Planning Minutes

Date:
Wednesday, 18th January, 2017
Time:
7.30 pm
Place:
New Council Chamber, Town Hall, Reigate
 

Attendance Details

Present:
Mrs R Absalom, D Allcard, L Ascough, M Blacker, M Brunt (Chairman), G Crome, J Ellacott†, K Foreman, A Horwood, D Jackson, J King, S Kulka, S McKenna, S Parnall, J Paul, D Pay, M Selby, Mrs R Turner† and C Whinney†

† Substitute
Also Present:
Councillors R Coad*, J Essex* and T Schofield*

* Part meeting
Min NoDescriptionResolution
Part I
84 MINUTES

RESOLVED that the minutes of the meeting held on 14 December 2016 be approved as a correct record.

85 APOLOGIES FOR ABSENCE AND SUBSTITUTES

                                                     Apology                                    Substitute
Councillors:                               J Clarke                                     R Turner
                                                     B Thomson                               J Ellacott
                                                     R Harper                                   C Whinney
 

86 DECLARATIONS OF INTEREST

Councillor Brunt declared a non-pecuniary interest in item 11 (16/02524/CU) because he was a member of the Executive when the decision was taken to purchase the property. He left the meeting throughout the debate and vote on this item.

 

In respect of agenda item 5 (16/01066/F) It was noted that Councillor Brunt had not been a member of the Executive when it previously considered the Marketfield Road site, and that he intended to absent himself from any future Executive meetings when this site was being discussed.

 

Councillor Mrs Turner declared a non-pecuniary interest in agenda items 5 (16/01066/F) and 11 (16/02524/CU) and left the meeting throughout the debate and vote on these items.

 

Councillor Coad declared a non-pecuniary interest in agenda item 5 (16/01066/F) because he had been appointed chairman of the Redhill Business Guild.

 

Councillor Blacker declared a disclosable pecuniary interest in agenda item 6 (16/01013/F) because his company was employed by the applicant in a professional capacity. He left the meeting throughout the debate and vote on this item.

 

Councillor Jackson declared a non-pecuniary interest in agenda items 7 (16/02235/F), 8 (16/02374/F), 11 (16/02524/CU) and 13 (16/01758/F) because he was a member of Horley Town Council and its Planning Committee.

 

Councillor Horwood sought advice on whether he should declare an interest in agenda item 5 (16/01066/F) because he was the shadow to the Executive portfolio holder, but he was advised that this was not necessary because he had not been involved in the decision-making process.
 

87 ADDENDUM TO THE AGENDA

An addendum was circulated at the meeting to provide an update on matters arising after the agenda was published.

 

RESOLVED to note and to take into consideration the content of the addendum.
 

88 16/01066/F: MARKETFIELD PUBLIC CAR PARK, MARKETFIELD ROAD, REDHILL

The Committee considered an application for the demolition of existing buildings and redevelopment to provide new multi-screen cinema and flexible retail, restaurant and cafe units (use classes A1 and/or A3 and/or D2) at ground and first floor level and residential apartments within buildings comprising part five, part six, part ten and part thirteen storeys together with basement car parking and access, cycle storage and associated facilities including new amenity space and public realm.

 

It was noted that a number of revised conditions were listed within the addendum.

 

RESOLVED that planning permission be GRANTED subject to the following conditions:

 

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

 

2. The development hereby permitted shall be carried out in accordance with the following approved plans:


Plan Type                                     Reference                                 Version                                    Date Received
Elevation Plan                             AA3983-2200                                                                              03.05.2016
Elevation Plan                             AA3983-2201                                                                              03.05.2016
Elevation Plan                             AA3983-2202                                                                              03.05.2016
Elevation Plan                             AA3983-2203                                                                              03.05.2016
Elevation Plan                             AA3983-2204                                                                              03.05.2016
Elevation Plan                             AA3983-2206                                                                              03.05.2016
Elevation Plan                             AA3983-2207                                                                              03.05.2016
Street Scene                                AA3983-2210                                                                             03.05.2016
Combined Plan                           AA3983-2220                                                                             03.05.2016
Combined Plan                           AA3983-2221                                                                             03.05.2016
Combined Plan                          AA3983-2222                                                                              03.05.2016
Combined Plan                          AA3983-2225                                                                              03.05.2016
Combined Plan                          AA3983-2230                                                                              03.05.2016
Combined Plan                          AA3983-2231                                                                              03.05.2016
Combined Plan                          AA3983-2232                                                                              03.05.2016
Combined Plan                          AA3983-2240                                                                              03.05.2016
Section Plan                                AA3983-2240                                                                              03.05.2016
Section Plan                                AA3983-2251                                                                              03.05.2016
Section Plan                                AA3983-2252                                                                              03.05.2016
Section Plan                                AA3983-2253                                                                              03.05.2016
Combined Plan                          AA3983-2225                                    A                                        03.05.2016
Section Plan                                AA3983-2101                                    B                                       20.06.2016
Floor Plan                                    AA3983-2100                                    C                                       03.05.2016
Floor Plan                                    AA3983-2102                                                                              03.05.2016
Floor Plan                                    AA3983-2103                                                                              03.05.2016
Floor Plan                                    AA3983-2104                                                                              03.05.2016
Floor Plan                                    AA3983-2105                                                                              03.05.2016
Elevation Plan                            AA3983-2205                                     A                                       25.11.2016
Elevation Plan                            AA3983-2208                                     B                                       25.11.2016
Elevation Plan                            AA3983-2209                                     A                                       25.11.2016
Combined Plan                         AA3983-2241                                     A                                       25.11.2016
Site Layout Plan                         AA3983-2006                                    A                                        25.11.2016
Site Layout Plan                         AA3983-2005                                                                              03.05.2016
Site Layout Plan                         AA3983-2002                                                                              03.05.2016
Location Plan                             AA3983-2000                                                                              30.05.2016
 

Reason:     
To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance.

 

3. No development shall take place until the developer obtains the Local Planning Authority’s written approval of details of both existing and proposed ground levels. The development shall be carried out in accordance with the approved levels.
Reason:
To ensure the Local Planning Authority are satisfied with the details of the proposal and its relationship with adjoining development and to safeguard the visual amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Sh2.

 

4. No above ground works or superstructure works shall take place until written details of the materials to be used in the construction of the external surfaces, including fenestration and roof, have been submitted to and approved in writing by the Local Planning Authority. It is expected that the materials will follow those listed in the Design and Access Statement and the development shall be carried out in accordance with the approved details.
Reason:
To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Borough Local Plan 2005 policies Sh2, Ho9 and Ho13.

 

5. No development shall commence including groundworks or demolition until a detailed Tree Protection Plan (TPP) shall be submitted to and approved in writing by the local planning authority. The TPP shall contain details of the specification and location of tree protection (barriers and/or ground protection) and any construction activity that may take place within the protected root areas of trees/hedges shown, where retained on the TPP. The tree protection measures shall be installed prior to any development works and will remain in place for the duration of all construction works. The tree protection barriers/ground protection shall only be removed on the completion of all construction activity, including hard landscaping. All works shall be carried out in strict accordance with these details when approved.
Reason:
To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Pc12 of the Reigate and Banstead Borough Local Plan.
Informative
The use of a suitably qualified arboricultural consultant is essential to provide acceptable submissions in respect of the arboricultural tree condition above. All works shall comply with the recommendations and guidelines contained within British Standard 5837

 

6. No above ground works or superstructure works shall commence on site until a scheme for the landscaping of the site including the retention of existing landscape features and replacement tree planting has been submitted to and approved in writing by the LPA. Landscaping schemes shall include details of hard and soft landscaping, including any tree removal/retention, planting plans, written specifications (including cultivation and other operations associated with tree, shrub, and hedge or grass establishment), schedules of plants, noting species, plant sizes and proposed numbers/densities and an implementation and management programme.
All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing with the local planning authority.
Any trees shrubs or plants planted in accordance with this condition which are removed, die or become damaged or become diseased within five years of planting shall be replaced within the next planting season by trees, shrubs of the same size and species.
Reason
To ensure good arboricultural and landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4, Pc12, Ho9 of the Reigate and Banstead Borough Local Plan 2005.All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or within the first planting season following completion of the development hereby approved.

 

7. A landscape management plan, including long term design objectives management responsibilities and maintenance schedules for all landscape areas, other than small, privately owned, domestic gardens, shall be submitted to and approved by the Local Planning Authority prior to the occupation of the development or any phase of the development, which ever is the sooner, for its permitted use. The landscape management plan shall be carried out as approved.
Reason:
To preserve and enhance the visual amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9 and Pc4.

 

8. The development hereby approved shall not be first occupied unless and until the proposed vehicular accesses on to Marketfield Road (including changes to local parking restrictions) and Marketfield Way (including the required relocation of the adjacent controlled pedestrian crossing) have been constructed and provided with visibility zones in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority and thereafter the visibility zones shall be kept permanently clear of any obstruction over 1.05m high.
Reason:
The above condition is required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

9. The development hereby approved shall not be first occupied unless and until the existing access from the site to Marketfield Road has been permanently closed and any kerbs, verge, footway, fully reinstated (other than that created for the new access) in accordance with RGP drawing 2016/3441/003.
Reason:
The above condition is required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

10. The development hereby approved shall not be first occupied unless and until space has been laid out within the for vehicles to be parked for the loading and unloading of 6 light goods vehicles and 3 heavy goods vehicles and for vehicles to turn so that they may enter and leave the site in forward gear, site in accordance with RGP drawing 2016/3441/002. Thereafter the parking / loading and unloading /turning areas shall be retained and maintained for their designated purpose.
Reason:
The above condition is required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

11. The development hereby approved shall not be first occupied unless and until a service management plan specifying arrangements for deliveries to and removals from the site, to include details of:
(a) parking for vehicles of site personnel, operatives and visitors
(b) loading and unloading of plant and materials
(c) storage of plant and materials
(d) programme of works (including measures for traffic management)
(e) provision of boundary hoarding behind any visibility zones
(f) HGV deliveries and hours of operation
(g) vehicle routing
(h) measures to prevent the deposit of materials on the highway
(i) before and after construction condition surveys of the highway and a commitment to fund the repair of any damage caused, and
(j) on-site turning for construction vehicles; and
(k) a communications plan has been submitted to and approved in writing by the Local Planning Authority. Thereafter the approved details shall be implemented.
Reason:
The above condition is required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

12. The development hereby approved shall not be first occupied unless and until a service management plan specifying arrangements for deliveries to and removals from the site, to include details of:
(a) The types of vehicles to be used and hours of operation
(b) The dimensions and layout of lorry parking and turning areas
(c) The management of delivery scheduling
(d) The management of vehicle conflict at the exit onto Marketfield Way, and
(e) The use of banksman/general risk management.
has been submitted to and approved in writing by the Local Planning Authority. Thereafter the approved details shall be implemented.
Reason:
The above condition is required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

13. Prior to first occupation of the development a Travel Plan shall be submitted for the written approval of the Local Planning Authority in accordance with the sustainable development aims and objectives of the National Planning Policy Framework, Surrey County Council’s “Travel Plans Good Practice Guide”. And then the approved Travel Plan shall be implemented on first occupation and for each and every subsequent occupation of the development, thereafter the Travel Plan shall be maintained and developed to the satisfaction of the Local Planning Authority.
Reason:
In recognition of Section 4 “Promoting Sustainable Transport “ in the National Planning Policy Framework 2012.

 

14. a) No development shall be commenced until a Training and Employment Strategy, detailing how the proposed development during the construction phase, will provide opportunities specific to the needs of the local area, has been submitted to and approved in writing by the Local Planning Authority.
b) No development shall be occupied until a Training and Employment Strategy, detailing how the proposed development during the operational phase, will provide opportunities specific to the needs of the local area, has been submitted to and approved in writing by the Local Planning Authority.
Reason:
To ensure the development provides economic and social benefits to the town with regard to Policy Em1 of the Reigate and Banstead Borough Local Plan 2005.

 

15. No above ground works or superstructure works shall be commenced until details of a scheme to update the wayfinding signage within the town centre have been submitted to and approved by the Local Authority. The development shall be carried out in accordance with the approved details.
Reason:
In order to ensure that town centre signage remains relevant and up to date and to promote the scheme as a visitor attraction with regards Policies RE2 and Sh2 of the Reigate and Banstead Borough Local Plan 2005.
Informative
For more information on the requirements of the above two conditions please contact the Council’s Regeneration team.

 

16. An open book appraisal shall be submitted to the Local Planning Authority setting out the actual development costs and values as achieved. 50% of any development profit achieved above a level of 15% profit on cost shall be provided as an affordable housing contribution in accordance with details to be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the penultimate residential unit.
Reason:
To ensure that a contribution towards affordable housing is provided if development viability allows, in accordance with Policy CS15 of the 2014 Core Strategy.

 

17. Prior to construction of the development hereby approved the following drawings need to be supplied to and approved by the local planning authority:
• Detailed development layout at an appropriate scale;
• a drainage layout detailing the exact location of SUDs elements, including finished floor levels;
• details of all SuDS elements and other drainage features, including long and cross sections of attenuation tanks, pipe diameters including the details of the methods of flow control and respective levels and how these relate to submitted calculations.
The development shall then be carried out in strict accordance with the details.
Reason:
To ensure that the SuDS are adequately planned, delivered and that the development is served by an adequate and approved means of drainage to comply with Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS10 of the Core Strategy 2014, as well as the requirements of the Non-statutory technical standards.

 

18. Prior to construction of the development hereby approved, details of the proposed maintenance regimes for each of the SUDS elements shall be submitted to and approved by the Local Planning Authority. The development shall thereafter be carried out in strict accordance with those approved details.
Reason:
To ensure that the SuDS are adequately planned, delivered and that the development is served by an adequate and approved means of drainage to comply with Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS10 of the Core Strategy 2014, as well as the requirements of the Non-statutory technical standards.

 

19. Prior to occupation, a verification report carried out by a qualified drainage engineer must be submitted to and approved by the Local Planning Authority to demonstrate that the Sustainable Drainage System has been constructed as per the agreed scheme.
Reason:
To ensure that the SuDS are adequately planned, delivered and that the development is served by an adequate and approved means of drainage to comply with Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS10 of the Core Strategy 2014, as well as the requirements of the Non-statutory technical standards.

 

20. The development shall be carried out in accordance with the mitigation measures set out in the Air Quality Assessment dated 6th April 2016.
Reason:
To ensure that the development does not have any adverse air quality impacts with regards Policy Ho9 of the Reigate and Banstead Borough local Plan 2005.

 

21. The development shall be carried out in accordance with the Ventilation Strategy report dated 20 April 2016 undertaken by Cudd Bentley Consulting.
Reason:
To ensure that a successful ventilation strategy can be achieved with regards Policy Ho9 of the Reigate and Banstead Borough local Plan 2005.

 

22. The development shall be carried out in accordance with the Sustainability Statement report dated 28 April 2016 undertaken by Cudd Bentley Consulting and the energy and CO2 reductions contained therein.
Reason:
To ensure that the development would reduce greenhouse gases with regards Policies CS10 and CS11 of the 2014 Core Strategy 2014 and Ho9 of the Reigate and Banstead Borough local Plan 2005.

 

23. The development shall be carried out in accordance with the environmental improvements as set out in the BREEAM Pre Assessment Report dated 28 April 2016 undertaken by Cudd Bentley.
Reason:
To ensure that the development would reduce greenhouse gases with regards Policies CS10 and CS11 of the 2014 Core Strategy and Policy Sh2 and Re2 of the Reigate and Banstead Borough local Plan 2005.

 

24. The development shall be carried out in accordance with the ecological mitigation and enhancement measures as set out in the Ecology Report dated April 2016 undertaken by WYG.
Reason:
To ensure that the development would respect the ecological environment with regards Policy CS10 of the 2014 Core Strategy.

 

25. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, (or any Order revoking and re-enacting that Order with or without modification), the retail units 1 to 11 shall be for use classes A1, A3 or D2 gym only and shall not be sub-divided without the prior written consent of the Local Planning Authority.
Reason:
To ensure that suitable retail and associated facilities are provided in this location with regards policy Sh10 of the Reigate and Banstead Borough Local Plan 2005.

 

26. The development shall be carried out in accordance with the flood risk management measures as set out in the Site Specific Flood Risk Assessment dated August 2016 undertaken by Richard Jackson Engineering Consultants Ltd.
Reason:
To ensure that the development would not exacerbate the flood risk with regards Ut4 of the Reigate and Banstead Borough Local Plan 2005.

 

27. No development or other groundworks shall take place north of the proposed building extent unless and until a written Phase 1 and 2 Environmental Risk Assessment report(s) has been submitted to and approved in writing by the local planning authority
Reason:
To ensure that the proposed development and any site investigations and remediation will not cause harm to human health or pollution of the wider environment with regard to Reigate and Banstead Borough Council Local Plan 2005 Policy (insert reference) and the NPPF.
Informative:
The report should include but not be limited to an assessment of contamination sources, pathways and receptors and enable the presentation of all plausible pollutant linkages in a preliminary conceptual site model. The study shall include relevant regulatory consultations such as with the Contaminated Land Officer and be submitted to the Local Planning Authority and is subject to the approval in writing of the Local Planning Authority and any additional requirements that it may specify. The report shall be prepared in broad accordance with the Environment Agency’s Model Procedures for the Management of Contaminated Land (CLR 11) and British Standard BS 10175.

 

28. Should ground contamination be identified that requires remediation then a remediation method statement should be produced that details the extent and method(s) by which the site is to be remediated, to ensure that unacceptable risks are not posed to identified receptors at the site and details of the information to be included in a validation report, has been submitted to and approved in writing by the Local Planning Authority, and any additional requirements that it may specify, prior to the remediation being commenced on site. The Local Planning Authority shall then be given a minimum of two weeks written notice of the commencement of remediation works.
Reason:
To demonstrate remedial works are appropriate and demonstrate the effectiveness of remediation works so that the proposed development will not cause harm to human health or pollution of the wider environment with regard to Reigate and Banstead Borough Council Local Plan 2005 Policy (insert reference) and the NPPF.

 

29. Prior to occupation, if development north of the proposed building extent has taken place, a remediation validation report for the investigation area shall be submitted to and approved by the Local Planning Authority in writing. The report shall detail evidence of the remediation, the effectiveness of the remediation carried out and the results of post remediation works, in accordance with the approved remediation method statement and any addenda thereto, so as to enable future interested parties, including regulators, to have a single record of the remediation undertaken at the site.
Reason:
To demonstrate remedial works are appropriate and demonstrate the effectiveness of remediation works so that the proposed development will not cause harm to human health or pollution of the wider environment with regard to Reigate and Banstead Borough Council Local Plan 2005 Policy (insert reference) and the NPPF.

 

30. Contamination not previously identified, but subsequently found to be present at the site shall be reported to the Local Planning Authority as soon as is practicable. If deemed necessary by the Local planning Authority development shall cease on site until an addendum to the remediation method statement, detailing how the unsuspected contamination is to be dealt with, has been submitted in writing to the Local Planning Authority. The remediation method statement is subject to the written approval of the Local Planning Authority and any additional requirements that it may specify.
Reason:
To ensure that the proposed development and any site investigations and remediation will not cause harm to human health or pollution of the wider environment with regard to Reigate and Banstead Borough Council Local Plan 2005 Policy (insert reference) and the NPPF.

 

INFORMATIVES


1. Notwithstanding any permission granted under the Planning Acts, no signs, devices or other apparatus may be erected within the limits of the highway without the express approval of the Highway Authority. It is not the policy of the Highway Authority to approve the erection of signs or other devices of a non-statutory nature within the limits of the highway.

 

2. The permission hereby granted shall not be construed as authority to obstruct the public highway by the erection of scaffolding, hoarding or any other device or apparatus for which a licence must be sought from the Highway Authority Local Highways Service.

 

3. The permission hereby granted shall not be construed as authority to carry out any works on the highway or any works that may affect a drainage channel/culvert or water course. The applicant is advised that a Section 278 agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. All works on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to 3 months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road. Please see http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme. The applicant is also advised that Consent may be required under Section 23 of the Land Drainage Act 1991. Please see www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/floodingadvice.

 

4. The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders. (Highways Act 1980 Sections 131, 148, 149).

 

5. The developer is advised that it is an offence to obstruct or divert the route of any right of way unless carried out in complete accordance with appropriate legislation.

 

6. The developer is advised that as part of the detailed design of the highway works required by the above condition(s), the County Highway Authority may require necessary accommodation works to street lights, road signs, road markings, highway drainage, surface covers, street trees, highway verges, highway surfaces, surface edge restraints and any other street furniture/equipment.

 

7. The applicant is advised of the comments of the Surrey crime Prevention Design Advisor with regards achieving Secured By Design accreditation.

 

8. Your attention is drawn to the safety benefits of installing sprinkler systems as an integral part of new development. Further information is available at www.firesprinklers.info.

 

9. The applicant is advised that separate advertisement consent may be required for any proposed signage or advertisement to be displayed on the premises.

 

10. The essential requirements for an acceptable communication plan, as required by Condition 12 above, are viewed as:
(i) how those likely to be affected by the site's activities are identified and how they will be informed about the project, site activities and programme;
(ii) how neighbours will be notified prior to any noisy/disruptive work or of any significant changes to site activity that may affect them;
(iii) the arrangements that will be in place to ensure a reasonable telephone response during working hours;
(iv) the name and contact details of the site manager who will be able to deal with complaints; and
(v) how those who are interested in or affected will be routinely advised regarding the progress of the work.
Registration and operation of the site to the standards set by the Considerate Constructors Scheme (http://www.ccscheme.org.uk/) would help fulfil these requirements.

 

11. The applicant is advised to contact Council's Neighbourhood Services Department with regards the refuse bin requirements for the development.

 

12. You are advised that the Council will expect the following measures to be taken during any building operations to control noise, pollution and parking:
(a) Work that is audible beyond the site boundary should only be carried out between 08:00hrs to 18:00hrs Monday to Friday, 08:00hrs to 13:00hrs Saturday and not at all on Sundays or any Public and/or Bank Holidays;
(b) The quietest available items of plant and machinery should be used on site. Where permanently sited equipment such as generators are necessary, they should be enclosed to reduce noise levels;
(c) Deliveries should only be received within the hours detailed in (a) above;
(d) Adequate steps should be taken to prevent dust-causing nuisance beyond the site boundary. Such uses include the use of hoses to damp down stockpiles of materials, which are likely to generate airborne dust, to damp down during stone/slab cutting; and the use of bowsers and wheel washes;
(e) There should be no burning on site;
(f) Only minimal security lighting should be used outside the hours stated above; and
(g) Building materials and machinery should not be stored on the highway and contractors' vehicles should be parked with care so as not to cause an obstruction or block visibility on the highway.
Further details of these noise and pollution measures can be obtained from the Council's Environmental Health Services Unit.
In order to meet these requirements and to promote good neighbourliness, the Council recommends that this site is registered with the Considerate Constructors Scheme - www.ccscheme.org.uk/index.php/site-registration.

 

13. It was noted that the Committee was keen to see alternative storage facilities provided for the market so that it could continue to operate during the development phase and thereafter.

 

14. It was noted that the Committee was keen to ensure that the development used high quality materials and agreed that the details of Condition 4 should be approved in consultation with the Chairman and Ward Members.

 

(Note: Councillor Mrs Turner left the meeting throughout the consideration of and vote on this item.)

 

The meeting was adjourned for a short break at 9.10 pm and resumed at 9.15 pm
 

89 15/02328/F: COURTLANDS FARM, PARK ROAD, BANSTEAD

The Committee considered an application for the removal of hardstanding and buildings and the erection of nine detached houses and retained bunker with associated access, parking and landscaping.

 

RESOLVED that planning permission be GRANTED subject to the following conditions:

 

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out in accordance with the following approved plans:


Plan Type                                     Reference                                     Version                                 Date Received
Location Plan                               PL01                                                                                              27.04.2016
Arboricultural Plan                       TPP01                                                                                           27.04.2016
Floor Plan                                      PL04                                                                                             27.04.2016
Elevation Plan                               PL13                                                                                             27.04.2016
Other Plan                                      PL20                                                                                            27.04.2016
Floor Plan                                       PL11                                                                                            27.04.2016
Location Plan                              UNNUMBERED                                                                           27.04.2016
Landscaping Plan                       679/01                                                                                          27.04.2016
Roof Plan                                       PL06                                                                                            27.04.2016
Floor Plan                                      PL05                                                                                            27.04.2016
Roof Plan                                      PL09                                                                                             27.04.2016
Roof Plan                                      PL12                                                                                             27.04.2016
Site Layout Plan                          UNNUMBERED                                                                          27.04.2016
Survey Plan                                    PL02                                                                                           27.04.2016
Site Layout Plan                            PL25                                                    A                                     27.05.2016
Combined Plan                            PL27                                                                                            27.05.2016
Combined Plan                            PL28                                                                                            27.05.2016
Combined Plan                            PL29                                                                                            27.05.2016
Section Plan                                 PL30                                                                                            27.05.2016
Elevation Plan                              PL07                                                      A                                    19.10.2016
Floor Plan                                     PL08                                                       A                                   19.10.2016
Elevation Plan                              PL10                                                      A                                    19.10.2016
Elevation Plan                              PL14                                                       A                                   19.10.2016
Other Plan                                     PL21                                                       A                                   19.10.2016
Other Plan                                     PL22                                                       A                                   19.10.2016
Other Plan                                     PL23                                                       A                                   19.10.2016
Combined Plan                           PL24                                                        A                                   19.10.2016
Section Plan                                 PL26                                                        A                                   19.10.2016
Section Plan                                 PL30                                                        A                                   19.10.2016
Site Layout Plan                          PL03                                                         C                                  07.12.2016
 

Reason:
To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance.

 

3. No development shall take place until the developer obtains the Local Planning Authority’s written approval of details of both existing and proposed ground levels and the proposed finished ground floor levels of the buildings. The development shall be carried out in accordance with the approved levels.
Reason:
To ensure the Local Planning Authority are satisfied with the details of the proposal and its relationship with adjoining development and to safeguard the visual amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9.

 

4. No development shall take place until written details of the materials to be used in the construction of the external surfaces, including fenestration and roof, have been submitted to and approved in writing by the Local Planning Authority, and on development shall be carried out in accordance with the approved details.
Reason:
To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13.

 

5. No development shall commence including demolition and or groundworks preparation until a detailed, scaled Tree Protection Plan (TPP) and the related Arboricultural Method Statement (AMS) is submitted to and approved in writing by the Local Planning Authority (LPA). These shall include details of the specification and location of exclusion fencing, ground protection and any construction activity that may take place within the Root Protection Areas of trees (RPA) shown to scale on the TPP, including the installation of service routings. The AMS shall also include a pre commencement meeting, supervisory regime for their implementation & monitoring with an agreed reporting process to the LPA. All works shall be carried out in strict accordance with these details when approved.
Reason:
To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan.

 

6. No development shall commence on site until a scheme for the landscaping of the site including the retention of existing landscape features has been submitted to and approved in writing by the LPA. Landscaping schemes shall include details of hard and soft landscaping, including any tree removal/retention, planting plans, written specifications (including cultivation and other operations associated with tree, shrub, and hedge or grass establishment), schedules of plants, noting species, plant sizes and proposed numbers/densities and an implementation and management programme.
All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing with the local planning authority.
Any trees shrubs or plants planted in accordance with this condition which are removed, die or become damaged or become diseased within five years of planting shall be replaced within the next planting season by trees, shrubs of the same size and species.
Reason:
To ensure good arboricultural and landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan 2005.

 

7. The development hereby approved shall not be first occupied unless and until the space has been laid out within the site in with a scheme to be submitted to and approved in writing by the Local Planning Authority for vehicles to be parked and for vehicles to turn (including refuse vehicles) so that they may enter and leave the site in forward gear. Thereafter the parking/turning areas shall be retained and maintained for their designated purpose
Reason:
The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

8. No development shall take place until a plan indicating the residential curtilages of the dwelling houses and the positions, design, materials and type of boundary treatment to be erected has been submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be completed before the occupation of the development hereby permitted and no residential or associated domestic uses shall take place outside the residential curtilages agreed.
Reason:
To preserve the visual amenity of the area and the openness of the Green Belt with regard to the Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Co1.

 

9. Notwithstanding the provisions 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 extensions permitted by Classes A, B, C, D or E of Part 1 of the Second Schedule of the 2015 Order shall be constructed (other than those expressly authorised by this permission).
Reason:
To restrict the enlargement of dwellings in this rural area and Green Belt Location with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho24 and Co1.

 

10. No demolition shall take place until a binding contract has been signed with a building contractor for building the permitted scheme within four months of signing the contract.
Reason:
To preserve the historic interest of the site with regard to Reigate and Banstead Borough Local Plan policy Pc10.

 

11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no demolition of the retained bunker identified as building no. 4 on the approved drawing number: J002196/PL 25 A permitted by Class B of Part 11 of the Second Schedule of the 2015 Order shall be undertaken without the prior written approval of the Local Planning Authority.
Reason:
In the interests of safeguarding the identified historic fabric of the retained bunker with regard to Reigate and Banstead Borough Local Plan policy Pc10 and the provisions of the National Planning Policy Framework.

 

12. Before works commence a full specification and drawings for the restoration and repair of the retained bunker shall be submitted to and approved in writing by the LPA including reinstatement of the grass banks to the bunker, additional supporting walls required for this grass bank, a grille over the void between bunker and embankment, a metal roof covering to the main roof, treatment of the carbonation and any other repairs for the stabilising and full restoration of this bunker. All the repairs in the approved specification shall be carried out before any dwellings are occupied.
Reason:
To preserve the historic interest of the site with regard to Reigate and Banstead Borough Local Plan policy Pc10.

 

13. Before works commence a full management plan shall be submitted to and approved in writing by the LPA, and the retained bunker shall be retained, maintained and managed in accordance with this management plan unless otherwise agreed in writing by the LPA.
Reason:
To preserve the historic interest of the site with regard to Reigate and Banstead Borough Local Plan policy Pc10.

 

14. The two one person metal air raid shelters, also known as guard posts, shall be retained and relocated adjacent to the retained bunkers before works commence. Details of how these shelters shall be protected during their removal and details of their proposed new location shall be submitted to and approved in writing by the LPA before works commence.
Reason:
To preserve the historic interest of the site with regard to Reigate and Banstead Borough Local Plan policy Pc10.

 

15. Before demolition commences the site shall be fully archaeologically record including building archaeology in a scheme submitted to and approved in writing by the LPA in consultation with Surrey County Council and Historic England and the resulting record placed in archives agreed by the LPA.
Reason:
To ensure the proper investigation, preservation and recording of the archaeological interest in the site with regard to Reigate and Banstead Borough Local Plan policy Pc8.

 

16. A. Prior to commencement of development a written comprehensive environmental desktop study report is required to identify and evaluate possible on and off site sources, pathways and receptors of contamination and enable the presentation of all plausible pollutant linkages in a preliminary conceptual site model. The study shall include any relevant regulatory consultations and be submitted to the Local Planning Authority and is subject to the approval in writing of the Local Planning Authority and any additional requirements that it may specify. Should the study identify a sufficiently low risk then the remaining contaminated land related conditions may not be required to be fulfilled.

B. In follow-up to the environmental desktop study report, a contaminated land site investigation proposal, detailing the extent and methodologies of sampling and analyses required to enable the characterisation of the plausible pollutant linkages identified in the preliminary conceptual model, shall be submitted to the Local Planning Authority. This is subject to the written approval in writing of the Local Planning Authority, and any additional requirements that it may specify, prior to any site investigation being commenced on site. Following approval, the Local Planning Authority shall be given a minimum of two weeks written notice of the commencement of site investigation works.

C. Prior to commencement of the development, a contaminated land site investigation and risk assessment, undertaken in accordance with the site investigation proposal as approved that determines the extent and nature of contamination on site and is reported in accordance with the standards of DEFRA’s and the Environment Agency’s Model Procedures for the Management of Contaminated Land (CLR 11), shall be submitted to the Local Planning Authority and is subject to the approval in writing of the Local Planning Authority and any additional requirements that it may specify.

D. Prior to commencement of the development a detailed remediation method statement should be produced that details the extent and method(s) by which the site is to be remediated, to ensure that unacceptable risks are not posed to identified receptors at the site and details of the information to be included in a validation report, has been submitted to and approved in writing by the Local Planning Authority, and any additional requirements that it may specify, prior to the remediation being commenced on site. The Local Planning Authority shall then be given a minimum of two weeks written notice of the commencement of remediation works.
Reason:
To ensure that the proposed development and any site investigations and remediation will not cause harm to human health or pollution of controlled waters with regard to Reigate and Banstead Borough Council Local Plan 2005 and the NPPF.

 

17. Prior to occupation, a remediation validation report for the site shall be submitted to the Local Planning Authority in writing. The report shall detail evidence of the remediation, the effectiveness of the remediation carried out and the results of post remediation works, in accordance with the approved remediation method statement and any addenda thereto, so as to enable future interested parties, including regulators, to have a single record of the remediation undertaken at the site.
Reason:
To demonstrate the effectiveness of remediation works and demonstrate that the proposed development will not cause harm to human health or pollution of controlled waters with regard to Reigate and Banstead Borough Council Local Plan 2005 Policy and the NPPF.

 

18. Unexpected ground contamination: Contamination not previously identified by the site investigation, but subsequently found to be present at the site, shall result in all development ceasing on site until an addendum to the remediation method statement, detailing how the unsuspected contamination is to be dealt with, has been submitted in writing to the Local Planning Authority. The remediation method statement is subject to the written approval of the Local Planning Authority and any additional requirements that it may specify.
Reason:
To ensure that the proposed development and any site investigations and remediation will not cause harm to human health or pollution of controlled waters with regard to Reigate and Banstead Borough Council Local Plan 2005 and the NPPF.

 

19. Notwithstanding the provisions 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 gates, fences walls or other structures under Class A of Part 2 of the Second Schedule of the 2015 Order shall be constructed forward of the proposed houses, between them and the access road.
Reason:
To ensure the openness of the development internally is maintained in the interests of the visual and residential amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho24 and Co1.

 

INFORMATIVES


1. Your attention is drawn to the safety benefits of installing sprinkler systems as an integral part of new development. Further information is available at www.firesprinklers.info.

 

2. The applicant is encouraged to provide renewable technology within the development hereby permitted in order to reduce greenhouse gas emissions.

 

3. The application site is situated on land that may have historically comprised military land. As a result there is potential for a degree of soil contamination to be present beneath part(s) of the site. In addition, there is potential for the presence of Unexploded Ordnance (UXO) to be present beneath part(s) of the site. Groundworkers should be made aware of the above so suitable mitigation measures and personal protective equipment measures (if required) are put in place. Should significant ground contamination be identified or suspect/actual UXO identified, the Local Planning Authority should be contacted promptly for further guidance and in relation to UXO the Local Police should also be contacted.
CIRIA C681: UXO – A Guide to the Construction Industry (Guidance Document) can provide further information on UXO matters relating to construction.

 

4. Environmental Health would like to remind the applicant of the specifics of the contaminated land conditional wording such as ‘prior to commencement’, ‘prior to occupation’ and ‘provide a minimum of two weeks notice’.
The submission of information not in accordance with the specific of the planning conditional wording can lead to delay in discharging conditions, potentially result in conditions being unable to be discharged or even enforcement action should the required level of evidence/information unable to be supplied. All relevant information should be formally submitted to the Local Planning Authority and not direct to Environmental Health.

 

5. The applicant is advised that prior to the initial occupation of any individual dwelling hereby permitted, a 140 litre wheeled bin conforming to British Standard BSEN840 and a 60 litre recycling box should be provided for the exclusive use of the occupants of that dwelling. Prior to the initial occupation of any communal dwellings or flats, wheeled refuse bins conforming to British Standard BSEN840, separate recycling bins for paper/card and mixed cans, and storage facilities for the bins should be installed by the developer prior to the initial occupation of any dwelling hereby permitted. Further details on the required number and specification of wheeled bins and recycling boxes is available from the Council’s Neighbourhood Services on 01737 276501 or 01737 276097, or on the Council’s website at www.reigate-banstead.gov.uk. Bins and boxes meeting the specification may be purchased from any appropriate source, including the Council’s Neighbourhood Services Unit on 01737 276775.

 

6. You are advised that the Council will expect the following measures to be taken during any building operations to control noise, pollution and parking:
(a) Work that is audible beyond the site boundary should only be carried out between 08:00hrs to 18:00hrs Monday to Friday, 08:00hrs to 13:00hrs Saturday and not at all on Sundays or any Public and/or Bank Holidays;
(b) The quietest available items of plant and machinery should be used on site. Where permanently sited equipment such as generators are necessary, they should be enclosed to reduce noise levels;
(c) Deliveries should only be received within the hours detailed in (a) above;
(d) Adequate steps should be taken to prevent dust-causing nuisance beyond the site boundary. Such uses include the use of hoses to damp down stockpiles of materials, which are likely to generate airborne dust, to damp down during stone/slab cutting; and the use of bowsers and wheel washes;
(e) There should be no burning on site;
(f) Only minimal security lighting should be used outside the hours stated above; and
(g) Building materials and machinery should not be stored on the highway and contractors’ vehicles should be parked with care so as not to cause an obstruction or block visibility on the highway.
Further details of these noise and pollution measures can be obtained from the Council’s Environmental Health Services Unit. In order to meet these requirements and to promote good neighbourliness, the Council recommends that this site is registered with the Considerate Constructors Scheme - www.ccscheme.org.uk/index.php/site-registration.

 

7. The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders. (Highways Act 1980 Sections 131, 148, 149).

 

8. The use of a suitably qualified arboricultural consultant is essential to provide acceptable supervision and monitoring in respect of the arboricultural issues in respect of the above condition. All works shall comply with the recommendations and guidelines contained within British Standard 5837.

 

9. The use of a landscape/arboricultural consultant is considered essential to provide acceptable submissions in respect of the above relevant condition. The planting of trees and shrubs shall be in keeping with the character and appearance of the locality.

 

10. The Committee was keen to ensure that the management plan required through Condition 13 provided sufficient details regarding public access to, and the security of, the retained bunker.

 

(Note: Councillor Blacker left the meeting throughout the consideration of and vote on this item.)
 

90 16/02235/F: 34 LIMES AVENUE, HORLEY

The Committee considered an application for demolition of the existing dwelling and outbuildings and the erection of five dwellings with associated access, parking and landscaping.

 

RESOLVED that planning permission be GRANTED subject to the following conditions:

 

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

 

2. The development hereby permitted shall be carried out in accordance with the following approved plans.
Note: Should alterations or amendments be required to the approved plans, it will be necessary to apply either under Section 96A of the Town and Country Planning Act 1990 for non-material alterations or Section 73 of the Act for minor material alterations. An application must be made using the standard application forms and you should consult with us, to establish the correct type of application to be made.


Plan Type                         Reference                        Version                                     Date Received
Combined Plan               P018-3-01                                                                           27.09.2016
Site Layout Plan               P018-3-02                            A                                            27.09.2016
Existing Plans                  P018-3-03                                                                           27.09.2016
Site Layout Plan               P018-3-04                            C                                            04.01.2017
Site Layout Plan               P018-3-05                            C                                            04.01.2017
Floor Plan                          P018-3-06                           A                                             04.01.2017
Roof Plan                           P018-3-07                           A                                             04.01.2017
Elevation Plan                  P018-3-08                            A                                             04.01.2017
Floor Plan                         P018-3-09                                                                           27.09.2016
Combined Plan               P018-3-10                                                                           27.09.2016
Elevation Plan                  P018-3-11                                                                          27.09.2016
Elevation Plan                  P018-3-12                                                                          27.09.2016
Street Scene                     P118-3-13                             A                                           04.01.2017
 

Reason:
To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance.

 

3. No development shall take place until the developer obtains the Local Planning Authority’s written approval of details of both existing and proposed ground levels and the proposed finished ground floor levels of the buildings. The development shall be carried out in accordance with the approved levels.
Reason:
To ensure the Local Planning Authority are satisfied with the details of the proposal and its relationship with adjoining development and to safeguard the visual amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9.

 

4. No development shall take place until written details of the materials to be used in the construction of the external surfaces, including fenestration and roof, have been submitted to and approved in writing by the Local Planning Authority, and on development shall be carried out in accordance with the approved details.
Reason:
To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13.

5. No development shall commence including the movement of any construction machinery, work cabins or ancillary equipment required for development or any groundworks preparation including drainage or the formation of the new access until a detailed, scaled finalised Tree Protection Plan (TPP) and the related Arboricultural Method Statement (AMS) is submitted to and approved in writing by the Local Planning Authority (LPA). These shall include details of the specification and location of exclusion fencing, ground protection and any construction activity that may take place within the identified Root Protection Areas of trees (RPA) shown to scale on the TPP located both on and off site,, including the installation of service routings. The AMS shall also include a pre commencement meeting with the LPA ,supervisory regime for the ongoing supervision and & monitoring of the development with an agreed reporting process to the LPA determined at the pre commencement meeting. All works shall be carried out in strict accordance with these details when approved.
Reason:
To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan.

 

6. No development shall commence on site until a scheme for the hard and soft landscaping including replacement tree planting of the site including the retention of existing landscape features has been submitted and approved in writing by the local planning authority. Landscaping schemes shall include details of hard landscaping, planting plans, written specifications (including cultivation and other operations associated with tree, shrub, and hedge or grass establishment), schedules of plants, noting species, plant sizes and proposed numbers/densities and an implementation and maintenance programme.
All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or use of the approved development or in accordance with a programme agreed in writing with the local planning authority
All new tree planting shall be positioned in accordance with guidelines and advice contained in the current British Standard 5837. Trees in relation to construction.
Any trees shrubs or plants planted in accordance with this condition which are removed, die or become damaged or become diseased within five years of planting shall be replaced within the next planting season by trees, and shrubs of the same size and species.
Reason:
To ensure good arboricultural and landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4, Ho9 of the Reigate and Banstead Borough Local Plan 2005 and the recommendations within British Standard 5837.

 

7. No development shall commence until a Construction Transport Management Plan, to include details of:
(a) parking for vehicles of site personnel, operatives and visitors
(b) loading and unloading of plant and materials
(c) storage of plant and materials
(d) programme of works (including measures for traffic management)
(e) measures to prevent the deposit of materials on the highway
has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.
Reason:
The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

8. No development shall take place until details of adequate refuse and recycling storage and collection facilities, including suitable collection and servicing to take place from within the site, has been submitted to and approved in writing by the local planning authority. The development shall be constructed in accordance with the approved details and thereafter maintained.
Reason:
To provide adequate waste facilities in the interests of the amenities of the area and to encourage the recycling of domestic refuse in accordance with Reigate and Banstead Borough Local Plan 2005 policy Ho9.

 

9. No development shall commence, including demolition of existing buildings on site, until a survey by an appropriately qualified person has been undertaken to check for bats. Any identified remedial action shall be carried out in accordance with the prevailing regulations prior to any commencement of works on site.
Reason:
The building and locality has been identified as having the potential for bat occupation. The survey would identify any constraints on the development, prior to work commencing, in the interests of safeguarding a protected species with regard to the Reigate and Banstead Borough Local Plan 2005 policy Ho9.

 

10. No development shall take place until full details of the finished levels, above ordnance datum, of the ground floors of the proposed buildings in relation to existing ground levels have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved levels.
Reason:
To prevent the increased risk of flooding both on and off site with regards to policy Ut4 of the Reigate and Banstead Local Plan 2005.

 

11. The development hereby approved shall not be first occupied unless and until the proposed vehicular access to Limes Avenue has been constructed in accordance with the approved plans and thereafter the visibility zones shall be kept permanently clear of any obstruction over 1.05m high.
Reason:
The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

12. The development hereby approved shall not be first occupied unless and until a pedestrian inter-visibility splay measuring 2m by 2m has been provided on each side of the proposed modified access to Limes Avenue, the depth measured from the back of the footway and the widths outwards from the deges of the access, in accordance with the approved plans. No obstruction to visibility between 0.6m and 2m in height above ground level shall be erected within the area of such splays.
Reason:
The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

13. The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for vehicles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking /turning areas shall be retained and maintained for their designated purposes.
Reason:
The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

14. The development shall not be occupied until a plan indicating the positions, design, materials and type of boundary treatment to be erected has been submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be completed before the occupation of the development hereby permitted.
Reason:
To preserve the visual amenity of the area and protect neighbouring residential amenities with regard to the Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Pc4.

 

15. No dwelling hereby permitted shall be occupied until the sustainable drainage system for the site shall have been completed in accordance with the details set out in the Flood Risk Assessment dated January 2016, reference 140550/FRA/KTP/01.
Reason:
To prevent the increased risk of flooding both on and off site with regards to policy Ut4 of the Reigate and Banstead Local Plan 2005.

 

16. The first floor windows in the east and west side elevations of plots 2-5 hereby permitted shall be glazed with obscured glass which shall be fixed shut, apart from a top hung opening fanlight whose cill height shall not be less than 1.7 metres above internal floor level, and shall be maintained as such at all times.
Reason:
To ensure that the development does not affect the amenity of the neighbouring property by overlooking with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9.

 

17. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, (or any Order revoking and re-enacting that Order with or without modification), no first floor windows, dormer windows or rooflights other than those expressly authorised by this permission shall be constructed.
Reason:
To ensure that the development does not affect the amenity of the neighbouring property by overlooking and to protect the visual amenities of the area in accordance with Reigate and Banstead Borough Local Plan 2005 policy Ho9.

 

18. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions permitted by Classes A B and C of Part 1 of the Second Schedule of the 2015 Order shall be constructed.
Reason:
To control any subsequent enlargements in the interests of the visual and residential amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9, Ho13, and Ho16

 

19. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, (or any Order revoking and re-enacting that Order with or without modification), no first floor windows, dormer windows or rooflights other than those expressly authorised by this permission shall be constructed.
Reason:
To ensure that the development does not affect the amenity of the neighbouring property by overlooking and to protect the visual amenities of the area in accordance with Reigate and Banstead Borough Local Plan 2005 policy Ho9.

 

20. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions permitted by Classes A B and C of Part 1 of the Second Schedule of the 2015 Order shall be constructed.
Reason:
To control any subsequent enlargements in the interests of the visual and residential amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9, Ho13, and Ho16

 

INFORMATIVES


1. Your attention is drawn to the safety benefits of installing sprinkler systems as an integral part of new development. Further information is available at www.firesprinklers.info.

 

2. The applicant is encouraged to provide renewable technology within the development hereby permitted in order to reduce greenhouse gas emissions.

 

3. The applicant is advised that prior to the initial occupation of any individual dwelling hereby permitted, a 140 litre wheeled bin conforming to British Standard BSEN840 and a 60 litre recycling box should be provided for the exclusive use of the occupants of that dwelling. Prior to the initial occupation of any communal dwellings or flats, wheeled refuse bins conforming to British Standard BSEN840, separate recycling bins for paper/card and mixed cans, and storage facilities for the bins should be installed by the developer prior to the initial occupation of any dwelling hereby permitted. Further details on the required number and specification of wheeled bins and recycling boxes is available from the Council’s Neighbourhood Services on 01737 276501 or 01737 276097, or on the Council’s website at www.reigate-banstead.gov.uk. Bins and boxes meeting the specification may be purchased from any appropriate source, including the Council’s Neighbourhood Services Unit on 01737 276775.

 

4. You are advised that the Council will expect the following measures to be taken during any building operations to control noise, pollution and parking:
(a) Work that is audible beyond the site boundary should only be carried out between 08:00hrs to 18:00hrs Monday to Friday, 08:00hrs to 13:00hrs Saturday and not at all on Sundays or any Public and/or Bank Holidays;
(b) The quietest available items of plant and machinery should be used on site. Where permanently sited equipment such as generators are necessary, they should be enclosed to reduce noise levels;
(c) Deliveries should only be received within the hours detailed in (a) above;
(d) Adequate steps should be taken to prevent dust-causing nuisance beyond the site boundary. Such uses include the use of hoses to damp down stockpiles of materials, which are likely to generate airborne dust, to damp down during stone/slab cutting; and the use of bowsers and wheel washes;
(e) There should be no burning on site;
(f) Only minimal security lighting should be used outside the hours stated above; and
(g) Building materials and machinery should not be stored on the highway and contractors’ vehicles should be parked with care so as not to cause an obstruction or block visibility on the highway.
Further details of these noise and pollution measures can be obtained from the Council’s Environmental Health Services Unit.
In order to meet these requirements and to promote good neighbourliness, the Council recommends that this site is registered with the Considerate Constructors Scheme - www.ccscheme.org.uk/index.php/site-registration.

 

5. The applicant is advised that the essential requirements for an acceptable communication plan forming part of a Method of Construction Statement are viewed as: (i) how those likely to be affected by the site's activities are identified and how they will be informed about the project, site activities and programme; (ii) how neighbours will be notified prior to any noisy/disruptive work or of any significant changes to site activity that may affect them; (iii) the arrangements that will be in place to ensure a reasonable telephone response during working hours; (iv) the name and contact details of the site manager who will be able to deal with complaints; and (v) how those who are interested in or affected will be routinely advised regarding the progress of the work. Registration and operation of the site to the standards set by the Considerate Constructors Scheme (http://www.ccscheme.org.uk/) would help fulfil these requirements.

 

6. The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that prior approval must be obtained from the Highway Authority Local Highways Service Group (0300 200 1003) before any works are carried out on any footway, footpath, carriageway, or verge to form or modify a vehicle crossover or to install dropped kerbs. Please see:
www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs.

 

7. The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders. (Highways Act 1980 Sections 131, 148, 149).

 

8. The developer is advised that as part of the detailed design of the highway works required by the above conditions, the County Highway Authority may require necessary accommodation works to street lights, road signs, road markings, highway drainage, surface covers, street trees, highway verges, highway surfaces, surface edge restraints and any other street furniture/equipment.

 

9. There is an existing lighting column on the grass verge in front of the site, which would need to be relocated to make way for the proposed modified vehicular access, all at the applicant's expense. The applicant will need to liaise with Skanska - Surrey Lighting Services (S-SLS) with regard to relocating the lighting column. Skanska can be contacted on 01483 260 350 or at surreylightingservices@skanska.co.uk.

 

10. The use of landscape/arboricultural consultant is considered essential to provide acceptable submissions in respect of the above relevant conditions. Replacement planting of trees and shrubs shall be in keeping with the character and appearance of the locality. There is an opportunity to incorporate structural landscape trees into the scheme to provide for future amenity and long term continued structural tree cover in this area. It is expected that the replacement structural landscape trees will be of Advanced Nursery Stock sizes with initial planting heights of not less than 4.5m with girth measurements at 1m above ground level in excess of 16/18cm.

 

11. The use of a suitably qualified arboricultural consultant is essential to provide acceptable submissions in respect of the arboricultural tree condition above. All works shall comply with the recommendations and guidelines contained within British Standard 5837.
 

91 16/02374/F: FORMER DENORAS REST, MEATH GREEN LANE, HORLEY

The Committee considered an application for the erection of eight dwellings: formation of new access off Meath Green Lane: new internal drives and associated parking and landscaping all following demolition of existing house and outbuildings and closure of the two existing accesses.

 

RESOLVED that planning permission be GRANTED subject to the following conditions:

 

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

 

2. The development hereby permitted shall be carried out in accordance with the following approved plans:


Plan Type                       Reference                               Date Received
Location Plan                J002334/ DD01                      23.11.2016
Site Layout Plan           J002334/ DD02                       23.11.2016
Combined Plan           J002334/ DD03                        23.11.2016
Combined Plan           J002334/ DD04                        23.11.2016
Combined Plan           J002334/ DD05                        23.11.2016
Combined Plan           J002334/ DD06                        23.11.2016
Combined Plan           J002334/ DD07                        23.11.2016
Combined Plan           J002334/ DD08                        23.11.2016
Combined Plan           J002334/ DD09                        23.11.2016
 

Reason:
To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance.

 

3. No development shall take place until the developer obtains the Local Planning Authority’s written approval of details of both existing and proposed ground levels and the proposed finished ground floor levels of the buildings. The development shall be carried out in accordance with the approved levels.
Reason:
To ensure the Local Planning Authority are satisfied with the details of the proposal and its relationship with adjoining development and to safeguard the visual amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9.

 

4. No development shall take place until written details of the materials to be used in the construction of the external surfaces, including fenestration and roof, have been submitted to and approved in writing by the Local Planning Authority, and on development shall be carried out in accordance with the approved details.
Reason:
To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13.

 

5. No development shall commence including demolition and or groundworks preparation until a detailed, scaled Tree Protection Plan (TPP) and the related Arboricultural Method Statement (AMS) is submitted to and approved in writing by the Local Planning Authority (LPA). These shall include details of the specification and location of exclusion fencing, ground protection and any construction activity that may take place within the Root Protection Areas of trees (RPA) shown to scale on the TPP, including the installation of service routings. The AMS shall also include a pre-start meeting, supervisory regime for their implementation & monitoring with an agreed reporting process to the LPA. All works shall be carried out in strict accordance with these details when approved.
Reason:
To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan
Informative:
The use of a suitably qualified arboricultural consultant is essential to provide acceptable submissions in respect of the arboricultural tree condition above. All works shall comply with the recommendations and guidelines contained within British Standard 5837

 

6. No development, groundworks or demolition processes shall be undertaken until an agreed scheme of supervision for the arboricultural protection measures have been submitted to and approved in writing by the local planning authority. The pre commencement meeting, supervision and monitoring shall be undertaken in accordance with these approved details. The submitted details shall include.
1. Pre commencement meeting between the retained arboricultural consultant, local planning authority Tree Officer and individuals and personnel responsible for the implementation of the approved development
2. Timings, frequency of the supervison and monitoring regime and an agreed reporting process to the local planning authority.
3. The supervision monitoring and reporting process shall be undertaken by a qualified arboriculturist.
Reason:
To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan.
Informative:
The use of a suitably qualified arboricultural consultant is essential to provide acceptable submissions in respect of the arboricultural tree condition above. All works shall comply with the recommendations and guidelines contained within British Standard 5837

 

7. No development shall commence on site until a scheme for the landscaping of the site including the retention of existing landscape features has been submitted to and approved in writing by the LPA. Landscaping schemes shall include details of hard and soft landscaping, including any tree removal/retention, planting plans, written specifications (including cultivation and other operations associated with tree, shrub, and hedge or grass establishment), schedules of plants, noting species, plant sizes and proposed numbers/densities and an implementation and management programme.
All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing with the local planning authority.
Any trees shrubs or plants planted in accordance with this condition which are removed, die or become damaged or become diseased within five years of planting shall be replaced within the next planting season by trees, shrubs of the same size and species.
Reason
To ensure good arboricultural and landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan 2005.
Informative:
The use of a landscape/arboricultural consultant is considered essential to provide acceptable submissions in respect of the above relevant condition. The planting of trees and shrubs shall be in keeping with the character and appearance of the locality.

 

8. No development shall commence until a Construction Transport Management Plan, to include details of:
(a) parking for vehicles of site personnel, operatives and visitors
(b) loading and unloading of plant and materials
(c) storage of plant and materials
(d) programme of works (including measures for traffic management)
(e) HGV deliveries and hours of operation
(f) construction vehicle routing to and from the site
(g) measures to prevent the deposit of materials on the highway
(h) before and after construction condition surveys of the highway and a commitment to fund the repair of any damage caused
(i) on-site turning for construction vehicles
has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.
Reason: The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

9. The development hereby approved shall not be commenced unless and until the proposed vehicular access to Meath Green Lane has been constructed and provided with visibility zones of 2.4m by 89m to the north and 2.4m by 92m to the south in accordance with the approved plans, and thereafter the visibility zones shall be kept permanently clear of any obstruction over 1.05m high.
Reason:
The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

10. The development hereby approved shall not be first occupied unless and until the existing access from the site to Meath Green Lane has been permanently closed and any kerbs, verge, footway, fully reinstated, in accordance with the approved plans.
Reason:
The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

11. The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for vehicles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking /turning areas shall be retained and maintained for their designated purposes.
Reason:
The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

12. The development hereby approved shall not be first occupied unless and until a shared footway/cycleway and an uncontrolled pedestrian crossing have been constructed on Meath Green Lane in the vicinity of the site in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority after consultation with the County Highway Authority.
Reason:
The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

13. The development shall not be occupied until a plan indicating the positions, design, materials and type of boundary treatment to be erected has been submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be completed before the occupation of the development hereby permitted.
Reason:
To preserve the visual amenity of the area and protect neighbouring residential amenities with regard to the Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Pc4.

 

14. The development hereby permitted shall be carried out in accordance with the drainage details as set out in the Stilwell Partnership Drainage Strategy Report P3068 Rev 02 dated December 2016 and drawing TSP/BUS/P3068/001 Rev B.
Reason:
In order that the development would not increase the risk of flooding and that suitable means of surface water and foul drainage are achieved with regard to Reigate and Banstead Borough Local Plan policy Ut3 and Ut4.


15. The development hereby permitted shall be carried out in accordance with the recommendations of the Park & Bailey Ecology report ASW/PB/062/18/2014 dated August 2014, specifically paragraph 5.2 and the Bat Emergence and Re-entry survey ASW/PB/068/18/2014 dated September 2014, specifically paragraph 5.1
Reason:
In order that the development would not harm any wildlife or protected species with regard to Reigate and Banstead Borough Local Plan policy Pc2G.

 

INFORMATIVES


1. Your attention is drawn to the safety benefits of installing sprinkler systems as an integral part of new development. Further information is available at www.firesprinklers.info.

 

2. The applicant is encouraged to provide renewable technology within the development hereby permitted in order to reduce greenhouse gas emissions.

 

3. Your attention is drawn to the fact that this permission is subject to an infrastructure contributions payment under CIL Regulations. There is a requirement to notify the Council in advance of commencement of development. Payment then becomes due.
On commencement of development, notice should be sent to the Planning Authority in writing or email to planning.applications@reigate-banstead.gov.uk advising that works have started. The sum described above is payable within a period of 28 days from commencement of development.
The development, once started, will be monitored by my enforcement staff to ensure compliance with the legal agreement and the conditions. Failure to pay the agreed infrastructure contribution will result in legal action being taken against the developer and/or owner of the land for default of the relevant agreement.

 

4. The applicant is advised that prior to the initial occupation of any individual dwelling hereby permitted, a 140 litre wheeled bin conforming to British Standard BSEN840 and a 60 litre recycling box should be provided for the exclusive use of the occupants of that dwelling. Prior to the initial occupation of any communal dwellings or flats, wheeled refuse bins conforming to British Standard BSEN840, separate recycling bins for paper/card and mixed cans, and storage facilities for the bins should be installed by the developer prior to the initial occupation of any dwelling hereby permitted. Further details on the required number and specification of wheeled bins and recycling boxes is available from the Council’s Neighbourhood Services on 01737 276501 or 01737 276097, or on the Council’s website at www.reigate-banstead.gov.uk. Bins and boxes meeting the specification may be purchased from any appropriate source, including the Council’s Neighbourhood Services Unit on 01737 276775.

 

5. You are advised that the Council will expect the following measures to be taken during any building operations to control noise, pollution and parking:
(a) No building works shall take place outside of the hours of 08:00hrs to 18:00hrs Monday to Friday, 08:00hrs to 13:00hrs Saturday and not at all on Sundays or any Public and/or Bank Holidays. The term building works includes collections, deliveries and the running of plant which is audible at the site boundary.
(b) The quietest available items of plant and machinery should be used on site. Where permanently sited equipment such as generators are necessary, they should be enclosed to reduce noise levels;
(c) Deliveries should only be received within the hours detailed in (a) above;
(d) Adequate steps should be taken to prevent dust-causing nuisance beyond the site boundary. Such uses include the use of hoses to damp down stockpiles of materials, which are likely to generate airborne dust, to damp down during stone/slab cutting; sheeting of materials, and the use of bowsers and wheel washes;
(e) There should be no burning on site;
(f) Only minimal security lighting should be used outside the hours stated above; and
(g) Building materials and machinery should not be stored on the highway and contractors’ vehicles should be parked with care so as not to cause an obstruction or block visibility on the highway.
Further details of these noise and pollution measures can be obtained from the Council’s Environmental Health Services Unit.
In order to meet these requirements and to promote good neighbourliness, the Council recommends that this site is registered with the Considerate Constructors Scheme - www.ccscheme.org.uk/index.php/site-registration.

 

6. The applicant is advised that the essential requirements for an acceptable communication plan forming part of a Method of Construction Statement are viewed as: (i) how those likely to be affected by the site's activities are identified and how they will be informed about the project, site activities and programme; (ii) how neighbours will be notified prior to any noisy/disruptive work or of any significant changes to site activity that may affect them; (iii) the arrangements that will be in place to ensure a reasonable telephone response during working hours; (iv) the name and contact details of the site manager who will be able to deal with complaints; and (v) how those who are interested in or affected will be routinely advised regarding the progress of the work. Registration and operation of the site to the standards set by the Considerate Constructors Scheme (http://www.ccscheme.org.uk/) would help fulfil these requirements.

 

7. The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that prior approval must be obtained from the Highway Authority Local Highways Service Group (0300 200 1003) before any works are carried out on any footway, footpath, carriageway, or verge, to form a vehicle crossover or to install dropped kerbs. Please see:
www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs.

 

8. The permission hereby granted shall not be construed as authority to carry out any works on the highway or any works that may affect a drainage channel/culvert or water course. The applicant is advised that a permit and a Section 278 agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway, to construct the shared footway/cycleway and uncontrolled pedestrian crossing on Meath Green Lane. All works on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to 3 months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road. Please see:
http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme
The applicant is also advised that Consent may be required under Section 23 of the Land Drainage Act 1991. Please see:
www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/flooding-advice.
Prior to the discharge of runoff into the existing ditch located at the western site boundary, the applicant shall ensure that the ditch is free of excess vegetation, debris and silt.

 

9. When an access is to be closed as a condition of planning permission an agreement with, or licence issued by, the Highway Authority Local Highways Service will require that the redundant dropped kerbs be raised and any verge or footway crossing be reinstated to conform with the existing adjoining surfaces at the developers expense.

 

10. When access is required to be ‘completed’ before any other operations, the Highway Authority may agree that surface course material and in some cases edge restraint may be deferred until construction of the development is complete, provided all reasonable care is taken to protect public safety.

 

11. The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders. (Highways Act 1980 Sections 131, 148, 149).

 

12. The developer is advised that as part of the detailed design of the highway works required by the above conditions, the County Highway Authority may require necessary accommodation works to street lights, road signs, road markings, highway drainage, surface covers, street trees, highway verges, highway surfaces, surface edge restraints and any other street furniture/equipment.

 

13. The application site is situated on or in close proximity to land that could be potentially contaminated by virtue of previous historical uses of the land. As a result there is the potential for a degree of ground contamination to be present beneath part (s) of the site. Groundworkers should be made aware of this so suitable mitigation measures and personal protective equipment measures (if required) are put in place and used. Should significant ground contamination be identified the Local Planning Authority should be contacted promptly for further guidance.

 

14. The applicants attention is drawn to condition No.14 and the following information that it relates to:
• Discharge Rate: Attenuation is proposed to be provided by means of permeable paving to limit flows to 5 l/s into an existing ditch using a 75mm diameter orifice.
• Maintenance of existing ditch: Prior to the discharge of runoff into the existing ditch located at the western site boundary, the applicant shall ensure that the ditch is free of excess vegetation, debris and silt. It is likely that the applicant is riparian owner of the ditch. Such responsibility will be communicated in writing to the applicable future owners / residents of the development.”

 

15. The Committee was keen to see additional street lighting provided in Meath Green Lane as an outcome of the development.
 

92 16/01503/F: REIGATE PRIORY SCHOOL, BELL STREET, REIGATE

The Committee considered an application for the erection of 1.5m high railings and gates.

 

RESOLVED that planning permission be GRANTED subject to the following conditions:

 

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

 

2. The development hereby permitted shall be carried out in accordance with the following approved plans:
Plan Type                             Reference                       Version                               Date Received
Site Location Plan                                                                                                      27.06.2016
Layout Plan                            PR01                                  A                                       09.12.2016
Railings Details                    PR02                                                                            27.06.2016
 

Reason:
To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance.

 

3. The railings shall be painted dark green to match the existing railings.
Reason:
In the interests of the site’s historic and architectural setting with regard to policies Pc9, Pc11 and Pc13 of the Reigate and Banstead Borough Local Plan 2005.

 

INFORMATIVES


1. The applicant is reminded of the conditions that apply to the planning permission, Ref: 08/01064/F that require the adjacent pedestrian gate to be fixed open and approved signage to be displayed
 

93 16/02153/F: BRACKEN HOUSE, WATERHOUSE LANE, KINGSWOOD

The Committee considered an application for retention of the existing dwelling and erection of two detached dwellings and associated landscaping.

 

A member of the public spoke against the application and the applicant’s agent spoke in its favour.

Reasons for refusal were proposed and seconded.

 

RESOLVED that planning permission be REFUSED on the following grounds:

 

1. The proposed development on plot 1 would, by virtue of its siting in front of the existing house and forward of the general building line on Waterhouse Lane, appear out of keeping with the prevailing pattern of development and harmful to the character and appearance of the Kingswood Conservation Area and the Residential Area of Special Character, contrary to policies Ho9, Ho13, Ho15 and Pc13 of the Reigate and Banstead Borough Local Plan 2005 and policies CS1 and CS4 of the Reigate and Banstead Core Strategy 2014.
 

94 16/02524/CU: GLENALMON GUEST HOUSE, 64 MASSETTS ROAD, HORLEY

Note: Councillor Allcard took the chair for this item.

 

The Committee considered an application for change of use from guest house (C1 use) to hostel (Sui Generis use), erection of rear extension and garage, and demolition and rebuilt of existing side extension.

 

RESOLVED that planning permission be GRANTED subject to the following conditions:

 

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

 

2. The development hereby permitted shall be carried out in accordance with the following approved plans:


Plan Type                          Reference                            Version                               Date Received
Combined Plan                313-806 B                               B                                        02.12.2016
 

Reason:
To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance.

 

3. Notwithstanding the drawings, the proposed external finishing materials and details shall be carried out using the external facing materials and details specified below and there shall be no variation without the prior approval in writing of the Local Planning Authority;
a) The roof tiles shall be like for like sandfaced plain tiles to match existing in colour.
b) The main walling brickwork shall be handmade sandfaced clay dark brown multistock brick with handmade sandfaced red stock dressings for quoins and surrounds with stringcourses between every 10 courses.
c) The windows shall be vertically sliding white painted timber sash windows set back behind the reveal at one brick depth, with segmental arches.
d) The garage doors shall be vertically boarded.
Reason:
To ensure that a satisfactory external appearance is achieved within the Massetts Road Conservation Area with regard to Reigate and Banstead Borough Local Plan 2005 policies Pc13, Ho9 and Ho19.

 

4. No development shall commence including groundworks or demolition until a detailed Tree Protection Plan (TPP) shall be submitted to and approved in writing by the local planning authority. The TPP shall contain details of the specification and location of tree protection (barriers and/or ground protection) construction activity that may take place within the protected root areas of trees/hedges shown, where retained on the TPP. Details of the foundation design for the garage which has minimal impact on the rooting environment must also be included in the TPP The tree protection measures shall be installed prior to any development works and will remain in place for the duration of all construction works. The tree protection barriers/ground protection shall only be removed on the completion of all construction activity, including hard landscaping. All works shall be carried out in strict accordance with these details when approved.
Reason:
To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Pc12 of the Reigate and Banstead Borough Local Plan.

 

INFORMATIVES


1. Your attention is drawn to the safety benefits of installing sprinkler systems as an integral part of new development. Further information is available at www.firesprinklers.info.

 

2. You are advised that the Council will expect the following measures to be taken during any building operations to control noise, pollution and parking:
(a) Work that is audible beyond the site boundary should only be carried out between 08:00hrs to 18:00hrs Monday to Friday, 08:00hrs to 13:00hrs Saturday and not at all on Sundays or any Public and/or Bank Holidays;
(b) The quietest available items of plant and machinery should be used on site. Where permanently sited equipment such as generators are necessary, they should be enclosed to reduce noise levels;
(c) Deliveries should only be received within the hours detailed in (a) above;
(d) Adequate steps should be taken to prevent dust-causing nuisance beyond the site boundary. Such uses include the use of hoses to damp down stockpiles of materials, which are likely to generate airborne dust, to damp down during stone/slab cutting; and the use of bowsers and wheel washes;
(e) There should be no burning on site;
(f) Only minimal security lighting should be used outside the hours stated above; and
(g) Building materials and machinery should not be stored on the highway and contractors’ vehicles should be parked with care so as not to cause an obstruction or block visibility on the highway.
Further details of these noise and pollution measures can be obtained from the Council’s Environmental Health Services Unit.
In order to meet these requirements and to promote good neighbourliness, the Council recommends that this site is registered with the Considerate Constructors Scheme - www.ccscheme.org.uk/index.php/site-registration.

The use of a suitably qualified arboricultural consultant is essential to provide acceptable supervision and monitoring in respect of the arboricultural issues in respect of the above condition. All works shall comply with the recommendations and guidelines contained within British Standard 5837.

 

(Councillors Brunt and Mrs Turner left the meeting throughout the consideration of and vote on this item.)
 

95 16/02064/F: LAND PARCEL ADJACENT TO 48 OATLANDS ROAD, BURGH HEATH

The Committee considered an application for change of use of the existing construction and conversion into a dwellinghouse (C3).

 

RESOLVED that planning permission be GRANTED subject to the following conditions:

 

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

 

2. The development hereby permitted shall be carried out in accordance with the following approved plans:


Plan Type                           Reference                                     Version                        Date Received
Site Layout Plan               XTID6363-P2SP-01                      REV A                           10.11.2016
Floor Plan                         XTID6363-P-3GA-01                     REV A                           10.11.2016
Elevation Plan                  XTID6363-P-4EL-01                     REV A                           10.11.2016
Elevation Plan                  XTID6363-P-4EL-02                     REV A                           10.11.2016
Location Plan                   XTID6363-A-1LO-01                                                           07.09.2016
Street Scene                     XTID63636-P-4EL-03                                                        07.09.2016
 

Reason:
To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance.

 

3. No development shall take place until written details of the materials to be used in the construction of the external surfaces, including fenestration and roof, have been submitted to and approved in writing by the Local Planning Authority, and on development shall be carried out in accordance with the approved details.
Reason:
To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13.

 

4. No development shall commence on site until a scheme for the landscaping of the site including the retention of existing landscape features has been submitted to and approved in writing by the LPA. Landscaping schemes shall include details of hard and soft landscaping, including any tree removal/retention, planting plans, written specifications (including cultivation and other operations associated with tree, shrub, and hedge or grass establishment), schedules of plants, noting species, plant sizes and proposed numbers/densities and an implementation and management programme.
All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing with the local planning authority.
Any trees shrubs or plants planted in accordance with this condition which are removed, die or become damaged or become diseased within five years of planting shall be replaced within the next planting season by trees, shrubs of the same size and species.
Reason
To ensure good arboricultural and landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4, Pc12, Ho9 of the Reigate and Banstead Borough Local Plan 2005.
Informative:
The use of a landscape/arboricultural consultant is considered essential to provide acceptable submissions in respect of the above relevant condition. The planting of trees and shrubs shall be in keeping with the character and appearance of the locality.

 

5. No development shall commence until a Construction Transport Management Plan, to include details of:
(a) for vehicles of site personnel, operatives and visitors
(b) loading and unloading of plant and materials
(c) storage of plant and materials
(d) a communications plan
has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.
Reason:
The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

6. The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for a vehicle to be parked. Thereafter the parking area shall be retained and maintained for its designated purposes.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

7 The development hereby approved shall not be first occupied unless and until the following facility has been provided in accordance with the approved plans for:
(a) the secure parking of bicycles within the development site
And thereafter the said approved facility shall be provided, retained and maintained to the satisfaction of the Local Planning Authority.
Reason:
In the interests of sustainability and with regard to the objectives of the NPPF 2012.

8. The development shall not be occupied until a plan indicating the positions, design, materials and type of boundary treatment to be erected has been submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be completed before the occupation of the development hereby permitted.
Reason:
To preserve the visual amenity of the area and protect neighbouring residential amenities with regard to the Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Pc4.

 

9. The ground floor window in the front elevation serving the bathroom of the development hereby permitted shall be glazed with obscured glass which shall be fixed shut, apart from a top hung opening fanlight whose cill height shall not be less than 1.7 metres above internal floor level, and shall be maintained as such at all times.
Reason:
To ensure that the development does not affect the amenity of the neighbouring property by overlooking with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9.

 

10. Notwithstanding the provisions 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 extensions permitted by Classes A B and C of Part 1 of the Second Schedule of the 2015 Order shall be constructed.
Reason:
To control any subsequent enlargements in the interests of the visual and residential amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9, Ho13, and Ho16

 

INFORMATIVES


1. Your attention is drawn to the safety benefits of installing sprinkler systems as an integral part of new development. Further information is available at www.firesprinklers.info.

 

2. Your attention is drawn to the fact that this permission is subject to infrastructure contributions payment. There is a requirement to notify the Council in advance of commencement of development. Payment then becomes due.

On commencement of development, notice should be sent to the Planning Authority in writing or email to planning.applications@reigate-banstead.gov.uk advising that works have started. The sum described above is payable within a period of 28 days from commencement of development.
The development, once started, will be monitored by my enforcement staff to ensure compliance with the legal agreement and the conditions. Failure to pay the agreed infrastructure contribution will result in legal action being taken against the developer and/or owner of the land for default of the relevant agreement.

 

3. The applicant is advised that prior to the initial occupation of any individual dwelling hereby permitted, a 140 litre wheeled bin conforming to British Standard BSEN840 and a 60 litre recycling box should be provided for the exclusive use of the occupants of that dwelling. Prior to the initial occupation of any communal dwellings or flats, wheeled refuse bins conforming to British Standard BSEN840, separate recycling bins for paper/card and mixed cans, and storage facilities for the bins should be installed by the developer prior to the initial occupation of any dwelling hereby permitted. Further details on the required number and specification of wheeled bins and recycling boxes is available from the Council’s Neighbourhood Services on 01737 276501 or 01737 276097, or on the Council’s website at www.reigate-banstead.gov.uk. Bins and boxes meeting the specification may be purchased from any appropriate source, including the Council’s Neighbourhood Services Unit on 01737 276775.

 

4. You are advised that the Council will expect the following measures to be taken during any building operations to control noise, pollution and parking:
(a) Work that is audible beyond the site boundary should only be carried out between 08:00hrs to 18:00hrs Monday to Friday, 08:00hrs to 13:00hrs Saturday and not at all on Sundays or any Public and/or Bank Holidays;
(b) The quietest available items of plant and machinery should be used on site. Where permanently sited equipment such as generators are necessary, they should be enclosed to reduce noise levels;
(c) Deliveries should only be received within the hours detailed in (a) above;
(d) Adequate steps should be taken to prevent dust-causing nuisance beyond the site boundary. Such uses include the use of hoses to damp down stockpiles of materials, which are likely to generate airborne dust, to damp down during stone/slab cutting; and the use of bowsers and wheel washes;
(e) There should be no burning on site;
(f) Only minimal security lighting should be used outside the hours stated above; and
(g) Building materials and machinery should not be stored on the highway and contractors’ vehicles should be parked with care so as not to cause an obstruction or block visibility on the highway.
Further details of these noise and pollution measures can be obtained from the Council’s Environmental Health Services Unit.
In order to meet these requirements and to promote good neighbourliness, the Council recommends that this site is registered with the Considerate Constructors Scheme - www.ccscheme.org.uk/index.php/site-registration.

 

6. The applicant is advised that the essential requirements for an acceptable communication plan forming part of a Method of Construction Statement are viewed as: (i) how those likely to be affected by the site's activities are identified and how they will be informed about the project, site activities and programme; (ii) how neighbours will be notified prior to any noisy/disruptive work or of any significant changes to site activity that may affect them; (iii) the arrangements that will be in place to ensure a reasonable telephone response during working hours; (iv) the name and contact details of the site manager who will be able to deal with complaints; and (v) how those who are interested in or affected will be routinely advised regarding the progress of the work. Registration and operation of the site to the standards set by the Considerate Constructors Scheme (http://www.ccscheme.org.uk/) would help fulfil these requirements.
 

96 16/01758/F: 43-49 HIGH STREET, HORLEY

The application before the Committee was one which it had already resolved to grant on 28 September 2016, but for which permission had yet to be issued.

 

A report was considered by the Committee on 23 November, advising that national planning policy guidance stated that affordable housing contributions should not be required for developments of less than ten dwellings and that this guidance had been reinforced by a recent Court of Appeal decision and subsequent appeal rulings by the Planning Inspectorate.

 

The Committee thereby noted that this should be a material consideration for all applications.

In these circumstances the applicant was seeking to have the requirement to provide an affordable housing contribution removed from the planning permission previously approved but not yet issued.

 

RESOLVED that the requirement for an affordable housing contribution be REMOVED from the resolution passed by the Planning Committee on 28 September 2016, all other conditions to remain the same.
 

97 16/00126/F: LAND AT TULYAR MEWS, BANSTEAD

The application before the Committee was one which it had already resolved to grant on 6 April 2016, but for which permission had yet to be issued.

 

A report was considered by the Committee on 23 November, advising that national planning policy guidance stated that affordable housing contributions should not be required for developments of less than ten dwellings and that this guidance had been reinforced by a recent Court of Appeal decision and subsequent appeal rulings by the Planning Inspectorate.

 

The Committee thereby noted that this should be a material consideration for all applications.

 

In these circumstances the applicant was seeking to have the requirement to provide an affordable housing contribution removed from the planning permission previously approved but not yet issued.

 

RESOLVED that the requirement for an affordable housing contribution be REMOVED from the resolution passed by the Planning Committee on 6 April 2016, all other conditions to remain the same.
 

98 DEVELOPMENT MANAGEMENT Q3 PERFORMANCE

RESOLVED to defer this item to the next meeting.

99 ANY OTHER URGENT BUSINESS

There was no urgent business.

The meeting closed at 10.23 pm