House extensions at Tregaron, Grange Drive, Horsell, Woking

What was proposed

The application proposed two-storey and single-storey extensions, external alterations, new materials and fenestration after removing the garage, store and conservatory.

“PROPOSAL: Erection of two storey and single storey extensions to front, side and rear of property, external alterations and alterations to external materials and fenestration following demolition of existing garage, store and conservatory.”

“One and two storey extensions to a dwelling house.”

Officer report

The site and surroundings

The site contains a detached two-storey house, detached garage, gardens, hedges and trees in a private residential road, within an area tree protection order.

“Urban Area • Area Tree Preservation Order 626/0035/1963 • Thames Basin Heaths Special Protection Area (TBH SPA) Zone B (400m-5km)”

“The application site is located at the west end of Grange Drive which is a private residential road accessed from the west side of Grange Road in the Horsell neighbourhood of Woking. The site is host to a detached two-storey dwelling house with a detached garage to its north side. The house is brick built and has a pitched roof with gable ends. It is in an irregular shaped plot with short front and rear gardens but a large garden lawn to its south side.”

Officer report

Earlier applications

Four earlier extension applications were refused, with the two most recent dismissed on appeal; the current design followed pre-application advice and reduced the earlier scheme.

“PLAN/2023/0151 Erection of a two storey front, side and rear extension following demolition of existing conservatory, garage and store, increase in roof ridge height, new pitched roof to the side extension, 5no roof lights and the erection of 2No front dormers.”

“The current application follows four previous applications, also for extensions, which were refused permission, and the most recent two of which were dismissed at planning appeal. The planning history of the site will be a highly material consideration for the determination of the current application.”

Officer report

Effects on neighbours

The extensions would affect outlook and reduce separation distances, but angled relationships, gardens, screening and conditions were considered sufficient to protect neighbouring amenity.

“The proposed extensions to Tregaron would reduce the separation distances to this boundary to around 4.1 metres and the distance between the dwellings to 8.1 metres. As the houses are arranged at an angle they do not fall into the categories set out in the SPD table referred to above. It is noted the distances would exceed the recommended distance for a side to boundary relationship (1m) but fall below the front-to-front relationship (10m).”

Officer report

Consultation and objections

The arboricultural officer found the proposal acceptable, while three letters from two neighbouring properties objected on amenity, parking, drainage, appearance and scale grounds.

“The proposed is considered acceptable from an Arboricultural perspective. The arboricultural information provided is considered acceptable and should be complied with in full.”

“Three letters of representation were received from the occupiers of two neighbouring properties which raised objections to the proposed development. In summary the letters contained the following concerns with the development:”

Officer report

Concerns raised by councillor

Councillor John Morley referred the application because of concerns about scale, bulk, proximity, elevated ground and cumulative effects, particularly near Well House and Little Garth.

The committee debate

Members considered property orientation, ground levels, room use, obscure glazing and the reduced impact compared with earlier refused schemes.

“The application had been referred to Committee by a Councillor John Morley, Ward Councillor due to concerns regarding the impact on neighbouring properties, particularly Well House and Little Garth.”

“During debate, Members considered the relationship between the properties in detail, including the orientation, ground Levels and the positioning of habitable and non-habitable rooms. It was noted that many of the relevant windows would either serve non-habitable spaces or be subject to obscure glazing conditions, and that the relationship was not directly comparable to typical rear-to-rear scenarios.”

Minutes

Conditions attached

Permission was subject to approved plans, materials, limits on roof extensions and new openings, obscure glazing, and tree protection measures.

“Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification) no windows, dormer windows, rooflights, doors or other additional openings, other than those expressly authorised by this permission, shall be formed in the first floor or roof level of the extensions hereby permitted without planning permission being first obtained from the…”

“Protective measures shall be carried out in strict accordance with the arboricultural information provided by Wood’s Tree Consultancy Ltd received on 11.02.2026 including the convening of a pre-commencement meeting and arboricultural supervision as indicated. No works or demolition shall take place until the tree protection measures have been implemented.”

Officer report