ITEM NUMBER 15
APPLN. NO. : PA/00/0373 Land R/O 48-52 High Street, Stanwell
VALID DATE : 17/05/2000
EXPIRY DATE: 12/07/2000 Erection of detached bungalow and
CTTEE DATE : 28/02/2001 (DH) formation of vehicular access onto
Dutch Barn Close.
As shown on plan nos. 518/01 & 03
for First Property Guarantee Ltd
WARD: Stanwell North
1.0 Borough Local Plan
Stanwell Conservation Area
Area of High Archaeological potential
2.0 Relevant Planning History
SP/94/0543 Erection of 2 no. one bedroom dwellings Withdrawn
11/11/94
SP/95/0429 Erection of detached dwelling Refused
6/12/95
SP/97/0061 Erection of a detached bungalow Refused
2/4/97
Appeal
dismissed
23/12/97
3.0 Description of Current Proposal
3.1 The application site originally formed part of the rear garden area of
48-52 High Street, although it has been fenced off for a number of years.
The site is cleared. To the east of the site is a public house and to the
west is a residential property 42 High Street, known as The Vicarage.
No.46-48 High Street is a Listed Building as is The Vicarage. Dutch Barn
Close is to the south of the site and the site is enclosed on its
southern boundary by a 3.5m high wall.
3.2 The application seeks permission for the erection of a detached bungalow.
The application as originally submitted sought permission for a detached
two storey house but this has since been amended. The proposed bungalow
would be sited a minimum of 1.2m from both the northern and eastern
boundaries and would have a floor area of 97 sq m. It would have a height
of 2.5m to the eaves and 5.6m to the ridge of the roof. The external
elevations of the dwelling would be finished in stock brickwork with
painted timber frame windows with stone cills and the roof would be clad
in plain tiles. Part of the southern boundary wall would be removed and
replaced by timber gates to provide access to the site and parking for
two cars in front of the building. The garden area would be to the west
of the dwelling.
4.0 Consultations
4.1 Head of Engineering (Consultancy) - The entrance gates should be set back
6m from the highway and a turning area would be desirable.
4.2 County Archaeologist - Recommends condition.
4.3 Council's Conservation Adviser - No objection subject to detail.
5.0 Third Party Representations
5.1 Four letters have been received raising the following points:
- Loss of privacy
- Loss of light to garden
- The wall to be demolished is within the curtilage of the Listed
Building No. 48 High Street.
- Detrimental to amenity of surrounding property and Conservation Area.
- Conflict with cars in Dutch Barn Close.
- Security affected by opening up site
6.0 Issues
- Setting of Listed Buildings
- Character and appearance of Conservation Area
- Impact on adjoining residents
- Highway implications
7.0 Planning Considerations
7.1 The site is adjoined by Listed Buildings on two sides and given the
separation with these properties and the single storey nature of the
proposed dwelling, I do not consider that the proposal would harm the
setting of these listed buildings. The Inspector arrived at the same
conclusion in the appeal decision in December 1997 which also proposed a
bungalow in a similar location within the site.
7.2 The site lies within the Stanwell Conservation Area and Section 72 of the
Listed Buildings and Conservation Act 1990 requires the Local Planning
Authority to pay special attention to the desirability of preserving or
enhancing the character or appearance of such areas. In the 1997 appeal
decision the Inspector concluded that the design and siting of the
proposal would not preserve or enhance the character or appearance of the
Conservation Area.
7.3 There is no one single building style surrounding the site and the
applicant, in attempting to overcome the shortcomings of the appeal
scheme, has therefore introduced various features from the locality into
the design of the dwelling. These include the hipped roof details from
The Vicarage, a deep eaves overhang and decorative soffit details, the
use of vertical sliding sash windows and also the detailing of the
chimney. All these design features together with the use of quality
materials would, in my opinion, result in a high quality development that
would not harm the character or appearance of the conservation area. The
Council's recently appointed Conservation Adviser concurs with these
views. The siting and single storey height of the dwelling would also
enable views to be maintained through and from the site of the
surrounding listed buildings.
7.4 The proposed dwelling would be to the south of the rear gardens of No.46
and 48 High Street and whilst it would block a degree of light to the
gardens of these houses, I do not consider that this would be sufficient
to substantiate a refusal. Since the dwelling has been amended from two
storey to single storey I do not consider that it would result in a
significant degree of overlooking. I am therefore of the opinion that the
development would not have a significant adverse effect on the amenities
of adjoining residents.
7.5 The proposed vehicular access to the site would be opposite the parking
area to flats on Dutch Barn Close, however, given that it is at the end
of a cul-de-sac, I do not consider that the traffic generated by one
dwelling would conflict with existing vehicle movements. I am therefore
satisfied that the proposal would not harm highway safety.
8.0 Recommendation
GRANT, subject to the following conditions:-
1. DURATION NON-OUTLINE (C2)
2. COMPLETED DEVELOPMENT - OCCUPIABLE STRUCTURES (C5)
3. PARKING MAINTAINED (C12)
4. MATERIALS (C34)
5. RESTRICTIONS ON RESIDENTIAL PERMITTED DEVELOPMENT (C54)
6. The developer should afford access at all reasonable times to
any qualified person nominated by the Local Planning
Authority, so that he or she will have the opportunity to
observe any works involving disturbance of the ground, and
record any items of archaeological interest.
REASONS
1. R2
2. R5
3. R12
4. R34
5. R54
6. The site is of historic interest and detailed records should
be made before it is altered or destroyed.
INFORMATIVES
1. The developer shall give at least two weeks notice that work
is to start on the site, to the Principal Archaeologist's
team at County Hall (contact Tony Howe or Gary Jackson on
0208 541 9402) so that the necessary arrangements can be
made.
2. The applicant is advised that in reaching this decision the
Council has had regard to the following policies and/or
proposals in the development plan. Each is considered
relevant to the decision.
Spelthorne Borough Local Plan - EV18,EV23,EV28
Proposed to be Adopted Replacement Local Plan - BE1,BE5,BE6,
BE11,BE20,BE22,BE25
Surrey Structure Plan 1994 - PE12
Planning Index 28 Feb 01