to ensure that the electricity supply is sufficient to meet future demands and that any power balancing technology is in place if required. Please refer to: http://www.beama.org.uk/resourceLibrary/beama-guide-to-electric- vehicleinfrastructure.html for guidance and further information on charging modes and connector types.

3. Community Infrastructure Levy (CIL)

The development hereby permitted is CIL liable.

'CIL Form 6: Commencement Notice' must be received by the Council prior to the commencement of development. Commencement of development is defined in Regulation 7 of the CIL Regulations 2010 (as amended).

Failure to adhere to the CIL Regulations and commencing work without notifying the Council could forfeit any rights you have to exemptions, payment by instalments and you may also incur surcharges.

For further information see our webpages (www.waverley.gov.uk/CIL) or contact [email protected]

4. 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 38 of the National Planning Policy Framework 2019.

Page 24 Agenda Item 7.3

A2 WA/2019/1295 - Erection of extensions and alterations (as amended by plans dated 15/10/2019) at 1 Grovelands, Lower Bourne GU10 3RQ

Applicant: J Marsh Ward: Farnham Bourne Case Officer: Daniel Holmes

Neighbour Notification Expiry Date 17/09/2019 Extended expiry date 12/12/2019 RECOMMENDATION That, subject to conditions, permission be GRANTED

1. Summary

The application has been brought before the Planning Committee owing to the number of objections submitted to the Council. Permission is sought for the erection of extensions and alterations to the building. The application site is within the built up area where the principle of development is acceptable. The proposal is acceptable with regards to the impact on character and residential amenity. Therefore the application is recommended for approval.

2. Location

Page 25 3. Site Description

The application site measures 0.1 hectares and is located within the south- eastern plot of Grovelands, which adjoins Lodge Hill Road.

 Property type – detached, two storey family dwelling with detached flat roofed double garage and surrounding garden  Character – residential, semi verdant  Site levels –Slopes down from west to east. The garden is undulating

4. Proposal

Planning permission is sought for the erection of a two storey extension on the northern (front) elevation of the property, along with internal alterations

5. Proposed Block Plan

6. Proposed Elevations

Page 26 Front

7. Proposed Floor Plans

Page 27 8. Proposed Roof Plan

Page 28 9. Relevant Planning History

Reference Proposal Decision Date FAR499/64 Utility room to Full Permission 11/08/1964 existing building

9. Planning Policy Constraints

Developed Area of Farnham Thames Basin Heath 5km Buffer Zone Wealden Heaths I SPA 5km Buffer Zone TPO - 02/12

10. Development Plan Policies and Guidance

In accordance with the NPPF due weight has been given to the relevant policies in the Development Plan according to the level of consistency with the NPPF. The relevant Policies (all of which can be given full weight) in the development plan are:

 Waverley Borough Local Plan (Part 1): Strategic policies and sites (adopted February 2018): SP1 – Presumption in Favour of Sustainable Development, TD1 – Townscape and Design, NE1 – Biodiversity and Geological Conservation, NE3 – Thames Basin Heath SPA  Farnham Neighbourhood Plan (made May 2017): FNP1 – Design of New Development and Conservation, FNP12 – Thames Basin Heath SPA, FNP13 – Protect and Enhance Biodiversity, FNP16 – Building Extensions Within and Outside the Built up Area Boundary  Waverley Borough Local Plan 2002 (retained policies February 2018): D1 – Environmental Implications of Development, D4 – Design and Layout, D6 – Tree Controls  South East Plan: Saved policy NRM6

In accordance with the National Planning Policy Framework (NPPF) due weight has been given to the relevant policies in the above plans.

Other guidance: The National Planning Policy Framework 2019 (NPPF) The National Planning Practice Guidance 2014 (NPPG) Residential Extensions Supplementary Planning Document 2010 (SPD) Council’s Parking Guidelines (2013) Surrey Vehicular and Cycle Parking Guidance (2018) Farnham Design Statement (2010)

Page 29 National Design Guide (2019)

11. Consultations and Town Council Comments

Farnham Town Council No objection 10/09/2019

12. Representations

6 letters have been received from 5 addresses raising relevant objections on the following grounds:  The proposal will extend to within 3m of the boundary with no. 2  The extension is over bearing to no. 2 Grovelands  No topographical survey submitted in the application  Ground floor elevation has large windows and doors that will overlook no 2 and 3 Grovelands.  Overbearing scale, significant loss of amenity to number 37 Grovelands, denigration of the streetscene and inappropriate construction materials.  No precedent for the architecture type within the street

One letter has been received neither expressing support nor raising objections for the following reasons:  Concern that the construction vehicles will impact the cul-de-sac

13. Planning Considerations

13.1 Principle of Development

The site is located within the developed area of Farnham wherein development may be considered acceptable subject to its impact on visual and residential amenities

13.2 Design and impact on visual amenity

The two storey extension would not be a subservient addition and would be visible in the street scene. However, the proposed extension would be set back 15m from Grovelands and the proposed building would be appropriate given the size of the plot. It would not appear more intrusive or incongruous.

Plans were amended on 15/10/2019 to show the northern side elevation would be set over 3m to the boundary shared with no 2 Grovelands. There would be no terracing effect or harmful impact on the streetscene

Page 30 The form follows the design of the existing property. Whilst there is some visual prominence, the proposed extensions would be considered to be of an appropriate height, scale and form. Whilst it is recognised that the extension along with the alterations to the design of the main building would result in a building of a different appearance to others in the street scene. However, taking into consideration the position of the plot and the design of property mixture, the proposal is acceptable in design terms.

The proposal complies with Policies TD1 of the Local Plan (Part 1) 2018, FNP1 and FNP16 of the Farnham Neighbourhood Plan 2017, D1 and D4 of the Local Plan 2002 and the Residential Extensions SPD.

13.3 Impact on residential amenity

The nearest properties to the application site would be 37 and 39 Lodge Hill Road and 2 Grovelands.

13.3.1 37 Lodge Hill Road

There is a separation distance of 39m from the application site to no 37 to the east. The extensions are set at a much lower level than no 37. On this basis, would be no harmful impact concerning loss of light, overbearing impact or loss of privacy to no 37.

13.3.2 39 Lodge Hill Road

There is a separation distance of 18m from the application site to no 39 to the west. The extensions are set at a much lower level and with significant tree cover. Proposed rear facing windows at first floor level face the side elevation of no 39 and would serve an en-suite and children’s bathroom. In addition, the window cill is set at 1.7m from floor level. There are no concerns regarding overlooking.

The replacement window serving a bedroom facing no 39 is a secondary window and it would be appropriate to secure by condition to ensure that this window be opaque glazed and fixed shut to a height of 1.7m from floor level.

Therefore there would be no harmful impact concerning loss of light, overbearing impact or loss of privacy to no 39.

13.3.3 No 2 Grovelands

Page 31 The north (side) elevation of the application site is separated by 10m from the south (side) elevation of no. 2 Grovelands. Therefore no harmful material loss of light.

The application site is separated from nearest neighbour no 2 Grovelands by a 10m gap to the side elevation. Therefore there would be no overbearing impact.

There are no side facing windows proposed at first floor level. Ground floor windows are screened by a boundary fence. Therefore no overlooking or loss of privacy would result.

The proposal complies with Policies TD1 of the Local Plan (Part 1) 2018, FNP1 and FNP16 of the Farnham Neighbourhood Plan 2017, D1 and D4 of the Local Plan 2002 and the Residential Extensions SPD.

13.4. Impact on Trees

The Council’s Tree and Landscape Officer has assessed the proposal and has identified that there was an historic 1960’s blanket TPO protecting all trees along the east boundary of the Grovelands development. It was reviewed and replaced in 2012 with a less extensive form of protection recognising visual amenity of those that remain and the reduced threat in an established landscape context.

There is a row of old pollarded holly trees that denote the edge of a former path layout/boundary of property prior to the Grovelands development. It extends into the adjacent property at No. 2.

There are early mature oaks on the boundary with the adjacent plot to the east. The nearest beech subject of the TPO may be impacted upon by the proposal. However, the proposed amendments made (dated 15/10/2019) would be acceptable in respect of foreseeable impacts on the retained trees. They can be effectively protected from the proposed development provided an appropriate scheme of tree protection is conditioned and complied.

Condition is respect of tree protection, levels and construction details (for hardstanding) and services, to adequately protect all trees worthy of retention from development harm and to provide for their amenity contribution thereafter.

Subject to compliance with such conditions, the proposal complies with retained policy D6 of the Waverley Borough Local Plan (2002).

Page 32 14. Conclusion

The proposal would not materially harm the visual or residential amenities of the area and would have an acceptable impact on trees. The planning balance assessment concludes that the proposal is in accordance with the Development Plan, as such, planning permission is recommended for approval.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Condition The plan numbers to which this permission relates are 1905-100.P2, 1905-101.P1, 1905-001 P3, 1905-102.P1, 1905-140.P1, 1905-200.P4, 1905-201.P3, 1905-202.P3, 1905-400.P4 and 1905-Tree Plan.P2. The development shall be carried out in accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing with the Local Planning Authority.

2. Condition No above ground construction shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason In the interest of the character and amenity of the area in accordance with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies D1 and D4 of the Local Plan 2002. This is a pre-commencement condition as it goes to the heart of the permission..

3. Condition Prior to commencement of development, any site clearance or demolition, a scheme of tree protection (in line with BS 5837:2012 Trees in relation to design, demolition and construction - Recommendations) shall be submitted to and agreed by the Local

Page 33 Planning Authority in writing. Where relevant, such scheme shall also take ""off site"" trees into consideration. The Local Authority Tree and Landscape Officer shall be informed of the proposed commencement date a minimum of two weeks prior to that date to allow inspection of protection measures before commencement. The agreed protection to be kept in position throughout the development period until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without written consent of the Local Planning Authority.

Reason To adequately protect all trees worthy of retention from development harm and to provide for their amenity contribution thereafter.

4. Condition Prior to commencement of development, any site clearance or demolition, cross sections/details indicating the proposed finished ground levels, surface materials including sub-base and depth of construction and method/materials used for edging, within protected zone around retained trees shall be submitted and approved in writing by the Local Planning Authority.

Reason To adequately protect all trees worthy of retention from development harm and to provide for their amenity contribution thereafter.

5. Condition Prior to commencement of development, any site clearance or demolition, details of any services to be provided or repaired including drains and soakaways, on or to the site, shall be submitted to and approved by the Local Planning Authority in writing and shall be carried out as shown. This requirement is in addition to any submission under the Building Regulations. Any amendments to be agreed with the Local Planning Authority in writing.

Reason To adequately protect all trees worthy of retention from development harm and to provide for their amenity contribution thereafter.

Page 34 6. Condition The first floor windows in the eastern elevation shall be fixed shut to a height of 1.7m and glazed with obscure glazing to the extent that intervisibility is excluded and shall be retained.

Reason Having regard to the relationship with neighbouring properties and to accord with Policy TD1 of the Local Plan Part 1 2018 and Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002.

Informatives

1. ''IMPORTANT'' This planning permission contains certain conditions precedent that state 'before development commences' or 'prior to commencement of any development' (or similar). As a result these must be discharged prior to ANY development activity taking place on site. Commencement of development without having complied with these conditions will make any development unauthorised and possibly subject to enforcement action such as a Stop Notice. If the conditions have not been subsequently satisfactorily discharged within the time allowed to implement the permission then the development will remain unauthorised.

2. Community Infrastructure Levy (CIL) The development hereby permitted is CIL liable.

Failure to adhere to the CIL Regulations and commencing work without notifying the Council could forfeit any rights you have to exemptions, payment by instalments and you may also incur surcharges.

For further information see our webpages (www.waverley.gov.uk/CIL) or contact [email protected]

3. 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 38 of the National Planning Policy Framework 2019.

Page 35 This page is intentionally left blank Agenda Item 7.4

A3 WA/2018/2160 Erection of extensions and alterations following M Hopkins part demolition of existing extension together with 18/12/2018 alterations to parking layout and associated works (as amended by plans received 28/05/2019 and 17/10/2019) at Farnham United Reformed Church, South Street, Farnham, GU9 7QU

Town: Farnham Ward: Farnham Castle Case Officer: Philippa Staddon

Neighbour Notification Expiry Date 08/11/2019 Extended expiry date 12/12/2019

RECOMMENDATION That, subject to conditions, permission be GRANTED

1. Summary

The application has been brought before the Area Committee at the request of the Local Member.

It should be noted that Farnham United Reformed Church has ecclesiastical exemption from formal Listed Building Consent and therefore listed building consent is not required. Section 60 of the Planning and Listed Building Conservation Areas Act 1990 provides that ecclesiastical buildings belonging to exempt denominations, and which are the subject of the Ecclesiastical Exemption Order 2010 which are for the time being used for ecclesiastical purposes are not subject to the sections in that Act which regulate Listed Building control including restrictions on works of demolition, alteration or extension to a (listed) building. Sections 74/75 of the Act also provides that such ecclesiastical buildings are not subject to the requiring of certain consents in a conservation area. These exemptions are commonly referred to as the Ecclesiastical Exemption. The Exemption applies to places of worship, their contents and curtilage but not to residences.

“Church building “is defined in the Order as a building whose primary purpose is as a place of worship.” Building “has the same meaning as in the principal Planning Act 1990 (“any structure or erection and any part of a building as so defined…“) and is further defined to include any object or structure within such, any object or structure fixed to the exterior or any object or structure within the curtilage.

Page 37 The Exemption applies to recognised religious bodies that can demonstrate to the Secretary of State for the Department of Culture Media and Sport (DCMS) that they have procedures in place that provide controls over works to listed buildings that are equal to normal listed building and conservation area controls. The United Reform Church is such a recognised body under Article 7 (1) (d) and Schedule 2 of the Exemption Order.

The United Reform Church therefore has in place an approved procedure for dealing with applications for works to its church buildings which are listed or in conservation areas. Individual churches make application to its Synod Property Committee (which takes advice from its Listed Buildings Advisory Committee. This procedure can be inspected on its website. A consultation process is involved with the Council. Historic England and other bodies a listed. The Council has thus a right to make formal comment, as local planning authority on any such application. the In the normal way applications will be granted, granted subject to qualification or refused and there is an appeal process to deal with refusal.

The Ecclesiastical Exemption does not exempt from the requirements of the principal Town and Country Planning Act 1990 to obtain separate permission for works on ecclesiastical land which constitute development as defined in that Act (works of building, engineering , mining or other operations or change of use ; section 55 of that Act).

The application was previously considered by the Area Committee on 9 July 2019. The Committee resolved to DEFER the application for the following reasons:  To negotiate the details of the materials on the scheme.  To establish the extent of the ecclesiastical exemption and the powers to approve structural changes to the church (removal of buttresses).

It should also be noted that throughout the course of the application, amended plans have been received following feedback from Officers. Since the application was deferred, amended plans have been received and clarification has been provided.

The amendments to the scheme were to the proposed single storey extension on the south eastern elevation which fronts Victoria Street, following the demolition of the existing two-storey element of the building.

Since the previous deferral, it has been clarified that there never was or is an intention to remove the structural buttresses. Further, clarification on the materials has been provided, as detailed in the ‘impact on visual amenity’ section below.

Page 38 2. Location Plan

3. Site Description

The application site is located to the south west of South Street in Farnham Town Centre and comprises a detached Grade II Listed congregational church building constructed of rough, ashlar masonry stone. It is situated in the Farnham Conservation Area.

The site is flat and bound on two sides by roads and one side by the car park which serves the Mercure Bush Hotel.

Other buildings in the area serve residential and commercial purposes.

4. Proposal

The application proposes:  The erection of a single storey extension to the north-western side elevation to provide an entrance foyer and café area.  The partial demolition of the roof and first floor of the rear halls, to the southern corner of the building.  The erection of a single storey extension to the retained halls, to the south-eastern elevation.  The reconfiguration of the existing parking area to an echelon-style layout.  Internal alterations including the removal of the existing pulpit, the removal of the existing pews to allow for flexible use and the insertion of a mezzanine floor.  Fenestration alterations.  Landscaping.

Page 39 Amended plans have been received, altering the design of the proposed single storey extension

Proposed Block Plan

Proposed Elevations

Front (north-eastern) elevation: Rear (south-western) elevation:

Side (south-eastern) elevation: Side (north-western) elevation:

Page 40 Proposed Floor Plans

Ground floor:

Mezzanine floor:

5. Relevant Planning History

Page 41 No relevant history.

6. Planning Policy Constraints

Developed Area of Farnham Farnham Town Centre Boundary (Farnham Neighbourhood Plan) Built Up Area Boundary (Farnham Neighbourhood Plan) Conservation Area Town Centre Area Grade II Listed Building Wealden Heaths I SPA 5km Buffer Zone Thames Basin Heath SPA 5km Buffer Zone AQMA Buffer Zone Flood Zone 2 (southern part of application site)

Development Plan Policies and Guidance

The Development Plan and relevant policies comprise:

 Waverley Borough Local Plan (Part 1): Strategic policies and sites (adopted February 2018): TCS1 Town Centres ICS1 Infrastructure and Community Facilities HA1 Protection of Heritage Assets ST1 Sustainable Transport SP1 Presumption in Favour of Sustainable Development TD1 Townscape and Design NE1 Biodiversity and Geological Conservation NE3 Thames Basin Heath SPA CC4 Flood Risk Management

 Farnham Neighbourhood Plan (made May 2017): FNP1 Design of New Development and Conservation FNP2 Farnham Town Centre Conservation Area and its setting FNP12 Thames Basin Heath SPA FNP13 Protect and Enhance Biodiversity FNP16 Building Extensions Within and Outside the Built up Area Boundary FNP23 Farnham Town Centre FNP29 Protection of Cultural Facilities and Community Buildings

 Waverley Borough Local Plan 2002 (retained policies February 2018): D1 Environmental Implications of Development

Page 42 D4 Design and Layout D6 Tree Controls D7 Trees, Hedgerows and Development D9 Accessibility HE3 Development Affecting Listed Buildings or their Setting HE8 Conservation Areas

 South East Plan: Saved policy NRM6

In accordance with the National Planning Policy Framework (NPPF) due weight has been given to the relevant policies in the above plans.

7. Consultations and Town/Parish Council Comments

Farnham Town Council Response received 29/01/2019: Welcomes improvements to the amenities at the United Reform Church. Some concerns were raised at the loss of heritage elements on the south site of the main church building.

Response received 10/06/2019: Maintains previous comments.

Response received 12/11/2019: Welcomes the amendments to the application and the retention of the stonework to the south entrance. Farnham Town Council objects to the loss of the heritage assets to the north entrance of the church and the design not being in keeping with the Town Centre Conservation Area covered by Farnham Neighbourhood

Page 43 Plan Policy FNP2 and the Farnham Design Statement. County Highway Authority No objection, subject to conditions Historic England Response received 12/02/2019: On the basis of the information available to date, we do not wish to offer any comments.

Response received 04/06/2019: On the basis of this information, we do not wish to offer any comments. We suggest that you seek the views of your specialist conservation and archaeological advisers, as relevant.

Response received 22/10/2019: On the basis of this information, we do not wish to offer any comments. We suggest that you seek the views of your specialist conservation and archaeological advisers, as relevant. Council’s Environmental Health Comments received 01/02/2019: Officer – Air Quality No objection subject to conditions and informatives.

Comments received 04/11/2019: No further comments to make. Environment Agency Refer to standing advice.

8. Representations

The application was advertised in the newspaper on 11/01/2019. Site notices were displayed around the site on 09/01/2019. Neighbour notification letters were sent on 04/01/2019.

Following the receipt of amended plans on 21/05/2019, neighbour notification letters were sent on 28/05/2019.

Following receipt of further amended plans on 17/10/2019, neighbour notification letters were sent on 18/10/2019.

Page 44 In total, the proposal (all 3 iterations) has received 14 letters (including several letters from the Farnham Society) raising objection. The comments are summarised below.  The single storey element would not be in keeping.  The alterations would fail to provide sufficient space for the required amenities.  Harmful increase in footprint.  Loss of mimosa tree and garden area.  Loss of structural buttresses.  Disappointing alterations to the use of ‘the school room’.  Wasteful and unsustainable loss of space.  The building is capable of imaginative rehabilitation which would be less expensive.  Application fails to meet the applicant’s aims of retention, alteration and upgrading.  The proposals will have a significant adverse impact on the listed church building, the site, the street scene, the Conservation Area and Farnham.  The existing extension matches the original building and to demolish it would be regrettable.  The thoroughness of the Ecclesiastical Exemption process of scrutiny that the proposals have been exposed to is questioned as there are serious concerns that they may have been insufficient.  The Ecclesiastical Exemption process is not open and transparent and has not consulted the community.  The application fails to refer to the documentation considered as part of the Ecclesiastical Exemption process.  The works described are considerably short of those proposed, failing to include reference to the main load-bearing walls of the listed church.  The quality and content of the submitted drawings is poor and insufficient.  Historic England should have been consulted as the application would impact principle or load-bearing walls and listed windows.  The Ecclesiastical Exemption process should have consulted the Farnham Society.  Early advice provided by the Farnham Society was ignored.  The proposal is eroding the special architectural fabric of Farnham as a historic town of merit.  The loss of the existing pulpit is regrettable.  The Local Authority has a special duty to protect and preserve traditional buildings in conservation areas, whether Listed or not, under the provision of the 1967 Amenities Act, likewise its trees and open spaces.  The 1929 extension is important in both the street scene and as part of the conservation area. Its loss is unnecessary and wasteful. It can be shown

Page 45 that these existing buildings can be sensitively adapted to meet all the church’s requirements.  The changes to the proposals do not improve the design sufficiently for concerns to be changed.  The proposal is not in compliance with The Farnham Design Statement 2010, the Farnham Neighbourhood Plan 2017, the Local Plan Part 1, Local Plan Part 2, supplementary planning documentation and the NPPF.  The Synod granted approval despite the failings in a letter from Historic England dated 3 August 2018.

38 letters of support have been received expressing support for the following reasons:  The latest revisions (28/05/19) to the south east and south west elevations have considerably enhanced the plans by ensuring the new elements blend in well with the existing.  It was an excellent facility for the town and appropriate for the area.  The current facilities are struggling to meet 21st century standards, and the fabric and infrastructure of the premises are steadily deteriorating.  The current plans remedy many of the building's defects and will allow it to continue to provide facilities for many of the town's community groups.  The plans correct some of the unsightly mistakes made by the architects of the early twentieth century extension.  The submitted plans make the build more attractive, more flexible and a great asset to the town.  The proposed alterations to the building will make more facilities available to the Farnham community, for both social and ecumenical support.  The internal layout would be improved and will be more accessible.  Modern lighting, heating and insulation will make it more cost effective and ensure energy conservation.  The door opening onto Victoria Road may pose a health and safety risk. A door opening onto the layby would be preferable.  The proposal will enhance the South Street environs.  A great deal of thought and consultation has gone into the design to alter, demolish part and extend and the plans are sympathetic to the listed status of the church.

9. Determining Issues

The proposed development is assessed against the following key planning considerations:  Impact on Conservation Area and Listed Building

Page 46  Impact on Visual Amenity  Impact on Residential Amenity  Highways and Parking  Flood Risk  AQMA  Effect on the SPA  Biodiversity and compliance with Habitat Regulations 2017

9.1 Impact on Conservation Area and Listed Building

Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that in considering applications within a Conservation Area, Local Planning Authorities must pay special attention to the desirability of preserving, or enhancing the character and appearance of the area.

Policy HA1 of the Local Plan (Part 1) 2018 outlines that the Council will ensure that the significance of heritage assets are conserved or enhanced to ensure the continued protection and enjoyment of the historic environment.

Retained Policy HE8 of the Local Plan 2002 is afforded substantial weight due to its level of consistency with the NPPF and seeks to ensure that the development preserves or enhances the character of Conservation Areas.

The significance of the Farnham United Reformed Church is as follows: This late 19th century gothic revival church, with its handsome spire, is a prominent landmark within the town. The foundation stone of the then Congregational Church was laid in 1872 on the site of a cricket ground. Ordnance Survey maps suggest that the bulk of the two storey ancillary accommodation at the southern corner and fronting Victoria Road and The Bush hotel car park is a later addition from between the World Wars.

Officers note the comments received in support and in objection of the proposals.

The Council’s Historic Buildings Officer has been consulted on the application and has reiterated that the listed building authority for this building is the relevant Synod and not Waverley Borough Council. The Council is entitled only to offer comments to the Synod, on the same basis as any other interested party. The Council is the planning authority and can determine a planning application on the basis of the use and the external appearance.

The Council’s Historic Buildings Officer has assessed the revised proposal. The existing structure is considered to, if rather ponderous, sit harmoniously

Page 47 with the church in views from South Street. It presents an unfinished and forbidding appearance approached along Victoria Road, perhaps because it was built tight up to another (now demolished) building hard against the boundary of the adjoining property. This part of the building is not specifically described in the listing but is still legally part of the listed entity. However, it does not site comfortably with the apse of the church, so appears to respond to functional needs as best it could on a limited site. The absence of any reference to this structure in the list description, and its 20th century origin, suggest that this wing is of lesser architectural or historic interest than the body of the church. The upper part of this wing is to be removed and the ground floor remodelled and extended in a gothic style to respond to the main church.

It is considered that the proposed design lacks, or rather avoids making, any strong design statement but nevertheless sits quietly alongside the church. The main emphasis, and entrances, remains on the South Street frontage. The amended scheme is considered to be an improvement on the previous submission and improves the setting of the church, particularly in views along Victoria Road. It is considered that the revised scheme would involve only very limited harm in terms of the church exterior and the Conservation Area.

The proposal would involve the removal of a Mimosa tree, situated in the shaded niche to the north of the church, which currently contributes to the Conservation Area and to the town centre. The Council’s Landscape and Tree Officer has been consulted on the application and considers that the loss of the tree is regrettable. Further, the proposal would offer limited opportunities for mitigation planting. In light of this, the removal of the tree is likely to cause some harm to the significance of the Conservation Area which would need to be weighed into the planning balance.

In light of the above, the proposal by virtue of the loss of the Mimosa tree and very limited harm to the exterior of the building would lead to less than substantial harm to the significance of the Heritage Asset and as such, would fail to preserve the special interest and setting of the Listed Building and the Conservation Area. As such, there is a presumption against granting planning permission.

However, the NPPF states that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimal viable use. In this instance, the public benefits are the improvement of an important community asset by reason of the provision of additional space and facilities. Officers consider that these public benefits are sufficient to outweigh the identified harm. The proposal would

Page 48 therefore be in accordance with Section 16 of the Planning (Listed Buildings and Conservation Areas Act 1990, Policy HA1 of the Local Plan (Part 1) 2018 and retained Policies HE3 and HE5 of the Local Plan 2002.

9.2 Impact on Visual Amenity

Officers note the comments received in support and in objection to the proposed alterations.

The proposal would alter the appearance of the church, in particular the demolition of the two-storey element of the building which fronts Victoria Street. Notwithstanding this, the proposed single storey extension is considered to be well designed and results in a reduction in the bulk of the building which is considered to improve the appearance of the southern elevation of the building.

The proposed single storey extension on the northern elevation, whilst modern in appearance, is considered to be a sympathetic design in keeping with the existing building.

The proposed materials were clarified as part of the most recent amendment and following the Committee deferral. The proposed materials are:  For the rear extension/alterations, existing render to be retained but re- coated with a painted sand-cement render, front stair tower and extension to be built with reclaimed stone where feasible, and new stonework to match existing, existing windows and stone surrounds to be retained, but with new glazing and metal sub-frames. New natural slate roof coverings.  Side entrance foyer in clay tile hanging to walls, natural slate to pitched roofs, with single-ply membrane to flat link, aluminium-framed curtain walling and windows.

The proposed materials are considered acceptable, however Officers consider it reasonable, given the importance of the building and its prominent location, to attach a condition to any approval requiring material samples to be provided prior to the commencement of works.

Page 49 The proposal is therefore acceptable and in accordance with Policies TD1 of the Local Plan (Part 1) 2018, FNP1 and FNP16 of the Farnham Neighbourhood Plan 2017 and D1 and D4 of the Local Plan 2002, Residential Extensions SPD.

9.3 Impact on residential amenity

The proposed alterations to the building would be well separated from the adjacent residential properties to the south east and would reduce the height of the closest element of the building. On this basis, Officers consider that the proposal would not appear overbearing nor would it result in a loss of light or outlook to neighbouring occupiers. The proposal would not result in a loss of privacy or overlooking.

The proposal is therefore acceptable and in accordance with Policies TD1 of the Local Plan (Part 1) 2018, Policy FNP1 and FNP16 of the Farnham Neighbourhood Plan 2017, D1 and D4 of the Local Plan 2002, Residential Extensions SPD.

9.4 Highways and parking

Policy ST1 of the Local Plan 2018 (Part 1) states that development schemes should be located where it is accessible by forms of travel other than by private car; should make necessary contributions to the improvement of existing and provision of new transport schemes and include measures to encourage non-car use. Development proposals should be consistent with the Surrey Local Transport Plan and objectives and actions within the Air Quality Action Plan. Provision for car parking should be incorporated into proposals and new and improved means of public access should be encouraged.

The application would see the reconfiguration of the existing parking spaces to the south east of the building to an echelon-style layout.

Page 50 conditions. The County Highway Authority therefore has no highway requirements.

The NPPF supports the adoption of local parking standards for both residential and non-residential development. The Council has adopted a Parking Guidelines Document which was prepared after the Surrey County Council Vehicular and Cycle Parking Guidance in January 2012. Policy ST1 of the Local Plan (Part 1) 2018 states that development schemes should have appropriate provision for car parking. Development proposals should comply with the appropriate guidance as set out within these documents.

9.5 Flood Risk

The site is located within Flood Zones 2 & 3.

As the proposal is considered to be a minor development that is unlikely to raise significant flood risk issues.

The proposal is accompanied by a Flood Risk Assessment which sets out that floor levels within the proposed development will be set no lower than existing levels and that flood proofing of the proposed development has been incorporated where appropriate.

As such, the proposal would be safe from flood risk in accordance with Section 10 of the NPPF, policy D1 of the Waverley Borough Local Plan 2002 and policy CC4 of the Local Plan Part 1 2018.

9.6 AQMA

The site is located within an Air Quality Management Area (AQMA). The Council’s Environmental Health Officer has assessed the proposal. The application involves demolition and construction work for which there is the potential for smoke and dust emissions. On this basis, whilst no objection is raised to the proposal, it is recommended that a number of conditions be attached to any approval to ensure that the development would have a detrimental impact on local air quality.

As such, Officers consider that the proposal would be in accordance with Policy D1 of the Waverley Borough Local Plan 2002.

9.7 Effect on the SPA

The proposed development is for extensions and alterations to a church it is not likely to result in a significant increase in the number of people

Page 51 permanently residing on the site and therefore would not have a likely significant effect on the integrity of the SPAs in accordance with Policies NE1 and NE3 of the Local Plan 2018 (Part 1) and Policy FNP12 of the Farnham Neighbourhood Plan 2017. An appropriate assessment is not therefore required.

9.8 Biodiversity and compliance with Habitat Regulations 2017

Policy NE1 of the Local Plan 2018 (Part 1) states that the Council will seek to conserve and enhance biodiversity. Development will be permitted provided it retains, protects and enhances biodiversity and ensures any negative impacts are avoided or, if unavoidable, mitigated.

The application property does not fall within a designated SPA, SAC, SNCI or SSSI. It is not within 200m of ancient woodland or water, and is not an agricultural building or barn. Having regard to this, and the completed biodiversity checklist, it is considered that a biodiversity survey is not required in this instance.

However, an informative should be added to remind the applicant that protected species may be present at the property and that works should stop should they be found during the course of the works.

10. Parish Council / Third Party Representations

Officers note the comments received from neighbouring occupiers and third parties regarding the proposal. These comments have been addressed in the above report and below, where applicable.  The proposed internal alterations, including the removal of the existing pulpit, are not for consideration by the Council.  The Ecclesiastical Exemption process is separate to the planning process and is not something the Council has any control over. It is therefore not a material planning consideration on this basis.  The quality of the submitted plans are considered to be sufficient for this purpose.  Historic England have been consulted on the submitted proposals and the relevant amendments and have commented as set out earlier in this report. The letter referred to in the Farnham Society’s representation was not addressed or directed to the Authority.

Page 52  It is noted that there may be alternative design options, however, Officers are required to determine the proposal in the format/design submitted.

11. Conclusion

The proposal would lead to less than substantial harm to the significance of a designated heritage asset in the form of the loss of a tree which currently contributes to the Conservation Area. Notwithstanding this, this harm has been weighed against the public benefits of the proposal in the form of the improved space and facilities at the church.

The planning balance assessment concludes that, whilst the proposal would not be entirely in accordance with the Development Plan, the benefits of the addition and improved community space would outweigh the adverse impacts in relation to the loss of a tree in the Conservation Area. As such, planning permission is recommended for approval.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Condition: The plan numbers to which this permission relates are: 01 REV A, 05 REV B, 90, 91 REV A, 200 REV L, 105 REV C, 115 REV E, 116 REV D and 118 REV D. The development shall be carried out in accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing with the Local Planning Authority.

Reason: In order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan, Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002 and Policy TD1 of the Local Plan Part 1 2018.

2. Condition: No development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. This is a pre commencement condition because the materials go to the heart of the permission.

Page 53 Reason: In the interest of the character and amenity of the area in accordance with Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan, Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002 and Policy TD1 of the Local Plan Part 1 2018.

3. Condition: No part of the development shall be first accessed unless and until the proposed modified access to Victoria Road has been constructed in accordance with the approved plans and thereafter shall be permanently maintained.

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users, in accordance with Policy ST1 of the Local Plan (Part 1) 2018.

4. Condition: There shall be no burning of any waste or other materials on the site during the demolition and construction phases.

Reason: In the interests of air quality and neighbouring residential amenity, in accordance with Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan , Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002 and Policy TD1 of the Local Plan Part 1 2018.

5. Condition: Details of measures to control the emission of dust and dirt during construction shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The development shall only be carried out in accordance with the approved details.

6. Condition:

Page 54 Prior to the commencement of development, full details of a scheme for the provision of electric vehicle charging points within the development in accordance with Surrey County Council's Vehicular and Cycle Parking Guidance (January 2018), shall be submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details prior to the occupation of the development.

Reason: To ensure sustainable construction and design in accordance with Policy CC2 of the Waverley Local Plan Part 1 (2018).

7. Condition: Before relevant work begins, the following details must be approved in writing by the local planning authority. The works must not be executed other than in complete accordance with these approved details: a) Drawings to a scale not smaller than 1:5 fully describing: i. New and replacement windows, external doors, rooflights. These drawings must show: Materials, Cross-section of frame, transom, mullions, glazing bars, etc. Formation of openings including reveals, heads, sills, arches, lintels, dormer construction, etc. Method of opening, Method of glazing.

ii. Roof details including sections through: roof ridge, valleys, eaves, verges, parapets b) Specification of external facing brickwork including material, colour, texture, face bond, components of the mortar, and jointing/pointing profile. c) Samples or specifications of external materials and surface finishes.

Reason: In the interest of the character and amenity of the area in accordance with Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan, Retained Policies HE3, HE8, D1 and D4 of the Waverley Borough Local Plan 2002 and Policies HA1 and TD1 of the Local Plan Part 1 2018.

8. Condition:

Page 55 All building works, finishes, and making-good shall match the relevant existing work in respect of method, detail, and finished appearance unless otherwise approved in writing by the local planning authority. Where new materials are to be used externally, the colour match shall make allowance for future weathering.

9. Condition: Rainwater goods (including gutters, down pipes and hopperheads) and external soil pipes shall be of cast iron or cast aluminium unless otherwise agree in writing with the local planning authority.

10. Condition: No new plumbing, pipes, soil stacks, flues, vents, ductwork or the like, shall be fixed to any external face of the building other than as shown on the drawings hereby approved or as otherwise agreed in writing with the local planning authority.

11. Condition: No new grilles security alarms, lighting, cameras or other like items shall be fixed to any external face of the building other than as shown on the drawings hereby approved or as otherwise agreed in writing with the local planning authority.

Page 56 Reason: In the interest of the character and amenity of the area in accordance with Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan, Retained Policies HE3, HE8, D1 and D4 of the Waverley Borough Local Plan 2002 and Policies HA1 and TD1 of the Local Plan Part 1 2018.

Informatives

1. 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 permit and, potentially, a Section 278 agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath,carriageway, verge or other land forming part of the highway. All works on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to 3 months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road. Please see: http://www.surreycc.gov.uk/roads-and-transport/road-permits-and- licences/the-traffic-management -permit-scheme. 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-and-community/emergency-planning-and- community-safety/floodingadvice.

2. The applicant is advised that as part of the detailed design of the highway works required by the above condition, 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.

3. ''IMPORTANT'' This planning permission contains certain conditions precedent that state 'before development commences' or 'prior to commencement of any development' (or similar). As a result these must be discharged prior to ANY development activity taking place on site. Commencement of development without having complied with these conditions will make any development unauthorised and possibly subject to enforcement action such as a Stop Notice. If the conditions have not been subsequently satisfactorily discharged within the time

Page 57 allowed to implement the permission then the development will remain unauthorised.

4. There is a fee for requests to discharge a condition on a planning consent. The fee payable is £116.00 or a reduced rate of £34.00 for household applications. The fee is charged per written request not per condition to be discharged. A Conditions Discharge form is available and can be downloaded from our web site.

5. Please note that the fee is refundable if the Local Planning Authority concerned has failed to discharge the condition by 12 weeks after receipt of the required information.

6. 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 38 of the National Planning Policy Framework 2018.

Page 58 Agenda Item 7.5

B1 WA/2019/1490 - Application under Regulation 3, change of use from community space (D1) to office/ welfare area for carpark staff (B1a) together with replacement of windows and doors (as amended by plans received 24/10/2019 and as amplified by information received 06/11/2019) at Communal Room, Chantrys Court The Chantrys Farnham

Applicant: F Murphy Waverley Borough Council Committee Meeting Date: Western Planning Committee

Ward: Farnham Castle Case Officer: Ruth Dovey Expiry Date: 31/10/2019

Neighbour Notification Expiry Date: 27/11/2019 RECOMMENDATION That, subject to conditions, permission be GRANTED

1. Summary

The application has been brought before the Area Committee because it does not fit within the Officer Scheme of Delegation as the Council is the applicant. The application relates to a modest space at the bottom of a residential block of flats. Although planning permission has previously been granted on the site for office use (Class B1(a)), within the last 10 years it has been used for community uses on an ad hoc basis. Therefore, the exact lawful use of the site is unclear. If considered to be a community service use, it is not considered to comprise a key facility that should be retained. The loss of this use is therefore acceptable and the provision of office use is considered appropriate for the location. The impact on car parking has been considered in detail and it is considered that the proposal would not be harmful in this respect. The application is therefore recommended for approval.

2. Location Plan

Page 59 3. Site Description

The application site comprises a small unit of 198 sq m located on the lower ground floor of a four storey residential block. The unit comprises a single room with a kitchen, store and toilets running off from it.

The building in which the unit is located forms part of a residential estate. Aside from residential uses, there is a community centre in close proximity to the south west of the site and beyond this, a children’s play area.

There is car parking area immediately south of the subject building.

4. Proposal

The proposal is for the change of use of the lower ground floor unit to office and welfare accommodation for Waverley Borough Council’s car parking enforcement officers. The office is required as the car parking staff’s current base is no longer available to them. Most of the time there would be one to two people using the facility (the manager and the senior supervisor). However, the car parking enforcement officers would use the office as a base to return to at lunchtime and break times so, on occasion, through the day there may be more people in the office for short periods of time. The hours of operation for the office would be 08:00 – 18:30.

As part of the change of use it is also proposed to use three car parking spaces to the rear of the site.

The only external alterations to the building comprise the replacement of the existing windows and doors on a like for like basis.

5. Relevant Planning History

WA/1999/0072 Consultation under Regulation Deemed consent 3. Change of use to office 04/03/1999 space for community services. WA/1990/1728 Consultation under Regulation Deemed consent 4/5. Change of use from 10/01/1991 garages to Estate Management Office. WA/2004/0950 Consultation under regulation 3. Full planning permission Change of use of estate 25/06/2004

Page 60 management office to general Class B1(a) office use.

6. Relevant Planning Policy Constraints

Built Up Area Boundary – Farnham Neighbourhood Plan

7. Development Plan Policies and Guidance

The relevant development plan policies comprise:

 Waverley Borough Local Plan, Part 1, Strategic policies and sites (adopted February 2018): SP1, ICS1, TD1 and NE3.  Farnham Neighbourhood Plan (made May 2017): FNP1, FNP12, FNP13, FNP29 and FNP30  Waverley Borough Local Plan 2002 (retained policies February 2018): D1 and D4  South East Plan (saved policy NRM6):

In accordance with the National Planning Policy Framework (NPPF) due weight has been given to the relevant policies in the above plans.

Other guidance:

 National Planning Policy Framework (2019)  National Planning Practice Guidance (2014)  Council’s Parking Guidelines (2013)  Vehicular and Cycle Parking Guidance (Surrey County Council 2018)  Waverley Local Plan Strategic Highway Assessment (Surrey County Council, 2016)

8. Consultations and Town/Parish Council Comments

County Highway Authority No objection Town/Parish Council Objection – inappropriate use of the community space for parking of commercial vehicles within the residential area. The location has limited parking provision and priority should be given to residents.

Page 61 9. Representations

Three letters have been received (two from the same resident) raising objection to the application on the following grounds:

 There is a problem with car parking at the Chantrys. Where will the staff park their cars?  The application is retrospective and the staff are already using the office space before the consultation process has been completed. The staff are parking in the residents’ car park. The temptation to park in residents’ car park will always be there.  The car parking report prepared by TPS Transport Consultants has not assessed the true impact as staff are not using the three allocated spaces but are using the spaces in the car park immediately adjacent to the site. The report confirms that this car park does not have sufficient capacity to accommodate this.  The basement area could be better used. The residents of Chantrys Court have no storage for items such as bikes.

Planning Considerations

10. Principle of development

11. Lawful use of the site

The lawful use of the site is not entirely clear. When the building was constructed, the lower ground floor area was undercroft garaging. As can be seen from the history set out above, change of use from garages to estate office was approved in 1991 and this change of use was implemented.

In 1991, consent was given to change the use of the site to office space for community services. Both these uses would comprise office uses (class B1).

In 2004 planning permission was granted for a general office use (Class B1(a)). It is not clear if this was implemented.

Although there have been a series of permissions for office use, the use of the building has evolved over the years with active use ceasing in 2015.

Page 62 The applicant has set out the historic use of the unit going back to the early 2000s. The uses up until 2015 have included Surrey Youth Service using the space for occasional youth drop-ins and as an advice clinic, a local church using it as a meeting space, office space and storage, drop-in and development work, and a local organisation using it as a base for a youth club once a week. These uses have been on an ad hoc basis.

From 2009 until the present, the space has also been used by community organisations for storing litter picking and gardening equipment. There has also been occasional use as foodbank storage and Surrey Waste Partnership used the space briefly for storage.

The varied uses of the space over the years mean that the lawful use of the site is unclear. Although the application is described as change of use from community space (Class D1) to office/welfare area for car park staff (Class B1a), in the absence of any planning permission for a D1 use, it is not clear that the lawful use is, in fact, D1.

However, given that some community service uses have clearly used the space over the course of the years, and in the absence of details in relation to the exact lawful use, the remainder of this report assesses the proposal in relation to policies relating to community service floorspace.

12. Loss of community space and provision of office accommodation

Loss of community floorspace Policy ICS1 relates to community facilities and states that the Council will consider the loss of key services and facilities unless an appropriate alternative is provided or, evidence is presented demonstrating that the facility is no longer required and that suitable alternative uses have been considered.

The history of the site indicates that it has been used on an ad hoc basis over the years by various community groups. The applicant advises that although the space has been available for community use over a number of years, take-up of this use has been intermittent and in recent years, it has not been successful in attracting users.

The facility itself is relatively small at 46 sq m in area. Given its size and layout, it is restricted in terms of its appeal for community service uses and does not lend itself to a formalised community facility. It should also be noted that there is a purpose built community centre behind the application site and within 35m of it.

Page 63 Given the small nature of the unit, its ad hoc use by community groups over the years, the proximity of a purpose-built community centre and that the lawful use of the site is unclear, it is not considered to comprise a key community facility. On this basis, Policy ICS1 does not restrict its loss.

Provision of office accommodation Policy EE1 relates to new economic development and seeks to deliver new office floorspace in appropriate areas. The policy states that new employment development will be allowed within defined settlements that meets the criteria set out within the Local Plan 2002.

The proposal would result in the provision of a small office facility for the Council’s car park enforcement officers. The most recent approved use on the site is as office accommodation, although, given the varied nature of recent uses it is not clear that this is now its lawful use.

Given the positive approach towards employment uses within Policy EE1 of the Local Plan and that the site is within the settlement boundary, the principle of the use of this space as office accommodation is acceptable.

13. Highways and car parking

Policy ST1 seeks to ensure, amongst other things, that development makes the appropriate provision for car parking having regard to the type of development and its location, in accordance with local standards.

Policy FNP30 of the Farnham Neighbourhood Plan relates to the highways impacts of development.

Surrey County Council’s car parking standards January 2018 state that for office accommodation a maximum of 1 car parking space per 30 sq m to 1 car parking space per 100 sq m (depending on location) should be provided. Waverley Borough Council’s car parking standards dated October 2013 sets the same level of provision.

The development proposes to use three car parking spaces for use by the car parking staff. These would be located to the rear of the building adjacent to the community hall. The applicant has confirmed that these spaces would be allocated to the official car parking enforcement vehicles. The cars would be parked overnight in these spaces but would be in and out at various times during the day when they are used by the car park enforcement officers to get around.

Page 64 Application site

The impact on car parking is considered to be acceptable. There are three car parks within the vicinity of the site, all with unrestricted car parking. The surrounding roads also have unrestricted on-street parking and unrestricted lay-by parking.

Car parking demand arising from the proposal needs to be considered against the demand arising from the existing use. A D1 use within the unit would likely give rise to car parking demand similar to a B1(a) use. Given that all car parking in the area is unrestricted, it would not be possible, currently, to prevent users of the unit from parking in the immediate vicinity of the site. Furthermore, a car parking study has been submitted with the application that assesses daytime car parking demand in the area (07:00 – 19:00). The study demonstrates that there is sufficient car parking capacity in the vicinity of the site to ensure that the allocation of three car parking spaces for the office use would not result in a harmful increase in car parking demand. Surrey County Council Highways Department has not objected to the application.

On this basis, the proposed development is considered acceptable in relation to car parking provision and demand, in accordance with Policy ST1 of the Local Plan Part 1 2018.

14. Impact on visual amenity

Page 65 attributed substantial and full weight respectively due to their level of consistency with the NPPF 2019.

Policy FNP1 of the Farnham Neighbourhood Plan relates to the design of new development and reflects the aims and objectives of the design policies within the Local Plan Part 1 2018 and the Local Plan 2002.

The proposal includes the replacement of existing doors and windows. These are like for like replacements in the main, although it is proposed to change one window opening to a door. As the change to the elevation would be modest it is not considered to result in harm to the character and appearance of the existing building or the surrounding area.

15. Impact on residential amenity

The proposal is for the use of the space for office (Class B1(a)) purposes. Class B1(a) is considered to be compatible with residential use. The space would be occupied by a maximum of 2 people at any one time and the hours of operation would be 08:00 to 18:30 Monday to Saturday. The limited nature of the operation and the proposed hours are not considered to result in noise and disturbance to neighbouring residents, in accordance with Policy TD1 of the Local Plan Part 1 2018 and Policies D1 and D4 of the Local Plan 2002.

16. Conclusion

The proposal is for the provision of an office and welfare facility for the Council’s car parking enforcement officers. The existing use of the space is unclear, with historic permission for office use but with this use evolving over the years to provide a facility for community services on an ad hoc basis. The unit is very small and has been used for storage purposes only in the last three years. Given its small size, the ad hoc nature of any community service use and the proximity of a community hall, it is not considered that the loss of this space to office accommodation would result in the loss of a key community service facility. The site is considered to be in an appropriate location for office accommodation and it is not considered that this use would result in harm to neighbouring residential amenity. Although the proposal would require parking for at least 3 cars, it is not considered that this would

Page 66 cause any undue harm. The proposal is therefore considered acceptable, subject to conditions relating to the hours of operation.

Page 67 Recommendation

That permission be GRANTED subject to the following conditions:

1. Condition: The plan numbers to which this permission relates are 01A, 03A, 02 and amended site location plan at 1:1250. The development shall be carried out in complete accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing by the Local Planning Authority.

Reason In order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policy TD1 of the Waverley Borough Local Plan (Part 1) 2018, Policy FNP1 of the Farnham Neighbourhood Plan 2017 and Policies D1 and D4 of the Waverley Borough Local Plan 2002.

Informative

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 38 of the National Planning Policy Framework 2019.

Page 68 Agenda Item 7.6

B2 WA/2019/1587 - Erection of extensions and alterations following demolition of part of existing dwelling.at Meadow View, 2 Ridgeway Cottages, Runwick Lane, Runwick GU10 5EE

Applicant : Mr & Mrs Clark Ward: Farnham Castle Case Officer: Carl Housden

Neighbour Notification Expiry Date 05/11/2019 Expiry Date/Extended expiry date 12/12/2019

RECOMMENDATION That, subject to conditions permission be GRANTED

1. Summary

The application has been brought before the Area Committee at the request of the Local Member.

The application seeks planning permission for the erection of a part single storey and part two storey rear extension following the partial demolition of the existing extension and the instillation of a rear roof light.

The application is acceptable with regard to the impact on the countryside and AGLV and would not harm neighbours amenities, it is therefore recommended for approval.

2. Location Plan

Page 69 3. Site Description

2 Meadow View Ridge Way Cottages is located within the middle of a small terrace of four dwellings within the Countryside beyond the Green Belt. The area is rural in character with dispersed development.

4. Proposal

Erection of a part single storey and part two storey extension following the partial demolition of an existing extension. The proposed single storey element would have a depth of 3.3m the same as the existing, with a width of 6.0m. The second storey element would protrude 1.3m with a width of 3.25m. It is further proposed to install a rooflight to the rear.

Proposed Block Plan

Page 70 Existing and Proposed Rear Elevations

Existing and Proposed Ground Floor Plans

Page 71 Existing and Proposed First Floor Plans

5. Relevant Planning History

Reference Proposal Decision WA/2018/0992 Erection of two storey Refused extension following 22/08/2018 demolition of existing single storey extension.

6. Relevant Planning Policy and Constraints

Countryside beyond Green Belt AGLV

Development Plan Policies and Guidance:

 Waverley Borough Local Plan (Part 1): Strategic policies and sites (adopted February 2018): SP1, TD1, NE1, NE3, RE1, RE3  Farnham Neighbourhood Plan (made May 2017) Plan: FNP1, FNP12, FNP16  Waverley Borough Local Plan 2002 (retained policies February 2018): D1, D4

Other guidance: The National Planning Policy Framework 2019 (NPPF)

Page 72 The National Planning Practice Guidance 2014 (NPPG) Residential Extensions Supplementary Planning Document 2010 (SPD) Council’s Parking Guidelines (2013) Surrey Vehicular and Cycle Parking Guidance (2018) Surrey Hills AONB Management Plan (2014-2019) Farnham Design Statement (2010) National Design Statement (2019)

7. Consultations

Farnham Town No objection. Council

8. Representations

Two letters have been received expressing their objection to the scheme for the following reasons:

 Concerns owing to loss of privacy due to noise from the use of the extension.  Would cause a loss of privacy to 3 Ridgeway Cottages.  Single storey element would be overbearing and cause a loss of light to the kitchen, bathroom, hallway and garden amenity space of 1 Ridgeway Cottages.

9. Difference from Previous Refusal

The planning history is a material consideration.

Planning permission has been previously refused for a two storey extension for the following reasons:

 The proposal, by reason of its size and siting, would result in an unacceptable loss of light, outlook and overbearing impact to the adjoining property at no.1 and a loss of light and outlook to the no.3. The proposal would therefore conflict with Policy TD1 of the Local Plan 2018 (Part1), the Residential Extensions SPD 2010 and Policies D1 and D4 of the Waverley Borough Local Plan 2002 and the NPPF 2018.

The differences between the current proposal and that application is the ground floor element has been reduced in length from 3.6m to 3.3m and the first floor element has been scaled back from being 3.8m in length to 1.6m and from 3.5m in width to 3.25m while also being resited further to the north.

Page 73 The test is whether having regard to the changes, the current proposal has overcome the objections to the previously refused scheme and is acceptable in its own right.

10. Impact on the Countryside beyond the Green Belt and AGLV

The site is located within the Countryside beyond the Green Belt outside any defined settlement area. Policy RE1 of the Local Plan (Part 1) 2018 states that in this area the intrinsic character and beauty of the countryside will be recognised and safeguarded in accordance with the NPPF.

The site is located in the AGLV. Policy RE3 of the Local Plan (Part 1) 2018 sets out that new development must respect and where appropriate, enhance the character of the landscape in which it is located, commensurate with its designation as a local landscape designation.

The proposed extension would be marginally larger than the existing single storey rear extension and Officers consider would appear proportionate in relation to the host dwelling.

Officers further consider that due to the domestic scale of the proposal and the existing development surrounding it, the extension would not appear materially more prominent within the landscape and as the materials would match the existing dwelling it would respect the character of the AGLV.

Therefore acceptable and in accordance with Policies RE1 and RE3 of the Local Plan (Part 1) 2018.

11. Design and impact on visual amenity

Policy TD1 of the Local Plan (Part 1) 2018 requires development to be of high quality design and to be well related in size, scale and character to its surroundings. Retained Policies D1 and D4 of the Local Plan 2002 are attributed substantial and full weight respectively due to their level of consistency with the NPPF 2019.

The proposed extension would add an additional 10sqm of floor area to the dwelling, Officers are therefore satisfied that the bulk, mass and scale added would be appropriate.

While the proposed flat roof would be against the design guidance of the SPD, as the proposal would be located to the rear and not visible from any public vantage points it would not be harmful to the streetscene and would be

Page 74 acceptable. Officers also note that a flat roof helps to reduce the bulk and mass of the scheme within the narrow plot.

Officers further consider that while the single storey element would almost extend up to both boundaries, due to the elongated garden of the application site Officers consider that it would not be overdevelopment of the plot.

Therefore acceptable and in accordance with Policies TD1 of the Local Plan (Part 1) 2018, FNP1 and FNP16 of the Farnham Neighbourhood Plan 2017, D1 and D4 of the Local Plan 2002 and the Residential Extensions SPD.

12. Impact on residential amenity

Policy TD1 of the Local Plan (Part 1) 2018 seeks to ensure that new development is designed to create safe and attractive environments that meet the needs of users and incorporate the principles of sustainable development. Retained Policies D1 and D4 of the Local Plan 2002 are given substantial and full weight respectively due to their consistency with the NPPF 2019.

1 Ridgeway Cottages

1 Ridgeway Cottages is adjoined to the application property and located to the south. While the single storey element of the proposal would extend almost up to the shared boundary with 1 Ridgeway Cottages, owing to the bulky outbuilding located within the rear amenity space of 1 Ridgeway Cottages situated on the boundary, the majority of the bulk and mass of the proposal would be contained behind this built form and would therefore not be overbearing or cause a loss of outlook and light to 1 Ridgeway Cottages.

Officers further note that as the sun travels east to west and the proposed extension is located to the north, the proposal would not have a material impact on the light or sunlight received by 1 Ridgeway Cottages.

The first floor element is sufficiently separated for Officers to consider it would not have a material impact to the residential amenity of 1 Ridgeway Cottages.

Officers consider that as no side windows are proposed and the first floor window would not have direct outlook into the private amenity space of 1 Ridgeway Cottages, no overlooking would occur.

the proposal has overcome this previous reason for refusal and is acceptable with regards to its relationship with 1 Ridgeway Cottages.

3 Ridgeway Cottages

Page 75 3 Ridgeway Cottages is adjoined to the application property and located to the north. Part of the first floor element of the proposal would exceed the height of the existing extension of 3 Ridgeway Cottages, however the proposal complies with the with the 45-degree guideline with respect to the rear first floor windows on this property so this relationship would be deemed acceptable.

The existing extension of 3 Ridgeway Cottages would conceal the majority of the bulk and mass of the proposal, therefore it would not have an overbearing impact on this neighbour or cause a loss of outlook. Furthermore, as no side facing windows proposed, no overlooking would result.

The proposal has overcome this previous reason for refusal and is acceptable in relation to 3 Ridgeway Cottages.

Old Tiles

As the proposal would be located 16.1m from Old Tiles to the east, the extension would not be overbearing or cause a loss of outlook and light to this property. While there would be a window proposed that would face Old Tiles, it would have outlook across a driveway and towards a windowless first floor of Old Tiles and while further being no more harmful than the existing situation.

Therefore acceptable and in accordance with Policies TD1 of the Local Plan (Part 1) 2018, Policy FNP1 and FNP16 of the Farnham Neighbourhood Plan 2017, D1 and D4 of the Local Plan 2002 and the Residential Extensions SPD.

13. Conclusion

The planning balance assessment concludes that the proposal is in accordance with the Development Plan, as such, planning permission is recommended for approval.

Recommendation

That permission be GRANTED subject to the following conditions:

1. Condition The plan numbers to which this permission relates are 764-1 and 764-2. The development shall be carried out in accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing with the Local Planning Authority.

Reason

Page 76 In order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies D1 and D4 of the Local Plan 2002.

2. Condition The materials to be used in the construction of the external surfaces of the development shall match the existing.

Reason In the interest of the character and amenity of the area in accordance with Policy TD1 of the Local Plan Part 1 2018, Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan and Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002.

3. Condition Construction works, including works of site clearance and ground preparation, and including deliveries to and from the site, shall not take place other than between 08.00-18.00 hours Monday-Friday, 08.00-13.00 hours on Saturdays and at no time on Sundays or on Bank or Public holidays.

Reason In the interests of neighbouring amenity, to accord with Policy TD1 of the Local Plan (Part 1) and Policy D1 of the retained 2002 Local Plan.

Informative

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