WINDSOR RURAL DEVELOPMENT CONTROL PANEL 1 May 2013 Item: 2 Application No.:

13/00274/FULL

Location: Lynton Lodge, Coronation Road, Ascot, SL5 9HG Proposal: Construction of 3 detached dwellings, Plot One with an integral double garage and

Plots Two and Three with detached double garages, following demolition of existing. New access from Coronation Road and Friary Road.

Applicant: Gilbert Homes Agent: Mr Warren Joseph - Ascot Design Parish/Ward: Sunninghill And Ascot Parish If you have a question about this report, please contact: Vivienne McDowell on 01628 796578 or at vivienne.mcdowell@rbwm.gov.uk 1. SUMMARY 1.1 It is considered that the proposed development represents a cramped and contrived layout which

is out of character with the existing area. The proposal is therefore considered unacceptable and contrary to Policy H11, DG1 and H10 of the Local Plan.

It is recommended the Panel refuses planning permission for the following summarised reasons (the full reasons are identified in Section 9 of this report):

1. The proposed development represents a cramped and contrived form of development which would be harmful to the character and spatial characteristics of this established residential area.

2. REASON FOR PANEL DETERMINATION

At the request of Councillor Linda Yong

3. DESCRIPTION OF THE SITE AND ITS SURROUNDINGS 3.1 The site lies on the east side of Coronation Road and within a residential area excluded from the

Green Belt. The area is characterised by large detached houses in spacious plots. There are trees and hedgerows on the boundaries of the property.

4. DESCRIPTION OF THE PROPOSAL AND ANY RELEVANT PLANNING HISTORY

This application proposes the demolition of the existing house and the erection of 3 detached houses. One of the houses in the north-western part of the site (Plot 1) has an integral garage, the house on the north-eastern part of the site (Plot 2) has a detached garage. The house on the southern part of the site (Plot 3) has a detached garage. The two new houses proposed fronting Friary Road on the northern section of the site and would be served by a new shared access onto Friary Road. The existing access to Lynton Lodge from Coronation Road would be closed. A new access onto Coronation Road would be formed to serve the new house on the southern part of the site. Each of the new houses would have 5 bedrooms plus a bonus room. The fifth bedroom and bonus room are on the second floor – within the roof space.

4.1 There are no relevant recent planning applications to redevelop this site

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5. MAIN RELEVANT STRATEGIES AND POLICIES RELEVANT TO THE DECISION Local Area Agreement Royal Borough Local Plan 5.1 The main strategic planning considerations applying to the site and the associated policies are:

Within settlement

area Protected

Trees

Local Plan DG1, H10, H11, H14

N6

5.2 Supplementary planning documents adopted by the Council relevant to the proposal are:

Planning Obligations and Developer Contributions Interpretation of Policies R2 to R6 – Public Open Space provision Sustainable Design and Construction Planning for An Ageing Population

More information on these documents can be found at:

http://www.rbwm.gov.uk/web/pp_supplementary_planning.htm Other Local Strategies or Publications 5.3 Other Strategies or publications relevant to the proposal are:

RBWM Parking Strategy – view using link at paragraph 5.3 RBWM Public Rights of Way Improvement Plan – view at

http://www.rbwm.gov.uk/web/prow_improvement_plan.htm

National Planning Policy Framework

Core Planning Principles

Within the overarching roles that the planning system ought to play, a set of core land-use planning principles should underpin both plan-making and decision taking. These twelve principles are that planning should:

be genuinely plan-led, empowering local people to shape their surroundings with succinct local and neighbourhood plans setting out a positive vision for the future of the area. Plans should be kept up-to-date and be based on joint working and co-operation to address larger than local issues. They should provide a practical framework within which decisions on planning applications can be made with a high degree of predictability and efficiency;

not simply be about scrutiny but instead be a creative exercise in finding ways to enhance and improve the places in which people live their lives;

proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area and respond positively to wider opportunities for growth. Plans should take account of market signals, such as land prices and housing affordability and set out a clear strategy for allocating sufficient land which is suitable for development in their area, taking account of the needs of the residential and business communities;

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always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings;

take account of the different roles and character of different areas promoting the vitality of our main urban areas, protecting the Green Belts around them, recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it;

support the transition to a low carbon future in a changing climate, taking full account of flood risk and coastal change and encourage the reuse of existing resources including conversion of existing buildings and encourage the use of renewable resources (for example, by the development of renewable energy);

contribute to conserving and enhancing the natural environment and reducing pollution. Allocations of land or development should prefer land of lesser environmental value, where consistent with other policies in this Framework;

encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value;

promote mixed use developments and encourage multiple benefits from the use of land in urban and rural areas, recognising that some open land can perform many functions (such as for wildlife, recreation, flood risk mitigation, carbon storage or food production);

conserve heritage assets in a manner appropriate to their significance so that they can be enjoyed for their contribution to the quality of life of this and future generations;

actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling and focus significant development in locations which are or can be made sustainable; and

take account of and support local strategies to improve health, social and cultural wellbeing for all and deliver sufficient community and cultural facilities and services to meet local needs.

6. EXPLANATION OF RECOMMENDATION 6.1 The key issues for consideration are:

i Impact on the character of the area ii Impact on neighbouring properties iii Impact on trees iv Highway Implications v Sustainable Design and Construction and Planning For an Ageing Population. Impact on the character of the area

6.2 This area is characterised by large houses in spacious plots. This area is characterised under

section 14E of the RBWM Townscape Assessment as ‘Villas in a Woodland Setting’. Areas of ‘Villas in a Woodland Setting’ are particularly notable for their extremely low density and wooded setting resulting in a semi-rural character. Extremely large villas are located in spacious plots with long drives and security gates. The narrow rural lanes and unmade/private roads amongst woodland contribute to the semi-rural character. Thick vegetation, close board fencing and brick walls prevent views into the individual plots. This type is similar in character to the leafy residential suburbs type, although with larger properties, a less ‘managed’ character, and a sense of organic rather than planned evolution. A range of building styles is evident, although the older Victorian villas are particularly distinctive, with ornate features such as carved gables, patterned polychrome brick detailing, and elaborate roofs incorporating cupolas and chimneys.

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6.3 It is considered that the proposed houses in terms of their overall height and design may be acceptable in this location. The applicants describe the new buildings as that of a classical Georgian design. The proposed houses are approximately 10 metres in height to the top of the crown roof and approximately 6.5 metres in height to the eaves. However, there are serious concerns that the provision of 3 houses in the manner proposed would appear cramped and detrimental to the spatial characteristics in this area. In particular there are concerns that the house and detached garage on Plot 3, given its restricted plot size, triangular configuration and its close juxtaposition with Ladymead would appear particularly cramped and contrived. Furthermore, the house on Plot 3 would have a relatively small rear garden depth (approximately 12 metres) and the back to back distances between the houses on Plot 1 and Plot 3 would be in the order of approximately 27 metres, which is a relatively small separation distance in this established residential area. The proposed houses on Plots 1 and 3 within 5 metres of the side boundary of the site would be readily visible in the general street scene and the cramped layout would be very apparent in the street scene. It is considered that the house on Plot 3 would appear as a poorly planned afterthought. Impact on neighbouring properties

6.4 It is considered that there would be no direct adverse impact to neighbouring properties as a

result of overlooking, overshadowing or loss of outlook. The proposed first floor windows in the side elevations of Plots 2 and 3, are to bathrooms which by condition can be obscure glazed. The houses on Plots 1 and 3 are at least 5 metres from the boundary with Coronation Road and it is considered that the relationship of these proposed houses to existing properties on the opposite side of the road is acceptable.

Impact on Trees

6.5 The Tree Officer has commented on the proposal. It is noted that the site is fairly open with a few

notable trees just offsite within the grounds of Ladymead. The proposal would result in the loss of a number of smaller trees within the site which tend to be of ornamental value only.

6.6 The demolition of the existing house provides an opportunity for soft ground to be reinstated by the two mature Scots pines, nos. 27 and 28. An arboricultural method statement will need to be submitted for approval to ensure the works within their root protection areas are carried out in accordance with best practice and this should tie in with a landscaping scheme. This will need to follow the principles set out in BS5837:2012.

6.7 A tree protection plan must also be submitted for approval as well as a full landscaping scheme. The tree protection plan should also protect soft ground areas for new planting. The landscaping scheme must incorporate new tree planting, comprising of Scots pine (Pinus sylvestris), English oak (Quercus robur), Sweet chestnut (Castanea sativa) and Silver birch (Betula pendula). This is to mitigate for the loss of trees, to provide softening to the built form, helping the scheme to integrate better with the character and appearance of the area, which is described in the Townscape Character Assessment as ‘14E Villas in a Woodland Setting’.

Highway Implications 6.8 The Highway Officer has indicated that there are not likely to be any highway objections to the

application. Formal comments are awaited from the Highway Officer – these will be reported in the panel update.

Sustainable Design and Construction and Planning For an Ageing Population

6.9 In accordance with the Council’s SPD on Sustainable Design and Construction the applicants

have advised in their Design and Access statement that the proposed houses would be efficient in the use of energy, materials and water consumption. In terms of the SPD on Planning for and Ageing Population the applicants have advised that the proposed development has been designed to ensure that they are flexible enough to meet the changing needs as people get older. The spacious internal layouts and room sizes are easily accessible and adaptable to meet lifetime home standards.

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Other Material Considerations 6.10 Natural England has responded to the consultation on this application and have advised that

they have no comments to make, given that there are mitigation measures (via contributions) for the Special Protection Area.

6.11 The applicants have submitted a bat report for the existing building. The conclusion of the report

is that there is a low probability for bats being present. 6.12 The application site is within 5km of the Special Protection Area (Thames Basin Heaths),

however it is not within the 400 m exclusion area, for new residential properties. The applicants have submitted a satisfactory s106 Unilateral Undertaking to secure contributions towards the SANG (Suitable Alternative Natural Green Space) and the SAMM (Strategic Access Management and Monitoring Contribution).

7. ASSOCIATED INFRASTRUCTURE IMPROVEMENTS 7.1 This development would place additional pressure on local services and infrastructure. The

Council requires local services and infrastructure to be improved alongside development and to be funded by the developer in accordance with its Supplementary Planning Documents setting out the relevant costs (see paragraph 5.3). In this case these improvements can be secured through an undertaking under S106 of the 1990 Planning Act completed before planning permission is granted. Details of the funding and projects are shown below.

Allotments Appropriate, related allotments projects including but not limited to:

Ascot area allotment provision/improvement £120.00

Biodiversity Appropriate, related biodiversity projects including but not limited to:

Local biodiversity initiatives. £6.00

Community Facilities

Related community and youth projects including but not limited to:

Facilities at Charters Youth and Community Centre £1,216.00

Education

Appropriate, related projects taken from the asset management plans current at the time that monies are spent for the following schools:

St Francis Catholic Primary School.

The Ascot Subarea Primary Schools.

Charters School.

SEN Provision, including Manor Green School

£25,571.39

Indoor Sport

Related indoor sport and leisure projects including but not limited to:

Charters Leisure Centre hall improvements, Windsor Leisure Centre pool improvements

£3,350.00

Libraries

Some or all of the following appropriate, related projects at Sunninghill Library:

New or enlarged facility.

Additional Stock.

Accessible Toilet.

Additional ICT and Furniture.

Training and Learning ICT equipment.

£1,405.40

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RFID.

Public Art and Heritage

Appropriate, related public art and heritage projects including but not limited to:

Windsor & royal Borough Museum;

Firestation Arts Centre.

£2,240.00

Public Open Space

Appropriate, related public open space projects including but not limited to:

Ascot area – land purchase or lease for formal use.

Ascot area – pitch provision/improvement.

South Ascot Recreation Ground – play/teenscene/landscape improvements.

£16,138.00

Public transport and Highways

Related highways and public transport projects including but not limited to:

LTP – Coronation Road/Friary Road traffic and road safety improvements,

LTP – A330 Devenish Road/Brockenhurst Road traffic and road safety improvements,

LTP – Bagshot Road B3020 Ascot, new footway to improve road safety.

£8,930.00

Waste Disposal and recycling

Provision of refuse bins and recycling boxes £250.00

Strategic Access Management and Monitoring Contribution

(SAMM contribution

Mitigation package towards management and monitoring of public access and the impact of development on the SPA in accordance with the terms of the SAMM Agreement

£2,104.00

Suitable Alternative Natural Green Space Contribution (the SANG contribution

Provision and maintenance of the SANG

£19,392.00

Total Contributions £80,792.79

Monitoring and Management Fee £345

Total £81,137.79

7.2 The applicants have submitted a satisfactory s106 Unilateral Undertaking on 27th March 2013 to

secure these contributions. 8. CONSULTATIONS CARRIED OUT Comments from interested parties 5 occupiers were notified directly of the application. 1 letters was received supporting the application (from Ladymead), summarised as:

Comment Where in the report this is

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considered

1. Approve of the proposed plans. Moving entrance onto Friary Road is a good. Reduction in height and number of leylandii is good. Removal of unsightly building. The proposals will improve the area.

6.2-6.8

3 letters were received objecting to the application, summarised as:

Comment Where in the report this is considered

1. A full biodiversity report is needed. Without this the application is invalid.

6.10-612

2. Increase in traffic – there is a school nearby. 6.8

Statutory consultees

Consultee Comment Where in the report this is considered

Parish Council

Objections. Concerns regarding access and highway issues. The committee requested that a bio-diversity survey be carried out prior to determination because of the age of the property.

6.8, 6.10-6.12

Natural England

No comments to make on the application. 6.10

Other consultees and organisations

Consultee Comment Where in the report this is considered

Berkshire, Bucks and Oxon Wildlife Trust

Objection – 2 additional houses without mitigation measures for the SPA.

6.10, 7.1, 7.2

9. APPENDICES TO THIS REPORT

Appendix A - Site location plan

Appendix B – floor plans and elevations

This recommendation is made following careful consideration of all the issues raised through the application process and thorough discussion with the applicants. The Case Officer has sought solutions to these issues where possible to secure a development that improves the economic, social and environmental conditions of the area, in accordance with NPFF. In this case the issues have been unsuccessfully resolved.

10. REASONS RECOMMENDED FOR REFUSAL IF PERMISSION IS NOT GRANTED

R; 1 The proposed development of this site for 3 houses represents a cramped and contrived form of

development which would be harmful to the character and spatial characteristics of this established residential area. The proposal is contrary to policies DG1 and H11 of the Royal Borough of Windsor and Maidenhead Local Plan Incorporating Alterations adopted June 2003.

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The case file can be viewed at the Council’s Customer Service Centres or on the Council’s website at http://www.rbwm.gov.uk 13/00274/FULL Lynton Lodge Coronation Road Ascot SL5 9HG

Organisation Royal Borough of Windsor and Maidenhead Department Planning & Development Comments Date 17 April 2013

This map is reproduced from Ordnance Survey material on behalf of the controller of Her Majesty's Stationery Office Crown copyright and may lead to prosecution or civil proceedings. Royal Borough of Windsor and Maidenhead, Licence Number 1000188017, 2011

SLA Number 1000188017, 2011

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