Planning Minutes

Date:
Wednesday, 15th February, 2017
Time:
7.30 pm
Place:
New Council Chamber, Town Hall, Reigate
 

Attendance Details

Present:
Councillors: Mrs R Absalom, D Allcard, L Ascough, M Blacker, M Brunt (Chairman), G Crome, J Durrant†, K Foreman, R Harper, A Horwood, D Jackson, S Kulka, S McKenna, S Parnall, J Paul, D Pay, Ms B Thomson and Mrs R Turner†

† Substitute
Min NoDescriptionResolution
Part I
100 MINUTES

RESOLVED that the minutes of the meeting held on 18 January 2017 be approved as a correct record.

101 APOLOGIES FOR ABSENCE AND SUBSTITUTES

                                            Apology                                 Substitute
Councillors:                       J King                                     J Durrant
                                             J Clarke                                 R Turner
                                             M Selby
 

102 DECLARATIONS OF INTEREST

Councillor Mrs Turner declared a non-pecuniary interest in agenda item 8 (16/02369/F) because she had worked for the Children’s Trust until some 14 months ago.

 

Councillor Blacker declared a disclosable pecuniary interest in agenda item 10 (16/02838/HHOLD) because he was the agent for the applicant. Councillor Blacker left the meeting throughout the consideration and vote on this item.

 

Councillor McKenna declared a non-pecuniary interest in agenda item 10 (16/02838/HHOLD) because he lived in the vicinity. He remained in the meeting during consideration of this item but did not participate in the discussion or vote.

 

Councillor Jackson declared a non-pecuniary interest in agenda item 9 (16/00612/F) because he was a member of the Horley Town Council Planning Committee.
 

103 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.
 

104 16/01777/F: STATION YARD, WATERHOUSE LANE,
KINGSWOOD

The Committee considered an application for the redevelopment of the site to provide 18 residential dwelling houses (Use Class C3) together with associated car parking, open space, landscaping and infrastructure works.

 

The application also included reconfiguration of Station Approach and the railway station car park (north) to provide 61 car parking spaces.

 

RESOLVED that planning permission be GRANTED subject to:

 

(a) the completion of all documentation required to create a planning obligation under Section 106 of the Town and Country Planning Act 1990 (as amended) to secure:

(i) a contribution of £72,500 towards affordable housing;
(ii) further contributions towards off-site affordable housing provision based on a clawback mechanism, whereby a proportion of any uplift in profit over an agreed level, is secured for this purpose; and
(ii) the Council’s legal costs in preparing the agreement;

In the event that a satisfactorily completed obligation is not received by 31 March 2017 or such longer period as may be agreed, the Head of Places and Planning be authorised to refuse permission for the following reason:

The proposal fails to provide an agreed contribution to fund affordable housing provision within the Borough of Reigate & Banstead, and is therefore contrary to policy CS15 of the Reigate and Banstead Core Strategy 2014.

 

(b) 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                    362 B (20) E 00_01                                                  26.08.2016
Elevation Plan                    362 B (20) E 00_02                                                  26.08.2016
Elevation Plan                    362 B (20) E 00_03                                                  26.08.2016
Elevation Plan                    362 B (20) E 00_04                                                  26.08.2016
Elevation Plan                    362 B (20) E 00_05                                                  26.08.2016
Floor Plan                           362 B (20) P 00                                                         26.08.2016
Floor Plan                           362 B (20) E 00_01                                                  26.08.2016
Floor Plan                           362 B (20) E 00_02                                                  26.08.2016
Floor Plan                           362 B (20) E 00_03                                                  26.08.2016
Floor Plan                           362 B (20) E 00_04                                                  26.08.2016
Site Layout Plan                362 P (10) P 00                               S                        19.01.2017
Elevation Plan                    362 P (20) E 01                               C                       19.01.2017
Elevation Plan                    362 P (20) E 02                               B                       19.01.2017
Floor Plan                            362 P (20) P 00                               I                        19.01.2017
Floor Plan                            362 P (20) P 01                               I                        19.01.2017
Floor Plan                            362 P (20) P 02                               I                        19.01.2017
Roof Plan                             362 P (20) P 03                              D                       19.01.2017
Section Plan                        362 P (20) S 01                              D                       19.01.2017
Section Plan                        362 P (20) S 02                               F                       19.01.2017
Survey                                   362 B (90) P 00                                                         29.07.2016
Location Plan                      362 B (10) P 00                                                         29.07.2016
 

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 – except demolition, formation of a temporary car park and underground service works – 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 above ground works or superstructure works on the residential units 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.
Notwithstanding the approved drawings, details to be submitted for this condition should follow the specification below and there shall be no variation without the prior approval in writing of the Local Planning Authority:
(a) All tiles and tile hanging shall be of Wealden handmade sandfaced plain clay tiles, the hanging tiles to be of lighter colour than the roofing tile
(b) All brickwork shall be of handmade sandfaced multistock brick in Flemish bond
(c) All external joinery shall be of painted timber
(d) All windows shall be of white painted timber with casements in each opening to ensure equal sightlines
(e) All rainwater goods shall be of black painted cast metal
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, Ho13, Pc10, Pc12 and Pc13.

 

5. No development – except demolition, formation of a temporary car park and underground service works – shall commence until a scheme for hard landscaping of all parking bays, access roads, footpaths, residential courtyards/mews and other public realm using appropriate natural materials has been submitted to and approved by the Local Planning Authority.
Landscaping of the station forecourt should ensure clear and safe pedestrian routes to both station entrances.
All hard landscaping work shall thereafter be completed in full accordance with the approved scheme.
Reason:
To ensure that a satisfactory external appearance is achieved and to ensure the development is accessible with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9, Ho13, Pc10, Pc12 and Pc13 and policy CS17 of the Reigate and Banstead Core Strategy.

 

6. 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.

 

7. 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:
(a) Pre commencement meeting between the retained arbioricultural consultant, local planning authority Tree Officer and individuals and personnel responsible for the implementation of the approved development
(b) Timings, frequency of the supervision and monitoring regime and an agreed reporting process to the local planning authority.
(c) 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.

 

8. No development – except demolition, formation of a temporary car park and underground service works – 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.
Such a scheme shall include details of 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, an implementation and management programme, and should address the following site specific details:
(a) hedge planting of an appropriate evergreen species on the boundary of plots 1 and 2 with Furze Hill up to the proposed access to the residential site, and hedge planting or an appropriate alternative between the residential site and the station car park
(b) additional tree planting within the residential curtilages along the northern side of the residential access road.
All 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.
Any hedge planting (or equivalent) between the residential site and station forecourt and car park shall be retained as such thereafter and shall not be permanently removed or replaced without the prior written consent of the Local Planning Authority.
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.

 

9. The residential units hereby approved shall not be first occupied unless and until the proposed modified vehicular and pedestrian access to Furze hill has been constructed in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority.
Reason:
To ensure that the development would 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. Details for the installation and positioning of any proposed photovoltaic or other solar panels shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any above ground or superstructure works to the residential units.
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, Ho13, Pc10, Pc12 and Pc13.

 

11. No above ground works or superstructure works on the residential units shall take place until further details of the following have been submitted to and approved by the Local Planning Authority:
(a) dormers;
(b) proposed horizontal shadow gap between the hung tiles and brickwork on the elevations; and
(c) the use of vertical detail, rainwater goods or materials to frame and provide visual delineation between individual residential units.
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, Ho13, Pc10, Pc12 and Pc13.

 

12. The residential units hereby approved shall not be first occupied unless and until the proposed pedestrian improvements, including the provision of a raised table crossing and upgrades to the existing footway on Furze Hill and the provision of a pedestrian crossing and yellow box markings adjacent to the site access, have been implemented in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority, which should be in general accordance with drawing no. SOLUMKINGSWOOD 1-02 Rev A (dated November 2016).
Reason:
To ensure that the development would 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 residential units 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 associated with the residential use 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:
To ensure that the development would 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 station car park hereby approved shall not be brought into operation until space has been laid out within the site in accordance with the approved plans for vehicles associated with station users 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:
To ensure that the development would 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.

 

15. No demolition or works on the station car park (including temporary car park) shall commence until a Construction Transport Management Plan for that phase of the development, 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
(f) HGV deliveries and hours of operation
(g) construction vehicles routing to and from the site
(h) measures to prevent 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
(j) on-site turning for construction vehicles
(k) the location, number of spaces and means of access to the proposed temporary station car park
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:
To ensure that the development would 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.

 

16. No development on the residential units shall commence until a Construction Transport Management Plan for that phase of the development, 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
(f) HGV deliveries and hours of operation
(g) construction vehicles routing to and from the site
(h) measures to prevent 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
(j) 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:
To ensure that the development would 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.

 

17. The station car park hereby approved shall not be brought into operation unless and until provision has been made for the secure parking of 20 bicycles within the station development site in accordance with the approved plans/documents. Thereafter the said secure cycle parking shall be provided, retained and maintained to the satisfaction of the Local Planning Authority.
Reason:
To ensure that the development would promote sustainable transport choices with regard to Policy CS17 of the Reigate and Banstead Core Strategy 2014 and in recognition of Section 4 “Promoting Sustainable Transport” in the National Planning Policy Framework 2012

 

18. The residential units hereby approved shall not be first occupied unless and until provision has been made for information to be provided to residents, in the form of a ‘Residents Travel Pack’ regarding the availability of and whereabouts of local public transport, walking and cycling routes, cycle storage, car sharing schemes ad local amenities and schools.
Reason:
To ensure that the development would promote sustainable transport choices with regard to Policy CS17 of the Reigate and Banstead Core Strategy 2014 and in recognition of Section 4 “Promoting Sustainable Transport” in the National Planning Policy Framework 2012

 

19. No above ground works or superstructure works on the residential units 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 character of the Conservation Area with regard to the Reigate and Banstead Borough Local Plan policies Ho9 and Pc12.

 

20. 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 to protect visual and neighbour amenity with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9, Ho13 and Pc12.

 

21. The previously submitted Phase 1 Environmental Report Reference A13153-VAA-G-001 Revision C, dated June 2016 identified the potential for ground contamination to exist beneath the development site. As a result, the following information, and any additional requirements that the Local Planning Authority may specify, should be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development, except demolition of above ground structures, and prior to any activities specified:
(a) A contaminated land site investigation proposal detailing the extent and methodologies of sampling, analyses and proposed assessment criteria to be undertaken
(b) A contaminated land site investigation and risk assessment shall be undertaken in accordance with the above site investigation proposal as approved that determines the extent and nature of contamination on site and is to be reported in accordance the standards of DEFRA’s and the Environment Agency’s Model Procedures for the Management of Contaminated Land (CLR 11) and British Standard BS10175 which determines the nature and extent of contamination on the site.
(c) If applicable, ground gas assessments completed in line with CIRIA C665 guidance shall be undertaken.
(d) Prior to any remediation being commenced on site, a detailed remediation method statement that explains 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 provides details of the information to be included in a validation report. Any remedial works undertaken must be completed in line with the approved remediation method statement. Should this be required to be changed, approval by the Local Authority must be sought.
Following approval of the details in relation to parts (a) and (d) above, the Local Planning Authority shall be given a minimum of two weeks before the relevant investigation or remediation works commence on site.
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.”

 

22. Prior to occupation of the first residential unit, 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. Should specific ground gas mitigation measures be required to be incorporated into a development the testing and verification of such systems should be in accordance with CIRIA C735 guidance document entitled ‘Good practice on the testing and verification of protection systems for buildings against hazardous ground gases’.
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.

 

23. Contamination not previously identified by the site investigation, 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 controlled waters with regard to Reigate and Banstead Borough Council Local Plan 2005 and the NPPF.

 

24. No development, except demolition, shall commence, until details of the drainage strategy for the site, including the following information:
(a) Identification of the final selected drainage strategy from those outlined in the Flood Risk Assessment Addendum including Sustainable Drainage Strategy Alternatives and Surface Water Modelling Results (03 issue dated 15 December 2016)
(b) Evidence to demonstrate that the chosen strategy is the most sustainable and feasible including, but not limited to, ground investigation results to confirm infiltration rates and ground water levels, discharge consents (where applicable) and micro drainage calculations
(c) Confirmation of an requirements to discharge into the existing ditch (either directly and indirectly) and, if required, a commitment to ensure the ditch is free of excess vegetation, silt and debris prior to discharge
(d) Details of diversion of the failed and collapsed surface water sewer and all lateral connections
(e) Surface water exceedance flow routes
(f) Details of how the Sustainable Drainage System will cater for system failure or exceedance events, both on and offsite
(g) Details of how the Sustainable Drainage System will be protected and maintained during the construction of the development
shall be submitted to and approved by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.

Prior to occupation of the first residential unit, a maintenance plan/regime including details of the asset manager/owner and their responsibilities
Reason:
To ensure that the SuDS are adequately planned, delivered and maintained 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, Policy CS10 of the Core Strategy 2014 and the requirements of non-statutory technical standards.

 

25. Prior to the occupation of the first residential unit, 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 approved scheme.
Reason:
To ensure that the SuDS are adequately planned, delivered and maintained 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, Policy CS10 of the Core Strategy 2014 and the requirements of non-statutory technical standards.

 

26. The second floor windows in the north elevation of Plot 15 of the development hereby permitted, shown serving an en-suite and bedroom 01 (Master) on drawing number 362P(20) P02 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.

 

27. Notwithstanding the drawings, no gates, fences or other means of restricting access shall be installed across the proposed western accesses to the residential access road and parking area from the station forecourt and car park.
Reason
To ensure that vehicles accessing the residential development would 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.

 

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. 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.

 

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

 

5. The use of landscape/arboricultural consultant is considered essential to provide acceptable submissions in respect of the above landscaping conditions. The planting of trees and shrubs shall be in keeping with the character and appearance of the locality. There is an opportunity to incorporate substantial sized 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 size with initial planting heights of not less than 4.5mwith girth measurements at 1m above ground level in excess of 16/18cm.

 

6. 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.

 

7. 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.

 

8. 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).

 

9. The permission hereby granted shall not be construed as authority to carry out works on the highway or any works that may affect a drainage channel/culvert or water course. The applicant is advised that a licence must be obtained from the Highway Authority Local Highway Service Group before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. 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

 

10. 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 surface, surface edge restraints and any other street furniture/equipment.

 

11. If there are any works proposed as part of this planning application that are likely to affect flows in an ordinary watercourse, then the applicant will need a separate approval of Surrey County Council which is acting as the drainage authority under the Land Drainage Act 1991. Guidance on this process as well as application forms can be requested from Surrey CC. The discharge rate and volume to the receiving watercourse should be agreed with Surrey CC as the Lead Local Flood Authority.

 

12. The applicant is encouraged to meet Secured by Design principles in the design and construction of the proposed residential units.
 

105 16/02517/F: FORMER KINGS BARN, WATERHOUSE LANE, KINGSWOOD

The Committee considered an application for the erection of a building comprising nine apartments with associated landscaping, parking and cycle parking.

 

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

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                  PL 01                                                                         27.10.2016
Arboricultural Plan          601-L-02                                 A                               27.10.2016
Site Layout Plan              PL03                                                                         27.10.2016
Landscaping Plan         601-L-01                                   E                             27.10.2016
Section Plan                    PL15                                                                         27.10.2016
Section Plan                    PL16                                                                         27.10.2016         
Elevation Plan                 PL12                                                                         27.10.2016
Street Scene                    PL13                                                                         27.10.2016
Section Plan                    PL14                                                                          27.10.2016
Floor Plan                         PL07                                                                         27.10.2016
Roof Plan                          PL08                                                                         27.10.2016
Elevation Plan                  PL09                                                                         27.10.2016
Elevation Plan                  PL10                                                                         27.10.2016
Elevation Plan                  PL11                                                                         27.10.2016
Survey Plan                       PL02                                                                        27.10.2016
Floor Plan                          PL04                                                                        27.10.2016
Floor Plan                          PL05                                                                        27.10.2016
Floor Plan                          PL06                                                                        27.10.2016
Other Plan                         P2000/201/01                         B                            18.01.2017
 

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. 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) All tilehanging shall be of handmade sandfaced plain clay tiles.
(b) All external joinery shall be of painted timber with architraved bargeboards with no box ends.
(c) All window arches shall be of gauged brick.
(d) All windows shall be with casements in each opening for equal sightlines and with external glazing bars of traditional profile.
(e) The drive shall be of fixed gravel.
(f) details of the glazed link shall be submitted to and approved in writing by the LPA before works commence.
(g) All rooflights shall be black painted metal rooflights with a single vertical glazing bar.
(h) Before works commence a planting screen of informal evergreen shrubbery of the height of the guarding walls to the ramp in the case of the ramp and the height of the bin store in the case of the bin store shall be submitted to and approved in writing by the LPA. Any losses through death or disease shall be remedied by replacement planting, to current landscape standards, within 1 year of the loss to maintain this feature.
(i) Notwithstanding the landscaping drawing a revised detail shall be submitted and approved in writing for the front shrubbery hedge, to have regard to the character of the adjacent Conservation Area and Lane. The proposed boundary shrubbery hedge shall be set back to at least the top of the bank being approximately three metres back from the edge of the road, being the line of the original roadside verge, and shall be planted with an informal but continuous shrubbery hedge mix of laurel, Portuguese laurel, holly and rhododendron at a height of two metres and depth of two metres retaining any existing shrubbery and having regarding to root protection areas. This shall be retained on an ongoing basis. Any losses through death or disease shall be remedied by replacement planting, to current landscape standards, within 1 year of the loss to maintain this feature.
Reason:
To ensure no harm occurs to the character of the Conservation Area, with regards to policy Pc13 of the Reigate and Banstead Local Plan 2005.

 

5. No development shall take place until written details of the materials to be used in the construction of the external surfaces, specifically the roof tiles and facing brick, 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.

 

6. No development shall commence including groundworks preparation and demolition until all related arboricultural matters, including arboricultural supervision, monitoring and tree protection measures are implemented in strict accordance with the approved details contained in the Tree Protection Plan and Arboricultural Method Statement compiled by ACS Trees (Consulting), TPP3_KB_9U Rev A dated August 2016 and 13th September 2016
Reason:
To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with policy Pc4 of the Reigate and Banstead Borough Local Plan 2005 and the recommendations within British Standard 5837.

 

7. 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.
Any trees shrubs or plants planted in accordance the approved scheme which are removed, die or become damaged or diseased within five years of planting shall be replaced within the one year by trees, shrubs of the same size and species in the same location.
Reason
To ensure good landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Ho9, Pc12 of the Reigate and Banstead Borough Local Plan 2005 and the recommendations within British Standard 5837:2012 Trees in relation to design, demolition and construction.

 

8. No development shall commence until a Construction Transport Management Plan, to include details of:
(a) parking and turning for vehicles of site personnel, operatives and visitors
(b) loading and unloading of plant and materials
(c) storage of plant and materials
(d) measures to prevent the deposit of materials on the highway
(e) 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.

 

9. The development hereby approved shall not be first occupied unless and until the proposed modified vehicular access to Waterhouse Lane has been constructed and provided with visibility zones of 2.4m by 44m to the east and 2.4m by 59m to the west in accordance with the approved plans (drawing no. TSP/WDL/P2000/201/01 Rev C) 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 western vehicular access from the site to Waterhouse 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 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:
The condition above is required in recognition of Section 4 “Promoting Sustainable Transport “in the National Planning Policy Framework 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 first and second floor windows in the east and west side elevations 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.

 

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. 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 kerb be raised and any verge or footway crossing be reinstated to conform with the existing adjoining surfaces at the developers expense.

 

8. 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).

 

9. 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.

 

10. 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.
 

106 16/02449/F: THE GARIBALDI PUBLIC HOUSE, 29 MILL STREET
REDHILL

The Committee considered an application for demolition of the existing buildings and erection of four residential dwellings together with access, parking and landscaping.

 

Two members of the public spoke against the application and the applicant’s agent spoke in its favour.

 

RESOLVED that planning permission be REFUSED on the following grounds:

 

1. The proposed development, by virtue of the resultant loss of the Garibaldi public house as a valued community facility which serves various community functions and as such is considered to be a community facility that enhances the sustainability of the local community, without attempts at marketing it for continued community use or provision of replacement facilities, would be contrary to Policy Cf1 of the Reigate and Banstead Borough Local Plan 2005, Policy CS12 of the Core Strategy 2014 and paragraph 70 of the National Planning Policy Framework 2012.
 

107 16/02369/F: THE CHILDRENS TRUST, TADWORTH COURT,
2 TADWORTH STREET, TADWORTH

The Committee considered an application for demolition of the existing school building and its replacement with a new school building including ancillary parking.

 

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

 

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


Plan Type                              Reference                      Version                Date Received
Detailed Technical Plan    2016/3241/001                 C                         30.01.2017
Floor Plan                             6156-P-106                                                  11.10.2016
Floor Plan                             6156-P-107                                                  11.10.2016
Roof Plan                             6156-P-108                                                   11.10.2016
Elevation Plan                     6156-P-109                                                   11.10.2016
Elevation Plan                     6156-P-110                                                   11.10.2016
Section Plan                        6156-P-111                                                   11.10.2016
Block Plan                            6156-P-102                                                   11.10.2016
Block Plan                            6156-P-103                                                   11.10.2016
Block Plan                            6156-P-104                                                   11.10.2016
Block Plan                            6156-P-105                                                   11.10.2016
Location Plan                       6156-P-101                                                  11.10.2016
Arboricultural Plan              8706-01                               A                        11.10.2016
Arb / Tree Protection Plan 8706-02                                                          11.10.2016
Arboricultural Plan              8706-S/01                                                      11.10.2016
Arb / Tree Protection Plan 8706-CP/02                                                   11.10.2016
Detailed Technical Plan   3203-DS-101                                                 11.10.2016
Detailed Technical Plan   3203-DS-102                                                 11.10.2016
Detailed Technical Plan   UNNUMBERED                                             25.10.2016
Elevation Plan                     6156P113                                                      26.10.2016
Floor Plan                            UNNUMBERED                                            25.10.2016
Floor Plan                            6156P112                                                      26.10.2016
Section Plan                        UNNUMBERED                                            25.10.2016
Survey Plan                         UNNUMBERED                                             26.10.2016
 

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.

 

2. 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.

 

3. No development shall take place until written details of the materials to be used in the construction of the external surfaces, including brickwork, 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. 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) Before works commence a historic garden planting scheme of evergreen shrubbery and ornamental parkland trees to screen the ancillary car park and adjacent A217 and another scheme to reduce the impact of the car park to the south of the new block shall be submitted to and approved in writing by the LPA and shall be carried within the first planting season. Any losses through death or disease shall be remedied by replacement planting, to current landscape standards, within 1 year of the loss to maintain this feature.
b) A review of the historic garden tree management plan shall be submitted to and approved in writing by the LPA within one year of the commencement of works.
c) Before works commence a scheme to reduce the prominence of the photovoltaic panels by parapet or upstand screening and reduction in the angle, shall be submitted and approved in writing by the LPA before works commence.
d) Revised details of the porte cochere entrance canopy shall be submitted to and approved in writing by the LPA before works to the canopy commences, to reduce the impact within the informal parkland area of the historic garden, and shall be carried out in complete accordance with these revised plans.
e) Revised details of the bargeboard fascias without box ends and articulation to the fascia shall be submitted to and approved in writing by the LPA before these works commence.
f) All windows shall have equal sightlines with casements in each opening unless otherwise agreed in writing by the LPA.
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 groundworks preparation and demolition until all related arboricultural matters, including arboricultural supervision, monitoring and tree protection measures are implemented in strict accordance with the approved details contained in the Tree Protection Plan and Arboricultural Method Statement compiled by Ian Keen Ltd AP/8706-CP/WDC dated October 2016.
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, Pc9 and Pc11 of the Reigate and Banstead Borough Local Plan 2005 and the recommendations within British Standard 5837.
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 shall commence including demolition and or groundworks preparation until a detailed, scaled Tree Protection Plan (TPP) and the related Arboricultural Method Statement (AMS) relating to the demolition and construction of the class room 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.
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 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) HGV Deliveries and hours of operation
(e) construction vehicle routing to and from the site
(f) measures to prevent the deposit of materials on the highway
(g) no hgv movements to take place during school drop off and pick up times
(h) on-site turning for construction vehicles
(i) parking for staff/visitors during the construction period;
(j) 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.

 

8. 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 (drawing no. 2016/3241/001/RevC for 30 additional cars and 8 minibuses 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.

9 No development shall be commenced until results of infiltration testing in accordance with BRE Digest 365 or similar in the locations of the proposed soakaways have been submitted to and approved in writing by the local planning authority. The Sustainable Drainage System should then be designed in accordance with these results.
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.

 

10. No development shall be commenced until the following have been submitted to and approved by the local planning authority:
- Evidence that there is no risk of contamination through the infiltration SUDS;
- Agreement from the Environment Agency to discharge to Source Protection Zone 2
The development shall be carried out in accordance with the approved details.
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. Prior to construction of the development hereby approved the following drawings must be supplied to and approved by the local planning authority:
- a drainage layout detailing the exact location of SUDs elements, impervious areas and drainage sub-catchments (if applicable)
- details of all SuDS elements and other drainage features, including long and cross sections, pipe diameters and respective levels
- details of storage volumes for each Sustainable Drainage system feature submitted
The development shall be carried out in accordance with the approved details.
Reason:
To ensure that the design fully meets the requirements of the national SuDS technical standards and to prevent flooding with regards to policy Ut4 of the Reigate and Banstead Local Plan.

 

12. Before the commencement of the construction of the development hereby approved, details of how the Sustainable Drainage System will be protected and maintained during the construction of the development 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 construction works do not compromise the functioning of the agreed Sustainable Drainage System and to prevent flooding with regards to policy Ut4 of the Reigate and Banstead Local Plan.

 

13. Before the commencement of the construction of the development hereby approved, details of how the Sustainable Drainage System will cater for system failure or exceedance events, both on and offsite, must be submitted to and approved by the local planning authority.
Reason:
To ensure that the proposal has fully considered system failure and to prevent flooding with regards to policy Ut4 of the Reigate and Banstead Local Plan.

 

14. Prior to construction of the development hereby approved, details of the proposed maintenance regimes for each of the SuDS elements must be submitted to and approved by the local planning authority
Reason:
To ensure the drainage system is maintained throughout its life time to an acceptable standard and to prevent flooding with regards to policy Ut4 of the Reigate and Banstead Local Plan.

 

15. 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 the Sustainable Drainage System has been constructed as agreed and to prevent flooding with regards to policy Ut4 of the Reigate and Banstead 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. The applicant is encouraged to provide renewable technology within the development hereby permitted in order to reduce greenhouse gas emissions.

 

3. 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) 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.

 

4. 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.

 

5. 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).

 

6. The detail of condition 7 is to be agreed in consultation with the Chairman and Ward Members.
 

108 16/00612/F: HORLEY PLACE, 17 BONEHURST ROAD,
HORLEY

The Committee considered an application for redevelopment of the guest house; demolition of existing attached residential wing (Coach House 1 bedroom dwelling) and erection of two-storey side and rear extensions to provide nine flats (4x2bedroom and 5x1 bedroom).

 

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
Block Plan         UNNUMBERED                                            07.04.2016
Floor Plan          UNNUMBERED                                            07.04.2016
Floor Plan          UNNUMBERED                                            07.04.2016
Floor Plan          UNNUMBERED                                            07.04.2016
Floor Plan          UNNUMBERED                                            07.04.2016
Floor Plan          UNNUMBERED                                            07.04.2016
Floor Plan          UNNUMBERED                                            07.04.2016
Floor Plan          UNNUMBERED                                            07.04.2016
Elevation Plan   UNNUMBERED                                            07.04.2016
Elevation Plan   UNNUMBERED                                            07.04.2016
Elevation Plan   UNNUMBERED                                            07.04.2016
Elevation Plan   UNNUMBERED                                            07.04.2016
Floor Plan          UNNUMBERED                                            07.04.2016
Block Plan          UNNUMBERED                                           14.03.2016
Floor Plan           UNNUMBERED                                           14.03.2016
Location Plan     UNNUMBERED                                           14.03.2016
Site Layout Plan UNNUMBERED                                           01.07.2016
Floor Plan            UNNUMBERED                                           01.08.2016
Detailed Technical Plan APPENDIX D                                  16.12.2016
Detailed Technical Plan APPENDIX E                                   16.12.2016
 

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.
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.

 

3. The materials to be used in the construction of the external surfaces of the extension must be of a similar appearance to those used in the construction of the exterior of the existing building.
Reason:
To ensure that the development hereby permitted is only constructed using the appropriate external facing materials or suitable alternatives in the interest of the visual amenities of the area with regard to Reigate and Banstead Borough Local Plan 2005 policies Sh2.

 

4. The applicant has not investigated the feasibility of infiltration through intrusive ground investigations to establish infiltration rates and ground water level. The applicant shall undertake ground investigations in accordance with BRE365 and incorporate infiltration SUDS in the drainage strategy if appropriately supported with calculations to demonstrate that the SUDS feature has been adequately sized.
Reason:
To ensure that infiltration has been fully considered as a discharge option and to provide evidence infiltration is feasible for the site. If the applicant confirms that infiltration is not feasible, and discharge from the site is required, the applicant shall provide sufficient attenuation to restrict flows into the existing watercourse to discharge rate of 2l/s.

 

5. The development hereby permitted shall not commence until detailed design of a surface water drainage scheme have been submitted to and approved in writing by the planning authority.
Details to be submitted shall include:
(a) A design that is compliant with the national Non-Statutory Technical Standards for SuDS, National Planning Policy Framework and Ministerial Statement on SuDS.
(b) Evidence that the proposed solution will effectively manage the 1 in 30 & 1 in 100 (+Climate change allowance) for storm events
(c) Details of how the Sustainable Drainage System will cater for system failure or exceedance events, both on and offsite.
(d) Finalised drawings read for construction to include: a finalised drainage layout detailing the location of SUDs elements, outfalls, flow control devices, pipe diameters, levels, details of how SuDS elements will be protected from root damage and long and cross sections of each SuDS element and including details of any flow restrictions.
Reason:
To ensure the design meets the technical stands for SuDS and the final drainage design does not increase flood risk on or off site with regards Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005.

 

6. Construction Management And Maintenance: Details of how the Sustainable Drainage System will be protected and maintained during the construction of the development.
Lifetime Management and Maintenance plan: Details of maintenance regimes and responsibilities of the drainage and suds elements during the operation and lifetime of the systems shall be submitted.
Connecting to Existing Watercourse: Prior to discharge of runoff to the watercourse (where required), the applicant shall take reasonable measures to ensure that the watercourse is free from debris, excess vegetation and silt.
The applicant shall provide evidence including photographic evidence to demonstrate the ditch is suitable to take runoff from the proposed development.
Verification Check: Prior to the first occupation of the development, 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 Urban Drainage System has been constructed as per the agreed scheme.
Reason:
To ensure the Sustainable Drainage System is constructed as proposed so as not to exacerbate flood risk with regards Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005.

 

7. No development shall commence including demolition and or groundworks preparation until a detailed, scaled finalised Tree Protection Plan (TPP) and the finalised 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 with the LPA, 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.

 

8. No development shall commence on site until a scheme for the landscaping and 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 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.

 

9. The development shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for 9 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:
To ensure that the proposed development does not prejudice highway safety nor cause inconvenience to other drivers in order to satisfy Policies Mo7 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS17 of the Core Strategy 2014.

 

10. 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:
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:
To ensure that the proposed development complies with section 4 ‘Promoting Sustainable Transport’ in the National Planning Policy Framework.

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. 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.

 

5. Protection of Buildings from Flooding: The site is situated adjacent to Flood Zone 2 and 3 although it appears the residential accommodation may be just outside this zone. The development also is situated in an area which has suffered from historic flooding on the highway. Furthermore, EA Surface Water Flood Risk maps (UFMfS) highlights that the site is modelled to be placed at Flood Risk for 1:30 and 1:100 year rainfall events. The applicant should mitigate the risks and ensure that suitable resistance or resilience measures such as building with appropriate finish floor levels, safe access and escape route etc are in place. The applicant should ensure that any additional flood water from highways or surrounding areas is considered within the design so that on site flood risk is not increased and any drainage proposed is not affected.

 

6. Discharge to Watercourse: If there are any works proposed as part of this planning application that are likely to affect flows in an ordinary watercourse, then the applicant will need a separate approval of Surrey County Council which is acting as the drainage authority under the Land Drainage Act 1991. Guidance on this process as well as applications forms can be requested from Surrey CC ( flooding.enquiries@surreycc.gov.uk) . The discharge rate and volume to the receiving watercourse should be agreed with Surrey CC as the Lead Local Flood Authority.

 

7. Riparian Owner Responsibilities: It is likely that the applicant is a riparian owner of the watercourse in close proximity to the site. The applicant shall establish if that is the case (information available from www.surrey.gov.uk search living next to watercourse). The applicant shall undertake their riparian owner responsibilities.

 

8. 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.

 

9. 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.

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).
 

109 16/02838/HHOLD: 65 BLETCHINGLEY ROAD, MERSTHAM

The Committee considered an application for a new vehicle crossover, including demolition of the existing low level front wall and removal of a holly tree and a palm tree.

 

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

 

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


Plan Type                        Reference                Version               Date Received
Location Plan                 SK1A                                                        09.01.2017
Combined Plan              4350 01                                                  05.12.2016
 

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.

 

2. 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.

 

3. The proposed vehicular access to Bletchingley Road shall be constructed in accordance with the Approved plans and thereafter permanently maintained.
Reason:
The above condition is required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users. The above condition is required in order to meet the objectives of the NPPF (2012), and to satisfy policy Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan (2005).

 

4. Space shall be laid out within the site in accordance with the Approved plans for vehicles to be parked. Thereafter the parking area 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. The above condition is required in order to meet the objectives of the NPPF (2012), and to satisfy policy Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan (2005).
 

110 16/02874/HHOLD: 72 SANDCROSS LANE, REIGATE

The Committee considered an application for a single storey rear 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
Location Plan             n/a                                                                  06.12.2016
Block Plan                   n/a                                                                  06.12.2016
Floor Plan                  3519/E/01                                                       06.12.2016
Elevation Plan          3519/E/02                                                        06.12.2016
Proposed Plans      3519/01                                                            06.12.2016
 

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. The materials to be used in the construction of the external surfaces of the extension (other than materials used in the construction of a conservatory) must be of a similar appearance to those used in the construction of the exterior of the existing building.
Reason
To ensure that the development hereby permitted is only constructed using the appropriate external facing materials or suitable alternatives in the interest of the visual amenities of the area with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13
 

111 DEVELOPMENT MANAGEMENT Q3 PERFORMANCE

The Committee received its quarterly report on performance statistics and analysis.

 

It was noted that appeals allowed this quarter were at 53% which was significantly higher than the target of 30%. Although it was likely that the figure would average out nearer to the 30% target when taken across the full year, officers would be monitoring future decisions closely so that any significant trends or anomalies could quickly be analysed and reported back to the Committee.


Members asked whether it would be possible to receive details of those appeals allowed. It was noted that this was a regular discussion item at the Forum meetings, as well as being circulated to relevant Ward Members, and that the information could be provided to any other members who requested it.

 

RESOLVED to note performance in Quarter 3 of 2016/17.
 

112 ANY OTHER URGENT BUSINESS

There was no urgent business.

The meeting closed at 9.56 pm