Agenda item

The Committee considered the above-mentioned full application for proposed two-storey side extension, single storey rear extension, front porch together with roof extension to include first floor addition following demolition of rear extension, front porch and bay.

Prior to the consideration of the application, the following persons addressed the Committee with Public Speaking Procedure Rules 3(b):

·        Dr Roger Main (to object);

·        Mrs Charlotte Eagle-Hodgson (Applicant) (in support)

The Committee received a presentation from the Senior Planning Officer, Katie Williams.  The Committee noted that the site was located within the identified settlement boundary of East Horsley and was currently comprised of a detached bungalow with accommodation within the roof space.  The property was located between Links Hill to the west and Pine Walk to the east which was accessible from both roads.  The surrounding area was residential in character, made up of detached dwellings of varying traditional styles and of varying scale and height.

The application had been amended from the original submission, with the proposed rear extension reduced from a two-storey extension to a single storey rear extension with a simplified roof design.  There was existing mature hedging and trees to the plot boundaries.

The existing property was a modest dormer bungalow designed and built by Frank Chown.  The building was not identified as a statutory or locally listed building and it had been previously extended.  The northern flank of the proposal would have a cat slide roof whilst the southern flank would have gabled projections to the front and rear elevations. 

Due to the local historic interest in the existing building, the Council’s Conservation Officer had been consulted on the application.  The proposal was subsequently amended to include the retention of some traditional townhouse features, including the brick plinth.  The proposed porch would also replicate the existing.  Following the amendments made, the Conservation Officer had confirmed that the proposals were considered to be acceptable in design terms.  The proposed ridge height of the dwelling as extended, would measure approximately 9 metres from the finished floor level which was an increase of 3 metres. 

In summary, the proposed extensions, whilst changing the single storey character of the dwelling, were considered to reflect the original Chown character and detail of the building and therefore was not considered to result in harm to the character of the dwelling, street scene and surrounding area.  The impact of the proposals on neighbouring properties had been carefully assessed and was not considered that the amenities of neighbouring properties would be significantly harmed.  Therefore, subject to the conditions proposed the application was recommended for approval.

The Chairperson permitted Councillor Catherine Young to speak in her capacity as Ward Councillor for three minutes.  The Committee noted concerns raised that the Parish Council had also objected to this application.  In addition, there were also letters of support and the cottage was clearly in need of attention.  The cottage was an original Frank Chown dating back to the 1920’s.  The architect Frank Chown had had a huge influence upon the development and character of East Horsley which was replicated across the village today.

The Committee noted praise to planning officers for working with the applicant to amend the original proposals so that some of the unique and special features of the original building would be retained.  However, not enough of the original features would be preserved and result in an unsympathetic development of a significant local heritage asset. 

Whilst the porch and one window would remain, the proposed frontage would contain eight windows in total and the changes would amount to very limited design revision.  The rear glazing had also been amended, but to a more modern design and included 10 windows and floor to ceiling glazing thereby removing any semblance of the original town style.  Therefore, this development did not meet the tests of policies D1, place shaping, it did not respond to the distinct local character, policy D4 and it did not demonstrate a clear understanding of place.  It did not respond positively to the history and significant views to and from immediate surroundings.  The building was highly visible from both Links Hill and Pine Walk and the existing hedge at the front maybe removed to open up the plot to enable the development.  It was also in contravention of policy D3 in that it failed to conserve this non-designated heritage asset including its features of historic interest and the setting which makes this cottage so unique.      

The proposal was also in conflict with Policy EH9 of the heritage assets of the East Horsley Neighbourhood Plan and finally it did not meet any of the guidance of the residential extensions and alterations SPD.  The proposal did not reflect the existing character of the original Chown house.  On balance, the harm to this non-designated heritage asset would be significant and the Committee was urged to refuse the application.

The Committee discussed the application and noted that it was unfortunate that a Frank Chown house such as this was not locally listed.  The Committee noted comments that the proposal represented a complete rebuild of the house which was not in keeping with its original character.  The house sat on a very small plot in comparison to its neighbours and was visually prominent. 

The Committee noted comments of support for the proposed alterations given that the existing property was clearly dilapidated and needed renovation.  The house needed to be made fit for purpose to suit modern day living standards.  The increase in the size of the footprint was perceived as modest considering the overall size of the plot.  The Committee agreed that on balance the proposal would not represent a harmful addition to the character of the area.  Whilst it was acknowledged that the hedge could be removed it was not the applicant’s intention to do so.

A motion was moved and seconded to approve the application, which was carried.

In conclusion, having taken consideration of the representations received in relation to this application, the Committee

RESOLVED to approve application 23/P/01567 subject to the conditions and reasons as detailed in the report and subject to the re-wording of condition 5 as detailed below:

Condition 5 has been reworded at the request of the Council’s Conservation and Design Officer to clarify the requirements relating to the rebuilding of the porch.

5. Prior to the commencement of development on site a detailed methodology of the taking down and rebuilding of the existing porch shall be submitted to and approved in writing by the Local Planning Authority. The porch’s design and configuration shall replicate the existing porch, reusing the existing material where viable. To ensure that this can happen the structure’s dismantlement shall only be carried out by hand or by tools held in the hand other than power driven tools and securely stored for later reuse.

Reason: In the interests of the external appearance of the proposal.