2 Whins Close, Camberley, Surrey, GU15 3NW

2 Whins Close, Camberley, Surrey, GU15 3NW — Surrey Heath Borough Council — Appeal Decision Site visit made on 12 April 2022 by L Page BSc (Hons) MSc MRTPI an Inspector appointed by the Secretary of State Decision date: 29 April 2022 Appeal Ref: APP/D3640/W/21/3286100 2 Whins Close, Camberley GU15 3NW • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. • The appeal is made by Mr Lambert against the decision of Surrey Heath Borough Council. • The application Ref 21/0725/FFU, dated 27 June 2021, was refused by notice dated 27 August 2021. • The development proposed is erection of two storey end of terrace 3-bed dwelling with associated parking, garden and no 2 retained in a reduced curtilage. Decision 1. The appeal is dismissed. Procedural Matters 2. The proposal was originally described as ‘new 3 new dwelling’, but the banner heading above uses the description from the Council’s decision notice, which more accurately describes the development. The appeal has been considered accordingly. 3. The site is located within the Thames Basin Heaths Special Protection Area’s (SPA) zone of influence.

2 Whins Close, Camberley, Surrey, GU15 3NW — Surrey Heath Borough Council — Appeal Decision Consequently, the proposal has been considered in the context of statutory duties set out within the Conservation of Habitats and Species Regulations 2017 (the Habitats Regulations) and dealt with later in my decision. 4. A Screening Direction issued under the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (the EIA Regulations) established that the development is not EIA development, and the appeal has been considered accordingly. Main Issue 5. The main issue is the effect of the proposal on the character and appearance of the area. Reasons 6. The site is located on land associated with 2 Whins Close, which is a semidetached dwelling on a prominent corner plot at the junction between Whins Close and Forrest Hills in a predominantly residential area. https://www.gov.uk/planning-inspectorate

2 Whins Close, Camberley, Surrey, GU15 3NW — Surrey Heath Borough Council — Appeal Decision Appeal Decision APP/D3640/W/21/3286100 7. It has an appreciable plot to dwelling ratio, fenced boundary with soft landscaping and the side elevation is set back from the building line of dwellings along Forrest Hills with views to the rear. Altogether, these features help create a sense of openness on the corner plot and contribute to a legible pattern of development. 8. There are other pairs of semidetached dwellings directly opposite the frontage of 2 Whins Close which share many of the same features. Consequently, upon entering Whins Close there is also a clear symmetry in the pattern of development which makes a positive contribution to the character and appearance of the area. 9. The Western Urban Area Character Supplementary Planning Document 2012 defines the site as being located within a post war open estate character area. Consequently, whilst there is some limited variation in appearance1 much of the architectural detailing of dwellings in the vicinity of the site is consistently derived from this time period2. 10. The proposal would introduce an additional dwelling at the site, attached to the side elevation of 2 Whins Close, and subdivide the plot.

2 Whins Close, Camberley, Surrey, GU15 3NW — Surrey Heath Borough Council — Appeal Decision Consequently, and despite the availability of land, it would erode the plot to dwelling ratio to a significant degree, and to a point where it would be incongruous with the plot to dwelling ratios of the majority of other semidetached dwellings in the area. 11. Examples in the area of other terraced dwellings and gable roof designs fronting the street would not weigh in the proposal’s favour. This is because these features are not predominant within the immediate context of the site and on which my assessment is based. 12. Notwithstanding the precision of the appellant’s illustration of an undulating building line, it was clear from my site visit that the perception on the ground was one of an established building line fronting Forrest Hills. 13. Building to the side of 2 Whins Close would erode the set back from Forrest Hills and breach the established building line to a significant extent, even with a stepped approach to the height of the dwelling and pitched roof. Consequently, the level of openness currently apparent would be harmed. The loss of symmetry with the semidetached dwellings opposite and the prominent nature of the corner plot means that the effects would be stark. 14.

2 Whins Close, Camberley, Surrey, GU15 3NW — Surrey Heath Borough Council — Appeal Decision Whilst the scale of the proposal may not dominate the semidetached dwellings in a fundamental sense, indeed the roof lines are similar and the projection forward of 2 Whins Close is limited, the scale is sufficient to detract from the existing pattern of development. 15. Similarly, although I note the appellant’s contention that the single storey element would be screened by existing boundary treatments due to a change in ground levels, I cannot be certain that this would be the case. 16. For example, during my site visit it was clear that Robin’s Bow was at an appreciably higher level than the site and it is highly likely that the proposal would be visible from this direction. In any event, the second storey element would still be prominent. 1 including panel cladding and hanging tiles 2 Including the use of pitch roof design https://www.gov.uk/planning-inspectorate 2

2 Whins Close, Camberley, Surrey, GU15 3NW — Surrey Heath Borough Council — Appeal Decision Appeal Decision APP/D3640/W/21/3286100 17. Furthermore, there would be discordance in the proposals architectural detailing, specifically in relation to the lack of cladding at the frontage and use of brick lintels. Whilst not significant in and of itself, it would not reflect the post war architectural design and would compound the incongruity of the proposal’s pattern of development. 18. Overall, the proposal would harm the character and appearance of the area and conflict with Policies CP2 and DM9 of the Surrey Heath Core Strategy and Development Management Policies Development Plan Document 2012, Principles 6.6, 7.1 and 7.4 of the Residential Design Guide Supplementary Planning Document 2017, Guiding Principles P01, P02 and P03 of the Western Urban Area Character Supplementary Planning Document 2012. Other Matters 19. Whilst the site is located within the Thames Basin Heaths SPA’s zone of influence, as I am dismissing the appeal for other reasons, it is not necessary for me to consider likely significant effects or whether planning obligations are required. 20.

2 Whins Close, Camberley, Surrey, GU15 3NW — Surrey Heath Borough Council — Appeal Decision The proposal may achieve adequate garden space and landscaping to satisfy the living conditions of occupiers, support limited forms of biodiversity, prevent loss of light and overlooking, and provide car parking to satisfy highway safety, but these are separate matters to that of character and appearance and have not been determinative under the main issues. 21. There is no objective evidence before me, such as traffic accident surveys or technical drawings to demonstrate that moving the fence line would generate benefits in favour of highway safety, or that this would weigh significantly in the balance. 22. The Council cannot demonstrate a five year housing land supply. However, the proposal is of very limited scale with correspondingly limited land use efficiency and socio-economic benefits, and there is an absence of evidence that there would be significant cumulative benefits with other small scale development in the area. 23. Consequently, the only reasonable conclusion is that the adverse impacts of allowing the appeal would significantly and demonstrably outweigh the benefits and the presumption in favour of sustainable development would not apply. Conclusion 24. For the reasons given, the appeal is dismissed.

2 Whins Close, Camberley, Surrey, GU15 3NW — Surrey Heath Borough Council — Liam Page INSPECTOR https://www.gov.uk/planning-inspectorate 3