16/P/00302 – 5 Fern Cottages, Dorking Road, Abinger Hammer
N
Not to scale
App No:
16/P/00302
Appn Type:
Full Application
Case Officer: Sigourney Fox
Parish: Shere
Agent : Miss Pearce
lp design Limited
6 Carmalt Gardens
Hersham
Walton on Thames
Surrey
KT12 5HH
Location:
Proposal:
Type:
F
8 Wk Deadline: 11/04/2016
Ward:
Tillingbourne
Applicant: Mr & Mrs Sheargold
5 Fern Cottages
Dorking Road
Abinger Hammer
Surrey
RH5 6SA
5 Fern Cottages, Dorking Road, Abinger Hammer, Dorking, RH5
6SA
Erection of single storey rear and side extensions and conversion
of rear scullery to form part of new kitchen.
The application is called to committee due to the submission of 10 letters of objection to the
proposal. These letters of objection are contrary to the Officers' recommendation of
approval of the planning application.
Site description.
The site is a two storey end of a row of terrace property located off Dorking Road. The site
is located in the Green Belt and outside of an identified settlement, an Area of Outstanding
Natural Beauty and an Area of Great Landscape Value. The surrounding area is
characterised by semi-detached or terraced properties.
Proposal.
Erection of single storey rear and side extensions and conversion of rear scullery to form
part of new kitchen.
Floor Area.
Original external floor area: 90.8 sq metres
Existing external floor area (inc. outbuilding): 112.2 sq metres
Proposed external floor area: 122.3 sq metres
Percentage uplift in external floor area from original: 34.6 %
Relevant planning history.
Reference: Description:
99/P/02001 Erection of two storey rear extension
following demolition of single storey
building.
Decision
Summary:
Approve
11/05/2000
Appeal:
N/A
Consultations.
Shere Parish Council: no objection
[Officer note: Shere Parish Council request third party issues to be considered as far as they
are material to the planning application].
Third party comments:
10 letters of representation have been received raising the following objections and
concerns:
 result in disruption to businesses [Officer note: this is not a planning issue];
 concerns raised regarding the impact on noise caused by the development;
 parking/access issues with contract vehicles;
 concerns raised over structural issues [Officer note: this is not a planning issue];
 concerns raised over health issues and the disposal waste [Officer note: this is not a
planning issue];
 concerns raised over the removal of trees and impact on water levels;
 notice should have been served to number 6 Fern Cottages regarding the Party Wall Act
[Officer note: this is a civil issue];
 loss of light and privacy to 4 Fern Cottages;
 overdevelopment of the existing property and contrary to saved policies of the Guildford
Borough Local Plan.
Planning policies.
The following policies are relevant to the determination of this application.
National Planning Policy Framework (NPPF)
Core planning principles
Chapter 7. Requiring good design
Chapter 9. Protecting Green Belt land
Chapter 11. Conserving and enhancing the natural environment
Guildford Borough Local Plan 2003 (as saved by CLG Direction 24 September 2007):
RE5
Area of Outstanding Natural Beauty AONB
RE6
Area of Great Landscape Value AGLV
G1
General Standards of Development
G5
Design Code
H9
Extensions to Dwellings in Countryside
RE2
Development Within the Green Belt
Supplementary planning documents.
Residential Extensions SPG, 2003
Planning considerations.
The main planning considerations in this case are:
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the principle of development
the impact on the Green Belt
the impact on the openness of the Green Belt
the impact on the scale and character
the impact on neighbouring amenity
The principle of development
Saved policy H9 states that outside the urban areas of Guildford and Ash and Tongham,
extensions to dwellings will be permitted provided that the development:
1. Will not result in the loss of a small dwelling;
2. Will have no unacceptable effect on the scale and character of the dwelling;
3. Will have no unacceptable effect on the amenities enjoyed by the occupants of adjacent
buildings in terms of privacy and access to sunlight and daylight;
4. Will have no unacceptable effect on the existing context and character of the adjacent
buildings and immediate surroundings.
In addition to the above criteria, outside the identified settlements and within the Green Belt
there will be a presumption against extensions to dwellings which result in disproportionate
additions taking into account the size of the original dwelling.
Therefore the principle of development is acceptable subject to compliance with the above
criteria and will be assessed below.
The impact on the Green Belt
The National Planning Policy Framework states that inappropriate development is, by
definition, harmful to the Green Belt and should not be approved except in very special
circumstances. Furthermore, when considering any planning application, local planning
authorities should ensure that substantial weight is given to any harm to the Green Belt.
Very special circumstances' will not exist unless the potential harm to the Green Belt by
reason of inappropriateness, and any other harm, is clearly outweighed by other
considerations.
An important aim of Green Belt policy is to prevent dwellings growing incrementally over time
thereby progressively eroding the openness of the Green Belt.
Having regard to the above, the 'original' dwelling is that what existed on the site prior to
1948 or as built. In this instance the original dwelling comprised of a two storey property
with a scullery outbuilding. The dwelling has had a subsequent addition of a two storey rear
extension following the demolition of a single storey building, which was achieved under
planning application 99/P/02001.
Based on the analysis above the proposal would result in a 34.6% increase in external floor
area, over and above the original. This increase in floor area is not considered to result in a
disproportionate development or be harmful to the Green Belt.
The proposal therefore complies with policies RE2 and H9 of the Guildford Borough Local
Plan 2003 (as saved by CLG Direction 20/09/07) and the requirements of the National
Planning Policy Framework (NPPF).
The impact on the openness of the Green Belt
In addition, consideration also needs to be given to the potential impact of the extension
itself on the openness of the Green Belt and the visual amenities of the Green Belt in terms
of its size, scale, design, materials and character.
The proposed development would be single storey in nature and would not extend further
beyond the existing built form. Given the modest increase in the footprint of the dwelling
and that the additional built form would be at ground floor level, the proposal would not be
harmful to the openness of the Green Belt.
The impact on the scale and character
The proposal would see the addition of a single storey side and single storey rear extension.
The proposed extensions would be finished in matching materials to the existing dwelling.
The extension would run along the width and depth of the existing dwelling, but would not
project further beyond the built form of the existing side elevation of the property. Owing to
this, and its single storey nature, the development would not have a detrimental impact on
the scale or character of the existing building.
The proposal would be located to the rear of the property and would not be visible from the
street scene. This, coupled with the single storey height of the proposal means that the
development would not result in a materially harmful impact on the street scene or the wider
public domain.
By virtue of the scale and design of the development, the proposal complies with policies G5
and H9 of the Guildford Borough Local Plan 2003 (as saved by CLG Direction 20/09/07), the
Residential Extensions SPG, 2003 and the requirements of the National Planning Policy
Framework (NPPF).
The impact on neighbouring amenity
By virtue of the location of the proposed development, the properties most likely to be
impacted would be neighbouring properties number 4 and 6 Fern Cottages Dorking Road.
4 Fern Cottages
The proposed extensions would be located approximately 1 metre off the common boundary
of this neighbouring property. The existing boundary treatment consists of 1.8 metre timber
fencing, whereby property number 4 has a rear conservatory located approximately 1.4
metres off the common boundary. Whilst the proposal would result in some overshadowing,
given the single storey nature of the development and that the proposal is set off the
boundary, the proposal is not considered to result in a materially harmful loss of light or
overshadowing to this neighbouring property over the existing context.
The proposal would see the addition of windows on the side elevation facing this
neighbouring property. However, these windows would be located at ground floor level and,
as such, would not result in a loss of privacy to this neighbouring property.
6 Fern Cottages
The proposed single storey rear extension would be set down approximately 0.2 metres from
the main ridge line of the existing scullery and would extend away from this neighbouring
property. This, coupled with the single storey nature of the development means the
proposal would not result in any overbearing impact or loss of light to this neighbouring
property.
Similarly, given that the side extension would be shielded by existing built form, this element
of the proposal would not result in an overbearing impact or loss of light to this neighbouring
property.
The proposal would not see the addition of windows on the side elevation facing this
neighbouring property, and as such, there would not be a loss of privacy to this number 6.
Therefore the proposal complies with saved policy G1(3) of the Guildford Borough Local
Plan.
Conclusion.
In conclusion, given the single storey nature of the development, which would not result in a
harmful impact to the Green Belt or on the scale and character of the property, or
neighbouring amenity, the proposal as a whole is considered to be acceptable.
RECOMMENDATION:
Approve subject to the following condition(s) and reason(s) :1.
The development hereby permitted shall be begun before the expiration of three
years from the date of this permission.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990
as amended by Section 51(1) of the Planning and Compulsory Purchase Act
2004.
2.
The development hereby permitted shall be carried out in accordance with the
following approved plans: 376.01; 376.02; 376.03 received on 11/2/16.
Reason: To ensure that the development is carried out in accordance with the
approved plans and in the interests of proper planning.
Informatives:
1.
If you need any advice regarding Building Regulations please do not hesitate to
contact Guildford Borough Council Building Control on 01483 444545 or
[email protected]
2.
In accordance with paragraphs 186 and 187 of the National Planning Policy
Framework, Guildford Borough Council takes a positive and proactive approach to
development proposals focused on looking for solutions. We work with applicants
in a positive and proactive manner by:
 offering a pre-application advice service
 updating applicants/agents of any issues that may arise in the processing of
their application and where possible suggesting solutions
In this instance the applicant has not entered into pre application discussion and
submitted a scheme that was acceptable. No further changes were sought
throughout the application process.