2014/0590 Reg Date 26/06/2014 Chobham
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1 2014/0590 Reg Date 26/06/2014 Chobham LOCATION: PROPOSAL: TYPE: APPLICANT: OFFICER: ASCOT PARK POLO CLUB, WESTCROFT PARK FARM, WINDLESHAM ROAD, CHOBHAM, WOKING, GU24 8SN Erection of a two storey detached dwelling with accommodation in the roof space and a detached garage building with accommodation above following the demolition of existing buildings. Full Planning Application Resting Resources Ltd Paul Sherman RECOMMENDATION: GRANT subject to conditions 1.0 SUMMARY 1.1 This full application proposes the erection of a large detached dwellinghouse and detached garage building following the demolition of all of the existing buildings on the site. The proposed dwelling would be located a short distance north of the existing buildings in an area of the site which is largely hard surfaced and used for parking and open storage. The dwelling would be two-storey with additional accommodation in the roof space while the garage building would be single storey with accommodation in the roof. 1.2 The development would not have a greater impact on the openness of the Green Belt than the existing development and would not conflict with the purposes of including land within the Green Belt. The proposal is therefore not inappropriate development and no objection is raised to the development on these grounds. The development would not impact on the character of the wider area, would not impact on residential amenities and would not give rise to conditions prejudicial to highway safety. 2.0 SITE DESCRIPTION 2.1 The application site is located on the north side of Windlesham Road and forms part of a wider site formally known as Westcroft Park Farm; now in use and known as Ascot Polo Club. The application site extends to approximately 20.6ha and predominantly comprises open grazing land. The buildings to serve the existing equestrian use are located in a confined area in the southeast corner of the site close to the access to Windlesham Road. This part of the site includes a number of large stable buildings and associated storage, grooms accommodation, ancillary office accommodation and large areas of hard surfacing. The application site also includes a residential property known as Post Box Cottage and the curtilage of this property. 2.2 The Ascot Polo Club site also includes an area of land to the south of Windlesham Road and this forms part of a single planning unit with the application site. The areas to the south are used in a more formal capacity as polo pitches and this part of the planning unit also includes a large all weather riding surface. The area south of Windlesham Road includes limited built facilities with the stabling provided on the northern part of the site. 2.3 The site is located in an area which is rural in character and includes a number of agricultural and equestrian uses. There are also a number of residential properties in the
2 area which vary from the large property under construction at Westcroft Park to the west, to smaller properties fronting Windlesham Road to the east. 3.0 RELEVANT HISTORY 3.1 SU/2012/0256 Erection of a detached two storey dwelling house (with ancillary staff accommodation) with habitable accommodation in the roofspace and basement following demolition of existing buildings. This application was refused (05/07/2012) as the development was considered to be an inappropriate form of development in the Green Belt and would be harmful to openness. A reason for refusal was also included due to the potential for the loss of a recreational resource and it had not been demonstrated that the existing facilities were no longer required. 4.0 THE PROPOSAL 4.1 This full application seeks to overcome the previous reasons for refusal and proposes the erection of a large detached dwellinghouse and detached garage building following the demolition of the existing buildings on the site. The proposed dwelling would be located a short distance north of the existing buildings in an area of the site which is largely hard surfaces and used for parking and open storage. The dwelling would be two-storey with additional accommodation in the roof space while the garage building would be single storey with ancillary residential accommodation in the roof. 4.2 The property would have a floor area of approximately 1,858m² (including the garage building) and would have a total height of approximately 14m to the ridge while the garage would have a height of 7.5m to the ridge. The proposed dwelling would be accessed from Windlesham Road via a long tree lined driveway. The application also includes the creation of a balancing pond. 4.3 The application would subdivide the planning unit with the land on the south side of Windlesham Road and the blue lined land on the north of Windlesham Road remaining in recreational use while the application site would become private residential land albeit with some private equestrian facilities for use by the occupants of the proposed dwelling. 5.0 CONSULTATION RESPONSES 5.1 County Highway Authority No objection to the development proposed. 5.2 Parish Council No objection to the development proposed. 5.3 Surrey Wildlife Trust No comments received at time of writing. Any comments received will be summarised in the update document.
3 6.0 REPRESENTATION 6.1 At the time of preparation of this report 1 objection has been received which raises the following issues: Out of character with area [see para 7.5] Inappropriate in the Green Belt [see para 7.3] Impact on openness [see para 7.3] 6.2 There has also been 2 letters received in support of the application. 7.0 PLANNING CONSIDERATION 7.1 The application site is located within the Green Belt as identified by the Proposals Map. As such policies CP1, CP12, DM3, DM9, DM10 and DM15 of Surrey Heath Core Strategy are relevant to the consideration of this application. The national policy contained in the National Planning Policy Framework and the Planning Practice Guidance is also a material consideration. 7.2 It is considered that the main issues to be addressed in assessing this application are: Whether the development is appropriate in the Green Belt; The impact of the development on the provision of recreational facilities; The impact of the development on the character of the area and residential amenities; The impact of the development on local infrastructure provision; The impact of the development on flood risk; The impact on the Thames Basin Heaths Special Protection Area; The impact of the development on local infrastructure provision; and The impact of the development on protected species. 7.3 Whether the development is appropriate in the Green Belt Within the Green Belt there is a general presumption against inappropriate development. Paragraph 89 of the National Planning Policy Framework advises that, subject to limited exceptions, the construction of new buildings in the Green Belt is inappropriate. Those exceptions include the partial or complete redevelopment of previously developed sites provided that the development would not have a greater impact of the openness of the Green Belt and the purposes of including land within it than the existing development The development proposes the erection of a large detached house following the demolition of the existing equestrian centre and a modest detached dwellinghouse. A similar application (12/0256) was refused on Green Belt grounds, however, the current proposal has been reduced in scale and has be repositioned so that it is now closer to the buildings which are to be removed. When compared with the current development on the site the proposed development would represent a significant reduction in the footprint (-72%), floor area (-41%) and the volume (-48%) of built form on the site. While the height of the
4 proposed dwelling (14m) is greater than the buildings to be removed (up to 9m) it is not considered that the building would have a greater impact on openness than the existing buildings given the developed area of the site is to be reduced significantly and the new development will occupy a much reduced area of the site The application site includes a relatively large section of land to the rear of the garden and the application has not defined a residential curtilage to serve the dwelling; it would be inappropriate for all of this area to be residential curtilage with associated residential paraphernalia and therefore it is recommended that a condition should also be included to define the residential curtilage of the dwelling. A suitable condition is set out below The proposed development would not have a greater impact on the openness of the green belt than the existing development on this previously developed site and would not conflict with the purposes of including land within the Green Belt. The development is therefore not considered to be inappropriate development as defined by the National Planning Policy Framework and therefore no objection is raised to the proposal on these grounds. 7.4 The impact of the development on the provision of recreational facilities Policy DM15 seeks to retain recreational facilities and the National Planning Policy Framework gives significant weight to the recreational value of the countryside and the Green Belt. The application site currently provides stabling and grazing opportunities for a significant number of horses; in addition to the polo related activities, there is livery accommodation for approximately 60 horses which are currently used by Polo Club Members The applicant has advised that the livery accommodation on site is for Polo Members only and is not open to the public. They further advise that this aspect of the business is not viable and is no longer an aspect of the business that the current owners wish to operate. The applicant s intention is to continue to operate the Polo Club but without offering livery or stabling on the site and the current application would retain much of the land on the north of the site (the blue land) for keeping of horses associated with the polo club. The applicant advises that the horses retained for polo would be turned out onto the remaining paddocks and that there is no need for these horses to be kept in stables. The applicant as also advised that many other polo clubs operate without stabling The current application therefore includes a relative minor reduction in the area of the recreational use and less than the previous application. Given the applicants confirmation that the stables are not required for the continuation of the polo club use it is accepted that the recreational use of the land would be able to continue if this application was to be granted. It is not considered that the loss of the stables, which are an ancillary rather than essential component of the recreational use, would be so harmful to recreation opportunities such that a reason for refusal could be sustained on these grounds. Accordingly it is considered that the development complies with the objectives of Policy DM15 and no objection should be raised to the proposal on these grounds. 7.5 The impact of the development on the character of the area and residential amenities The application site is located in a semi-rural area which is characterised by agricultural and recreation uses as well as large residential properties set on substantial plots. The proposed dwelling would be set well into the site and would not be readily visible from outside of the site. The proposed dwelling would therefore have little impact on the character or the appearance of the wider area. Any permission granted should, however, include a landscaping condition to ensure that the site is suitably landscaped so as to enhance the rural character of the area.
5 7.5.2 The application site adjoins Westcroft Park to the west which is currently undergoing redevelopment to provide a residential property, however, the proposed dwelling would be some 100m from this property. This distance is sufficient to ensure that the proposed development would not impact on the amenities the future occupants of this property currently enjoy. While there are other properties in the surrounding area these are also a sufficient distance from the proposed dwelling for it not to impact on the amenities the occupants of these properties currently enjoy Having regard to the above it is considered that the development would not materially impact on the character of the surrounding area and would not impact on the amenities enjoyed by the occupants of the surrounding residential properties. Accordingly the development is considered to meet the objectives of Policy DM9 of the Core Strategy and Development Management Policies 2012 and no objection is raised to the development on these grounds. 7.6 The impact on the Thames Basin Heaths Special Protection Area The application site is located within 2km of the Thames Basin Heaths Special Protection Area (SPA). Natural England are currently advising that new residential development within 5km of the protected site has the potential to significantly adversely impact on the integrity of the site through increased dog walking and an increase in general recreational use The site currently includes a single dwelling as well as some grooms accommodation with the equestrian buildings. The introduction of a single large dwelling to replace the existing building would not result in a net increase in dwellings and would therefore not impact on the SPA either alone or in combination with other development and therefore no mitigation is required. For the same reason an appropriate assessment is also not necessary. 7.7 The impact of the development on local infrastructure provision The application proposes the erection of a single large dwelling following the demolition of an existing dwelling and the equestrian centre buildings which currently occupy the site. The development proposed would not result in a net increase in dwellings and would result in a use of the site which was far less intensive than the existing use. For these reasons the development would not have a greater impact on local infrastructure than the existing development and therefore no mitigation is required. 7.8 The impact of the development on protected species The application site mostly comprises large agricultural style buildings and hard surfacing and accordingly the site has limited biodiversity potential. Some of the buildings do however have the potential to support bats and the applicant's Bat Survey has identified that building 9 (the existing dwelling) and two large dead oak trees have a high potential to support bats. The applicant has submitted detailed surveys and a scheme of mitigation however the views of Surrey Wildlife Trust are currently awaited. Subject to no adverse comments being received from Surrey Wildlife Trust, no objection should be raised on these grounds and the proposal would comply with Policy CP14 of the Core Strategy and Development Management Policies ARTICLE 2(3) DEVELOPMENT MANAGEMENT PROCEDURE (AMENDMENT) ORDER 2012 WORKING IN A POSITIVE/PROACTIVE MANNER 8.1 In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of paragraphs of the NPPF.
6 This included: a) Provided or made available pre application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development. b) Provided feedback through the validation process including information on the website, to correct identified problems to ensure that the application was correct and could be registered. 9.0 CONCLUSION 9.1 The development would not have a greater impact on the openness of the Green Belt than the existing development and would not conflict with the purposes of including land within the Green Belt. The proposal is therefore not inappropriate development and no objection is raised to the development on these grounds. The development would not impact on the character of the wider area, would not impact on residential amenities and would not give rise to conditions prejudicial to highway safety RECOMMENDATION GRANT subject to the following conditions:- 1. The development hereby permitted shall be begun within three years of the date of this permission. Reason: To prevent an accumulation of unimplemented planning permissions and in accordance with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51(1) of the Planning and Compulsory Purchase Act No development shall take place until details and samples of the external materials to be used shall be submitted to and approved in writing by the Local Planning Authority. Materials to be agreed will include the proposed brick, tile, guttering and fenestration. Once approved, the development shall be carried out using only the agreed materials. Reason: In the interests of visual amenities of the area and to accord with Policy DM9 of the Surrey Heath Core Strategy and Development Management Policies No development shall take place until details of the surface materials for the car parking areas and driveways shall be submitted to, and approved in writing by the Local Planning Authority. Once approved, the agreed surfacing materials shall be used in the construction of the development. Reason: To safeguard the visual amenities of the locality in accordance with Policy DM9 of the Surrey Heath Core Strategy and Development Management Policies No development shall take place until details of the surface water drainage of the site have been submitted to and agreed with the Local Planning Authority. Any approved scheme should be designed so as to prevent the discharge of water
7 onto the public highway and should be provided prior to the first occupation of the approved development. Reason: The condition above is required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users and to accord with Policy DM11 of the Surrey Heath Core Strategy and Development Management Policies No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved, and implemented prior to first occupation. The submitted details must identify the residential curtialge of the dwelling and must also include an indication of all level alterations, hard surfaces, walls, fences, access features, the existing trees and hedges to be retained, together with the new planting to be carried out and shall build upon the aims and objectives of the BS5837:2012 Trees in Relation to Design, Demolition and Construction. All hard and soft landscaping works shall be carried out in accordance with the approved details. All plant material shall conform to BS3936:1992 Parts 1 5: Specification for Nursery Stock. Handling, planting and establishment of trees shall be in accordance with BS 8545:2014 Trees: from nursery to independence in the landscape. Any plants or trees which die, become diseased or are removed within 5 years of the date of planting shall be replaced with plants of trees of a similar size and species to those which are to be replaced. Reason: To preserve and enhance the visual amenities of the locality in accordance with Policy DM9 of the Surrey Heath Core Strategy and Development Management Policies The garage hereby permitted shall be retained for such purpose only and shall not be converted into living accommodation without further planning permission from the Local Planning Authority. Reason: To ensure the provision of on-site parking accommodation and to accord with Policy CP11 of the Surrey Heath Core Strategy and Development Management Policies Notwithstanding the provisions of the Schedule 2, Part 1, Class A and E of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order) no extensions, garages, other buildings or enclosure shall be erected without the prior approval in writing of the Local Planning Authority. Reason: To enable the Local Planning Authority to retain control over the enlargement, improvement or other alterations to the development in the interests of visual and residential amenity and to accord with Policies DM9 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework. 8. The development hereby approved shall at all times be occupied as a single dwellinghouse and shall not be sub-divided to create independent units of accommodation. Reason: To maintain planning control of this property and to ensure that the development accords with policies CP14 and DM9 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework.
8 9. The proposed development shall be built in accordance with the following approved plans: 3801-P01(B), P02(B), P03, P04, P05, P06, P07, P08, P09, P10, P11 abd P12 unless the prior written approval has been obtained from the Local Planning Authority. Reason: For the avoidance of doubt and in the interest of proper planning and as advised in ID.17a of the PPG. Informative(s) 1. Decision Notice to be kept DS1 2. Building Regs consent req'd DF5
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