Flats conversion, 13a Church Street, Weybridge
13A Church Street comprises a single duplex flat split over two floors above 13 Church Street - a retail unit currently occupied by Starbucks Coffee.
The property currently comprises the following accommodation:
First Floor:
Kitchen, bathroom, wc, bedroom 3 and living room
Second Floor:
Bedroom 1 and bedroom 2
Externally:
Frontage is directly on to the street.
Enclosed rear courtyard garden with rear pedestrian access.
PLANNING POLICY
In preparing the design proposals, consideration has been given to the following policies taken from the Elmbridge Core Strategy (July 2011) which sets out the plan for the future development of the Borough in the period 2011 to 2026.
CS4 - Weybridge
All new development will need to be well designed, integrate with, and enhance local character.
CS17 - Local Character, Density and Design
Development Density
In order to promote the best use of urban land, and to protect the Borough's green spaces, the Council will promote well designed, high quality and sustainable developments which will contribute to the achievement of an overall housing density target of 40 dwellings per hectare. Other than in the St George’s Hill Estate, Burwood Park and the Crown Estate, Oxshott, a minimum density of 30dph will be required. Developments within town centres should exceed 40 dph. Specific criteria to promote higher densities within each of the town centres will be identified in the Design and Character SPD.
CS18 - Town Centre Uses
Higher density mixed-use schemes will be promoted in town and district centres where they are compatible with the local environment and function of the centre within the overall hierarchy. Residential or office development will be expected to be provided above ground floor level in order to provide a diversity of uses, and to make the best use of sites within sustainable locations. New uses should contribute to sustaining a high quality, inclusive and safe environment, in order to improve and/ or enhance the quality of the area and the way it functions both in terms of the daytime and nighttime economies.
Mixed-use, high density development within town centres assists the delivery of sustainable communities and makes the best use of urban land (see CS17-Local Character, Density and Design). Mixed-used developments may also be suitable in other locations across the Borough.
CS19 - Housing type and size
- The Council will seek to secure a range of housing types and sizes on developments across the Borough in order to create inclusive and sustainable communities reflecting the most up to date SHMA in terms of the size and type of dwellings.
- Future DPDs that address Development Management and Site Allocations will identify sites that can deliver a mix of housing types.
- The Council will promote a mix of house types and sizes across the Borough and resist an over concentration of anyone type of dwelling if this is considered to have the potential to adversely affect community cohesion.
National policy seeks to ensure that a mix of house types is achieved across the plan period to meet the needs of the community.
There is a need for 90% of all new housing development to deliver 1, 2 and 3-bedroom dwellings in equal proportions in private market housing sectors within the Borough. As such, the Council will promote the provision of this size of dwelling when considering proposals for new development.
CS21 - Affordable housing
Financial viability
Developers and landowners are expected to consider the overall cost of development, including the required planning obligations and any abnormal costs, prior to negotiating the sale or purchase of land or the acquisition or sale of an option. The affordable housing should be provided through private subsidy, and where economically justified, a public subsidy.
In the exceptional circumstances where it is considered that the delivery of affordable housing in accordance with the policy is unviable, this must be demonstrated through the submission of a financial appraisal alongside a planning application.
The policy requires all proposals where there is a net increase in dwellings to make a contribution to the provision of affordable housing with the thresholds and targets set informed by the level of need, local development characteristics and the economics of provision. Whilst there is a presumption for on-site provision for sites of 5 or more units, due to reasons of viability and housing management, it is considered appropriate to seek financial contributions from sites of 1 to 4 units. This is in accordance with national policy which allows for lower thresholds to be set and supports off-site contributions where local circumstances justify such an approach.
In October 2023, DJC Housing Consultants Ltd carried out a revised financial appraisal of the scheme and this Viability Report has been included in the documentation supporting Planning Application ref: 2023/1532.
Using the Argus Development Tool which includes the BLV and calculates the surplus or deficit, the appraisal shown at Appendix 1 of the Viability Report shows a deficit of £118,558.
It is our opinion therefore that the applicant should not be required to provide any affordable housing contribution on this scheme.
Whilst the scheme does show a deficit the applicant has indicated that they would proceed on this basis.
PLANNING HISTORY
Previous Relevant Applications:
Application Number 2017/3969
Decision: Grant Planning Permission 30-10-2018
Site address: 13A Church Street, Weybridge, Surrey KT13 8DE
Proposal: Subdivision of existing flat into 2 flats with side dormer window and alterations to fenestration
Application Number 2017/1233
Decision: Refuse Planning Permission 13-06-2017
Site address: 13A Church Street, Weybridge, Surrey KT13 8DE
Proposal: Side dormer window and subdivision of existing flat into 2 flats
Application Number 2004/1322
Decision: Grant Planning Permission 11-08-2004
Site address: 13 Church Street, Weybridge, Surrey KT13 8DE
Proposal: Change of use from a building society (Class A2) to a coffee shop (Class A1-A3)
Application Number 1982/0902
Decision: Refuse Planning Permission 07-10-1982
Site address: 13A Church Street, Weybridge, Surrey KT13 8DE
Proposal: Change of use of first and second floors from residential to offices
Application number 1979/1722
Decision: Refuse Planning Permission 06-03-1980
Appeal allowed: 03-10-1980
Site address: 13 Church Street, Weybridge, Surrey KT13 8DE
Proposal: Change of use of ground floor from retail to building society office and first and second floors from storage to residential
THE PROPOSALS
The Proposals are detailed on the following drawings:
02302-001 (Site Location Plan)
02302-002 (Site Plan)
02302-003 (Block Plan)
02302-011 (First Floor Plan - Existing)
02302-012 (Second Floor Plan - Existing)
02302-015 (Elevations - Existing)
02302-016 (Sectional Elevation A-A - Existing)
02302-017 (Sectional Elevation B-B - Existing)
02302-021 (First Floor Plan - Proposed)
02302-022 (Second Floor Plan - Proposed)
02302-025 (Elevations - Proposed)
02302-026 (Sectional Elevation A-A - Proposed)
02302-027 (Sectional Elevation B-B - Proposed)
Access to both flats will be via the rear and across the roof of the single-storey retail unit below. Balustrades and screening are to be put in place to protect the adjoining properties’ privacy and to create a secluded outdoor amenity area for the use of the occupants of both flats. Access to Flat 1 will be via a new entrance door and access to Flat 2 will be via the existing entrance door to the rear.
The proposals comprise alterations required to convert the existing single duplex flat into 2no. 2-bedroom flats. The internal works include the alteration of existing partition walls and addition of new partitions to provide the accommodation together with a new staircase enabling access to Flat 2 on the second floor.
There are no alterations to the front elevation being proposed.
USE
The use remains residential (C3 – Dwellinghouses)
AMOUNT / LAYOUT / SCALE / APPEARANCE / LANDSCAPING
Amount: The site area is 182.8sqm and the building footprint is unchanged by the proposals.
Flat 1 = 60.66sqm Nett Internal Area (NIA)
Flat 2 = 58.39sqm Nett Internal Area (NIA)
Both flats meet with the minimum space standards for 2-bedroom flats in Elmbridge Borough Council.
Layout: The internal layout is improved to meet contemporary needs and provide a more effective use of the available space.
Scale: The scale of the proposal is consistent with the existing dwelling, adjoining properties in Church Street and properties further afield in Weybridge Town Centre.
Appearance: There are no alterations being proposed to the front elevation and the alterations to the exterior at the rear consist of the creation of a new entrance to Flat 1 and screening and cosmetic works to improve the appearance of the rooftop terrace
Landscaping: The rear rooftop terrace will be improved and screened from the adjoining properties to provide privacy.
ACCESS
The proposed flats will be accessed from the rear with no access internally or externally from the front.
CONCLUSION
The proposals will address thermally inefficient building fabric and unsatisfactory accommodation the details of which will be included in the application for Building Regulations approval.
The proposals will improve the existing accommodation and provide an improved circulation and use of space than currently is the case.
The proposals will secure the longer-term viability of the property and will not have a detrimental effect on the street scene or the privacy and amenity of the adjoining properties.
