Agenda item

The Committee considered the above-mentioned full application for proposed rear granny annexe, following demolition of existing sheds and felling one tree.

The Committee was informed that the application site was located in the urban area of Guildford, positioned on a corner plot of Oxenden Road.  A narrow unnamed lane ran alongside the rear of the plot which provided car access to the rear of properties.  The properties on this road were largely comprised of bungalows of a similar size and design.  The site itself was one of the largest plots in the immediate area comprised of a detached bungalow with parking to the rear.  The proposed granny annexe would be located in the north-east corner of the rear garden.  The footprint of the building would be large however it would remain smaller than the host dwelling.  Additionally, due to the relatively large size of the plot the proposal would not result in overdevelopment and would have a limited impact on the character and appearance of the surrounding area given that it would be located to the rear of the site where it would not be seen from the main road and well screened by vegetation.  The proposal would be visible to users of the rear access lane, but the lane was not significant in the public streetscene.  There was also adequate separation distance and screening on the boundaries to ensure that the development would not cause unacceptable impact on neighbouring amenity

It was the planning officers view that the principle of erecting an ancillary domestic outbuilding in the urban area was acceptable given the proposal would have no material impact on the character of the site, Oxenden Road or the wider surrounding area or neighbouring amenities. 

The Committee considered concerns raised as to whether it was a granny annexe given its considerable separation distance from the main dwelling and could not therefore be perceived as ancillary accommodation.  Ancillary accommodation had to retain some form of connection with the main dwelling which this proposal failed to do.  The planning officer confirmed that there was reliance upon the main dwelling given there was no kitchen facility and both the main dwelling and proposed granny annexe had shared access to the property with parking to the rear.  Independent occupation of the granny annexe would require separate planning permission in its own right and had been covered by condition.  The Committee was also advised that covenants could not be applied as they imposed civil restrictions.

The Committee concluded that the proposal did not represent ancillary accommodation, would provide a poor level of amenity to the occupiers and by virtue of its poor design and flat roof represented a dwelling that would be out of character with the surrounding area.

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

A subsequent motion was moved and seconded to refuse the application which was carried.

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

RESOLVED to refuse application 20/P/02126 for the following reasons:

1. Due to its siting the building would be remote from the main dwelling and

therefore, lack a physical connection limiting its ability to perform its function

as ancillary accommodation. Furthermore, the location and facilities within

the building mean it would provide a poor level of amenity to the occupiers

of the building. The development would therefore fail to accord with policy

G1(3) of the saved Guildford Borough Local Plan 2003 and policy D1 of the

Adopted Guildford Borough Local Plan Strategy and Sites.

2. The proposed development would, by virtue of its scale and flat roof

design, present a poor design form which fails to respect the character of

the existing dwelling. The development therefore fails to accord with

policies G5 and H8 of the saved Guildford Borough Local Plan 2003 and

Chapter 12 of the National Planning Policy Framework.

Informatives:

1. This statement is provided in accordance with Article 35(2) of the Town and

Country Planning (Development Management Procedure) (England) Order 2015.

Guildford Borough Council seek to take a positive and proactive approach to

development proposals. We work with applicants in a positive and proactive

manner by:

??Offering a pre application advice service

??Where pre-application advice has been sought and that advice has been

followed we will advise applicants/agents of any further issues arising during

the course of the application

??Where possible officers will seek minor amendments to overcome issues

identified at an early stage in the application process

However, Guildford Borough Council will generally not engage in unnecessary

negotiation for fundamentally unacceptable proposals or where significant changes

to an application is required.

In this case pre-application advice was sought and provided which addressed

potential issues, the application has been submitted in accordance with that advice,

however, the Council has considered further issues have arisen and as a result the development was considered to be unacceptable.