ITEM NUMBER 2
APPLN. NO.: : 04/01184/FUL Gibbs Marine, Sandhills Meadow, Russell
VALID DATE : 06/12/2004 Road, Shepperton
EXPIRY DATE : 31/01/2005
CTTEE DATE : 30/03//2005 (SG) Erection of a boat showroom on land fronting
TARGET : OVER 8 WKS River Thames with addition of fire escape
staircase and associated parking
As shown on drawing nos 01051/01A,
01051/1001, 01051/1002, 01051/1004,
01051/1005, 336/01 and location plan
received on 6 December 2004 for Gibbs
WARD : Shepperton Town
1. Borough Local Plan
- Green Belt
- Area Liable to Flood
- Area of Special Landscape Character
- Close to Conservation Area
- River Thames Area of Special Character
- Adjacent Site of Nature Conservation Importance
- Plotland Area
2. Relevant Planning History
SUN.7566 Alterations to boat house. Approved 14/10/1963
S/77/0785 Demolish timber garages and erect 10 Refused 15/03/1978
E/86/0705 Single storey store (workshop extension Approved 11/02/1987
to boat yard building).
E/87/0552 Single storey reception room, boat shed Approved 29/07/97
and veranda extension.
E/87/0044 Erection of two bungalows and garages. Refused 01/07/1987.
94/0035 Reconstruction of existing workshop to Withdrawn 18/06/1994.
94/0215 Construction of six no. 3 bedroom Withdrawn 25/10/1994
94/0580 Erection of 3 no. detached houses with Refused, Appeal
associated parking and construction of dismissed 06/07/1995
02/00609/FUL Erection of a boat showroom on land Refused 23/07/2003.
fronting the River Thames (eastern site) Appeal allowed
with associated parking on eastern and 09/08/2004
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03/00916/FUL Erection of a boat showroom with Withdrawn 04/02/04
associated parking on land fronting
3. Description of Current Proposal
3.1 This application relates to the Gibbs Marine site in Shepperton. The Gibbs Marine
site comprises two separate sites (northern and eastern). This application relates to
the eastern site, located on the eastern side of Sandhills Meadow. It has a frontage to
the River Thames. A number of boats are stored on the site. Residential properties
are located to the north, south and west of the application site. Access to the site is
through Sandhills Meadow, which is a private road, via Russell Road.
3.2 This application is for a revised version of a development approved on appeal in
August 2004. The proposed building would be sited in the same position and would
be of the same two-storey height as approved on appeal. The main external alteration
in the revised scheme is a small increase in the footprint of the rearward wing of the
building facing the river. The area of increased footprint would be 2.75 square metres.
An external fire safety staircase would be erected on to the southern side of this
rearward wing. The building would have a footprint overall of 545 square metres.
3.3 On the Sandhills Meadow (west) side of the building there would be a small new
canopy area over the entrance door and alterations to the curtain walling resulting in
a reduction in the total number of window openings. On the southern side of the
building, there would be 3 additional glazed access doors, a fire escape door and
alterations to the curtain walling resulting in a reduction in the total number of window
openings. On the northern side of the building, there would be two fire escape doors
and a similar reduction in the total number of window openings. The applicant has
indicated that some of these changes are required to meet the requirements of the
3.4 The ground floor of the building would be used as a showroom area. A large part of
the first floor would be a void to the showroom area below but there would be display
areas, office rooms, a meeting room and other ancillary accommodation along the
River Thames side of the building.
3.5 There would be 4 number parking spaces, on the front courtyard of the building with
access via Sandhills Meadow. The forecourt of the building would be hardsurfaced.
3.6 The building is designed with a pitched roof and would be constructed from profile
steel sheeting and brickwork with glazed doors and windows. The building would
have a maximum height of 7.1 metres to the ridge, as previously approved on appeal.
4.1 County Highway Authority – No objections.
4.2 Environment Agency – No objections.
4.3 Conservation Officer – No Objections
4.4 Tree Officer – No Objections
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4.5 Environmental Health – Pollution suggested attaching a standard condition on
5. Third Party Representations
5.1 Five letters of objections have been received raising the following concerns:-
- Overlooking and loss of privacy
- Suggested that other than the river frontage windows, windows on all other sides
shall be obscured glazed
- Suggested that the windows should be fixed and the doors closed unless being
used to move boats in/out of showroom to reduce the impact on the residents
- Proposed large metal clad showroom with sheet metal roofing would not be
sympathetic to the surroundings
- Residents were confused on accuracy of the approved plans
- Green Belt
- River Thames Area of Special Character
- Residential Amenity
- Conservation Area
7. Planning Considerations
7.1 As stated above in the report, a very similar development has already been approved
on appeal. The application site is within the Green Belt and as the proposed
development would of a similar size, height and design, as previously approved on
appeal, there would be no objection to the proposal in principle within the Green Belt
area. All the proposed alterations to the building are minor and it is considered that
they would not significantly alter the size, design and appearance of the building, as
approved on appeal, and therefore the proposal would not entail any additional
adverse impact on the streetscene, the general character of the area, the River
Thames Area of Special Character and the Area of Special Landscape Character.
The development is therefore considered to comply with Policies RU2, RU7, RU8,
BE1 and GB1 of the Local Plan 2001.
7.2 The Inspector whilst determining the appeal on the previous scheme considered the
impact of the proposed development on amenities of adjoining properties. In para. 16
of his decision letter, he stated that:
“Overall, I find that there will be some loss of outlook from, and overshadowing of, the
front garden and bedroom at “Dell Quay”, resulting from this proposal. However, I do
not consider this to be so severe that it breaches the terms of Local Plan Policy BE5,
which requires such loss of amenity to be “significant”, for planning permission to be
withheld. In my professional judgement, the loss of amenity to occupants of this
property, while not ideal, is not of an order that justifies the withholding of planning
permission on this ground alone. “
He concluded in para 14 of his decision letter that there would be no impact of the
previous scheme on the properties situated on the south of the application site (No.18
and “St. Martins”).
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7.3 On the north side elevation of the building, along “Dell Quay” side, the proposed
changes to the building are the insertion of 2 no. fire escape doors and a reduction in
the number of windows. It is considered that the proposed changes are so minimal
that they would not have any additional adverse impact on the amenities of this
property. Because of their height it would not be possible to look out of the windows.
On the southern side (along No.18 and “St Martins”), the proposal will have 3 no.
double doors, a fire escape door and a reduction in the number of windows. The
proposed building would be approximately 8.3 metres away from the adjoining
property no.18 and approximately 22 metres from “St. Martins”. It is considered that
due to this separation distance, the proposed alterations to the building would not
significantly effect the amenities of those properties. The proposed development
therefore is considered to comply with Policy BE5 of the Local Plan 2001.
7.4 In terms of flooding issues the building has been designed with underfloor voids and
the Environment Agency has raised no objection to the proposal on flooding grounds.
7.5 In terms of highways and transportation matters, a total of 4 parking spaces are to be
provided on the site. Some further parking could be available on Gibbs Marine’s
northern site. As the County Highway Authority has raised no objection to the
proposals, it is considered that the proposed development would not have any
adverse impact on traffic and parking within the area.
8.1 GRANT subject to the following conditions; -
1. DURATION NON-OUTLINE (C2)
2. COMPLETED DEVELOPMENT (C5)
Insert “the proposed development”
3. No development shall take place until samples of the materials to be used in
the construction of the external surfaces of the building hereby permitted have
been submitted to and approved in writing by the local planning authority. The
development shall be carried out on accordance with the approved materials.
4. No development shall take place until samples of the materials to be used for
the hardsurfaced areas around the building hereby permitted have been
submitted to and approved in writing by the local planning authority. The
development shall be carried out in accordance with the approved materials.
5. No development shall take place until a scheme for the treatment of the
boundaries of the site, using walls, fences, gates or other means of enclosure
has been submitted to and approved in writing by the local planning authority.
Any boundary treatment proposed shall be permeable to flood water. No part
of the building hereby permitted shall be occupied until the boundary
treatment has completed in accordance with the approved scheme. The
approved boundary treatment shall be permanently retained thereafter.
6. No development shall take place until a detailed plan showing the proposed
finished floor level of the building hereby permitted, in relation to the existing
and proposed ground levels on the site, shall be submitted to and approved in
writing by the local planning authority. The building shall be constructed in
accordance with these approved details.
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7. PARKING MAINTAINED (C14)
8. No windows or other openings, any part of which would be above a height of 2
metres measured from ground level shall be inserted in the northern elevation
of the development hereby permitted without the express grant of planning
9. The building hereby permitted is to be used only in conjunction with the full
range of existing boatyard uses, the manufacturing, fitting out, repair,
maintenance, storage and sale of boats and boating equipment and for no
other purposes without the prior permission in writing of the local planning
10. Openings and any associated grilles in the building hereby approved shall be
constructed in accordance with details to be submitted and approved by the
local planning authority before development commences.
11. No spoil or materials, created or required in connection with the construction
of the building hereby permitted, shall be deposited or stored on that part of
the site lying within the area of land liable to flood.
12. Any steps or ramps to be provided in connection with the building hereby
permitted, shall be of open construction.
13. No soakways required in connection with the building hereby permitted shall
be constructed such that they penetrate the water table and they shall not, in
any event, exceed 3 metres in depth below existing ground level. None of
these soakaways shall be constructed in any ground that may be
14. SITE INVESTIGATION CONTAMINATED SITE (C81)
6. To ensure a satisfactory relationship with the surrounding properties.
9. To ensure that the site continues to serve the needs of those using the river.
10. To ensure that free passage of flood water through the under-floor voids of the
building is provided for.
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11. To prevent the increased risk of flooding due to impedance of flood flows and
reduction of flood storage capacity during the construction process.
12. To prevent the increased risk of flooding due to impedance of flood flows and
reduction of flood water storage capacity.
13. To prevent the increased risk of flooding and to improve water quality.
INFORMATIVES TO APPLICANT
1. Standard Informative I.0.7
2. The applicant is advised that in reaching this decision the Council has had
regard to the following policies and/or proposals in the development plan. Each
is considered relevant to the decision.
Spelthorne Borough Local Plan 2001: RU2, RU7, RU8, RU11, BE1, BE5,
BE22, BE29, GB1
Surrey Structure Plan 2004: LO4, SE3, SE4, SE5, SE7
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