PART 2 SOUTH DOWNS NATIONAL PARK AUTHORITY PLANNING COMMITTEE REPORT OF THE SERVICE MANAGER PLANNING DEVELOPMENT

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2 PART 2 SOUTH DOWNS NATIONAL PARK AUTHORITY PLANNING COMMITTEE REPORT OF THE SERVICE MANAGER PLANNING DEVELOPMENT Applications to be determined by the council on behalf of the South Downs National Park Authority SECTION 1 SCHEDULE OF APPLICATION RECOMMENDATIONS PS.438/ October 2014 Agenda Item 01 Report to Planning Committee Date of Committee 30 October 2014 By Services Manager Planning Development Local Authority East Hants District Council Ward Selborne Ward Application No: SDNP/14/03288/HOUS Validation Date 24 July 2014 Target Date: 18 September 2014 Applicant: Mr G Ritchie Proposal: Demolition of existing pool house and construction of new pool house building Site Address Coneycroft House, Gracious Street, Selborne, Alton, GU34 3JF Purpose of Report The application is reported to Committee for a decision Recommendation: That the application be Approved for the reasons and subject to the conditions set out in paragraph 10.1 of this report. Executive Summary This application has been included on the agenda at the request of Councillor David Ashcroft as concerns have been raised over the need to assess the issues in regards to overdevelopment and it's impact on neighbouring listed properties.

3 1. Site Description Coneycroft House is a large, two-storey, detached property, which occupies a large spacious plot. The property provides more than four off-road car parking spaces. The surrounding area is semi-rural in character with dwellings of varying development styles and build lines. Whilst Coneycroft is not a listed property, the neighbouring properties to the east are listed. Public footpaths lie further to the north and south of the site and Selborne Common and Selborne Hangers lies further to the south of the site. The site lies outside any settlement policy boundary but within the Selborne Conservation Area. 2. Relevant Planning History None relevant. 3. Proposal This application seeks permission for a detached pool house to the east of the site. This would involve the demolition of the existing pool house. The pool house would occupy a gross area of sq metres, roughly forming an L-shaped footprint, wrapping around the existing pool. It would measure 27 sq metres at its widest and 15.2 sq metres at its deepest. The majority of the structure would be single-storey, with a ridge height of 4 metres. However, it would feature a higher pyramidal section with a raised vent, at the junction with the south-east wing. It would measure 6.2 metres at its highest point. The pool house would also feature a pitched roof with dome skylights to the roof canopy and would accommodate a pool furniture store, male and female changing rooms, games/gym room, home cinema, kitchen, plant room, 2 toilets and a dining room. The proposal would have a slate roof and malmstone and red brick walls. 4. Consultations Conservation Officer 1) Coneycroft House is a large, unlisted house in a substantial plot, which lies within a narrow extension of the conservation area in its north west corner. The house appears to have a historic basis certainly from the 19th Century and possibly earlier in part, but has been significantly extended and altered over the years. Set on the southside of Gracious Street, overlooking a small enclosed valley containing the Oakhanger Stream, the house runs along the roadside with high brick wall extending westwards. The swimming pool is location to the east of the house, separated from the road by an embankment and a line of trees and vegetation. A small, timber changing room is set besides the pool on the north side.

4 2) Location: The pool is reasonably contained between the house, the lane north boundary and the neighbouring orchard boundary (Fisher's Lodge) to the east. Although private and not visible or apparent from the lane, the site can be viewed in distance from the extended track from Wood Lane on the other side of the rising land to the valley. The property has undergone a lot of work recently, in particular to the garden landscape with new driveway, garage and stables and work to the waterway and ponds are ongoing at present. 3) The buildings: The existing pool house is a small and relatively insignificant timber building with a slate roof and in principle there is no objection to its removal. The proposed replacement is significantly larger by about five times, for use as an enhanced changing and recreation/leisure facility, extending along the north boundary and with a south wing on the east end. It extends the 'pool area' by some ten metres eastwards. In the main it is still single storey with a shallow (30 degree) pitched roof in slate, but with a feature higher pyramidal section with a raised vent, at the junction with the southeast wing. The structure will not impact visually upon the lane, nor the neighbouring properties due to the high boundary hedge. However, there could be added noise due to the design of the building for evening leisure activities, although the south return could help mitigate this. Overall, the design of the building is neat and appropriate for the site, with a slate roof, timber cladding at the west end and the main hub and the south wing is to be constructed traditionally in malmstone and brick. Making the east wall completely solid could help reduce noise effect against the boundary. 4) Impact upon setting: The only possible aspect where the building could be viewed, albeit from afar, is from the south across the valley. This could be more apparent at night, as the proposal has a large proportion of its south elevation glazed, together with dome skylights in the roof to the canopies. The main length of the ridge is under 4 metres and the higher pyramid is under 6.5 metres. 5) In summary, this proposal is well designed and would sit well in this context. Although the building is much larger in 'footprint ' than the existing, it is generally long and low and even the higher roof section is reminiscent of a 19th Century stable range and should not be unduly noticeable from the distant view (some further selective landscaping could assist in this aspect). So the form is not unusual. The only concern might be the impact at night, if this was to be a concern due to its size, in terms of potential 'light pollution' in this countryside setting. But then window area can always be reduced. The use traditional materials and good detailing will be important in ensuring the success of this scheme, although considering the finished quality of this property, this is probably without question.

5 County Ecologist - In summary, I consider that the ecological information provided is sufficient and that no further ecological survey work is required. The existing pool house is the only on-site feature considered to have any potential for supporting legally-protected species, with some of the warped timber cladding boards potentially providing opportunities for roosting bats - further investigation of these features revealed the potential to be very low/negligible and further surveys are considered unnecessary. Given the extent of the proposed works and the condition of the existing pool house I am content to agree that no further ecological survey works are necessary. Access Development Team - Countryside Service - No response received. Drainage Officer - No objection - According to the EA mapping, the southern half of the site is shown to be susceptible to surface water flooding from the adjacent Oakhanger Stream. The proposed development appears to be outside this flood risk area. Selborne Parish Council - No objection - but concerned over the proposed lighting scheme. Should the planning authority be minded to approve this application then conditions protecting the Dark Skys of the South Downs National Park and ensuring that the pool house remains ancillary to the main dwelling should be imposed. 5. Representations 27 Letters of objection have been received raising the following concerns: a) impact from construction traffic (not a material planning consideration) b) outside the settlement policy boundary c) request to be called in by SDNP for determination d) request for a site visit e) contravenes Selborne Design Policy f) conflicts with the statutory purposes of the National Park g) inadequate drainage h) would increase flood risks i) impact on protected species j) impact on trees in the vicinity k) scale and bulk of proposal too large, representing overdevelopment l) not in-keeping with the existing host property m) not in-keeping with the character of the area n) does not preserve or enhance the Conservation Area o) impact on the setting of neighbouring historic listed buildings p) impact upon Selborne Common/Hangers q) accuracy of landscape and visual impact assessment r) nature of use and its potential for commercial use s) loss of views (not a material planning consideration) t) overlooking and loss of privacy

6 u) overshadowing v) light pollution w) noise pollution and disturbance x) pollution from fumes and hazardous chemicals from plant room. 6. Policy Context 6.1 Applications must be determined in accordance with the Development Plan unless material considerations indicate otherwise. The statutory development plan in this area is the East Hampshire District Local Plan: JCS and East Hampshire District Council Local Plan: Second Review. The relevant policies to this application are set out in section 7, below. National Planning Policy Framework (NPPF) and Circular 2010 Government policy relating to National Parks is set out in English National Parks and the Broads: UK Government Vision and Circular 2010 and The National Planning Policy Framework (NPPF) which was issued and came into effect on 27 March The Circular and NPPF confirm that National Parks have the highest status of protection and the NPPF states at paragraph 115 that great weight should be given to conserving landscape and scenic beauty in the National Parks and that the conservation of wildlife and cultural heritage are important considerations and should also be given great weight in National Parks. 6.2 National Park Purposes The two statutory purposes of the SDNP designation are: To conserve and enhance the natural beauty, wildlife and cultural heritage of their areas; To promote opportunities for the public understanding and enjoyment of the special qualities of their areas. If there is a conflict between these two purposes, conservation takes precedence. There is also a duty to foster the economic and social well being of the local community in pursuit of these purposes The South Downs Partnership Management Plan The South Downs Partnership Management Plan (SDPMP) was adopted on 3 December It sets out a Vision and long term Outcomes for the National Park, as well as 5 year Policies and a continually updated Delivery Framework. The SDPMP is a material consideration in planning applications and has some weight pending adoption of the SDNP Local Plan. The following Policies and Outcomes are of particular relevance to this case:

7 General Policy 1 Conserve and enhance the natural beauty and special qualities of the landscape and its setting, in ways that allow it to continue to evolve and become more resilient to the impacts of climate change and other pressures. 7. Planning Policy The following policies of the East Hampshire District Local Plan: JCS and East Hampshire District Council Local Plan: Second Review are relevant to this application: East Hampshire District Local Plan: JCS CP19 Development in the countryside CP27 Pollution CP29 Design CP31 Transport East Hampshire District Council Local Plan: Second Review H16 (EH)Maintaining A Range Of Dwelling Size HE2 (EH)Alterations And Extensions To Building HE8 (EH)Development Affecting The Setting Of a Conservation Area HE12 (EH)Development Affecting The Setting Of a Listed Building 8. Planning Assessment Determining Issues: 1. Principle of development and implications of Policy H16 2. Impact on the amenity of neighbouring properties 3. Impact on the existing host property 4. Impact on the character of the Conservation Area and South Downs National Park 5. Highway implications 6. Drainage implication 7. Tree implications 8. Ecological impact Planning Considerations: 1. Principle of development and implications of Policy H16 The application site lies within an area of open countryside where policy H16 of the East Hampshire District Local Plan: Second Review would apply. To accord with this policy, extensions to dwellings in the countryside would not be permitted if the increase in the size of the original dwelling would be more than 50%. Its aim is to ensure that the character and type of dwelling stock in the countryside is maintained.

8 The detached outbuilding would be located over 5 metres away from the dwellinghouse and would be conditioned so it shall not be used for primary habitable accommodation (such as bedrooms facilities). It would, therefore, not be calculated for the purposes of Policy H16 and is considered acceptable under this policy. Concern has also been raised as to whether the outbuilding would be used for commercial purposes. The pool house can only be used for the enjoyment of the dwellinghouse or as a use ancillary to the dwellinghouse, in other words to a level that would not go beyond that reasonable for a dwellinghouse. If it is used in such a way to suggest a material change of use had taken place, rather than a use ancillary to that of the dwellinghouse, then planning permission would be required. The scale and massing of the pool house is considered appropriate relative to the existing dwellinghouse and does not imply a change of use would occur. 2. Impact on the amenity of neighbouring properties Policy CP27 of the East Hampshire District Local Plan: Joint Core Strategy states that development will not be permitted if it would have an unacceptable effect on the amenity of the occupiers of neighbouring properties through loss of privacy or through excessive overshadowing. Concerns have been raised in regards to overlooking, overshadow and loss of privacy to neighbouring properties. Fisher's Corner and Fisher's Lodge are the only immediate neighbours possibly effected by this proposal. The pool house would extend further by some 10 metres eastwards, than the existing and would, therefore, be closer to these two properties. Fisher's Corner and Fisher's Lodge are situated further to the east within their plots. Sufficient gaps remain between the proposal and properties by virtue of the large spacious plots which all the properties occupy. There exists a 1.5 high metre hedge to the site's eastern boundary. Views from the east would, therefore, be largely screened by this boundary and the structure would not significantly impact visually upon the neighbouring properties to the east. In any case, the building by virtue of its single-storey height would not result in any overlooking to any adjacent neighbouring properties. Concerns have also been raised in regards to light and noise pollution, as well as pollution from fumes and hazardous chemicals from plant room. The two sources of light emitting from the building are internal and external. Lighting itself, from minor domestic light fittings, are not subject to planning control. The external lighting is to be downward facing. The intensified use of the building may increase noise levels, but it is not thought to be significant and pool activities which increase noise levels could be equally be carried out at present without the replacement building. The south return on the building would also help mitigate any noise. Any adverse impact on neighbouring occupants could be controlled under Environmental Health nuisance regulations.

9 It is, therefore, considered that the proposal would be sufficiently distanced, orientated and designed so as not to have an unacceptable effect on the amenities of the neighbouring properties, in particular to their outlook, privacy or available light. 3. Impact upon scale and character of dwelling Saved Policy HE2 of the Local Plan requires that alterations and extensions to buildings are designed to take account of the design, scale, and character of the original building, its plot size and its setting. Concerns have been raised in regards to the proposal not being in-keeping with the host property. The proposal would result in a noticeable increase in the scale and bulk of the pool house, however, the pool is reasonably contained between the house, the lane (north boundary) and the neighbouring boundary to the east (Fisher's Lodge). The site is large enough to accommodate the proposal and whilst the pool house features a higher pyramidal section, the main bulk of the building would be single storey in height with a shallow (30 degree) pitched roof. The ridge height would sit well below the ridge of the dwelling house. Overall, the design of the building is neat and appropriate for the site. The pool house would not be evident as you enter the site from the north-west and is not considered to detract significantly from the main dwelling house. Taking all of these considerations into account, the scale and bulk of the proposal is considered on balance to be in-keeping with the existing property. 4. Impact on the character of the Conservation Area and the South Downs National Park Policy CP29 of the JCS seeks to ensure that development proposals are of exemplary standards of design and architecture, with a high quality external appearance that respect the area's particular characteristics. It requires that developments are sympathetic to their setting in terms of scale, height and massing, and their relationship to adjoining buildings, spaces around buildings, and that developments should make a positive contribution to the overall appearance of the area. Saved Policy HE2 of the Local Plan reiterates CP29 as set out above. Concerns have been raised in regards to the proposal not being keeping with the character of the Conservation area and its impact on the setting of neighbouring historic listed buildings.

10 The conservation officer has been consulted and raised no objection. The application site is located within the Selborne Conservation Area and the site is adjoined to the east by Fisher's Corner and Fisher's Lodge, which are Grade II listed. The significance of these listed buildings derives principally from their architectural features and historic fabric. Whilst the pool house would sit adjacent to these buildings, it would not detract from the listed properties by virtue of its low height. Overall, the design of the building is neat and appropriate for the site, with a slate roof, timber cladding at the west end and the main hub and the south wing is to be constructed traditionally in malmstone and brick, which is considered appropriate in this semi rural location. The higher roof section is reminiscent of a 19th Century stable range and should not be unduly noticeable from the distant view. The pool house is reasonably contained within the site and is of a scale and bulk so it would not appear overly dominant in the streetscene. It would not generally be visible from the public realm. The 1.5 high metre mature hedge on the northern boundary would help screen views from Gracious Street and the structure would not impact visually upon that road. The site can be viewed at a distance from Wood Lane on the other side of the rising land to the valley but there are no views from the higher parts of Selborne Common and Selborne Hangers. Wood Lane itself is bordered by mature hedging to the north, obstructing most views of the site. The topography of the land in which the pool house sits is not significantly elevated or a prominent part of the streetscene. Taking all of these considerations into account, the scale and bulk of the proposal is considered on balance to be in-keeping with surrounding area and would not appear overly dominant in the street scene or wider area. The proposal would preserve the setting of the adjacent listed buildings and the character and appearance of the Conservation Area. It would, therefore, accord with Policy CP29 and with the Selborne Village Plan in so much as it respects the general character of its immediate surroundings. The proposal is within the South Downs National Park and proposals within this area would not be permitted if they would harm the tranquillity and appearance of the landscape and any development must meet the purposes of the National Park. The proposal is for the erection of a pool house, within the curtilage of a residential property, and it is considered that the proposal would not cause harm to the purposes of the National Park or have an adverse impact on the tranquillity and appearance of the surrounding area. 4. Highway implications The application is for the erection of an outbuilding; it would not create any additional bedrooms nor the loss of any car parking spaces. Therefore, the provision for its amenities and parking would remain adequate for a property of this size.

11 6. Drainage implication The Drainage Officer has been consulted and raised no objections. The proposed development would be located outside any flood risk areas and surface water disposal would be regulated by Building Control. 7. Tree implications There are a number of trees along the northern and eastern boundary. Whilst it is unlikely the development may affect the roots to these trees, a condition is suggested that would ensure protection is agreed and in place before development commences. The application does not propose the removal of any trees on site, the trees are protected by virtue of being with a Conservation Area. 8. Ecological impact Following a consultation response from the County Ecologist, it was considered that a ecology survey was required and was subsequently submitted. The ecologist is satisfied that sufficient information has been provided and that no further ecological survey work is required. The pool house is the only on-site feature considered to have any potential for supporting legally-protected species, with some of the warped timber cladding boards potentially providing opportunities for roosting bats. Further investigation of these features revealed the potential to be very low/negligible. Given the extent of the proposed works and the condition of the existing pool house, the ecologist is content to agree that no further ecological survey works are necessary. 9. Conclusion The proposal is considered to be acceptable as it would not detract from the character and appearance of the Conservation Area, the setting of the adjacent listed buildings, would not have an unacceptable impact on the amenities of neighbouring properties, would not have an adverse effect on the safety and function of the highway network and is in compliance with the purposes of the South Downs National Park and the relevant policies of the East Hampshire District Local Plan: Second Review. 10. Recommendation It is recommended that the application be approved subject to the conditions set out below 1. The development hereby permitted shall be carried out in accordance with the following plans: Plan Type Reference Version Date on Plan Status Application LVIA Approved

12 Documents - LVIA Application Form - application form Application Documents - Design and access statement OS Extract - Block Plan OS Extract - Location plan Plans - Proposed elevations 2 Plans - Proposed pool complex roof Approved Approved 1404-SV Approved 1404-SV Approved 1404-PL Approved 1404-PL Approved Plans - Proposed pool complex plan 1404-PL-1-1B Approved Plans - Proposed elevations 1 Plans - CAD visuals 4 - night view 2 Plans - CAD visuals 3 - night view 1 Plans - CAD visuals 2 - pool view Plans - CAD visuals 1 - approach 1404-PL-2.1A Approved 1404-PL Approved 1404-PL Approved 1404-PL Approved 1404-PL Approved

13 Plans - existing pool complex plan Plans - existing elevations 1404-SV Approved 1404-SV Approved Reasons: For the avoidance of doubt and in the interests of proper planning. 02. The development hereby permitted shall be begun before the expiration of three years from the date of this planning permission. Reason - To comply with Section 91 of the Town and Country Planning Act The building hereby permitted shall be used only for purposes incidental to the enjoyment of the dwelling house and for no other purpose and from which it shall not be let, sold separately, or severed thereafter. Reason - To maintain planning control in the interests of amenity of the site. 04. No development shall start on site, including demolition, until an arboricultural method statement and tree protection plan has been submitted and approved in writing by the Planning Authority. The works shall be carried out in accordance with the approved details, shall be retained for the duration of the works and shall be in accordance with the recommendations of BS5837:2012 unless otherwise agreed in writing by the Planning Authority. Reason - To ensure that trees, shrubs and other natural features to be retained are adequately protected from damage to health and stability. Case Officer Details Name: Katherine Pang Tel No: katherine.pang@easthants.gov.uk

14 Section 1 item 01 Coneycroft House, Gracious Street, Selborne, Alton, GU34 3JF Existing ground floor plan

15 Section 1 item 01 Coneycroft House, Gracious Street, Selborne, Alton, GU34 3JF Proposed pool complex

16 Section 1 item 01 Coneycroft House, Gracious Street, Selborne, Alton, GU34 3JF Proposed west and south elevations

17 Section 1 item 01 Coneycroft House, Gracious Street, Selborne, Alton, GU34 3JF Proposed east and north elevation