Planning Minutes

Date:
Wednesday, 13th March, 2013
Time:
7.30 pm
Place:
New Council Chamber, Town Hall, Reigate
 

Attendance Details

Present:
Councillor M.A. Brunt (Chairman); Councillors: Mrs N.J. Bramhall, S.T. Bramhall, V. Broad, Mrs L.J. Brunt, G. Crome, S. Farrer, Ms S. Finch, R. Harper, Mrs G. Harper-Adamson, S. Kulka, M.J. Miller, S. Parnall, D.J. Pay, T. Schofield, M. Selby, J. Stephenson, Ms. B.J. Thomson and S. Walsh.

† Substitute
* Part meeting

Also Present:
Councillors C.T.H. Whinney* and P. Shillinglaw*
Min NoDescriptionResolution
Part I
146. MINUTES
RESOLVED that the Minutes of the meeting held on 13th February 2013 be approved as a correct record.
147 APOLOGIES FOR ABSENCE AND SUBSTITUTIONS
Apologies for absence were received from Councillor Banwait (substitute: Councillor Pay).
148 DECLARATIONS OF INTEREST
There were no declarations of interest.
149 LIST OF PLANNING APPLICATIONS FOR DETERMINATION
RESOLVED to note the list of planning applications to be determined under items 6 to 12 on the agenda.
150 ADDENDUM TO THE AGENDA
RESOLVED, to note the addendum providing further information in respect of items 6-12 on the agenda.
151 HONEYCROCK FARM, AXES LANE, SALFORDS
In respect of application 12/01709/F:

RESOLVED, that planning permission be REFUSED on the following grounds:

1. The retention of the unlawful dwelling would constitute inappropriate development harmful in principle to the Metropolitan Green Belt, its function and purposes, as well as detracting from the openness and character of the Green Belt. As such the proposal would be contrary to Policies Co1 and Co2 of the Reigate and Banstead Borough Local Plan 2005 and the National Planning Policy Framework 2012. It is not considered that the agricultural circumstances set out in the application merit favourable consideration of the application having regard to the submitted case of agricultural functional need, viability and sustainability and the availability of alternative accommodation. No very special circumstances are considered to exist such to set aside the harm caused.

In respect of application 12/01708/F:

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:

KCC1
KCC2
KCC3
KCC4
KCC5
Date Rec'd 01.10.2012
Reason:
In accordance with "Greater Flexibility for Planning Permissions Guidance" (DCLG) 2010.
3. No development shall commence on site until a scheme for the landscaping of the site area illustrated on approved plan KCC5 (Landscaping Proposals) has been submitted to and approved in writing by the Local Planning Authority.
All landscaping works shall be completed in full accordance with the approved scheme, prior to first use or completion of the development hereby approved or in accordance with a programme agreed in writing with the Local Planning Authority.
Reason:
To ensure good landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Co1, Co2 of the Reigate and Banstead Borough Local Plan 2005.
4. The area of the proposed yard hereby approved shall be cleared of all existing scrap and waste materials, which should be removed from site, prior to first use or completion of the development hereby approved.
Reason:
In the interests of the maintenance of the character and appearance of the area and to comply with policies Co1, Co2 of the Reigate and Banstead Borough Local Plan 2005.
5. In the event that use of the building for the purposes of agriculture cease then the barn building hereby approved shall be demolished and removed from the land, along with all resulting materials, and the land shall be restored in accordance with details prior approved in writing by the Local Planning Authority
Reason:
In the interests of the maintenance of the openness and character of the green belt with regard to policies Co1 and Co2 of the Reigate and Banstead Borough Local Plan 2005.
152 10/01656/RM1A - PENNE COTTAGE, 2 YORKE ROAD, REIGATE
RESOLVED that the application be deferred to the next meeting.
153 12/02111/F - 24-26 BRIGHTON ROAD, SALFORDS
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:
In accordance with "Greater Flexibility for Planning Permissions Guidance" (DCLG) 2010.

Elevation Plan A25 A 29.01.2013
Proposed Plans A26 A 29.01.2013
Site Layout Plan A22 A 29.01.2013
Floor Plan A23 A 29.01.2013

2. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.
3. No development of the application site shall commence to implement this permission until either:
a) Planning Permission reference 11/01473/F is implemented;
b) Planning Permission references 10/01555/F & 12/00649/F expire; or
c) Planning Permission references 10/01555/F, 12/00649/F and 11/01473/F all expire.
Reason:
To ensure that the development is carried out without creating an un-neighbourly relationship with neighbouring properties, in accordance with policy Ho9 of the Reigate and Banstead Borough Local Plan 2005.
4. No development shall take place until samples 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 policy Ho9.
5. No development shall commence until a method of construction statement, to include details of a communication plan to ensure that nearby residents and businesses are given advance notice of the construction programme including any unusual deliveries and are able to take up any issues that may arise with a nominated site manager, has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction period.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users with regard to Reigate and Banstead Borough Local Plan 2005 policy Mo6.
6. No development shall take place until the developer obtains the Local Planning Authority's written approval of details of both existing ground levels and the proposed finished ground floor levels of the buildings, and 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.
7. 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 and Ho9 of the Reigate and Banstead Borough Local Plan 2005.
8. 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.
9. No new development shall be occupied until space has been laid out within the site in accordance with the approved plans for cars/cycles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. The parking/turning area shall be retained exclusively for its designated purpose.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users with regard to Reigate and Banstead Borough Local Plan 2005 policies Mo5 and Mo6, and in accordance with Planning Policy Guidance Note 13 "Transport".
10. 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 or roof lights other than those expressly authorised by this permission shall be constructed in the western or eastern elevations of the building hereby approved.
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.
Informatives:
1. Your specific attention is drawn to Condition 3 of this permission which has implications for the timing of carrying out of the development. Should you have any queries or concerns in this regard please contact the Council to discuss the matter.
2. 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.
3. Prior to the initial occupation of any communal dwellings or flats, separate wheeled bins conforming to British Standard BSEN840, must be provided for refuse (green wheeled bins), paper/card (black with labels), mixed recycling(black with labels) and food waste (labelled). 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 all containers is available from the Council's Neighbourhood Services on 01737 276350, or on the Council's website at www.reigate-banstead.gov.uk. Containers meeting the specification may be purchased from any appropriate source, including Neighbourhood Services on 01737 276350.
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 encouraged to provide renewable technology within the development hereby permitted in order to reduce greenhouse gas emissions.
154 12/01735/F - LAND TO THE REAR OF 57-59 GATTON ROAD, REIGATE
RESOLVED that planning permission be REFUSED on the following grounds:

1. The proposed development would, by virtue of its siting, height and number of top floor rear facing windows, result in a development that would be overly dominant in the context of the privacy and amenity of the properties to the rear of the site located in Gatton Road. The proposal would thereby be contrary to policies Ho9, Ho13 and Ho16 of the Reigate and Banstead Borough Local Plan 2005.
155 13/00006/HHOLD - CRAZES, HEATHER CLOSE, KINGSWOOD
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: Location Plan, Site Plan, PWP/683,07-RevA, PWP/683,03-Rev.C, PWP/683,04-Rev.B, PWP/683,05-Rev.C, PWP/683,01, PWP/683,02PWP/683,06, PWP/683,08-Rev.A
Reason:
In accordance with "Greater Flexibility for Planning Permissions Guidance" (DCLG) 2010.
3. 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 windows shall be created in the side elevation of the two storey extension (including the roof slope).
Reason:
To protect the neighbouring property "Oak Trees" from direct overlooking and loss of privacy and to accord with Reigate and Banstead Borough Local Plan 2005 policy Ho9.
4. No development shall commence including demolition and 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 supervisory regime for their implementation and monitoring with a 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 2012.
5. No development shall start until a Method of Construction Statement, to include details of:
(a) Parking arrangements for vehicles of site personnel, operatives and visitors;
(b) Arrangements for removal of basement excavation material from site;
(c) Arrangements for service and delivery vehicles;
(d) Arrangements for loading and unloading of plant and materials;
(e) Storage of plant and materials;
(f) A communication plan to ensure that nearby residents are given advance notice of the construction programme, including any unusual deliveries, and are able to take up any issues that may arise with a nominated site manager; has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented and constructed in accordance with the approved details and statement.
Reason:
In order to safeguard residential amenities and to ensure that the development should not prejudice highway safety nor cause inconvenience to other highway users with regard to Reigate and Banstead Borough Local Plan 2005 Policies Mo5 and Mo7.
6. No development shall take place until samples 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.
7. No development shall commence until details of the proposed drainage works and facilities in respect of surface water collection and disposal have been submitted to and been approved in writing by the Local Planning authority. The works shall be carried out in accordance with the approved details as part of the development construction and completed prior to occupation of any part of the development and thereafter retained.
Reason:
To ensure that the site is satisfactorily drained prior to occupation of the approved development with regard to Reigate and Banstead Borough Local Plan 2005 Policy Ut3.
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. 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

(Note: Councillor Miller left the room during consideration of this application. He did not take part in the continuing debate or vote upon his return.)
156 13/00038/F - CHIPSTEAD RUGBY FOOTBALL CLUB, HIGH ROAD, CHIPSTEAD
1. The development hereby permitted shall be carried out in accordance with the following approved plans:

Reason:
In accordance with "Greater Flexibility for Planning Permissions Guidance" (DCLG) 2010.
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 used in the construction of the development hereby permitted shall be as specified within the application.
Reason:
To ensure that the development causes no harm to the local character with regard to policies Cf2 and Re2 of the Reigate and Banstead Local Plan 2005.
Informatives:
1. 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
157 12/02208/F - LAWN TENNIS CLUB, VICARAGE LANE, HORLEY
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: 5395, 5398-Rev.A, 5399-Rev.B, 5400-Rev.A, 5462, Location Plan
Reason:
In accordance with "Greater Flexibility for Planning Permissions Guidance" (DCLG) 2010.
3. No development shall take place until samples of the materials to be used in the construction of the external surfaces, including fenestration, 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 Cf2.
4. No development shall be occupied until the vehicular access to Vicarage Lane has been provided with visibility zones in accordance with the approved plans, and thereafter maintained with the visibility zones kept permanently clear of any obstruction.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users with regard to Reigate and Banstead Borough Local Plan 2005 policy Mo5.
5. No new development shall be occupied until space has been laid out within the site in accordance with the approved plans to provide secure cycle parking (and changing facilities) and shall thereafter be permanently maintained for their intended purpose.
Reason:
In order that the development should encourage and provide for alternative methods of travel other than the private motor vehicle in accordance with Reigate and Banstead Borough Local Plan 2005 policy Mo13.
6. No development shall commence on site until a Method of Construction Statement, 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) A programme of works (including measures for traffic management);
(e) Provision of boundary hoarding behind any visibility splays; and
(f) A communication plan to ensure that nearby residents and businesses are given advance notice of the construction programme, including any unusual deliveries, and are able to take up any issues that may arise with a nominated site manager;
has been submitted to and been approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction period.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to nearby occupiers or other highway users with regard to Reigate and Banstead Borough Local Plan 2005 policies Cf2 and Mo7.
7. No development shall commence on site including demolition and ground works preparation until a detailed, scaled Tree/Hedge Protection Plan (THPP) 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/hedges (RPA) shown to scale on the TPP including the installation of service routings. The AMS shall also include a supervisory regime for their implementation & monitoring with a 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 policy Pc4 of the Reigate and Banstead Local Plan 2005.
Informatives:
1. 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.
158 ANY OTHER URGENT BUSINESS
Members asked about arrangements for the next borough tour and officers undertook to report back to the next meeting.
9.13 pm

Minute

Min NoMinute
150The addendum circulated provided an update on matters arising after the agenda was published.
151The Committee considered the following two applications:

12/01709/F - retention of farmhouse for agricultural worker occupation, retention of patio, garden pond and garden.

12/01708/F - open sided metal framed agricultural building with open yard.

152
The Committee considered a submission of reserved matters in respect of application 10/01656/OUT , which had been granted outline planning permission.

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

A resident and a representative of the Residents' Association spoke against the application, and the applicant's agent spoke in its favour.

Upon a vote, the Committee indicated that it was minded to refuse the application on design grounds, contrary to the officers' recommendations.

Guidance on formulating potential reasons for refusal had not been requested by Members before the meeting, however, and in these circumstances the Chairman proposed that the item should be deferred to the next meeting to enable officers to prepare a further report and assist members in formulating robust reasons for refusal.

153The Committee considered an application for the demolition of the existing warehouse and construction of a two-storey block of flats, together with car parking and amenity garden.
154The Committee considered an application for the erection of a house. An accompanied site inspection was made in respect of this application.

155The Committee considered an application for the demolition of the triple detached garage and erection of a two-storey side extension with basement.

An accompanied site inspection was undertaken in respect of this application.
156The Committee considered an application for the replacement of the existing concrete steps with a full width wooden terrace.

RESOLVED that planning permission be GRANTED subject to the following conditions
157The Committee considered an application for demolition of the existing tennis club house and its replacement with a new club house.