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A3 WA/2018/1521 F Sharpe 04/09/2018 Alterations to Elevations

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A3 WA/2018/1521 F Sharpe 04/09/2018 Alterations to Elevations A3 WA/2018/1521 Alterations to elevations at Hunt Cottage, F Sharpe Hambledon Road, Hydestile GU8 4DE 04/09/2018 Parish: Busbridge Ward: Bramley, Busbridge and Hascombe Case Officer: Ms L Smitheman Committee: Eastern Date 07/11/2018 Neighbour Notification Expiry Date 09/10/2018 Expiry Date 29/10/2018 Extended expiry date 08/11/2018 RECOMMENDATION That, subject to conditions, permission be GRANTED. Introduction The application has been called to Committee by a local member. Location Plan Site Description The application site is located to the east of Hydestile Crossroads, set back from Hambledon Road in Godalming. The site is developed with a semi- detached cottage which forms part of a small group of cottages and houses including Hydestile House and the farmhouse across the road. The dwelling has a recent two storey side extension and dormer to the front (which is subject to this application). The dormer is characterised by its size, tiled apron under window and hipped roof. The neighbouring property has an extension with a dormer. At the time of the site visit there was parking for two vehicles to the front. Proposal This application seeks retrospective permission to amend the design of the dormer to front elevation (compared with approved plan WA/2017/1763: Deeper dormer by 0.7 metres as shown on elevation plans; Tiled apron under window; Hipped roof. The application is proposing that the existing window and door under canopy to rear elevation be replaced with French doors and sidelights Block Plan Front Elevation Side Elevation S-West Rear Elevation Proposed side Elevation North East Proposed Plans (Ground and first floor) Relevant Planning History WA/2017/1763 Erection of two storey side extension Full Permission and alterations including dormer 08/02/2018 window following demolition of existing single storey side extension WA/2017/0899 Erection of two storey side extensions Withdrawn and alterations including dormer 31/07/2017 windows following demolition of single storey extension WA/2001/1829 Erection of a carport Full Permission 27/11/2001 WA/2001/0928 Erection of a two storey extension Full Permission following demolition of existing single 19/07/2001 storey extension Planning Policy Constraints Green Belt – outside of settlement area Undesignated heritage asset Surrey Hills Area of Outstanding Natural Beauty (AONB and Area of Great Landscape Value (AGLV) Ancient Woodland 500m Buffer Zone Wealden Heaths I Special Protection Area 5km Buffer Zone Development Plan Policies and Proposals The development plan comprises: Waverley Borough Local Plan, Part 1, Strategic policies and sites (adopted February 2018) Farnham Neighbourhood Plan (made May 2017) Waverley Borough Local Plan 2002 (retained policies February 2018) 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 2018 (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 (2012) Surrey Hills AONB Management Plan (2014-2019) The relevant policies to this application are: Local Plan, Part 1: Strategic Policies and Sites (adopted February 2018): RE2, RE3, HA1, TD1, NE1 and NE2 Local Plan 2002 (retained policies February 2018):D1, D4, D8, D9 Consultations and Parish Council Comments Parish Council There is no symmetry whatsoever. And this is not in keeping with the heritage architectural design. Moreover it is completely different to that for which permission was granted. The dormer as built goes against Waverley’s SPD10 (9.19 dormer windows). If WBC allows this retrospective application, builders will feel able to ignore planning conditions in future on the basis that WBC is toothless in its ability to enforce. Representations Neighbour notification letters were sent on 13/09/2018. 8 letters have been received raising objection on the following grounds: It would be a mockery of the planning process should the application, which has disregarded the conditions, be approved. The dormer is now very different in size and appearance to its neighbour and is not harmonious and loses symmetry. The visual scale and mass is not subservient to the property. The large area of vertical tile hanging below the dormer window and tiled front edges is completely different to the dormer next door on Ryecroft. The visual impact is evident with Hunt Cottage’s new window having four window panes and Ryecroft 6 panes The dormer does not accord with Waverley’s policies on residential extensions in that the dormer should be to provide light and ventilation only and the style and size of window should reflect the existing windows of the main house. It also states that excessive cladding to the front face of the dormer window is not acceptable. Planning Considerations Planning history and differences with previous proposal The planning history is a material consideration. Planning permission has been previously granted under reference WA/2017/1763, for extensions including a front dormer window. The differences between the current proposal and that application are the increased size of the dormer, which is deeper by 0.7 metres, the proposal for an apron below the dormer window in the current application, and the replacement of the existing window and door under the canopy to the rear elevation with French doors and sidelights. The test is whether, having regard to the changes, the current proposal is materially more harmful than the approved scheme and is acceptable in its own right. Planning Considerations Impact on the Green Belt The site is located within the Green Belt outside any defined settlement area. Policy RE2 of the Local Plan (Part 1) 2018 outlines that the Green Belt will continue to be protected from inappropriate development. Inappropriate development will not be permitted unless very special circumstances can be demonstrated. Certain forms of development are considered to be appropriate, and will be permitted provided they do not conflict with the exceptions listed in paragraphs 145 and 146 of the NPPF. Local planning authorities are required to give substantial weight to any harm which might be caused to the Green Belt by the inappropriate development. Retained Policy RD2 of the Local Plan 2002 is accorded significant weight owing to its consistency with the NPPF 2018. Proportionate extensions are considered appropriate Green Belt development. In assessing whether a proposed extension is disproportionate, account will be taken of the relative increase in floorspace together with the form, bulk and height of the proposal in comparison to the original dwelling. As a guideline, a proposal which individually or cumulatively increases the floor space of the original dwelling (or as existing in December 1968) by more than 40% will unlikely be considered proportionate and therefore would constitute inappropriate development. The previous application (WA/2017/763) approved an increase of floor area to 136sqm – an increase of 41.5%. While the current proposal is technically greater than the 40% guideline, it is considered that the extension, with its raked roofline, dormer and rear extension would not, on balance, be considered visually disproportionate to the dwelling. The proposal increases the depth of the dormer by 0.7 metres but does not increase the width or the height. It is on balance that this proposal is considered not to be disproportionate to the building. The proposal is therefore considered not to constitute inappropriate development in the Green Belt. Impact on the undesignated heritage asset Hunt Cottage is part of a group of buildings commissioned by Ellis Duncombe Gosling, owner of Busbridge Hall at the time. It is suspected that it was designed by local architect Ralph Nevill in the mid 1890s. The design of the pair of cottages is similar to a pair of Grade II listed cottages on Brighton Road, Godalming. The cottage displays Nevill’s recognisable interpretation of the Surrey style and is an attractive example of an Arts and Crafts cottage. It is considered to be a non designated heritage asset. Paragraph 129 of the NPPF states that ‘Local Planning Authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage assets conservation and any aspect of the proposal. The NPPF defines ‘significance’ as the value of a heritage asset to this and future generations because of its heritage interest. That interest may be historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting. Paragraph 131 states that, ‘in determining planning applications, local planning authorities should take account of the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness’. Paragraph 135 of the NPPF states that the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that directly or indirectly affect non-designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset. Policy HA1 of the Local Plan 2018 (Part 1) states that The Council will ensure that the significance of the heritage assets within the Borough are conserved or enhanced to ensure the continued protection and enjoyment of the historic environment by: 1.
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