Planning Minutes

Date:
Wednesday, 6th September, 2017
Time:
7.30 pm
Place:
New Council Chamber, Town Hall, Reigate
 

Attendance Details

Present:
Councillors: Mark Brunt (Chairman); Rosemary Absalom†, Derek Allcard, Michael Blacker, Jill Bray, Graeme Crome, James Durrant†, Julian Ellacott, Zully Grant-Duff, James King, Steve Kulka, Steve McKenna, Simon Parnall, Jamie Paul, David Powell, Michael Selby, John Stephenson, Christian Stevens and Rachel Turner
† Substitute
* Part meeting
Also Present:
Councillors Brian Stead* and Christopher Whinney*
Min NoDescriptionResolution
Part I
31 MINUTES

RESOLVED that the minutes of the meeting held on 26 July 2017 be confirmed as a correct record and signed.

32 APOLOGIES FOR ABSENCE AND SUBSTITUTES

Apologies for absence were received from Councillors Pay (substitute: Councillor Absalom), Thomson (substitute: Councillor Durrant)

33 DECLARATIONS OF INTEREST

Councillor Stevens declared a non pecuniary interest in agenda item 5 (17/01057/F) because the applicant was known to him as a member of the local Conservative Party.

 

Councillor King declared a non-pecuniary interest in agenda item 5 (17/01057/F) because he was friends with a resident of Pine Gardens.

 

Councillor Powell declared a non-pecuniary interest in agenda item 5 (17/01057/F) because he was a colleague of the applicant. He left the meeting throughout consideration of the item.

 

Councillor Blacker declared a non pecuniary interest in agenda item 9 (17/01397/F) because his company had undertaken work on behalf of the applicant elsewhere. He left the meeting throughout consideration of the item.


 

34 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.
 

35 17/01057/F: 19 CHURCH ROAD & LAND TO THE REAR OF 17-23 CHURCH ROAD & 58-60 MASSETTS ROAD, HORLEY

The Committee considered the above application, for the erection of eight new detached dwellings, at its meeting on 26 July and rejected the recommendation to approve upon a vote, but without having formulated the reasons for refusal.

The item was therefore deferred so that reasons for refusal could be considered.

 

It was noted that, subsequently, the applicant had lodged an appeal on grounds of non-determination. In these circumstances the Committee was being asked to indicate what its decision would have been should it have still been in a position to determine the application.

 

The Chairman reported that not all members of the committee had been present at the previous meeting, when this item was discussed.

 

It was noted that those members of the Committee who had not been present at the previous meeting abstained from taking part in the discussion and vote.

 

Reasons for refusal were proposed and seconded. Each reason was voted upon separately and it was subsequently

 

RESOLVED that it be noted that, had the Committee been in a position to determine the application, planning permission would have been REFUSED on the following grounds:

 

 

1. The proposed development would, by virtue of the extent and layout of built form, hardstanding and car parking to the rear of the site, result in a cramped overdevelopment of the site with inadequate opportunity and space for meaningful landscaping. Notwithstanding the changes made since the previous scheme, the proposed development would be at odds with, and harmful to the character, appearance and pattern of development in the surrounding area. It would therefore be contrary to policies Ho9, Ho13, Ho14 and Ho16 of the Reigate and Banstead Local Plan 2005, policy CS4 of the Reigate and Banstead Core Strategy 2014, the Reigate and Banstead Local Distinctiveness Guide SPD and the provisions of the National Planning Policy Framework in relation to "Good Design".

 

 

2. The side and rear garden of Plot 2 in the proposed development, by virtue of its size and proximity to the rear elevations of the existing dwellings at 12-18 Pine Gardens, would suffer a harmful level of overlooking and lack of privacy from the first floor rear windows of these properties, thereby failing to achieve an acceptable level of residential amenity to the new occupants of Plot 2 contrary to Policy Ho9 of the Reigate and Banstead Borough Local Plan 2005 and policy CS4 of the Reigate and Banstead Core Strategy 2014.

 

 

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

 

36 17/01161/F: PROSPECT HOUSING ASSOCIATION, 5 GLOUCESTER ROAD, REDHILL

The Committee considered an application for redevelopment of the site to accommodate nine one-bedroom apartments in two residential blocks (frontage and rear), with a common room, staff room and staff bedroom, frontage parking and retained access to Gloucester Road. The intention was to provide supported accommodation for young people and adults with learning difficulties.

 

The Committee supported the aims of the application and considered the proposals to be acceptable with this in mind.

 

It did, however, raise its concerns that the limited amenity space available, the development’s encroachment into the rear garden and limited parking, would make it unsuitable for a normal flatted development on the open market.

 

A proposal was put forward and seconded, proposing the addition of a condition requiring the development to be occupied as supported accommodation and restricting any future change of use, including to general residential occupation.

 

RESOLVED that planning permission be GRANTED subject to
 

(a) a condition, controlling the use of the development and any change in future use and

 

(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
Other Plan             A916 - PL -141   A              11.08.2017
Other Plan             A916 - PL -140   A              11.08.2017
Section Plan         A916 - PL -131   A               11.08.2017
Combined Plan   A916 - PL -130   A               11.08.2017
Elevation Plan      A916 - PL -121   A               11.08.2017
Elevation Plan      A916 - PL -120   C              11.08.2017
Combined Plan   A916 - PL -104    B              11.08.2017
Floor Plan             A916 - PL -103    B              11.08.2017
Floor Plan             A916 - PL -102    A               11.08.2017
Section Plan        A916 - PL -031    A               11.08.2017
Combined Plan   A916 - PL -030   A              11.08.2017
Elevation Plan     A916 - PL -020    A              11.08.2017
Site Layout Plan  A916 - PL -002    A              11.08.2017
Survey Plan          160855                                 11.08.2017
Location Plan      A916 - PL - 001                   19.05.2017
Survey Plan            160855                              19.05.2017
Roof Plan             A916 - PL - 106                   19.05.2017
Floor Plan           A916 - PL - 105                    19.05.2017
Floor Plan           A916 - PL - 003                    19.05.2017
 

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. The materials to be used in the construction of the external surfaces of the extensions hereby permitted shall be as specified in the application.


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.

 

5. No development shall commence including demolition and or groundworks preparation until a detailed, scaled Tree Protection Plan (TPP) and the related Arboricultural Method Statement (AMS) is submitted to and approved in writing by the Local Planning Authority (LPA). These shall include details of the specification and location of exclusion fencing, ground protection and any construction activity that may take place within the Root Protection Areas of trees (RPA) shown to scale on the TPP, including the installation of service routings. The AMS shall also include a pre commencement meeting,supervisory regime for their implementation & monitoring with an agreed reporting process to the LPA. All works shall be carried out in strict accordance with these details when approved.


Reason:


To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan.

 

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

 

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

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. No development shall commence on site until the applicant has provided details of the foundation design to protect the rooting environment of tree T7 as identified on Tree Protection Plan Ref: 01.


Reason:


To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan.


8. No development shall commence 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
(e) before and after construction condition surveys of the highway and a commitment to fund the repair of any damage caused


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).

 

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 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).

 

10. 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.

 

11. The first and second floor windows in the east and west side elevations of the development hereby permitted shall be glazed with obscured glass which shall be fixed shut, apart from a top hung opening fanlight whose cill height shall not be less than 1.7 metres above internal floor level, and shall be maintained as such at all times.


Reason:


To ensure that the development does not affect the amenity of the neighbouring property by overlooking with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9.
 

INFORMATIVES


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

 

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


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

 

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

 

6. The 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. 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 Extra Heavy Standard size with initial planting heights of not less than 4m, with girth measurements at 1m above ground level in excess of 14/16cm.

 

8. 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.
 

37 17/01160/F: WHITE LODGE HALL, THE DRIVE, BANSTEAD

The Committee considered an application for demolition of the existing buildings and the erection of four dwellings with associated works.

 

Reasons for refusal were proposed and seconded. Each reason was voted upon separately, with the second reason being rejected upon a vote.

 

RESOLVED that planning permission be REFUSED on the following grounds:

 

1. The proposed development would, by virtue of the height and scale of the buildings compared to the dwelling to the west of the site and the community building to the east of the site, result in an overly dominant development out of character within the street scene. The proposal would thereby be contrary to policies Ho9 and Ho13 of the Reigate and Banstead Borough Local Plan 2005, policy CS4 of the Reigate and Banstead Core Strategy and the provisions of the National Planning Policy Framework in relation to "Requiring Good Design”.
 

38 17/00801/CU: KIRK HOUSE 15 BIRKHEADS ROAD

The Committee considered an application for a change of use from B1 (office) to D1 (Nursery).

 

In debating the application, concerns were raised about the number of educational establishments already within the vicinity and the very limited on-street parking available.

 

Furthermore, this specific site was located on the corner of Birkheads Road leading into a narrow cul de sac.
 


The likelihood was that parents would wish to stop as close as possible to the entrance when dropping off and collecting their children and that they would pull into the cul de sac to park, despite the fact that there was very limited parking.


They would then be forced to perform a three point turn within the cul de sac to leave the site and this was likely to cause considerable disruption particularly at peak times.

 

The road in the cul de sac was extremely narrow and properties at its end had no front gardens meaning that they would be particularly affected by noise and disturbance from the likely traffic movements.

 

Reasons for refusal were proposed and seconded.

 

RESOLVED that planning permission be REFUSED on the following grounds:

 

1. The proposed use of the premises as a day nursery for up to 40 children would likely lead to the parking, turning and manoeuvring of cars along Birkheads Road as well as the opening and shutting of car doors which would result in an unacceptable level of noise and disturbance to the residents of 22 to 30 Birkheads Road, harmful to their residential amenities and contrary to Policy Cf2 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS10 of the Core Strategy 2014.
 

39 17/01397/F: 112 LONG WALK, EPSOM DOWNS, EPSOM

The Committee considered an application for a ramp to front garden and a pathway to Raven communal land.

 

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  n/a                                    20.07.2017
Block Plan        n/a                                    20.07.2017
Floor Plan         300655-OO/1                20.07.2017
Floor Plan         300655-OO/2                20.07.2017
Section Plan     300655-OO/3                20.07.2017
Elevation Plan  300655-OO/4               20.07.2017
Elevation Plan  300655-OO/5               20.07.2017


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. 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.
 

40 ANY OTHER URGENT BUSINESS

None.

10.01pm