Planning Minutes

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

Attendance Details

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

† Substitute
* Part meeting
Also Present:
Councillors: Z Grant-Duff and R Turner.
Min NoDescriptionResolution
Part I
113 MINUTES

RESOLVED that the minutes of the meeting held on 15 February 2017 be approved as a correct record.

114 APOLOGIES FOR ABSENCE AND SUBSTITUTES

                                         Apology                         Substitute
Councillors:                   R. Harper                      C. Whinney
 

115 DECLARATIONS OF INTEREST

Councillor Turner declared a non-pecuniary interest in agenda item 10 (16/02765/F) as she had previously been employed by the applicant.

 

Councillor Jackson declared a non-pecuniary interest in item 12 (17/00156/F), because he was a member of the Horley Town Council planning committee.

 

Councillor Whinney declared a disclosable pecuniary interest in agenda item 13 (17/00046/OUT) because he was the owner of the property which was the subject of the application. He left the meeting throughout consideration of this item.

 

Councillor Pay declared a non-pecuniary interest in agenda item 13 (17/00046/OUT) because the owner of the applicant property was a regular customer of his business. He left the meeting throughout consideration of this item.

 

Councillor Absalom declared a non-pecuniary interest in agenda item 13 (17/00046/OUT) because she had discussed the application with the applicant three years ago when she was a member of the residents’ association.

 

Councillor Grant-Duff declared a non-pecuniary interest in agenda item 13 (17/00046/OUT) because she was a resident of the road although she did not live in close proximity to the property.

 

Councillor Blacker declared a disclosable pecuniary interest in agenda item 14 (16/02829/HHOLD) as his firm is acting as the agent for the applicant. He left the meeting throughout consideration of this item.
 

116 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.
 

117 15/02200/F and 15/02201/LBC: OAKLEY CENTRE, RADSTOCK WAY, MERSTHAM, SURREY

The Committee considered an application for the demolition and conversion of an existing building to provide 8 flats; conversion of an existing outbuilding into two houses and development of surrounding land to provide 12 houses with associated access, parking and refuse storage.

 

A parallel application for listed building consent was also considered.

 

Reasons for refusal for application 15/02200/F were proposed and seconded.

 

RESOLVED that in respect of application 15/02200/F planning permission be REFUSED on the following grounds:

 

1. The proposed development, by virtue of the siting of plots 20, 21 and 22, their curtilages and areas of parking and hardstanding within the Green Belt, would constitute inappropriate development within the Metropolitan Green Belt and would erode the openness thereof. In the absence of sufficient evidence to demonstrate that this aspect of the development is required to enable the restoration of the Grade II listed building, there are considered to be no very special circumstances to clearly outweigh the harm to the Green Belt, and any other harm and as such the development is contrary to policy Co1 of the Reigate and Banstead Borough Local Plan 2005, policy CS3 of the Reigate and Banstead Core Strategy and the provisions of the National Planning Policy Framework.

 

2. The proposed development, by virtue of the scale and design of plot 17 and their siting close to the boundary, would give rise to overlooking of the rear windows and rear garden area of adjoining properties on Radstock Way, harmful to the amenity thereof, contrary to policies Ho9 and Ho13 of the Reigate and Banstead Borough Local Plan 2005.


In respect of application 15/02201/LBC it was RESOLVED that Listed Building Consent 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                    OK004.3.200.PrLP                    D                               14.03.2017
Location Plan                     UNNUMBERED                                                           02.10.2015
Block Plan                          OK004.3.201.PrBP                    D                              14.03.2017
Location Plan                    20821_07_OS                            0                               14.03.2017
Site Layout Plan                OK004.3.202.PrGSP                 C                               12.01.2017
Floor Plan                           OK004.3.203.PrPL.MH             A                               14.02.2016
Floor Plan                           OK004.3.204.PrPL.MH             A                               14.02.2016
Roof Plan                            OK004.3.205.RP.MH                                                 14.02.2016
Elevation Plan                    OK004.3.206.PrEL.MH             A                               14.02.2016
Floor Plan                           OK004.3.207.PrPL.PL9-10      B                               14.02.2016
Elevation Plan                   OK004.3.208.PrEL.PL9-10       B                              14.02.2016
Floor Plan                          OK004.3.209.PrPL.PL11           B                              14.02.2016
Elevation Plan                   OK004.3.210.PrEL.PL11           B                              14.02.2016
Floor Plan                          OK004.3.211.PrPL.PL12-13     B                              14.02.2016
Elevation Plan                   OK004.3.212.PrEL.PL12           B                              14.02.2016
Elevation Plan                  OK004.3.213.PrEL.PL13            B                              14.02.2016
Floor Plan                       OK004.3.214.PrPL.PL14-15-18   B                              14.02.2016
Elevation Plan                OK004.3.215.PrEL.PL14-15-18   B                              14.02.2016
Floor Plan                       OK004.3.216.PrPL.PL16-17         D                              12.01.2017
Elevation Plan               OK004.3.217.PrEL.PL16-17          D                             12.01.2017
Floor Plan                       OK004.3.220.PrPL.PL19               B                              14.02.2016
Elevation Plan                 OK004.3.221.PrEL.PL19              B                             14.02.2016
Floor Plan                        OK004.3.222.PrPL.PL20-22        B                              14.02.2016
Elevation Plan                OK004.3.223.PrEL.PL20-22         B                             14.02.2016
Section Plan                   OK004.3.224.PrSec.AA-BB           B                              12.01.2017
Existing Plan                  OK004.3.104.ExPL.MH                                                   14.02.2016
Existing Plan                  OK004.3.103.ExPL.MH                                                   14.02.2016
Existing Plan                  OK004.3.107.ExEL.PL9-10                                           07.10.2015
Existing Plan                  OK004.3.105.ExEL.MH                                                  07.10.2015
Existing Plan                  OK004.3.102.ExSP                                                         02.10.2015
Existing Plan                  OK004.3.101.ExBP                                                         02.10.2015
Existing Plan                  OK004.3.106.ExPL.PL9-10                                           02.10.2015

 

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.

 

2. The development for which Listed Building Consent is hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason:
To comply with Section 18(1) (a) of the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended by Section 52 (4) of the Planning and Compulsory Purchase Act 2005.

 

3. No development shall take place until detailed drawings and specifications for the listed building, including internal and external elevations, the full repair and making good of the building, and the restoration and reinstatement of the bellcote and bell have been submitted to and approved in writing by the local planning authority.

Notwithstanding the approved drawings, details to be submitted for this condition in respect of external elevations should follow the specification below and there shall be no variation without the prior approval in writing of the Local Planning Authority:
(a) The bargeboards on the listed building shall be retained and repaired
(b) The original window frames shall be retained and shall not be replaced without the strict approval in writing of the Local Planning Authority.
(c) All stone work shall be of natural stone to match the existing Bargate Stone rubble in facebond, texture, finish and size.
(d) All arches in brickwork shall be of gauged brick and all opening in stonework shall be framed in natural bath stone of dimensions and moulding to match existing.
(e) All rooflights shall be black painted metal conservation rooflights with a single vertical glazing bar.
(f) All rainwater goods shall be of painted cast metal.
(g) All making good shall be toned in to match existing including colour, facebond, texture and pointing, using a sootwash where necessary.

The development and repairs shall thereafter be carried out in strict accordance with these details and no part of the approved scheme shall be occupied until the repair work has been completed in full.
Reason:
To ensure that a satisfactory external appearance is achieved with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9, Ho13 and Pc8 and Reigate and Banstead Core Strategy policies CS1, CS4 and CS10.

 

INFORMATIVES


1. This listed building consent relates only to those works requiring listed building consent, i.e. works related to the listed building and coach house.
 

118 13/02289/RM1: LAND AT PORTLAND DRIVE, MERSTHAM, SURREY

The Committee considered an application for reserved matters of access, appearance, landscaping, layout and scale, following approval in outline in March 2014 (13/02289/OUT) for the redevelopment of the Portland Drive parade and flats and erection of 48 new dwellings as part of the wider regeneration of the Merstham Estate.

 

RESOLVED that the reserved matters of access, appearance, landscaping, layout and scale be APPROVED 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                     200                                                                         27.05.2016
Site Layout Plan                 202                                                                         27.05.2016
Elevation Plan                    226                                                                         27.05.2016
Elevation Plan                    203                                                                         27.05.2016
Site Layout Plan                 201                                                                         27.05.2016
Other Plan                           225                                                                         27.05.2016
Other Plan                           224                                                                         27.05.2016
Combined Plan                 13-103-215                              B                           04.11.2016
Combined Plan                 13-103-216                              B                           04.11.2016
Combined Plan                 13-103-218                              B                           04.11.2016
Combined Plan                 13-103-219                              B                           04.11.2016
Combined Plan                  13-103-220                             B                           04.11.2016
Combined Plan                  13-103-222                             B                           04.11.2016
Street Scene Plan              13-103-223                             C                           04.11.2016
Combined Plan                  13-103-210                             B                           04.11.2016
Combined Plan                   13-103-211                            B                           04.11.2016
Technical Plan                    BX/1606390/100                    R1                        04.11.2016
Location Plan                      BX/1606390/50                       E1                        04.11.2016
Technical Plan                    BX/1606390/200                    S2                         04.11.2016
Combined Plan                  13-103-217                              C                          03.02.2017
Combined Plan                  13-103-228                                                           03.02.2017
Combined Plan                  13-103-221                              C                          03.02.2017
Floor Plan                            13-103-212                               B                         03.02.2017
Combined Plan                  13-103-213                               C                         03.02.2017
Elevation Plan                     13-103-214                               B                         03.02.2017
Block Plan                            13-103-205                               E                         02.03.2017
Site Layout Plan                  13-103-206                               F                         02.03.2017

 

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.

 

2. No development of a phase, excluding demolition, shall commence on site until a scheme for the landscaping 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, including any tree removal/retention, planting plans, written specifications (including cultivation and other operations associated with tree, shrub, and hedge or grass establishment), schedules of plants, noting species, plant sizes and proposed numbers/densities and an implementation and management programme.

All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or use of the approved development 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, 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 and Ho9 of the Reigate and Banstead Borough Local Plan 2005 and the recommendations within British Standard 5837.

 

3. 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, alterations or outbuildings 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 and Ho13.

 

4. 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 first floor windows other than those expressly authorised by this permission shall be constructed in the flank elevations of the houses hereby permitted.
Reason:
To ensure that the development does not affect the amenity of neighbouring properties by overlooking and to protect the amenities of neighbours and future occupants with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13.

 

5. No development, excluding demolition, shall commence until final details of the design of a surface water drainage scheme has been submitted to and approved in writing by the Local Planning Authority.

The design should be compliant with the national Non-Technical Standards for SuDS, National Planning Policy Framework and Ministerial Statement on SuDS and the submission shall include:
a) Evidence that the proposed solution will effectively manage the 1 in 30 and 1 in 100 (+ climate change allowance) storm events
b) A finalised drainage layout detailing the exact location of SUDs elements, pipes, impervious areas and drainage sub-catchments (if applicable)
c) details of all SuDS elements and other drainage features, including long and cross sections, pipe diameters and respective levels
d) details of how the SuDS will be protected from root damage
e) details of how the system will cater for system failure of exceedance events, including details of any exceedance routes
The development shall thereafter be carried out in strict accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority
Reason:
To ensure that the SuDS are adequately planned, delivered and that the development is served by an adequate and approved means of drainage and to prevent flooding with regard to Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS10 of the Reigate and Banstead Core Strategy 2014, as well as the requirements of the Non-statutory technical standards.

 

6. No development, excluding demolition, shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
a) details of how the Sustainable Drainage System will be protected and maintained during the construction of the development
b) proposed maintenance regimes for each of the SuDS elements
The development and subsequent maintenance shall thereafter be carried out in strict accordance with the 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 Borough Local Plan 2005 and Policy CS10 of the Reigate and Banstead Core Strategy.

 

7. No new development on a given phase shall be first occupied unless and until a verification report carried out by a qualified drainage engineer must be submitted to and approved by the Local Planning Authority to demonstrate that the Sustainable Drainage System has been constructed as per the agreed scheme.
Reason:
To ensure that the SuDS are adequately planned, delivered and that the development is served by an adequate and approved means of drainage to comply with Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS10 of the Core Strategy 2014, as well as the requirements of the Non-statutory technical standards.

 

8. The development hereby approved shall not be first occupied unless and until the proposed highway alterations to Portland Drive and Malmstone Avenue, to include:
a) The relocation of the existing kerb line on Portland Drive to provide perpendicular parking bays
b) The provision of reduced width sections and raised tables on Portland Drive
c) The provision of a new radius at the junction with Malmstone Avenue
d) The provision of parallel parking bays on Malmstone Avenue
have been implemented in general accordance with the scheme shown on drawing no.13-103-206-F.
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.

 

9. The development hereby approved shall not be first occupied unless and until the following facilities have been provided in accordance with the approved plans for:
a) The secure parking of bicycles within the development site
and thereafter the said approved facilities 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

 

INFORMATIVES


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

 

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

 

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

 

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

 

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

 

6. The 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 conditions. All works shall comply with the recommendations and guidelines contained within British Standard 5837.

 

7. The use of landscape/arboricultural consultant is considered essential to provide acceptable submissions in respect of the above relevant 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 4.5m, with girth measurements at 1m above ground level in excess of 16/18cm. Additional landscaping within the proposed parking courts is strongly encouraged.
 

119 16/02905/OUT: UNITS 1 & 2 AND LAND TO THE REAR OF 8-13 MAPLE WORKS, 14A MAPLE ROAD, REDHILL, SURREY

The Committee considered an application for the demolition of existing warehouses and the erection of 6 four bedroom homes.

 

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
Floor Plan                 1219-01                                         B                   01.03.2017
Section Plan             1219-05                                         B                   01.03.2017
Block Plan                 1219-11                                         G                  30.01.2017
Combined Plan        1219-04                                         D                  01.03.2017
Combined Plan        1219-18                                         C                  30.01.2017
Section Plan              1219-13                                         C                  01.03.2017
Elevation Plan           1219-02                                         D                  01.03.2017
Other Plan                  1219-06                                                              12.12.2016
Other Plan                  1219-08                                                              12.12.2016
Other Plan                  1219-03                                                              12.12.2016
Other Plan                  1219-07                                                              12.12.2016
 

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. Approval of details of the landscaping of the development (hereinafter called the “reserved matters”) shall be obtained from the Local Planning Authority in writing before any development is commenced. Plans and particulars of the reserved matters referred to above shall be submitted in writing to the Local Planning Authority before the expiration of three years from the date of this permission. The development hereby permitted shall be begun either before the expiration of five years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later.
Reason:
To comply with Article 5 of the Town and Country Planning (Development Management Procedure) Order 2010 (or any order revoking and re-enacting that Order) and Section 92(2) of the Town and Country Planning Act 1990.

 

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

 

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

 

5. No development shall commence including groundworks preparation and demolition until all related arboricultural matters including tree protection measures, pre commencement meeting, arboricultural supervision and monitoring are implemented in accordance with the approved details contained in the Arboricultural Method Statement dated December 2016 and the Tree Protection Plan dated November 2016 numbered TPP04 compiled by David Archer and Associates.
Reason:
To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to design, demolition and construction – Recommendations’ and policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan.

 

6. No development shall commence on site until a scheme for the landscaping 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 Pc4and Ho9 of the Reigate and Banstead Borough Local Plan 2005 and the recommendations within British Standard 5837.

 

7. 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.

 

8. The development hereby approved shall not be commenced unless and until the proposed modified pedestrian access route from the site through to Horley Road has been improved/upgraded to include the removal of the staggered railings in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority.
Reason:
In order that the development should not prejudice highway safety nor pedestrian safety or cause inconvenience to other highway users with regard to policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005, Policy CS17 of the Reigate and Banstead Core Strategy and the objectives of the NPPF 2012.

 

9. 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:
In order that the development should not prejudice highway safety nor pedestrian safety or cause inconvenience to other highway users with regard to policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005, Policy CS17 of the Reigate and Banstead Core Strategy and the objectives of the NPPF 2012.

 

10. 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) measures to prevent deposit of materials on the highway
(e) on-site turning for construction vehicles
(f) 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:
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.

 

11. Prior to commencement of development, a written comprehensive Phase 1 environmental desktop study report is required to identify and evaluate possible on and off site contamination sources, pathways and receptors and enable the presentation of all plausible pollutant linkages in a preliminary conceptual site model. The study shall include any relevant regulatory consultations such as with the Contaminated Land Officer and be submitted to the Local Planning Authority and is subject to the approval in writing of the Local Planning Authority and any additional requirements that it may specify. The report shall be prepared in broad accordance with the Environment Agency’s Model Procedures for the Management of Contaminated Land (CLR11) and British Standard BS 10175.
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.

 

12. Should the Phase 1 study identify potential ground contamination which requires further investigation, the following additional 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 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.

 

13. Prior to occupation of the development, 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.

 

14. 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.

 

15. The development hereby approved shall not be first occupied until surface water drainage works have been implemented in accordance a scheme to be submitted to and approved in writing by the Local Planning Authority. Such a scheme shall include the following information and drawings:
(a) a drainage strategy, including the results of infiltration testing in accordance with BRE Digest 365
(b) full details of hydraulic calculations and results
(c) details of the Sustainable Drainage System for the site, which should be designed in accordance with the results of the infiltration testing carried out under (a)
(d) if infiltration is found to be viable, plan showing the location of trial pits and boreholes
(e) plan showing topographical survey
(f) evidence that the design is permitted to connect into the surface water sewer and agreement of the discharge rate into the surface water system
(g) a drainage layout detailing the exact location of SUDs elements, pipes, impervious areas and drainage sub-catchments (if applicable)
(h) details of all SuDS elements and other drainage features, including long and cross sections, pipe diameters and respective levels
(i) details of how the Sustainable Drainage System will cater for system failure or exceedance events, both on and offsite
(j) evidence that the 1 in 100 year + 30% climate change event will be retained on site and will allow safe access and egress
The development shall thereafter be carried out in strict accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority
Reason:
To ensure that the SuDS are adequately planned, delivered and that the development is served by an adequate and approved means of drainage and to prevent flooding with regard to Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS10 of the Reigate and Banstead Core Strategy 2014, as well as the requirements of the Non-statutory technical standards.

 

16. Prior to the commencement 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 the 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 Borough Local Plan 2005 and Policy CS10 of the Reigate and Banstead Core Strategy.

 

17. Prior to the commencement 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. The system shall thereafter be maintained in accordance with the approved details.
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 Borough Local Plan 2005 and Policy CS10 of the Reigate and Banstead Core Strategy.

 

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

 

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 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 conditions. All works shall comply with the recommendations and guidelines contained within British Standard 5837.

 

7. In relation to drainage conditions, the applicant is advised that the online SuDS UK software is an estimation of the storage volume and should not be used for the detailed design of the drainage system. It is recommended that every drainage scheme uses hydraulic modelling software to finalise volume requirements and design details before drawings are produced.

 

8. 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 County Council. The discharge rate and volume to the receiving watercourse should be agreed with Surrey CC as the Lead Local Flood Authority.

 

9. 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.
 

120 16/03007/F: REIGATE COLLEGE, CASTLEFIELD ROAD, REIGATE, SURREY

The Committee considered an application for the addition of a mezzanine floor within the existing performing arts building; the construction of a new two storey extension to the existing Rushworth Building; and the construction of a new first floor to the existing dance studio.

 

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

 

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

 

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

 

Plan Type                      Reference               Version       Date Received
Combined Plan            16015/PL/01                                  28.12.2016
Roof Plan                       16015/PL/04                                  28.12.2016
Elevation Plan               16015/PL/06                                  28.12.2016
Floor Plan                       16015/PL/02                                 28.12.2016
Floor Plan                       16015/PL/03                                 28.12.2016
Elevation Plan                16015/PL/05                                28.12.2016

 

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 development shall be carried out using the external facing materials specified in the application and no others without the prior written consent of the Local Planning Authority.
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, Ho13 and Ho16

INFORMATIVES


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

 

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

 

3. 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.

 

4. The applicant is reminded of Condition 4 of planning permission 05/00498/F which requires: ‘The number of students attending the college at any one time shall not exceed 1200 without the prior written approval of the Local Planning Authority.’
 

121 16/02801/F: 31 BLACKBOROUGH ROAD, REIGATE, SURREY

The Committee considered an application for consent for the demolition of the existing commercial buildings and the erection of five new dwellings and associated external works.

 

RESOLVED that, subject to consideration of any further representations received before expiry of the consultation period on 16 March 2017, in consultation with the Chairman and Ward Members, planning permission be GRANTED subject to the following conditions:


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

 

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

 

Plan Type                    Reference                       Version             Date Received
Combined Plan          81-16-01                                                      28.11.2016
Floor Plan                    81-16-02                                                      28.11.2016
Elevation Plan             81-16-03                                                      28.11.2016
Combined Plan           81-16-04                                                     28.11.2016
Elevation Plan             81-16-05                                                      28.11.2016
Existing Plans             81-16-06                                                      23.01.2017
Existing Plans             81-16-01                                                      23.01.2017

 

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) The roof shall be of natural slate with clay ridge tiles unless otherwise agreed in writing by the LPA.
b) The walls shall be of handmade sandfaced multistock brick in flemish bond unless otherwise agreed in writing by the LPA.
c) The windows shall be white painted timber vertically sliding sashes with glazing bars of traditional profile set back behind the reveal at one brick depth, with gauged brick arches.
d) The first floor elevations facing the cemetery shall be tile hung in handmade sandfaced plain clay tiles.
e) The rooflights shall be black painted metal conservation rooflights with single vertical glazing bars of traditional profile.
f) All bargeboards shall be of white painted timber with architrave mouldings and straight edges with box ends omitted.
g) All external joinery shall be of painted timber.
h) This permission does not purport to grant consent for the front elevation of the new house fronting Blackborough Road, revised details of which shall be submitted to and approved in writing by the LPA before works commence, showing lower cills to increase the verticality of the sashes to match the neighbouring properties.
Reason:
To ensure that a satisfactory external appearance of the development is achieved and to maintain the character of the adjacent Conservation Area with regard to Reigate and Banstead Borough Local Plan 2005 policies Pc13, Ho9 and Pc13.

 

5. No development shall commence including demolition and or groundworks preparation until a detailed, scaled Tree Protection Plan (TPP) and the related Arboricultural Method Statement (AMS) is submitted to and approved in writing by the Local Planning Authority (LPA). These shall include details of the specification and location of exclusion fencing, ground protection and any construction activity that may take place within the Root Protection Areas of trees (RPA) shown to scale on the TPP, including the installation of service routings. The AMS shall also include a pre-start meeting, supervisory regime for their implementation & monitoring with an agreed reporting process to the LPA. All works shall be carried out in strict accordance with these details when approved.
Reason:
To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4, Pc12 and Ho9 of the Reigate and Banstead Borough Local Plan

 

6. No development shall commence on site until a scheme for the landscaping of the site including the retention of existing landscape features has been submitted to and approved in writing by the LPA. Landscaping schemes shall include details of hard and soft landscaping, including any tree removal/retention, planting plans, written specifications (including cultivation and other operations associated with tree, shrub, and hedge or grass establishment), schedules of plants, noting species, plant sizes and proposed numbers/densities and an implementation and management programme.

All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing with the local planning authority.

Any trees shrubs or plants planted in accordance with this condition which are removed, die or become damaged or become diseased within five years of planting shall be replaced within the next planting season by trees, shrubs of the same size and species.
Reason:
To ensure good arboricultural and landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4, Pc12, Ho9 of the Reigate and Banstead Borough Local Plan 2005.

 

7. The development hereby approved shall not be first occupied unless and until the existing section of dropped kerb in front of the proposed flats (plots 1 and 2) has been permanently closed and any kerbs, verge, footway, fully reinstated.
Reason:
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 Mo7 of the Reigate and Banstead Borough Local Plan (2005), and policy CS17 of the Core Strategy (2014).

 

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 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:
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 Mo7 of the Reigate and Banstead Borough Local Plan (2005), and policy CS17 of the Core Strategy (2014).

 

9. 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) measures to prevent the deposit of materials on the highway has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.
Reason:
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 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 facilities have been provided in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority for:
(a) The secure parking of bicycles within the development site, and thereafter the said approved facilities shall be provided, retained and maintained to the satisfaction of the Local Planning Authority.
Reason:
In recognition of Section 4 “Promoting Sustainable Transport“ in the National Planning Policy Framework 2012. The above condition is required in order to meet the objectives of the NPPF (2012), and to satisfy policy Mo7 of the Reigate and Banstead Borough Local Plan (2005), and policy CS17 of the Core Strategy (2014).

 

11. 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.

 

12. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995, (or any Order revoking and re-enacting that Order with or without modification), no first floor windows, dormer windows or rooflights other than those expressly authorised by this permission shall be constructed.
Reason:
To ensure that the development does not affect the amenity of the neighbouring property by overlooking and to protect the visual amenities of the area in accordance with Reigate and Banstead Borough Local Plan 2005 policy Ho9.

 

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

 

14. Prior to commencement of development a written comprehensive environmental desktop study report is required to identify and evaluate possible on and off site sources, pathways and receptors of contamination and enable the presentation of all plausible pollutant linkages in a preliminary conceptual site model. The study shall include relevant regulatory consultations such as with the Contaminated Land Officer and be submitted to the Local Planning Authority and is subject to the approval in writing of the Local Planning Authority and any additional requirements that it may specify. The report shall be prepared in accordance with the Environment Agency’s Model Procedures for the Management of Contaminated Land (CLR 11) and British Standard BS 10175.
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 Policy Ho9 and the NPPF.

 

15. In follow-up to the environmental desktop study report and prior to the commencement of development, a contaminated land site investigation proposal, detailing the extent and methodologies of sampling, analyses and proposed assessment criteria required to enable the characterisation of the plausible pollutant linkages identified in the preliminary conceptual model, shall be submitted to the Local Planning Authority. This is subject to the written approval in writing of the Local Planning Authority, and any additional requirements that it may specify, prior to any site investigation being commenced on site. Following approval, the Local Planning Authority shall be given a minimum of two weeks written notice of the commencement of site investigation works.
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 Policy Ho9 and the NPPF.

 

16. Prior to commencement of the development, a contaminated land site investigation and risk assessment, undertaken in accordance with the site investigation proposal as approved that determines the extent and nature of contamination on site and is reported in accordance with the standards of DEFRA’s and the Environment Agency’s Model Procedures for the Management of Contaminated Land (CLR 11) and British Standard BS 10175, shall be submitted to the Local Planning Authority and is subject to the approval in writing of the Local Planning Authority and any additional requirements that it may specify. If applicable, ground gas risk assessments should be completed inline with CIRIA C665 guidance.
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 Policy Ho9 and the NPPF.

 

17. A. Prior to commencement of the development a detailed remediation method statement should be produced that details the extent and method(s) by which the site is to be remediated, to ensure that unacceptable risks are not posed to identified receptors at the site and details of the information to be included in a validation report, has been submitted to and approved in writing by the Local Planning Authority, and any additional requirements that it may specify, prior to the remediation being commenced on site. The Local Planning Authority shall then be given a minimum of two weeks written notice of the commencement of remediation works.

B. Prior to occupation, a remediation validation report for the site shall be submitted to the Local Planning Authority in writing. The report shall detail evidence of the remediation, the effectiveness of the remediation carried out and the results of post remediation works, in accordance with the approved remediation method statement and any addenda thereto, so as to enable future interested parties, including regulators, to have a single record of the remediation undertaken at the site. 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 resting and verification of protection systems for buildings against hazardous ground gases’.
Reason:
To demonstrate remedial works are appropriate and demonstrate the effectiveness of remediation works so that the proposed development will not cause harm to human health or pollution of controlled waters with regard to Reigate and Banstead Borough Council Local Plan 2005 Policy Ho9 and the NPPF.

 

18. Unexpected ground contamination: Contamination not previously identified by the site investigation, but subsequently found to be present at the site shall be reported to the Local Planning Authority as soon as is practicable. If deemed necessary 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 Policy Ho9 and the NPPF.

 

19. The first floor windows in the side elevation of the detached flat building 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 use of a landscape/arboricultural consultant is considered essential to provide acceptable submissions in respect of the above relevant condition. The planting of trees and shrubs shall be in keeping with the character and appearance of the locality.

 

7. Environmental Health would like to draw the applicant attention to 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 specifics of the planning conditional wording can lead to delays in discharging conditions, potentially result in conditions being unable to be discharged or even enforcement action should the required level of evidence/information be unable to be supplied. All relevant information should be formally submitted to the Local Planning Authority and not direct to Environmental Health.

 

8. 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. Please see: www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs.

 

9. When an access is to be closed, 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 existing adjoining surfaces at the developers expense.

 

10. 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).
 

122 16/02765/F: THE CHILDREN'S TRUST, TADWORTH COURT, 2 TADWORTH STREET, TADWORTH, SURREY

The Committee considered an application for a storage shed (280 sqm footprint) at Tadworth Court.

 

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
Block Plan                                697/1/01                                                             24.11.2016
Landscaping Plan                  697/1/02                                                             24.11.2016
Block Plan                                6156 P 201                                                        24.11.2016
Arb / Tree Protection Plan      8706-S/01                                                         24.11.2016
Arb / Tree Protection Plan      8706-CS/02                                                      24.11.2016
Location Plan                            6156 P 200                          A                          23.01.2017
Block Plan                                  6156 P 202                          A                          23.01.2017
Floor Plan                                   6156 P 203                          B                         30.01.2017
Roof Plan                                    6156 P 204                          A                         30.01.2017
Combined Plan                          6156 P 205                         B                         30.01.2017

 

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. 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 windows shall have casements in each opening to ensure equal sightlines.
b. This permission does not grant consent for the finishes of the windows, doors, plinth, roof cladding and Armco barriers. Before works commence details of the colour and finish of these shall be submitted to and approved in writing by the LPA before works commence.
c. The fascia and bargeboards shall be of dark brown stained timber.

Reason:
To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13.

 

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

 

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 Limited dated September 2016, reference 8706-CS-102
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, Pc11 of the Reigate and Banstead Borough Local Plan
Informative:
The use of a suitably qualified arboricultural consultant is essential to provide acceptable submissions in respect of the arboricultural tree condition above. All works shall comply with the recommendations and guidelines contained within British Standard 5837

 

6. The proposed landscape works shall be carried out as specified below and there shall be no variation without the prior approval in writing of the Local Planning Authority

a) The landscape strategy shall be implemented in strict accordance with the approved details contained in the Indicative Landscape Strategy document and drawing 697/1/01 Indicative Landscape Strategy to include the demolition of all existing sheds identified prior to first use of the building and the reinstatement of all areas asset out on the approved plan.

b) A historic garden planting scheme, comprising the 3 proposed holly trees as identified on drawing 6156 P 203 Rev B and a total 15 holly and cherry laurel plants to be planted within 10 – 20m of the building in the vicinity of trees 33, 21,17 and 16 as identified on the approved Tree Constraints Plan 8706-S/01 to enhance the understorey of the historic garden and screen the building and adjacent A217 shall be carried within the first planting season.

All landscaping work shall be completed in full accordance with the above details, prior to first use of the building or within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing with the local planning authority.

Any trees shrubs or plants planted in accordance with this condition which are removed, die or become damaged or become diseased within five years of planting shall be replaced within the next planting season by trees, shrubs of the same size and species.
Reason:
To ensure good arboricultural and landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4, Pc11 of the Reigate and Banstead Borough Local Plan 2005.
Informative:
The use of a landscape/arboricultural consultant is considered essential to provide acceptable submissions in respect of the above relevant condition. The planting of trees and shrubs shall be in keeping with the character and appearance of the locality.

 

7. No development shall commence until the following details have been submitted to and approved in writing by the local planning authority, the development shall be carried out in accordance with the approved details:

a. Results of infiltration testing in accordance with BRE Digest 365 or similar in the locations of the proposed soakaways. The Sustainable Drainage System should then be designed in accordance with these results.
b. Evidence that there is no risk of contamination through the infiltration SUDS;
c. Agreement from the Environment Agency to discharge to Source Protection Zone 2
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.

 

8. No development, shall commence until final details of the design of a surface water drainage scheme has been submitted to and approved in writing by the Local Planning Authority.

The design should be compliant with the national Non-Technical Standards for SuDS, National Planning Policy Framework and Ministerial Statement on SuDS and the submission shall include:
a. A finalised drainage layout detailing the exact location of SUDs elements, pipes, permeable and impermeable areas, including finished floor levels and cover levels
b. details of all SuDS elements and other drainage features, including long and cross sections, pipe diameters and respective levels and how these related to submitted calculations
c. plan showing location of trial pits / boreholes
d. details of how the system will cater for system failure of exceedance events, including details of any exceedance routes
The development shall thereafter be carried out in strict accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority
Reason:
To ensure that the SuDS are adequately planned, delivered and that the development is served by an adequate and approved means of drainage and to prevent flooding with regard to Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS10 of the Reigate and Banstead Core Strategy 2014, as well as the requirements of the Non-statutory technical standards.

 

9. No development, shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
a. details of how the Sustainable Drainage System will be protected and maintained during the construction of the development
b. proposed maintenance regimes for each of the SuDS elements
The development and subsequent maintenance shall thereafter be carried out in strict accordance with the 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 Borough Local Plan 2005 and Policy CS10 of the Reigate and Banstead Core Strategy.

 

10. Prior to first use of the building, a verification report carried out by a qualified drainage engineer must first be submitted to and approved by the Local Planning Authority to demonstrate that the Sustainable Drainage System has been constructed as per the agreed scheme.
Reason:
To ensure that the Sustainable Drainage System has been constructed as agreed and to prevent flooding with regards to Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS10 of the Core Strategy 2014, as well as the requirements of the Non-statutory technical standards.

 

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) 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.
 

123 16/02230/F: 141 NORK WAY, BANSTEAD, SURREY

The Committee considered an application for the demolition of 141 Nork Way and the erection of a semi-detached property to provide two three bed dwellings.

 

Reasons for refusal were proposed and seconded.

 

RESOLVED that planning permission be REFUSED on the following grounds;

 

1. The proposed development, by virtue of its height, scale and proximity to Acer Close would appear as a dominant and incongruous feature, out of keeping with the scale and pattern of development in this part of Nork Way and the spacious, open aspect to the entrance to Acer Close, contrary to Policies Ho9, Ho13 and Ho16 of the Reigate and Banstead Borough Local Plan 2005.
 

124 17/00156/F: 163-171 VICTORIA ROAD, HORLEY, SURREY

The Committee considered an application for a two storey side extension to 17 Victoria Road, Horley, to provide one 2 bedroom flat and one 1 bedroom flat. The proposed extension would be positioned to the north end of detached block of terraced properties consisting of retail and commercial at the ground floor level. Prior approval has recently been granted for the change of use of a number of these units to residential properties.

 

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

 

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

 

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


Plan Type              Reference         Version            Date Received
Combined Plan     J1215-10               C                    24.01.2017
Combined Plan     J1215-11                D                   24.01.2017

 

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. The development shall be carried out using the external facing materials specified in the application and no others without the prior written consent of the Local Planning Authority.
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, Ho13 and Ho16


4. 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 2 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.

 

5. 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 2 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. 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.
 

125 17/00046/OUT: 5 ALDERS ROAD, REIGATE, SURREY

The Committee considered an outline application for demolition of the existing residential annex and the erection of a two storey dwelling. The matter for approval at this stage is access. The remaining matters, i.e. appearance, landscaping, layout and scale would be for a later application if this is approved.

 

RESOLVED that planning permission be REFUSED on the following grounds:

 

1. The proposal would constitute an incongruous and intrusive form of backland development, out of keeping with the spacious character and appearance of the Alma Road & Alders Road Residential Area of Special Character and contrary to policies Ho9, Ho13, Ho14 and Ho15 and to the provisions of the Reigate and Banstead Local Distinctiveness Design Guide.
 

126 16/02829/HHOLD: 19 SUMMERLY AVENUE, REIGATE, SURREY

The Committee considered an application for demolition of existing single storey side and rear additions and construction of a new two storey side extension and single storey rear extension.

 

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             SK01                                                             05.12.2016
Floor Plan                    01                                                                  05.12.2016
Combined Plan          05                                                                  05.12.2016
Floor Plan                    03                                         A                       05.12.2016
Elevation Plan             02                                                                  05.12.2016
Elevation Plan             04                                        A                        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 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
 

127 ANY OTHER URGENT BUSINESS

There was no urgent business.

The meeting closed at 9.54 pm