Planning Guidelines & Process

Properties on the Wentworth Estate are subject to a number of covenants, which Wentworth Estate Roads Committee is empowered to enforce by the Wentworth Estate Act 1964.  Wentworth Club also has the benefit of the covenants and is primarily interested in proposals where properties adjoin its land.

 

Those areas of Wentworth Estate designated as Green Belt and Urban Area “A” are of individual private houses for family occupation each separated from every other in a predominantly tree covered setting, giving a rural feel.

 

 

The purpose of this guidance is to help owners contemplating building works requiring the Committee’s consent to produce proposals that are acceptable to the Committee.  However each application will be considered on its merits and this guidance is for information only.

 

Applicants and/or their professional advisors are encouraged to meet committee representatives for informal discussions about proposed schemes before a formal application is lodged. This can be arranged by contacting the Estate Office on 01344 842819 or e-mail werc@wentworthestate.org.uk.

 

 

 

When considering a planning application, the Committee assesses its impact upon adjoining properties and the Estate as a whole.

 

Any proposed development should be designed and sited so that it does not detract from the character of the Estate.

 

Each Property and any development of it should be in harmony with the size, shape and character of its plot and the neighbourhood.

 

The size of any new construction is of considerable importance and will be considered in relation to the size of the plot and its surroundings.

 

The siting of a building on its plot also requires careful consideration.  The appropriate distance from the boundaries will be influenced by the size, shape and orientation of the house and its ancillary buildings, the proximity and aspect of neighbouring houses and the extent of natural screening.

 

The height of a dwelling together with its bulk can have a considerable impact and must be sympathetic with the general street scene and in proportion to the size of its plot. For example, a house with a deep rectangular plan shape, gable ends, and a steeply pitched roof with a flat section at its centre has far more impact than a house with a hipped roof rising to a central ridge

 

When assessing a planning application the Committee will pay particular attention to the effect the proposals may have on neighbouring properties and golf course activities.  As far as possible the proposed works should not affect the privacy of a neighbour’s house and garden or significantly affect neighbours out-look. For example, proposed dormer windows in a loft space should be sited to minimise the degree of overlooking of neighbours’ houses and property. Garages, swimming pools, tennis courts, barbecue areas and the like which may cause noise, smells or other nuisances should be carefully sited to minimise the impact on neighbouring houses.

 

The Committee does not generally concern itself with the design of a building, provided that it is well screened.  However the Committee will in its consideration of an application look at the impact of a proposal on the immediate street scene and the overall effect on the Estate if the proposals were replicated throughout the Estate.

 

The committee has divided plots into three categories for the purpose of these guidelines: -

 

 

 

It is unlikely that the Committee will permit any two storey building to be within 4.5m of any boundary and any single storey building to be within 3.5m of a boundary.

 

The height of the new building should not generally exceed 9.0m

 

It is unlikely that proposals resulting in the gross area of a dwelling (measured over external walls) exceeding 22% of the area of the plot will be permitted. The area of the buildings includes garages swimming pool buildings garden rooms and the like, however in most cases basements and loft areas will be excluded from the calculation.

The committee recognises that these plots are generally in roads with a more urban appearance where there are established front and rear building lines and it is the depth of the house which can cause most harm to neighbouring properties.

 

Proposals for new dwellings will need to show reasonable separation distance from the side boundaries. It is anticipated that a distance from side boundaries of 3.5m for single storey and 4.5m for two storey elements will be appropriate for 20m wide plots, reducing on a sliding scale as the plot width decreases.

 

In most cases the rear of the new dwelling should not be appreciably beyond the building line established by adjacent houses.

 

The building should not exceed 9.0m in height, but as it is important that its appearance is in harmony with street scene, in some cases this may be excessive.

 

The scale and massing of the design should also be in harmony with neighbouring properties.

 

Where plots have frontages greater than 35m wide, the committee will expect an increase in the separation distance between the new building and its boundaries on a sliding scale from a minimum of 3.5m for single storey and 4.5m for two storey elements. The wider the plot, the greater the separation distance required.

 

It is unlikely that a height in excess of 10m will be acceptable.

 

It should be noted that where an extension to an existing dwelling is substantial, the committee will apply the guidelines on plot ratio, height and separation distances from boundaries as if a new house was being proposed.

 

The Committee accepts that residents may wish to take steps to enhance the security of their properties.  Electronic gates and associated piers will generally be allowed provided that they are set well back into the property.  The gates should not exceed 3.5m in height. The piers, including any capping or lantern should be no more than 3.0m high.  Wing walls can detract from the rural character of the Estate and when considering whether they are appropriate the Committee will look at the character of the particular area.  In most cases the Committee will insist on evergreen planting to soften the appearances of the walls; in all cases the walls must not exceed 2.0m in

height (measured overall any pier caps, lanterns etc.) and be no more than 3.50m in length. Ideally we shall seek a bellmouth entrance of at least 6m (1 car). 

The Committee will allow additional accesses onto Estate roads only in exceptional circumstances as a proliferation of driveways will detract from the rural character of the Estate and might create a traffic hazard.  The Committee will allow an access to be moved to a new position provided it does not create a traffic hazard or adversely affect neighbouring properties.

 

All new driveways across verges must be constructed to a specification approved by the Committee. Roadside ditches are vital for the removal of surface water from the Estate and they should not be blocked or reduced in section. Where a driveway crosses a ditch a culvert of adequate size should be installed

 

The covenants require boundaries to be defined by post and wire fencing 4’ 6” high with evergreen or beech hedges. However, the committee will normally accept green plastic coated chain link fencing not exceeding 1.8m high, provided it is adequately screened with an evergreen or beech hedge.

 

Security fencing might be allowed provided that it is of an “open” design (palisade for example), it is green in colour and it does not exceed 2.0m in height.  It must be set at least 2.0m back from the site boundary and be screened with evergreen planting so as to be invisible from the road or neighbouring properties.

 

A covenant attached to all properties on the Estate obliges the owner to have prior approval before any tree having a diameter of 9’’ (225mm) or more measured at 2’0’’ (600mm) above the ground is to be felled or lopped. The committee views any breach of this covenant seriously and if trees are felled without prior approval an owner will be expected to remedy the breach before an application is considered.

 

To protect the character of the Estate, existing trees shrubs and landscaping features should be preserved where practicable.  If it is necessary to remove trees to carry out a development, the Committee will expect them to be replaced on a “one for one” or in some cases a “two for one” basis.  The replacement trees should be of a reasonable size and local to the area.

 

Garden and security lighting can be very obtrusive if it is not designed sensitively. Care should be taken to minimise its impact on neighbouring properties and prevent unnecessary light pollution of the sky.

An application to the Committee for approval of building works should include two copies of the following drawings: -

 

It is the Committee’s opinion that costs arising from vetting planning applications and carrying out building works should be borne by those who benefit, not the Residents generally.  The Committee therefore asks applicants to make the following payments: -

 

A contribution towards the administration costs incurred in processing a planning application, based on the following sliding scale: -

 

 

The Estate roads were not designed to take modern construction traffic and consequently all developments result in some damage and accelerated wear and tear to the Estate roads and verges.  Applicants will be asked for a contribution towards the cost of such damage and wear and tear, based on the size of the proposed development.

 

Applicants will be expected to lodge a deposit with the Committee before work starts on site.  This deposit will be returned after the contractors repair all specific damage to roads and verges in the immediate area of the development.

 

If a new driveway is permitted across the Committee’s verge, it will be subject to a one-off wayleave charge of £1000.  If the position of an existing driveway is moved a wayleave charge of £500 will be levied.

 

The amounts of contributions and deposits will be a pre-estimate of the cost of the likely damage and wear and tear having regard to the nature and scale of the proposed development.

The committee recognises the right of an owner to improve his property, but at the same time it is aware of the nuisance building works cause to neighbours and has in place a number of measures designed to minimise this.

 

Before any work commences on site, owners are required to enter into a Deed of Agreement with the Committee, which imposes a number of conditions intended to minimise nuisance to other residents during building works.  A sample deed is appended to these guidelines, and particular attention is drawn to the financial consequences to the owner if a contractor breaches the conditions imposed. It is suggested that owners should incorporate the conditions of the deed in their contract with their builder.

 

A meeting will be arranged between the applicant and/or his professional advisors, the appointed contractor, a representative of the committee and a representative from Knight Security, who police the construction sites, before work commences on site to ensure that all parties understand the need for the conditions imposed by the deed of agreement and the consequences if they are ignored.

 

The committee will erect a notice board on the verge in a prominent position at the site entrance at the commencement of building works displaying a copy of the working rules set out in the deed of agreement, so that contractors and sub contractors are in no doubt about their obligations.

 

 

A representative of the committee will inspect construction work from time to time to ensure that it complies with the approved drawings. The owner will be informed of any discrepancies and asked to submit revised drawings for consideration by the committee.

 

 

Statutory Instrument 1990 No. 2617 made by the Secretary of State empowers the Committee to revalue any property for the purpose of calculating the annual road rate following the completion of any development.

Porches   Single storey extensions not exceeding 40m2, open pools & tennis courts   Single storey extensions exceeding 40m2, two storey extensions; covered swimming pools   New Dwellings

£100.00   £150.00     £300.00       £300.00