PLANNING COMMITTEE 11 OCTOBER 2007 07/00574/FUL ITEM 09 2 ST MARY’S ROAD, WORCESTER PARK Retention of 2.2m high street facing boundary railings and wall, 2.4m high brick piers, 2.5m high front gate and 2.4m high brick walls to side boundaries. PLANS Cuddington 26 September 2007 Notes RECOMMENDATION(S): REFUSE for the following reason:The boundary wall, by virtue of its height and positioning will result in an overly dominant feature in the street-scene and significantly harm the character of the area. It would therefore be contrary to policies BE1, DC1, DC17 and DC19 of the Epsom and Ewell District Wide Local Plan (May 2000) and the Supplementary Planning Guidance (January 2004). Summary This is a retrospective application following Enforcement action, concerning the erection of a front boundary wall, railings and entrance gates over 1m in height. ADDITIONAL INFORMATION The applicant property is a detached and extended bungalow dwelling set on the northern side of St Mary’s Road, which is a private and unmade road in Worcester Park. The character of St Mary’s Road is more akin to a rural lane with planted and semi-wild verges on each side of about 4.5m in width. St Mary’s Church, which lies diagonally opposite the application site, is a Grade B listed building dating from the Victorian era (current grading believed to be II*). The front boundaries along the nearby Royal Avenue are characterised by a 7m wide grassed verge, with low boundary walls to each property. Along St Mary’s Road the boundaries do vary, some of which are well screened behind the verge planting. To the front of The Old Vicarage and along the boundary with the Church Hall, there is a close-boarded fence reaching an estimated height of 1.8m, although this is set behind the verge strip to St. Mary’s Road. The neighbouring development at St Mary’s Copse is accessed via an arched pair of black metal gates and brick piers to a height of 2m to either side, set back from the edge of the road by approximately 4.5m. Page 1 of 3 PLANNING COMMITTEE 11 OCTOBER 2007 07/00574/FUL ITEM 09 Relevant Planning History 75/0758/0428 (Permitted 1975): Conversion of existing garage to habitable accommodation and erection of single-storey side extension for new garage 01/00425/FUL (Permitted 2001): Front, side and rear extension, attached garage and dormers,'0010425 The Proposal The application relates to the retrospective application for a new boundary wall to the front and sides of the property. The wall is located on what was formerly a 4.5m strip of verge, coming forward from the previous site boundary line by about 2.5m. The centrally located gates are set back from the edge of the road by approximately 5m and have a width of 2m. The wall has been erected to both side boundaries of the forecourt to a height that varies between 2.2m and 2.4m, on account of the sloping ground levels. To the front boundary, the brick piers are 0.35m to each side and approximately 2.3m in height. The low brick wall between each pier is 1.125m in height with a black railing above extending to an overall height of 2.1m. Planning Policy Epsom and Ewell District Wide Local Plan 2000 BE1 DC1 DC17 DC19 General Policy on the Built Environment General Policy Design of Householder Development Boundary Walls and Fences on Domestic Frontages Local Development Framework – Core Strategy 2007 CS5 The Built Environment Supplementary Planning Guidance 2004 Householder Extensions PLANNING CONSIDERATIONS The main considerations regarding this application arise from the location of the wall on the verge of St Mary’s Road and the height and resulting impact of the wall on the character of the surrounding area and on the neighbouring properties. The question regarding land ownership of the front verge strip is an issue to be resolved by the land owners of the site and is therefore not a planning consideration. In this instance, no Page 2 of 3 PLANNING COMMITTEE 11 OCTOBER 2007 07/00574/FUL ITEM 09 notification has been served on another party. However, the existence and green nature of these verges has become an intrinsic part of the local character of St Mary’s Road and the adjacent Royal Avenue. Not only has the introduction of this wall removed an essential part of this very unique local character, the very height and scale of the development renders the new front boundary very dominant in the street-scene. The wall which runs alongside the rear boundary of the neighbouring property Holleia, fronting Royal Avenue, is considered acceptable to the amenities of this property by virtue of the wall forming the rear boundary. Although the neighbouring occupant claims the wall now increases privacy to the adjacent property at No.1 St Mary’s Road, the height of the wall could be perceived as being overly dominant in the front outlook of this bungalow property. There is no doubt that the wall has been constructed to a high specification. However, given the location of the wall in St Mary’s Road and the overall height of the development, it is considered to represent an unduly overbearing and urban feature in the street-scene, one that is considered to detrimentally harm the wider character of the area. Consultations The application was advertised by means of letters of notification to 7 neighbouring residential properties and the St Mary’s Church and hall. To date, one letter of representation has been received from an adjacent neighbour. This letter expresses satisfaction with the new wall, which has increased the level of privacy to the front bedroom window and goes on to comment on the level of detail of the wall. Highways – no objections on safety, capacity or policy grounds. Proposal affects a private road. Highways No objections Contact: Nic Pettifer Page 3 of 3