The Committee considered an application for construction of a ground floor extension to existing retail unit, and first floor extension to provide two one-bedroom flats at first floor level.
During the officer presentation it was noted that condition 4 should be amended to include the requirement for the existing hedge to be retained on the western boundary.
An accompanied site inspection was undertaken in respect of this application.
Members debated the application in detail, raising concerns about the lack of garage space proposed, the height of the dwelling and its impact upon the neighbouring bungalows, in particular the direct transition from these to what was effectively a three-storey dwelling, albeit defined as 2.5 storeys.
Upon a vote the Committee was divided with nine votes in favour, and nine against, the Chairman having abstained. In these circumstances, and in accordance with the Constitution, the Chairman used his casting vote and it was accordingly
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.
To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.
2. The development hereby permitted shall be carried out in accordance with the following approved plans:
Plan Type Reference Version Date Received
Location Plan RR/97/01 09.03.2017
Site Layout Plan RR/97/02 B 09.03.2017
Street Scene RR/97/03 A 09.03.2017
Floor Plan RR/97/04 09.03.2017
Floor Plan RR/97/05 09.03.2017
Floor Plan RR/97/06 09.03.2017
Roof Plan RR/97/07 09.03.2017
CombinedPlan RR/97/01 09.03.2017
To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance.
3. Notwithstanding the drawings, the proposed external finishing materials and details shall be carried out using the external facing materials and details specified below and there shall be no variation without the prior approval in writing of the Local Planning Authority;
(a) All tiles and tile hanging shall be of handmade sandfaced plain clay tiles with bonnet tiles to hips.
(b) All external joinery shall be of painted timber with architraved bargeboards with box ends omitted.
(c) All dormers shall have an ogee cornice.
(d) All casement windows shall be of white painted timber with casements in each opening set back behind the reveal at one brick depth.
(e) All sash windows shall be vertically sliding sashes with glazing bars of traditional profile.
(f) All fascias shall be no more than two bricks depth.
(g) All footpaths and drives shall be of gravel or fixed gravel.
(h) Before works commence details of the proposed front gate and piers shall be submitted to and approved in writing by the LPA before works commence.
(i) Any rooflights shall be black painted metal conservation rooflight with a single vertical glazing bar.
(j) All brickwork shall be of handmade sandfaced brick with the front elevation in flemish bond.
To ensure that the proposed development does not result in undue harm to the character of the Conservation Area in accordance with policy Pc13 of the Borough Local Plan 2005.
4. No development shall commence on site, including demolition or groundworks until a scheme for the landscaping of the site including the retention of existing landscape features, in particular the existing hedge on the western boundary, 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.
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.
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 and Ho9 of the Reigate and Banstead Borough Local Plan 2005.
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 Harper Tree Consultancy dated 21st February 2017.
To ensure good good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with policy Pc4 of the Reigate and Banstead Borough Local Plan 2005 and the recommendations within British Standard 5837.
6. 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, to E of Part 1 of the Second Schedule of the 2015 Order shall be constructed (other than those expressly authorised by this permission).
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
7. 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.
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.
8. The first floor windows in the side elevations of the 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. The rooflights in the side elevations of the building hereby permitted shall have a cill height not less than 1.7 metres above internal floor level, and shall be maintained as such at all times.
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.
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.
4. The use of suitably experienced landscape architects is recommended to satisfactorily address both the design and implementation of the landscape details of the above condition although such landscaping is often straightforward and small scale in proportion to the approved development.