Planning Minutes

Date:
Wednesday, 5th July, 2017
Time:
7.30 pm
Place:
New Council Chamber, Town Hall, Reigate
 

Attendance Details

Present:
Councillors: Mark Brunt (Chairman); Derek Allcard, Michael Blacker, Graeme Crome, Julian Ellacott, Zully Grant-Duff, Bob Harper†, James King, Steve Kulka, Steve McKenna, Simon Parnall, Jamie Paul, David Pay, Michael Selby*, John Stephenson, Christian Stevens, Barbara Thomson, Rachel Turner and Christopher Whinney*†.

† Substitute
* Part meeting
Also Present:
Councillor Jonathan Essex*

† Substitute
* Part meeting
Min NoDescriptionResolution
Part I
14 MINUTES

RESOLVED that the minutes of the meeting held on 14 June 2017 be approved as a correct record subject to the following amendments:

 

(i) Councillor Christian Stevens to be added to the list of those present; and

 

(ii) Minute 11 paragraph 1 to be replaced with the following text:

‘The Committee considered an application for construction of a replacement dwelling’.
 

15 APOLOGIES FOR ABSENCE AND SUBSTITUTIONS

Apologies for absence were received from Councillors Mrs Bray (substitute: Councillor Harper), Blacker and Selby (substitute: Councillor Whinney)

.

In accordance with the Constitution, it was noted that Councillor Selby joined the meeting at 9.30 pm and took his place on the Committee, replacing Councillor Whinney who then left the meeting.
 

16 DECLARATIONS OF INTEREST

Councillor Powell declared a non-pecuniary but close personal interest in agenda item 9 (17/01057/F) because he was a friend of the applicant. Councillor Powell left the meeting through the consideration and vote on this item.

 

Councillor Stevens also declared a non-pecuniary interest in agenda item 17/01057/F, because the applicant was a member of Horley Town Council, however, he had no personal interest and confirmed that he would remain in the meeting for the item.
 

17 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 .

 

Note: In order to facilitate public speaking the Committee agreed to move forward items 6, 7 and 9. The minutes follow the order of the agenda for practical purposes.
 

18 16/02949/F: SITE OF FORMER DE BURGH SCHOOL, CHETWODE ROAD, TADWORTH

The Committee considered an application for construction of 229 dwellings together with associated car and cycle parking, refuse and recycling storage and soft and hard landscaping provision.

 

The Committee expressed its thanks to the planning officer , Rosie Baker, in appreciation of the considerable amount of work she had undertaken, in liaison with the local members, to achieve current revised scheme which met with general satisfaction and approval.

 

The scheme provided an additional 43 dwellings but the amount of open green space had not been compromised in any way, and additional parking provision was being provided beyond the approved standard which was to be commended.

 

Members asked whether it would be possible to prevent large construction vehicles accessing the site during school arrival and departure times and it was agreed that condition 13 Construction Management Plan would be amended to address this.

 

The local members asked to be kept advised when details of landscaping, parking and other issues were formalised and officers confirmed that they would be consulted.

 

RESOLVED that planning permission be GRANTED subject to:

 

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

Highway contribution comprising:
(i) Chetwode Road - removal of central traffic island - £25,924
(ii) Chetwode Road - road widening / verge hardening / lay-by - £163,844
(iii) Junction improvements at Great Tattenhams / A240 - £89,612

Other:
(iv) One Way Road working TROs - £9,717
Long Walk one way
Broad Walk one way
(v) The provision of (25%) 57 affordable dwellings to the mix agreed
(vi) Burgh Heath Path improvements: Design, surveys & works – £70,500
(vii) Burgh Heath Management Plan and Mitigation - £50,000
(viii) Marbles Pond Improvements - £5,398
(ix) Travel Plan Monitoring Fee - £6,150
(x) 4 bed affordable rent homes to be marketed for 3 months at a discounted 4 bed rate. If not occupied by the end of the 3 month period, then marketed at discounted 3 bed rate
(xi) Housing nominations protocol
(xii) Management and maintenance arrangements for play areas, areas of open space, public amenity areas, parking courts and land not adopted by SCC / outside the curtilage of dwellings
(xiii) The Council’s legal costs in preparing the legal agreement

In the event that a satisfactorily completed obligation is not received by 5 October 2017 or such longer period as may be agreed, the Head of Places and Planning be authorised to refuse permission for the following reason:

The proposal fails to provide an agreed contribution to fund required infrastructure and affordable housing provision within the Borough of Reigate & Banstead, and is therefore contrary to policy CS15 and CS12 of the Reigate and Banstead Core Strategy 2014.

 

(b) the following conditions:

 

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

 

2. The development hereby permitted shall be carried out in accordance with the following approved plans:
Plan Type                                    Reference                     Version              Date Received
Location Plan                               1457-P-099                      P2                    16.12.2016
Block Plan-key sections               1457-P-450                      P1                    16.12.2016
Site Layout Plan -Colour              1457-P-100                      P21                  05.05.2017
Block Plan – AH Plan                   1457-P-160                      P2                    26.04.2017
Proposed Plan - Phasing              1457-P-170                     P3                    04.07.2017
Site Layout Plan – Landscape      TM282L01                       A                      16.12.2016
Section Plan                                  1457-P-400                     P5                    22.06.2017
Section Plan                                  1457-P-401                     P5                    26.04.2017
Section Plan                                  1457-P-402                     P5                    26.04.2017
Section Plan                                  1457-P-403                     P5                    26.04.2017
Section Plan                                  1457-P-404                     P4                    26.04.2017
Section Plan                                  1457-P-405                     P4                    26.04.2017
Section Plan                                  1457-P-406                     P5                    26.04.2017
Section Plan                                  1457-P-407                     P4                    09.05.2017
Combined Plan HT J                     1457-P-600                     P5                    26.04.2017
Combined Plan HT J1                   1457-P-601                     P3                    26.04.2017
Combined Plan HT K                     1457-P-605                     P5                   26.04.2017
Combined Plan HT K1                   1457-P-606                     P5                   26.04.2017
Combined Plan HT L                      1457-P-610                    P4                   26.04.2017
Combined Plan HT L2                    1457-P-612                    P4                   26.04.2017
Combined Plan HT M                    1457-P-615                     P5                   26.04.2017
Combined Plan HT M1                  1457-P-616                     P5                   26.04.2017
Combined Plan HT M2                  1457-P-617                     P5                   26.04.2017
Combined Plan HT M4                  1457-P-619                     P4                   26.04.2017
Combined Plan HT N                    1457-P-620                      P3                  26.04.2017
Combined Plan HT N1                  1457-P-621                     P4                   26.04.2017
Combined Plan HT N2                  1457-P-622                     P3                   26.04.2017
Combined Plan HT N3                  1457-P-623                     P3                   26.04.2017
Combined Plan HT P                    1457-P-625                     P5                   26.04.2017
Combined Plan HT P1                  1457-P-626                     P4                   26.04.2017
Combined Plan HT P2                  1457-P-627                     P4                   26.04.2017
Combined Plan HT P3                  1457-P-628                     P2                   16.12.2016
Combined Plan HT P4                   1457-P-629                    P1                   22.06.2016
Combined Plan HT O                    1457-P-630                    P3                   26.04.2017
Combined Plan HT O1                  1457-P-631                    P3                   26.04.2017
Combined Plan HT M5                  1457-P-640                    P4                   26.04.2017
Combined Plan HT M6                  1457-P-641                    P5                   26.04.2017
Combined Plan HT N4                  1457-P-645                    P1                   26.04.2017
Combined Plan HT N5                  1457-P-646                    P1                   26.04.2017
Combined Plan FB A                     1457-P-650                    P5                   31.05.2017
Floor Plan FB B&C                        1457-P-655                    P5                   31.05.2017
Elevation Plan FB B&C                 1457-P-656                    P4                   31.05.2017
Combined Plan FB D                    1457-P-660                    P5                   31.05.2017
Combined Plan FB E                    1457-P-665                    P2                   26.04.2017
Combined Plan FB F                    1457-P-670                    P2                   26.04.2017
Arb / Tree Protection Plan             9153/02                         C 1/2               05.05.2017
Arb / Tree Protection Plan             9153/02                         C 2/2               05.05.2017
Reason:
To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance.

 

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

 

4. No development shall take place above ground floor slab level 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. The specification shall be in broad accordance with the details identified on the approved plans.
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. 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 box ends to bargeboards shall be omitted, to provide a straight edge.
b) All windows shall have casements in each opening to ensure equal sightlines and external astragal glazing bars of traditional profile.
c) All rooflights shall be black painted metal conservation rooflight with a single vertical glazing bar.
d) All window arches shall be of header brick, double header, segmental or gauged brick. No soldier stretcher arches to be included.
e) All fences shall be of vertically boarded timber with timber posts and gravel boards.
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 and with regard to the Local Distinctiveness Design Guide 2004.

 

6. No development shall commence including demolition and or groundworks preparation until all related arboricultural matters including tree protection measures are implemented in strict accordance with the approved details contained in Ian Keen Ltd report ref AP/9153/WDC and drawing no 9153/02 RevC.
Reason:
To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan

 

7. No development, groundworks or demolition processes shall be undertaken until an agreed scheme of supervision for the arboricultural protection measures as required by condition 6 of this permission has been submitted to and approved in writing by the local planning authority. The supervision and monitoring shall be undertaken in strict accordance with the approved details. The submitted details will 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 and methods of site visiting and an agreed reporting process to the local planning authority.
3. The supervision monitoring and reporting process shall be undertaken by a qualified arboriculturalist.
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

 

8. No development shall commence on site above ground floor slab level until a scheme for the landscaping of the site in accordance with the principles established within the Design and Access Statement and landscape masterplan including the retention of existing landscape features has been submitted to and approved in writing by the LPA.
The landscaping scheme 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, and should address the following site specific details:
a) the use of concrete setts or an alternative scheme to be agreed in discussion with the County Highway Authority on the Avenue where the green spine is ‘broken’ by the north-south road network.
b) the inclusion of knee rails around the central green spine and the southern Green court to prevent unauthorised parking
c) the inclusion of a 1.2m wide pedestrian comfort zone along one side of the shared surfaces within the lanes.
All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing with the local planning authority.
Any trees shrubs or plants planted in accordance with this condition which are removed, die or become damaged or become diseased within five years of planting shall be replaced within the next planting season by trees, shrubs of the same size and species.
Reason:
To ensure good arboricultural and landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan 2005.
Informative:
The use of a landscape/arboricultural consultant is considered essential to provide acceptable submissions in respect of the above relevant condition. The planting of trees and shrubs shall be in keeping with the character and appearance of the locality.

 

9. No development shall commence until a landscape and ecological management plan (LEMP) for the conservation of ecological and landscape features within the red line, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas (hard and soft) and ecological areas, other than small, privately owned, domestic gardens, shall be submitted to and approved in writing by the Local Planning Authority.
The LEMP should be based on the proposed impact mitigation and biodiversity enhancements set out in the Richard Graves Associates Extended Phase 1 Habitat Update 2016 and the results of additional bat survey recommended within paragraph 3.7.1 of the above report.
The LEMP shall ensure that construction activities on site have regard to the potential presence of protected species and ensure recommendations are incorporated with respect to ‘means of escape’ and precautionary working methods that follow best ecological practice.
The development shall be carried out and thereafter managed in accordance with the approved LEMP.
Reason:
To preserve and enhance the visual amenities of the locality and ensure that the development would not harm any wildlife or protected species with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9, Ho13 and PC2G.

 

10. The development hereby approved shall not be occupied until details, specifications of materials (including ground surface treatments and boundary treatments) and/or play equipment to be used in the construction of the play areas, together with a programme of delivery and details for their future management arrangements, have been submitted to and approved in writing by the Local Planning Authority.
Reason:
In order that the Local Planning Authority may be satisfied that such provision is satisfactory and to the required standard with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9, Re5 and Re6.

 

11. No development shall commence above ground floor slab level until details of gates (where relevant), other means of access control, and lighting for the parking courts has been submitted to and approved in writing by the Local Planning Authority.
The development shall be carried out and thereafter maintained 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.

 

12. 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 for each phase shall be completed before the occupation of that phase 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.

 

13. No development shall commence until a Construction Transport Management Plan, to include details of:
(a) parking for vehicles of site personnel, operatives and visitors, including details of communication to the drivers of contractors’ vehicles to request vehicles are parked with care and so as not to cause an obstruction or block visibility on the highway

(b) loading and unloading of plant and materials
(c) storage of plant and materials
(d) programme of works (including measures for traffic management)
(e) provision of boundary hoarding behind any visibility zones
(f) HGV deliveries and hours of operation
(g) construction vehicle routing to and from the site including details of timing and routes to avoid conflict with drop off and pick up times at local schools
(h) measures to prevent the deposit of materials on the highway
(i) before and after construction condition surveys of the highway and a commitment to fund the repair of any damage caused
(j) on-site turning for construction vehicles
has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users in accordance with Core Strategy (2014) policies CS10 and CS17, policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

14. The development hereby approved shall not be first occupied unless and until the proposed vehicular and pedestrian accesses to Chetwode Road have been constructed and provided with visibility zones of 2.4m by 43m in both directions in accordance with the approved plans and thereafter the visibility zones shall be kept permanently clear of any obstruction over 1.05m high.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users in accordance with Core Strategy (2014) policies CS10 and CS17, policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

15. The development hereby approved shall not be first occupied unless and until the proposed vehicular and pedestrian access to De Burgh Gardens has been constructed in accordance with the approved plans.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users in accordance with Core Strategy (2014) policies CS10 and CS17, policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

16. The development hereby approved shall not be first occupied unless and until the proposed 2m wide footway along the site frontage on Chetwode Road has been designed and constructed 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 cause inconvenience to other highway users in accordance with Core Strategy (2014) policies CS10 and CS17, policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

17. Each dwelling hereby approved shall not be first occupied unless and until the relevant parking spaces for that dwelling and phase have been laid out within the site in accordance with the approved plans for cars to be parked and for service 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 in accordance with Core Strategy (2014) policies CS10 and CS17, policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

18. Each dwelling hereby approved shall not be first occupied unless and until the following facilities have been provided for the relevant dwelling in accordance with a scheme to be submitted to and first approved in writing by the Local Planning Authority for:
(a) The secure parking of bicycles for the proposed flats 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 order to promote sustainable travel options in in accordance with Core Strategy (2014) policies CS10 and CS17, policy Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

19. Prior to occupation of the development a full Travel Plan shall be submitted for the written approval of the Local Planning Authority in accordance with the sustainable development aims and objectives of the National Planning Policy Framework, Surrey County Council’s “Travel Plans Good Practice Guide”, and in general accordance with the draft Framework Residential Travel Plan dated February 2017 (Project no. 70017829).
And then the approved Travel Plan shall be implemented upon first occupation of the development, and for each and every subsequent occupation of the development, and thereafter shall be maintained and developed to the satisfaction of the Local Planning Authority.
Reason:
In order to promote sustainable travel options in in accordance with Core Strategy (2014) policies CS10 and CS17, policy Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

 

20. No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the Planning Authority.
Reason:
The site covers an area in which it is considered necessary to preserve for future reference any archaeological information before it is destroyed by the development with regard to the Reigate and Banstead Borough Local Plan 2005 policy Pc8.

 

21. The development hereby permitted shall not commence until details of the design of a surface water drainage scheme has been submitted to and approved in writing by the local planning authority. Hereafter the drainage scheme shall be implemented and maintained in strict accordance with the approved details. Those details shall include:
a) Detailed drawings of all the finalised deep bore soakaway Sustainable Drainage Systems (SuDs) elements and layout;
b) Details of how the Sustainable Drainage System will be protected during construction of the development;
c) Details of construction phasing. i.e. how drainage will be dealt with during works including pollution prevention
d) Details as to how the petrol inceptors and deep bore soakaways are to be maintained and who will be responsible for maintaining these.
Reason:
To ensure the design meets the technical standards for SuDs and the final drainage design does not increase flood risk on or off site in accordance with Policy Ut4 and the NPPF and that construction works do not compromise the functioning of the agreed Sustainable Drainage System with regard to Local Plan 2005 Policies Ut3/4 and the NPPF 2012: Technical Guidance.
Informative:
It is recommended that the Environment Agency is contacted regarding the use and details of the deep bore soakaways to ensure they are satisfied with the proposal.

 

22. Prior to the first occupation of each phase of development, a verification report carried out by a qualified drainage engineer must be submitted to and approved by the Local Planning Authority to demonstrate that the Sustainable Drainage System (SuDs) has been constructed as per the agreed scheme.
Reason:
To ensure the Sustainable Drainage System has been constructed as agreed and to protect the amenity of residents and to ensure that the site is satisfactorily drained with regard to Reigate and Banstead Borough Local Plan 2005 Ut4

 

23. Prior to first occupation, an Energy Statement setting out how the development will achieve at least a 14% reduction in carbon dioxide emissions compared to the Target Emission Rate (TER) contained with the 2013 Part L1A Building Regulations Approved Document shall be submitted to and approved in writing by the local planning authority, unless it can be demonstrated to the satisfaction of the local authority that this level of CO2 reduction cannot be achieved. Development shall thereafter be carried out in accordance with the approved details.
Reason:
To ensure the development is sustainable development and sustainable construction in accordance with policy CS10 and CS11 of the Core Strategy (2014) and the objectives of the National Planning Policy Framework (NPPF) (2012).

 

24. Prior to first occupation, a statement setting out how each dwelling will achieve a water efficiency of 110 litres/person/day in accordance with the higher standard contained within 2015 (as amended) Part G Building Regulations Approved Document shall be submitted to and approved in writing by the local planning authority. Development shall thereafter be carried out in accordance with the approved details.
Reason:
To ensure the development is sustainable development and sustainable construction in accordance with policy CS10 and CS11 of the Core Strategy (2014) and the objectives of the National Planning Policy Framework (NPPF) (2012).

 

25. No development of any dwellings and flats shall take place until details of the proposed lighting design and specification (of lighting along all avenues and lanes, parking courts and public spaces) has been submitted to and approved in writing by the Local Planning Authority, in consultation with SCC Highways and the development shall be carried out in accordance with the approved details.
Reason:
To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13.

 

26. Prior to first occupation of any dwelling, details of any proposed street furniture, including bins, seating, bollards and any other street furniture have been submitted to and approved in writing by the Local Planning Authority in consultation with SCC Highways, and the development shall be carried out in accordance with the approved details.
Reason:
To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13.

 

27. Prior to the commencement of the development above ground floor slab level, full details (and plans where appropriate) of the waste management collection points, (and pulling distances where applicable), throughout the whole development shall be submitted to and approved in writing by the Local Planning Authority.
All waste storage and collection points should be of an adequate size to accommodate the bins and containers required for the dwelling(s) which they are intended to serve in accordance with the Council’s guidance contained within Making Space for Waste Management in New Development.
Each dwelling or flat shall be provided with the above facilities in accordance with the approved details prior to occupation of the relevant dwellings.
Reason:
To provide adequate waste facilities in the interests of the amenities of the area and to encourage in accordance with Reigate and Banstead Borough Local Plan (2005) policy Ho9.

 

28. 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 development permitted by Class B of Part 15 of the Second Schedule of the 2015 Order shall be constructed on land within the red line of the application site.
Reason:
To control any subsequent enlargements in the interests of the visual and residential amenities of the locality, in particular noise impacts to adjacent properties with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9, Ho13, and Ho16

 

29. Notwithstanding condition 2, the proposed first floor balconies on plots A28, B1, F10 shall be omitted and privacy screening shall be provided on the first floor balcony of plot C34. Revised plans shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of works above ground floor slab level. The development shall thereafter be carried out in accordance with the approved details.
Reason:
To ensure that the development does not affect the amenity of neighbouring properties by overlooking in accordance with Reigate and Banstead Borough Local Plan 2005 policy Ho9

 

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

 

INFORMATIVES


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

 

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

 

3. The applicant is advised that prior to the initial occupation of any individual dwelling house 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 home. 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 north western corner of applicant site (plots F1 and F8) are situated on or in close proximity to land that could be potentially contaminated by virtue of previous historical use of the land, a potentially infilled former pond. As a result there is the potential for a degree of ground contamination to be present beneath part(s) of the site. Groundworkers should be made aware of this so suitable mitigation measures and personal protective equipment measures (if required) are put in place and used. Should significant ground contamination be identified in this location or elsewhere across the site then the Local Planning Authority should be contacted promptly for further guidance.

 

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

 

7. The Highway Authority has no objection to the proposed development, subject to the above conditions but, if it is the applicant’s intention to offer any of the roadworks included in the application for adoption as maintainable highways, permission under the Town and Country Planning Act should not be construed as approval to the highway engineering details necessary for inclusion in an Agreement under Section 38 of the Highways Act 1980. Further details about the post-planning adoption of roads may be obtained from the Transportation Development Planning Division of Surrey County Council.

 

8. The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that a permit and a Section 278 or 38 agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. All works on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to 3 months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road. Please see:http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme.

 

9. 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).

 

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

 

11. The developer would be expected to instruct an independent transportation data collection company to undertake the monitoring survey for the Travel Plan. This survey should conform to a TRICS Multi-Modal Survey format consistent with the UK Standard for Measuring Travel Plan Impacts as approved by the Highway Authority. To ensure that the survey represents typical travel patterns, the organisation taking ownership of the travel plan will need to agree to being surveyed only within a specified annual quarter period but with no further notice of the precise survey dates. The Developer would be expected to fund the survey validation and data entry costs.

 

12. Consideration should be given to the use of low level lighting in parking courts and the sensitive use of lighting to mitigate the impact of external lighting on landscaped areas, with reference to protected species habitats in accordance with the recommendations of the Richard Graves Associates Extended Phase 1 Habitat Update 2016.

 

13. The applicant is advised to notify the relevant statutory electricity undertaker of the presence of condition 29 removing permitted development rights.
 

19 16/01043/F: TAXIWAY C/D REDHILL AERODROME, KINGS MILL LANE, REDHILL

The next item on the agenda was an application for engineering works to resurface, straighten and widen Taxiway C/D.

 

Before the officer presentation, however, the Chairman advised that, with the Committee’s agreement, he would like to defer the item to seek further clarification upon the details and wording of the recommendation for a legal agreement.

 

He apologised to those present for the late notice but the matter had only just been brought to his notice and in view of the importance of the application he believed that it was prudent to get clarification before determining the application.
 

20 17/00142/F: LAND ADJACENT TO 27 YORKE GARDENS, REIGATE

The Committee considered an application for two new semi-detached dwellings and four off road parking spaces.

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

Reasons for refusal were proposed and seconded upon a vote.

 

RESOLVED that planning permission be REFUSED on the following grounds:

 

1. The proposed dwelling would, by virtue of its size, scale, limited rear garden area and proximity to 27 Yorke Gardens and the site boundaries, appear a cramped overdevelopment of the site. This, together with the alien design would result in it appearing out of keeping with and harmful to the character of the surrounding area contrary to Policies Ho9, Ho13 and Ho16 of the Reigate and Banstead Borough Local Plan 2005 and guidance contained within the Reigate and Banstead Local Distinctiveness Design Guide SPG 2004.
 

21 17/00233/HHOLD: BELANGER, BEECH DRIVE, KINGSWOOD

The Committee considered a retrospective application for the construction of an extension to an existing detached double garage to provide an additional garage.

An accompanied site inspection was undertaken in respect of this application.

Reasons for refusal were proposed and seconded but rejected upon a vote.

 

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.
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.

 

Plan Type                      Reference               Version             Date Received
Landscaping Plan          UNNUMBERED                                03.07.2017
Combined Plan              AAL-15-249-P01                               31.01.2017

 

2. Within the first planting season following this permission the landscaping of the site including the retention of existing landscape features shall be completed in accordance with the submitted and approved scheme.
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, Ho15 and Ho9 of the Reigate and Banstead Borough Local Plan 2005.

 

3. The frontage planting to be completed under the requirement of Condition 2 of this planning permission shall be retained on an ongoing basis and managed to maintain to a height of 2.5m above ground level hereafter or as otherwise agreed in writing by the local planning authority. Any losses through death or disease shall be remedied by replacement same specied planting, within 1 year to maintain this feature.
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 policy Pc4 and Ho15 of the Reigate and Banstead Borough Local Plan 2005.

 

INFORMATIVES


1. 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 vegetation cover in this area. It is expected that the replacement hedging will consist of plants no smaller than 3 metres and be in a 150 litre container.
 

22 17/01057/F: 19 CHURCH ROAD & LAND TO THE REAR OF 17-23 CHURCH ROAD & 58-60 MASSETTS ROAD, HORLEY

The Committee considered an application for the demolition of 19 Church Road and erection of eight new detached dwellings on land to the rear of 17-23 Church Road and 58-60 Massetts Road, Horley, with access from Church Road, together with car parking and landscaping

 

RESOLVED that the application be DEFERRED for a site inspection so that the impact of plot 2 upon residents in Pines Gardens could be fully assessed.

 

Note: Councillor Powell left the meeting throughout consideration of this item.
 

23 ANY OTHER URGENT BUSINESS

None.

 

The Chairman took the opportunity to seek views from the Committee on whether or not to amend the Planning Protocol, so that only members of the Committee would be able to request reasons for refusal, members of the Committee being understood to include any substitutes appointed for the meeting in question.

 

It was noted that a report to approve the Protocol, taking account of comments made at the previous meeting as well as this proposal, would be brought back to the next meeting for debate and approval.
 

The meeting closed at 10.05 pm