House extensions and swimming pool at Pinewood Lodge, Rushmoor, Farnham

What was proposed

The application proposed extensions and alterations, a basement, garage, pool, greenhouse, landscaping and demolition of existing additions and outbuildings.

“WA/2025/02153 – Erection of ground and first floor extensions and alterations with terrace at first floor and PV panels to roof; creation of a basement level with sunken courtyard; erection of a detached garage; hard and soft landscaping works including installation of a swimming pool and erection of a greenhouse; demolition of existing extensions, garage and outbuildings at PINEWOOD LODGE EGLINTON ROAD RUSHMOOR FARNHAM GU10 2HA”

Officer report

The site and surroundings

The site contains a detached two-storey home and outbuildings in a spacious, rural plot with woodland and other detached dwellings.

“The application site is located on the eastern side of Eglinton Road. The property is a detached, two-storey dwelling with a number of outbuildings, set within a spacious plot. The area has a rural, sylvan character and features woodland and detached dwellings, of varying design, appearance and materials, set within generous plots. There are no significant land level changes affecting the site.”

Officer report

Earlier applications

A previous extension application was refused in 2023, while earlier applications for extensions and garage works had mixed outcomes.

“Reference Proposal Decision WA/2022/01727 Erection of extensions and alterations together with creation of balcony at first floor following demolition of detached garage and outbuilding. REFUSED 11/07/2023”

“WA/2021/01830 Erection of extensions and alterations to garage. REFUSED 24/02/2022”

Officer report

What officers recommended

Officers recommended approval because the redesign restored the house, reduced bulk, addressed privacy concerns and was considered acceptable in the Green Belt and National Landscape.

“A previous application for an extension at the site, under reference WA/2022/01727 was refused due to impact upon the Green Belt, harm to the character of the existing dwelling and the surrounding area, which is a designated National Landscape and AGLV, and harm to the privacy of neighbouring properties.”

“The current proposal is to remove and remediate the unsympathetic alterations and extensions, to restore the original building’s Victorian proportions and features. The bulk and height of the existing two storey extension would be reduced, and this part of the building would read as an intentional, glazed link between the original part of the building and the proposed, contemporary, two storey extension, with hipped roof to minimise bulk.”

Officer report

The Green Belt balance

The basement made the total floor-space increase disproportionate, but officers considered its lack of visual or spatial impact a very special circumstance outweighing Green Belt harm.

“The NPPF sets out that openness is an essential characteristic of the Green Belt, with a key objective being to keep land permanently open. Openness has both a visual and spatial dimension. No spatial or visual harm to the Green Belt is identified, as the scale of the above-ground development is considered complaint with Green Belt policy DM14, having regard to the changes in scale, mass, height and floor space.”

“The addition of the proposed basement floor would provide a further internal floor space of 86sqm. The total floor space increase would therefore be approximately 86.3%, which would significantly exceed the DM14 policy threshold of 40%. However, the basement floor space would be below ground level and would have no visual or spatial impact upon the Green Belt and would not affect its openness.”

Officer report

Who spoke to the committee

Two objectors, two supporters and the ward councillor made representations under the council’s public speaking scheme.

The committee debate

The minutes record that the committee debated the application before voting on the officers’ recommendation.

“Following debate, the Committee voted in favour of the officers recommendation to grant permission 7 in favour, 1 abstention and 2 against.”

Minutes

The final decision

Planning permission was granted subject to conditions 1 to 8 and informatives 1 to 2.

“Subject to conditions 1-8 and informatives 1-2, planning permission be GRANTED”

Minutes

Conditions attached

The permission included conditions controlling implementation, materials, planting, biodiversity, trees, demolition of outbuildings and northern openings.

“Prior to the commencement of the development hereby approved, a Planting Plan showing the boundary planting to the northern and western boundaries of the site, including species, number, position and minimum size of plants at the time of planting, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented fully in accordance with the approved details.”

“Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended), (or any Order revoking and/or re-enacting that Order, with or without modification), no windows, dormer windows or other openings, other than those expressly authorised by this permission, shall be constructed in the northern (rear) elevation of the dwelling without the express permission of the Local Planning Authority.”

Officer report