Application No: 2015/3015 Application Type: FULL

Case Officer: Steve Elliott Ward:

Oxshott and Stoke DAbernon

Expiry Date: 05/10/2015 Location: Chelversum 1 High Drive Oxshott Leatherhead KT22 0NG

Proposal: 2 detached two storey houses with rooms in the roof space, dormer windows, basement, detached garages and new access following demolition of existing house

Applicant: Mr & Mrs B Whitehead

Agent:

Mr Philip Andrews WvH Planning Ltd Elm Cottage High Park Avenue East Horsley Surrey KT24 5DD

Decision Level: If Permit – Sub Committee If Refuse – Sub Committee

Recommendation: Permit Representations: Fifteen letters of representation have been received, three are in support of this proposal the remaining twelve have been received from eight separate households raising the following concerns:

• The proposal is out of character (height and scale) • Increased density • Garage appears utilitarian • Highway safety (increased traffic and manoeuvring of vehicles within the site) • Contractor vehicles and deliveries (including parking, time of deliveries should

avoid peak hours, loading and unloading) • Pedestrian safety • Loss of T2 and T29 impact upon neighbouring amenity • Prevent gates being allowed to avoid a build-up of traffic on A244 • Drainage

R e p o r t Description

1. The application site lies directly adjacent to a private residential estate made up of substantial two-storey detached houses set within attractively landscaped plots. The application site slopes away significantly both from the Leatherhead Road and High Drive street frontage. The site accords with the Oxshott settlement area as identified within the Council’s adopted Design & Character SPD.

Constraints

2. There are no relevant planning constraints

Policy

3. In addition to the National Planning Policy Framework and the National Planning Practice Guidance, the following local policies and guidance are relevant to the determination of this application:

Core Strategy 2011

CS10 – Cobham, Oxshott & Stoke D’Abernon CS17 – Local Character, Density and Design CS21 – Affordable Housing CS28 – Implementation and Delivery

Development Management Plan 2015

DM1 – Presumption in favour of sustainable development DM2 – Design and amenity DM6 – Landscape and trees DM7 – Access and parking DM10 – Housing

Design & Character SPD 2012

Developer Contributions SPD 2012

Relevant Planning History

4. None.

5. Proposal

Planning permission is being sought for 2 detached two storey houses with rooms in the roof space, dormer windows, basement, detached garages and new access following demolition of existing house

Consultations

6. Surrey County Council Transportation – Based upon the information supplied the Highway Authority has identified that the development is on a private street and would have negligible impact on the surrounding public highway network, consequently they have raised no objections. The development is considered to be in accordance with DM7 of the Elmbridge Local Plan Development Management Plan 2015.

Positive and Proactive Engagement

7. In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of 186-187 of the NPPF by making available pre-application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

8. A formal pre-application (Ref:2015/0910/NEW) was submitted prior to the submission of this

proposal in which it was suggested that an application be submitted.

Planning Considerations

9. The main planning considerations in the determination of this application are:

• The principle of the proposal • The impact on the character of the area and the streetscene • The impact on the amenity of neighbouring properties

• The impact on garden space • Highways • Developer contributions

The principle of the proposal

10. Given that a dwelling currently exists on this site in conjunction with the number of additional dwellings that have been constructed in recent years both within the private estate and in the locality in general, it is considered that the principle of such a development has long been established within this area of the Borough.

The design of the proposal and its impact on the character of the area and the streetscene

11. Given the location and the siting of the proposed two-storey detached dwellings in conjunction with their traditional design it is considered that the new dwellings would not detract upon the character of the area.

12. In addition due to the significant change in the ground levels the views from the highway

(Leatherhead Road and High Drive), it is considered that there will be no adverse impact upon the views from within the streetscene.

13. The proposed detached garage is to be located in the front corner of the site, in line with the front of Birds Oak, given the drop in the land level this single storey structure will on have limited views from the highway and as such it is not considered to result in any significant impact being created upon the general character of the area.

14. The pallete of materials to be used has been identified on the application form as to be confirmed. This being said there is an indication that brickwork and slate would be preferred. Given the eclectic mix of property styles within the locality there is no objection to the use of these materials. Despite this due to the specific details not being provided (colour, type or profile) it is considered that a condition should be imposed requiring the proposed materials to be agreed prior to any works commencing on site. The impact on the amenity of neighbouring properties

15. Whilst the proposal would breach the 45 degree angle from a rear facing window within the neighbouring property (Birds Oaks) it is considered that due to the separation distance between Birds Oak and Plot 1 being in excess of 15m in conjunction with the fact that the neighbouring property is located on the higher ground level (located at the front of its plot) and there is a suitable area between the flank wall of Plot 1 and the side boundary to allow for supplementary landscaping to take place, this proposal will not result in any significant loss of light or amenity being created upon the neighbouring property.

16. The plans indicate that there will be a number of side facing windows within each of the new properties. In order to ensure that there is no adverse loss of privacy created upon the neighbouring property or upon the future occupiers of this development it would be reasonable to impose a condition requiring all side facing windows (with the exception of those facing onto High Drive) to be obscurely glazed.

17. The proposal includes a rear terraced area at what would traditionally be at ground floor level. However given the natural topography of the site these balconies could be considered to be at first floor level when stood within the rear gardens. In terms of the impact that these balconies would have upon the existing neighbouring properties it is considered that the separation distances in conjunction with the boundary screening they will not create any significant loss of privacy. In terms of the relationship between each of the new dwellings it would be reasonable to impose a balcony screen condition to each of the outer edges (facing each other) to ensure that the future occupiers of the new dwellings will not be adversely impacted upon.

The quantum of garden space

18. Due to the size of each of the plots it is considered that they will both retain more than sufficient amounts of private garden space. This area is commensurate in size to other gardens within the locality. Highways

19. Whilst the Highway Authority have raised no objection to this proposal, due to the fact that the site is located within a private estate and therefore the additional dwellings are not considered to create additional adverse impact upon highway safety or capacity. It is also noted that the applicant has provided a tracking plan that indicates that vehicles will be able to enter and exit the application site in a forward gear.

20. In light of the concerns raised by local residents it would however be appropriate to impose a Method of Construction condition given the constraints of the site and its close proximity to Leatherhead Road. This condition would help to ensure that the parking of contractor vehicles is controlled in a sympathetic manner to not adversely impact upon highway safety or upon the residents within the private estate.

21. The proposal does not indicate that vehicular entrance gates are being proposed, it would in this instance be appropriate to impose a condition that would prevent any from being constructed at a later date without first obtaining planning permission.

Trees

22. Whilst it is noted that there some large trees within the site, these are located towards the rear of the site. The proposed development is to be situated well away from these trees and as a result the suggested tree protection measures will ensure that these trees are not adversely impacted upon. It would however be appropriate to ensure that the tree protection details are included within the approved plans condition. Ecology

23. The application has been accompanied by a Bat Survey which has identified that bat activity was found within the application site. As a result within the Conclusions and Recommendations section of the submitted Bat Report it identifies appropriate mitigation measures. It would however be appropriate to impose a condition to ensure that the mitigation measures are carried out in accordance with the Bat Report submitted by Arbtech dated 26/08/2015. Flooding

24. With regards to flooding the application site is not located within Flood Zones 2 or 3. It is

noted that Thames Water have suggested that a number of informative be imposed relating to surface water drainage. Developer contributions

25. As part of this proposal the applicant has put forward a case that this proposal would not be viable if the financial contribution towards affordable housing had to be paid. As a result a viability assessment was submitted and sent to the Council’s Independent Assessors. This information has now been assessed and the Independent Assessors who have concluded that despite some potential over statement of figures the degree in which these figures would need to be amended would still result in a scenario that would not be sufficiently viable to support an affordable housing financial contribution. As a result of this conclusion it is considered that this proposal will not need to provide a contribution towards affordable housing.

26. The proposed development would however be liable for the Community Infrastructure Levy (CIL) and the applicant has provided the relevant liability forms required to pay this development in accordance with the relevant regulations. Matters raised in Representations

27. The issues raised have been addressed above.

Conclusion

28. On the basis of the above, and in light of any other material considerations, the proposal is considered to be in accordance with the development plan. Accordingly, the recommendation is to grant permission.

Case Officer Checklist Neighbour Notifications SEL 23/10/2015 Consultations SEL 23/10/2015 Drawings SEL 23/10/2015 Site Visit Notes SEL 23/10/2015

Recommendation: Grant Permission

Conditions/Reasons 1 TIME LIMIT (FULL APPLICATION)

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 51 of Part 4 of the Planning and Compulsory Purchase Act 2004.

2 LIST OF APPROVED PLANS

The development hereby permitted shall be carried out in strict accordance with the following list of approved plans: 15-P1111-102, 103, 104, 105, 106, J50.04/01 and 02 received on 5 August 2015 and 15-P1111-101 received on 10 August 2015.

Reason: To ensure that the development is carried out in a satisfactory manner.

3 MATERIALS SAMPLES

NO DEVELOPMENT SHALL TAKE PLACE UNTIL SAMPLES OF THE MATERIALS TO BE USED ON THE EXTERNAL FACES AND ROOF OF THE BUILDING HAVE BEEN SUBMITTED TO AND APPROVED IN WRITING BY THE BOROUGH COUNCIL. DEVELOPMENT SHALL BE CARRIED OUT IN ACCORDANCE WITH THE APPROVED DETAILS.

Reason: To ensure that a satisfactory external appearance is achieved of the development in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015. It is considered necessary for this to be a pre-commencement condition because the use of satisfactory external materials goes to the heart of the planning permission.

4 OBSCURE GLAZING

All first floor side facing windows and side facing second floor rooflight windows (with the exception of those within Plot 2 fronting High Drive) of the development hereby permitted shall be glazed with obscure glass and fitted with non-opening principal lights, and subsequently

maintained in this form. Such glass shall be sufficiently obscure to prevent loss of privacy. The affixing of an obscure film will not be sufficient.

Reason: To preserve the reasonable privacy of neighbouring residents in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015.

5 BALCONY SCREEN

Prior to the first use of either of the ground floor terraces hereby approved details shall be provided to and approved in writing by the Borough Council to show a suitable obscure screen (minimum 1.8m high) and located on the inward facing flank of the terrace which shall then be erected and maintained permanently in strict accordance with the approved plan.

Reason: To preserve the reasonable privacy of neighbouring residents in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015.

6 METHOD OF CONSTRUCTION STATEMENT

NO DEVELOPMENT SHALL COMMENCE UNTIL A CONSTRUCTION TRANSPORT MANAGEMENT PLAN, TO INCLUDE DETAILS OF:

(a) PARKING FOR VEHICLES OF SITE PERSONNEL, OPERATIVES AND VISITORS (b) LOADING AND UNLOADING OF PLANT AND MATERIALS (c) STORAGE OF PLANT AND MATERIALS (d) PROGRAMME OF WORKS (INCLUDING MEASURES FOR TRAFFIC MANAGEMENT) (e) PROVISION OF BOUNDARY HOARDING BEHIND ANY VISIBILITY ZONES (F) NO HGV MOVEMENTS TO OR FROM THE SITE SHALL TAKE PLACE BETWEEN THE

HOURS OF 8.30 AND 9.15 AM AND 3.15 AND 4.00 PM NOR SHALL THE CONTRACTOR PERMIT ANY HGVS ASSOCIATED WITH THE DEVELOPMENT AT THE SITE TO BE LAID UP, WAITING, IN THE ADJOINING ROADS DURING THESE TIMES

HAS BEEN SUBMITTED TO AND APPROVED IN WRITING BY THE LOCAL PLANNING AUTHORITY. ONLY THE APPROVED DETAILS SHALL BE IMPLEMENTED DURING THE CONSTRUCTION OF THE DEVELOPMENT.

Reason: In order that the development should not prejudice highway safety, the free flow of traffic nor cause inconvenience to other highway users in accordance with Policy DM7 of the Elmbridge Development Management Plan 2015. It is considered necessary for this to be a pre-commencement condition because the demolition and construction works could have implications on highway safety and amenity and should be agreed before any works begin.

7 BATS

The development hereby permitted shall only be carried out in accordance with the recommendations and conclusion within the submitted Ecology Report dated 26/08/2015 prepared by Arbtech.

Reason: To ensure the protection of protected species in accordance with the NPPG.

Informatives 1 COMMUNITY INFRASTRUCTURE LEVY

The development permitted is subject to a Community Infrastructure Levy (CIL) liability for which a Liability Notice will be issued as soon as practical after the day on which planning permission first permits development.

To avoid breaching the CIL regulations and the potential financial penalties involved, it is essential a prior commencement notice be submitted. A blank commencement notice can be downloaded from http://www.planningportal.gov.uk/uploads/1app/forms/form_6_commencement_notice.pdf. For the avoidance of doubt commencement of demolition of existing structure(s) covering any part of the footprint of the proposed structure(s) would be considered as commencement for the purpose of the CIL regulations.

PROPOSED SITE1-5 & 6-10 OXSHOTT LODGE

BRIARS

COURT

3 HIGH DRIVELEATHERHEAD ROAD

Approx. Location & Height of Building

Proposed Hedge

Planting to High Drive

Existing Screen Planting Retained

Existing Boundary Planting Retained

Indicative Location of Birds Oak

S c a l e

5 m 0 m

0 m

5 m

10 m15 m

10 m

15 m

PROPOSED SITEBIRDS OAK HIGH DRIVE 2 HIGH DRIVE

Indicative Location of Dwelling

Existing Boundary Fence &

Screen Planting Retained

Proposed Hedge

Planting to High Drive

Plot 1 Plot 2

O.G.

PROPOSED SITE PLOT 1 1-5 & 6-10 OXSHOTT LODGE

BRIARS

COURT

LEATHERHEAD ROAD

Approx. Location & Height of Building

Outline of Existing House

Position of Existing Window

A

A

B

B

C

C

1 To 5

Birds Oak

6 To 10

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D

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P2

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PLOT 1

PLOT 2

SITE SECTION AA ALONG LEATHERHEAD ROAD (A244)

The copyright in this document and design is confidential to andthe property of Ascot Design Partnership Limited

Drawing Title

Project Title

DrawnDate

Rev.

Client

Status

1:200 @ A1

Drawing No.

Scale.

GY

ArchitectureASCOT DESIGN

Berkshire House 39-51 High Street, Ascot, Berkshire, SL5 7HYTel: 01344 299330 Fax: 01344 299331 Email: info@ascotdesign .com

www.ascotdesign.com

SITE SECTIONS

15 - P1111 - 104

DetailDateRev.

-- -

-

AUGUST '15

PLANNING ISSUE

1 HIGH DRIVE, OXSHOTT,SURREY, KT22 0NG

Mr & Mrs B Whitehead

(SITE PLAN NOT TO SCALE)

A

B

C

A

C

B

SITE SECTION BB FROM BIRDS OAK

SITE SECTION CC FROM HIGH DRIVE

0 10m 20m 40m 60m

SCALE 1:1250

SITE

PLOTS WHICH ARE SAME SIZE

OR SMALLER THAN 1 HIGH

DRIVE WHEN SPLIT

KEY

Note:

A-K Ratio of House footprint to plot size is

for the proposed and other recent plot splits

A

B

C

D

HG

F

E

I

J

K

Plot Reference

A

B

C

D

E

F

G

H

I

J

K

Plot Size

943.00m²

646.44m²

1669.86m²

1304.78m²

1371.56m²

1344.26m²

1051.52m²

1139.86m²

773.87m²

726.75m²

720.86m²

Footprint

137.8m²

136.7m²

260.5m²

302.05m²

237.53m²

256.20m²

239.51m²

291m²

163.6m²

163.6m²

165.54m²

Plot Ratio (%)

14.61%

21.14%

15.60%

23.15%

17.32%

19.06%

22.78%

25.53%

21.14%

22.51%

22.96%

ASCOT DESIGNArchitecture

Berkshire House 39-51 High Street, Ascot, Berkshire, SL5 7HYTel: 01344 299330 Fax: 01344 299331 Email: info@ascotdesign .com

www.ascotdesign.com

Scale.

DRAWING No.

1:1250 @ A1

Status

Client

Rev.

Date Drawn

Project Title

DRAWING Title

The copyright in this document and design is confidential to andthe property of Ascot Design Partnership Limited

AREA ASSESSMENT PLAN

DetailDateRev.

GY

-- -

-

AUGUST '15

15 - P1111 - 107

PLANNING ISSUE

1 HIGH DRIVE, OXSHOTT,SURREY, KT22 0NG

Mr & Mrs B Whitehead