A1 WA/2017/1763 Erection of two storey side extension and F Sharpe alterations including dormer window following 18/09/2017 demolition of existing single storey side extension (revision of WA/2017/0899) at Hunt Cottage, Hambledon Road, Godalming GU8 4DE Committee: Eastern Area Meeting Date: 29/11/2017 Public Notice: Was Public Notice required and posted: Not required Grid Reference: E: 496916 N: 140652 Parish: Busbridge Ward: Bramley, Busbridge and Hascombe Case Officer: Ms L Smitheman Expiry Date: 12/11/2017 Time Extended Date: 01/12/2017 Neighbour Notification Expiry Date: 20/10/2017 RECOMMENDATION That, subject to conditions, permission be GRANTED. Introduction The application has been brought before the Area Committee at the request of the 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 neighbouring property has an extension with a dormer window to the side. The subject property has a small flat roof side extension. There is currently provision for two off street parking spaces. Existing Elevations Existing Floor Plans Proposal The applicants propose a two storey side extension. The extension would measure 2.9 metres in width by 8.35 metres in depth, and 8.2 metres in height. Proposed Block Plan Proposed Elevations Proposed Floor Plans Relevant History WA/2017/0899 Erection of two storey side Withdrawn extensions and alterations including 31/07/2017 dormer windows following demolition of single storey extension.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 Ancient Woodland 500m Buffer Zone Wealden Heaths I SPA 5km Buffer Zone Surrey Hills AONB & AGLV Undesignated heritage asset Development Plan Policies and Proposals Saved Policies of the Waverley Borough Local Plan 2002: HE3, HE5, C1, C3, D1, D4, D5, D8, D9 and RD2. Draft Local Plan Part 1 Strategic Policies and Sites 2016 Policies: HA1, TD1, NE1, RE2 and RE3. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires all applications for planning permission to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The adopted Local Plan (2002) therefore remains the starting point for the assessment of this proposal. The National Planning Policy Framework (NPPF) is a material consideration in the determination of this case. In line with paragraph 215 due weight may only be given to relevant policies in existing plans according to their degree of consistency with the NPPF. The report will identify the appropriate weight to be given to the Waverley Borough Local Plan 2002. The Council is currently in the process of replacing the adopted 2002 Local Plan with a new two part document. At the examination in June/July 2017 the Inspector indicated that modifications will need to be made to the Plan for it to be found sound and invited the Council to submit a list of these proposed modifications. The Council’s Executive Committee has endorsed the modifications to be submitted to the Inspector and these are now subject to public consultation. All representations on the proposed modifications will be taken into account by the Inspector before he issues his written report. It is considered that substantial weight can now be given to the policies where no modifications are proposed and significant weight can be given to those policies where modifications are proposed. Other guidance: National Planning Policy Framework (2012) National Planning Practice Guidance (2014) Council’s Parking Guidelines (2013) Residential Extensions SPD (2010) Vehicular and Cycle Parking Guidance (Surrey County Council 2012) Surrey Hills AONB Management Plan (2014-2019) Consultations and Parish Council Comments County Highway Authority The 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 material impact on the safety and operation of the adjoining public highway. The County Highway Authority therefore has no highway requirements. Busbridge Parish Council Busbridge Parish Council is concerned that this second planning application for extensions and updating of Hunt Cottage yet again fails to take into account the attached property Ryecroft. The proposal has a rear elevation with no compatibility to Ryecroft but a more suitable front elevation. The proposed rear extension’s dormer windows are all of different size, with a gable at the rear and no hipped roof construction. It appears dominant and out of keeping and disrupts the building line. It is unsympathetic visually to Ryecroft and should be considerate of the fact that the cluster of houses found at Hydestile crossroads are all historically and architecturally linked. They are also in the AONB and are the first houses seen on approach to the crossroads from Milford and so all the buildings should be in keeping with each other and sympathetically extended to avoid disruption to visual harmony and continuity. Hunt Cottage has been unoccupied for over a year since its purchase. Busbridge Parish Council objects to this planning application and will request that Waverley Borough Councillors “call in” this application for further discussion and consideration. Representations In accordance with the statutory requirements and the “Reaching Out to the Community – Local Development Framework – Statement of Community Involvement – August 2014, neighbour notification letters were sent on 22/09/2017 16 letters have been received raising objection on the following grounds Hunt Cottage stands in a prominent position at the crossroads and as such, is important in order to maintain the integrity and particular character of this area. The current proposal is an inappropriate overdevelopment; It is overly dominating; It unbalances the visual effect of the pair; Hunt Cottage is at the “gateway” to the Surrey Hills Area of Outstanding Natural Beauty and Area of Great Landscape Value, its significance in this location needs to be respected with a more restrained proposal, more in harmony with its setting; The cottage forms one of an attractive group of buildings at Hydestile crossroads that are of historic importance, having been built by a prominent architect Ralph Nevill for hunt workers in 1884; There is apparent disregard for Historic England’s core guidance in relation to promoting and reinforcing local distinctiveness (NPPF paragraph 60); The scale of the proposed side/rear extension and rear gable is dominant to the original house; There is no symmetry to the adjoining house; The proposed extension from the original house will totally unbalance the symmetry of the cottages and would not be in keeping; The existing side elevation window at first floor is lost; By placing the proposed new gable end at first floor, a top heavy narrow dormer window type arrangement is created that forms unacceptable visual bulk and dominance that impacts on the surrounding cottages within the hamlet; The roofline has no step, to show this is a latter addition and therefore, does not follow Waverley Borough Councils own guidelines on residential extensions and the need for interventions to be subservient; The owners of Rycroft extended their property based on the approved but now lapsed planning application WA/2001/0928 for Hunt Cottage to maintain symmetry. To keep the visual impact and mass of the building to its minimum it was advised by WBC that ridge line be stepped down and the roof line be set back front and rear to show a break from the original building. Surely this design for the importance of symmetry must apply to both properties; Materials and design should match and these do not match the attached dwelling; There are four bedrooms and parking for only two vehicles; There is no access to the back garden around the cottage and the only access would be through the house with garden waste, mowers, wheelbarrows etc.; The proposed rear gable window will look directly down into the kitchen of The Kennel House; The extension will substantially block the view from the Kennel House down to the Grade 2 Listed Hydestile Farmhouse. This view has been undisturbed for the last 133 years; and If no reasonable extension appears possible, it might be better to leave the cottage alone. 3 letters of support have been received raising the following points: Would be an improvement for the appearance of the property Neighbouring property has extended Determining Issues Principle of development Impact on the Green Belt Impact on the undesignated heritage asset Impact on visual amenity, the AONB and AGLV Impact on residential amenity Parking Effect on the SPA Biodiversity and compliance with Habitat Regulations 2010 Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights Implications Environmental Impact Regulations 2017 Third Party representations Pre Commencement Conditions Working in a positive/proactive manner Planning Considerations Principle of development The site is located within the Green Belt outside any defined settlement area. Within