Page 97 Agenda Item 8

Planning Committee - 1 July 2020

Report of the Interim Strategic Director, Environment, Housing and Regeneration Directorate

Ref: DM2019/01584 WARD: B06- Sutton West Time Taken: 39 weeks 6 days ​ ​ ​

Site: Garage Block Rear Of 52 To 62B, St Albans Road, Cheam

Proposal: Demolition of existing garages and erection of 5 two storey terraced dwellings with associated parking, cycle and refuse storage and landscaping.

Applicant: Burlington Developments London Ltd

Agent: Mr Mark Pender for PPM Planning Limited

Recommendation: GRANT PLANNING PERMISSION ​ subject to the recommended conditions

Reason for report to the Planning Committee: The application has received more than 10 ​ letters of representations contrary to the officer’s recommendation.

Summary of reasons why proposal is acceptable: ● The proposal for the loss of the garages from the site would be acceptable in land use terms. ● The proposed change of use to residential accommodation (Use Class C3) at this site would be acceptable. ● The proposal in terms of design, scale, bulk and layout is considered to respect the local context of the site and would not result in dominance and harm to the character and appearance of the surrounding area. ● The proposal would not have a significant impact on the amenities enjoyed by the existing and future occupants of the neighbouring and surrounding properties and would provide a satisfactory level of accommodation for the future occupiers. ● The proposal would not result in any adverse impact on the safe operation of the public highway and would not be detrimental to the parking stress on the existing highway. ● The proposal would not harm the health of the surrounding trees and will bring benefits to the immediate surrounding area with the planting of additional trees along with soft landscaping. ● There would be a net gain in biodiversity compared to the low value of biodiversity interests on site at present. ● There is no risk to surface water runoff and conditions are included requiring the submission and approval of a sustainable urban drainage scheme ● Therefore, it is recommended that the application is approved subject to the recommended conditions.

Agenda Item 8 Page 98

1.0 BACKGROUND

1.1 Site and Surroundings:

1.2 The application site is a backland parcel of land comprising 26 domestic individually let garages which are accessed via a single track driveway located between numbers 62B and 64 St Albans Road, a cul-de-sac branching off from Elmbrook and Westfield Road to the east. To the north of the site are properties located within Westfield Road and to the east of the site are properties and garages located within Saltash Close.

1.3 The surrounding area is predominantly characterised by two storey terraced and semi-detached residential dwellings.

1.4 The site is not covered by any relevant designations, it is located within a residential setting and the development would involve the redevelopment of a brownfield site.

1.5 Relevant Planning History:

● 73/110909 -Use of six lock up garages for car servicing and engine repairs.Refused on 10 May 1973. ● SUT/18106 - Building for assembly of export goods. Granted on 26 August 1973. ● SUT/18322 - Erection of twenty six private lock up garages.Granted on 19 February 1954.

1.6 PRE2019/00057- Pre application for the demolition of existing lock-up garages and construction of 5 two storey dwellings with associated off-street car parking, refuse and cycle stores (revised scheme) Response Issued August 2019. The advice given is summarised below:-

● The redevelopment of the site for residential use would be acceptable in principle in land use terms. ● The loss of the existing garages would need to be justified or suitably mitigated for in any forthcoming application. ● The massing, siting and height of the proposed development is considered to be acceptable. ● Proposed external materials are generally considered acceptable, however timber cladding to the houses is discouraged. ● Single aspect north facing rooms should be avoided where possible. ● Minimum parking standards would need to be achieved at the site ● Landscaping plans and an energy statement will need to be provided at the application stage.

2.0 APPLICATION PROPOSALS

2.1 Details of Proposal:

2.2 Planning permission is sought for the demolition of 25 of the 26 garages at the site, with one garage being retained on site with access provided for the owner/leese and Page 99 Agenda Item 8

the erection of a terrace of five, two bedroom, two storey dwellings with access from St Albans Road.

2.3 The proposal includes provision of one off street parking space per property, a refuse store and secure cycle storage together with hard and soft landscaping, bin storage area for collection days and the introduction of safety measures to the access road at the entrance and exit to the site.

2.4 The proposed development of five houses would be for private ownership/rental. Each dwelling would have an internal floor area of 79sqm and each house would have at least 51sqm of external amenity space (rear garden) and house 5 would have 64 sqm of external amenity space due to its position at the end of the terrace.

2.5 The proposed dwellings would be finished in buff brickwork with grey slate tiles to the main roof and to vertical areas on the front elevation. The windows and entrance doors would be varnished hardwood, with timber cycle and refuse stores. Solar panels would be sited on the rear roof slope of the dwellings.

2.6 The proposal would provide 5 off street car parking spaces, one adjacent to the western elevation of the terrace, three along the northern boundary of the site in a parallel formation and one to the western side elevation of the terrace. In total, 1 parking space per dwelling would be provided.

2.7 The 25 garages that are to be demolished on site have been surveyed and they are all used for general purpose storage; they are rented from one owner to individuals that are located in different areas of the United Kingdom (UK). The one garage that will be retained on site in the north east corner is used for the storage of a vehicle. Many of the garages are in a poor state of repair and the access is overgrown at the entrance to some of the garages. As such, the proposal would not result in the displacement of vehicles onto the surrounding roads.

2.8 Hard and soft landscaping would be introduced at the site, including new trees and areas of lawn to the rear garden areas. The proposed block paving to the access road and parking areas will be permeable, and timber fencing will be used along the new boundaries. Steel trellis will be attached to the existing brick walls to encourage the climbing of plants.

2.9 Refuse storage would be provided at the front of each dwelling comprising a secure timber store, with enough space for all required containers. On collection day, an area is provided adjacent to the access road to enable collection by the refuse company who would not be able to access the site itself.

2.10 Cycle storage will be provided for each property, providing secure storage for two bikes. This will be located at the front of houses 1-4 and within the rear garden for house no.5. In addition to this, provision will be made for two sheffield stands in the western corner of the site for visitor cycle parking.

Agenda Item 8 Page 100

2.11 Amendments:

15 November 2019: ● The ridge height of the houses was reduced by 315mm ● The eaves height was reduced by 200mm 16 December 2019: ● The size of the parallel off street parking spaces was increased to comply with parking standard requirements. ● Details of a traffic control scheme was submitted detailing measures that will ensure safe entrance and exit to the site for vehicles and pedestrians. 8 April 2020: ● The size of the bin store area for collection day was increased to accommodate the correct number of bins for each collection week.

2.12 It was not considered necessary to re-consult on the above amendments.

3.0 PUBLICITY - CONSULTATION

3.1 In total 25 letters were sent to local residents on 1 O​ ctober 2019 surrounding the site ​ on the following roads listed below, and a site notice was displayed in close proximity to the site.

● Westfield Road ● Saltash Close ● St Albans Road ● Ware Court, St Albans Road

3.2 Number of Letters Received in response to the proposal:

3.3 The application received 27 objections from the addresses listed below:- ​ ​

● 1, 2, 3, 6, 7, 8, and 11 Saltash Close ● 48, 54, 56, 57, 58, 60, 62 and 66 St Albans Road ● 2, 4, 6, 8, 12, 14, 16, 18, 20 and 32 Westfield Road ● 65 and 69 St Dunstans Hill

3.4 Representations Received:

3.5 The planning application has received in total 27 objections. These objections are listed below with an officer response listed within the table below.

Objection Letters Officer Response Received Residential Amenity Loss of privacy and The houses will have ground and first floor overlooking to surrounding windows in the front elevation, which are facing properties the deep rear gardens of properties located in Westfield Road. The distance between these properties will mitigate any unreasonable loss of privacy or overlooking. The rear elevation of the new dwellings will face the houses in St Albans Page 101 Agenda Item 8

Road, however there would not be considered to be unreasonable loss of privacy or over looking to the St Albans Road properties as the new dwellings will only have a set of patio doors at ground floor level (which are also set below the overhang of the eaves line) and three high level flush roof lights set within the rear roof slope, omitting any ‘traditional’ first floor windows in the rear elevation that would have lead to possible overlooking to the properties in St Albans Road. Increase in noise The creation of 5 two bed residential units at the site is not considered to result in noise levels that would be considered unreasonable in this residential setting. Loss of light to Given the separation distances between the neighbouring gardens proposed dwellings and the surrounding neighbouring properties, and noting the discrete scale and height of the new houses, there would not be an unacceptable loss of daylight to the gardens or the properties surrounding the site. How will future In order to control the extension of the new development of properties dwellings, permitted development rights will be be controlled restricted by way of condition. This will enable the Local Planning Authority to have control over future extensions to the houses.See condition 19. Impact on existing view Due to the separation between the neighbouring from surrounding properties properties and the new dwellings, whilst the view from surrounding properties will be altered by the development, it is not considered to result in an unacceptable impact on the outlook from neighbouring properties. It is noted that the outlook from some neighbouring properties would be improved by the addition of tree planting and soft landscaping to the site which does not presently exist. How will new boundaries be A condition will be included to require details of secured to ensure security the boundary treatment and implementation prior and privacy to occupation of the dwellinghouses.See condition 18. There will be noise and dust This would be controlled by Environmental Health from the construction Legislation and details setting how noise and dust will be controlled will be reserved by condition. See condition 20. ​ ​ Waste Management Inadequate space for The applicant has submitted amended details that refuse bins on collection demonstrates that adequate space will be day provided for all of the bins that would be collected each week (maximum of three bins at each collection per household) adjacent to the entrance driveway to the site. Suitable bin Agenda Item 8 Page 102

storage will be located adjacent to each individual property and bins will only be moved to the access road on collection days to enable collection by the refuse collection company. Transport and Highways Insufficient parking spaces Each dwelling would have one off street parking space and therefore would comply with the maximum parking requirements set out within Policy 37 of the Sutton Local Plan. How will construction traffic The existing access road will be used. A enter the site? Construction Construction Logistics Plan condition is included will disturb neighbours. to ensure safe construction during the building process minimising disturbance to the highway and pedestrian conditions in the area. Working hours and days are controlled by Environmental Health legislation. See condition 17 and 20. Disruption to cul-de-sac Suitable conditions will be attached to the permission to ensure that disruption during construction will be controlled. The addition of 5 new dwellings, replacing 25 garages is not considered to result in a detrimental impact on the existing cul-de-sac in terms of noise and disruption from additional vehicles and pedestrians. Inadequate width of access The highways engineers have concluded that the road. Access Road would access road is sufficient in width to allow vehicles be dangerous to drivers to enter and exit the site; to ensure highway and and pedestrians. pedestrian safety at the site. A vehicle control system will be used as the access road would only allow one way traffic. In addition to this mirrors will be installed to assist in the awareness of other vehicles within the site. See condition 22 Inadequate access for Three dry risers will be positioned within the site emergency vehicles such as fire engines will not be able to access the site. as fire engines. This will allow fire engines to remain on the public highway, but connect to the dry risers so hoses will reach all properties within the site. Loss of garages will result The applicant has supplied details of owners of in overspill parking to the existing garages and a survey of what the surrounding roads. garages are used for. This information demonstrates that the garages are not used by local people to store motor vehicles and therefore the demolition of the garages would not result in the increase in parking pressure of the surrounding roads. Trees/Landscaping/Biodiversity Displacement of birds and It is considered that the additional tree planting wildlife at site and soft landscaping at the site would improve the conditions for birds and other wildlife at the site. In addition, conditions would be used to Page 103 Agenda Item 8

ensure habitat protection and wildlife and nesting features are created and maintained on site. See conditions 14, 15 and 16. Flood Risk Increase in water run-off The site is located in EA Flood Zone 1 (low risk) and also at ‘low’ risk of surface water flooding. Although a site-specific Flood Risk Assessment (FRA) is not required, a scheme for the management of surface water run-off should be prepared to demonstrate that the proposal would not result in surface water run-off. As the site is not located within a high flood risk zone, it is considered that the details would be required to ensure that the proposal does not increase the risk of any potential surface water flooding. See conditions 8 and 9. Other matters Land height difference from The land height differences are shown on the site and Saltash Close submitted drawings. Due to the proposed footprint of the new dwellings and the outbuildings located near to the boundaries, the height differences in land are not considered to make the scheme unacceptable in design terms or impact on neighbour amenity. The ground within the site A condition will be included requiring details of could be contaminated how any land contamination discovered during implementation of the development will be dealt with. See condition 21. Impact on health of Suitable conditions will be used to ensure that surrounding residents in hours of work at the site are controlled and occur terms of impact on within set hours on certain days and a residents with asthma and Construction Management Plan will need to be impact on sleeping patterns. submitted and approved by the council which would cover amongst other things, the control of dust and emissions during construction. See condition 4 and 20.

3.6 The following non-material planning matters were raised:

Objection Officers response

What is the time scale for the The permission will have a time limit of 3 years development? within which the permission would have to commence. Whilst the build duration cannot be controlled by condition, the applicant has estimated the build time to be 12 months.

There was insufficient Letters were sent to all adjoining neighbouring consultation properties and a site notice was displayed for 21 Agenda Item 8 Page 104

days at the site. The consultation process was in line with the Council’s adopted Statement of Community Involvement.

Development will reduce the This is not a consideration that is covered by, or value of surrounding can be controlled planning policy and legislation. properties

Who will live in the houses? This is not an issue that the Local Planning Authority can comment on. The housing would be for private sale or rent.

Impact on foundations of This would be covered by the Party Wall Act and garden outbuildings building regulations. Therefore officers cannot comment on this impact.

3.7 The application received in total 1 letter of support from the following addresses:

● Cranway Farm, Forton, Chard.

3.8 The application was supported for the following reasons:

Support letter received Officers response

Majority of garages are This is supported by evidence submitted by the not used for parking of applicant. vehicles and will therefore not cause overspill onto surrounding roads.

Garages are old and the The garages are old and the area would benefit from site is in need of redevelopment and in the inclusion of soft landscaping redevelopment. and tree planting which will result in modest environmental improvements in the locality.

3.9 Internal and External Consultation:

Internal Consultation Comments Received Principal Tree Officer There are no objections raised to the proposal, and the additional tree planting and soft landscaping is welcome. The new landscape proposals will provide multiple additional benefits such as biodiversity enhancements, air quality improvements and climate change mitigation and resilience. Conditions have been recommended relating to landscaping details and protection of off site trees. Page 105 Agenda Item 8

Sustainability Officer No objections subject to conditions relating to energy report, SAP calculations, flood drainage and risk, water efficiency and building cooling. Highways Engineer Following the submission of additional details and the amendments to the size of the parking spaces, the Highways Engineer has no objections to the proposal subject to conditions relating to the construction of the development and details and maintenance of the traffic control system at the entrance/exit to the site. Environmental Health No objections raised to the proposal, subject to Officer conditions relating to hours of work, land contamination and Construction Management Plan. Biodiversity Officer Biodiversity officers have no objection to the proposed development on wildlife and habitat grounds; they have concluded that it is likely that the provision of new gardens for the proposed development could lead to minor net gains for wildlife, over the existing situation. The proposed living walls/climbers on a trellis system and the provision of bird and bat boxes are all agreeable, subject to further details being provided, which shall be secured by condition. Given the likelihood of this site being able to deliver net gains, suitable conditions are recommended to ensure the delivery of suitable biodiversity features and habitats.

3.10 No external consultation was required as part of the application.

3.11 Councillor Representations

3.12 No Councillor representations have been received as part of the application.

4.0 MATERIAL PLANNING POLICIES

4.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that when ​ ​ determining a planning application, regard is to be had to the development plan, and the determination shall be made in accordance with the development plan, unless material considerations indicate otherwise. The development plan for the London Borough of Sutton comprises the following documents:

● The London Plan 2016 ● The Sutton Local Plan 2018

4.2 Also a material consideration in determining planning applications are:

● National Planning Policy Framework (NPPF) 2019. ● National Planning Practice Guidance (NPPG) ● Adopted London Borough of Sutton Supplementary Planning Guidance documents. Agenda Item 8 Page 106

● Human Rights Act 1998 ● Equality Act 2010 ● Draft London Plan 2017

4.3 Public Sector Equality Duty (PSED) and Human Rights

4.4 In making your decision you must have regard to the Public Sector Equality Duty (PSED) under s149 of the Equality Act (2010). This means the Council must have due regard to the need (in discharging its functions) to: · Eliminate unlawful discrimination, harassment and victimisation and other conduct prohibited by the Act. · Advance equality of opportunity between people who share a protected characteristic and those who do not. This may include removing or minimising disadvantages suffered by persons who share a relevant protected characteristic that are connected to that characteristic; taking steps to meet the special needs of those with a protected characteristic; encouraging participation in public life (or other areas where they are underrepresented) of people with a protected characteristic(s). · Foster good relations between people who share a protected characteristic and those who do not, including tackling prejudice and promoting understanding.

4.5 The protected characteristics are age, disability, gender reassignment, pregnancy and maternity, race, religion or belief, sex and sexual orientation.

4.6 The PSED must be considered as a relevant factor in making this decision but does not impose a duty to achieve the outcomes in s149 as all the factors that need to be considered may be balanced against other relevant factors.

4.7 It is considered that the loss of the garages and erection of the houses would not have a negative impact on anyone with protected characteristics. As such, the granting of this application would have no adverse impact on those who share the protected characteristics.

4.8 Material Planning Policies in the Determination of this Application

4.9 London Plan 2016 Policies: ● 3.3 Increasing Housing Supply ● 3.4 Optimising Housing Potential ● 3.5 Quality and Design of Housing Developments ● 3.8 Housing Choice ● 3.9 Mixed and Balanced Communities ● 3.14 Existing Housing Stock ● 5.1 Climate Change Mitigation ● 5.2 Minimising Carbon Dioxide Emissions ● 5.3 Sustainable Design and Construction ● 5.7 Renewable Energy ● 5.9 Overheating and cooling ● 5.12 Flood Risk Management ● 5.13 Sustainable Drainage ● 5.14 Water Quality and Wastewater Infrastructure ● 5.15 Water Use and Supplies Page 107 Agenda Item 8

● 6.1 Strategic Approach ● 6.3 Assessing Effects of Development on Transport Capacity ● 6.9 Cycling ● 6.10 Walking ● 6.11 Smoothing Traffic Flow and Tackling Congestion ● 6.12 Road Network Capacity ● 6.13 Parking ● 7.1 Lifetime Neighbourhoods ● 7.2 An Inclusive Environment ● 7.3 Designing Out Crime ● 7.4 Local Character ● 7.5 Public Realm ● 7.6 Architecture ● 7.21 Trees and Woodlands ● 8.3 Community Infrastructure Levy

4.10 Sutton Local Plan 2018 Policies: ● 1 Sustainable Growth ● 7 Housing Density ● 9 Housing Sizes and Standards ● 26 Biodiversity ● 28 Character and Design ● 29 Protecting Amenity ● 31 Carbon and Energy ● 32 Flood Risk and Sustainable Drainage ● 33 Climate Change Adaptation ● 34 Environmental Protection ● 36 Transport Impact ● 37 Parking ● 38 Infrastructure Delivery

4.11 Supplementary Planning Guidance/Documents: ● SPD1 Designing Out Crime ● SPD5 Planning Obligations ● SPD14 Creating Locally Distinctive

5.0 PLANNING CONSIDERATIONS

5.1 The main issues which shall be addressed within this report relate to the following in relation to this application are:

A) The Principle of Development B) The Design of the Development C) The Impact on Residential Amenity D) Layout and Standard of Accommodation E) Trees and Landscaping F) Transport and Highways G)Sustainability H) Community Infrastructure Levy I) Conclusion

Agenda Item 8 Page 108

A. The Principle of the Development: ​

5.2 The NPPF requires that planning policies and decisions should promote the effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions. It states that planning decisions should give substantial weight to the value of using suitable brownfield land within settlements for homes and other identified needs.

5.3 5.3 Policy 3.3 of the London Plan (2016) sets out that the Mayor will seek to ensure that identified housing need is met particularly through provision consistent with at least an annual average of 42,000 net additional homes across London which will enhance the environment, improve housing choice and affordability and provide better quality accommodation for Londoners.

5.4 Policy 3.4 of the London Plan (2016) should take into consideration local context and character, the design principles and public transport capacity, development should optimise housing output for different types of location within the relevant density.

5.5 Policy 3.5 of the London Plain (2016) states Housing developments should be of the highest quality internally, externally and in relation to their context and to the wider environment, taking account of strategic policies in this Plan to protect and enhance London’s residential environment and attractiveness as a place to live.

5.6 The application site comprises a parcel of land surrounded by two storey residential dwellings and single storey garages. At present the site contains 26 single storey garages which are sited adjacent to properties located within St Albans Road to the south, Saltash Close to the east and Westfield Road to the north. The proposal involves the demolition of 25 of the garages and erect five two storey, two bedroom dwellings with associated landscaping and parking.

5.7 The garages that exist at the site are to be demolished, retaining one garage in the north-east corner of the site (no.18). From the details that have been submitted by the applicant, no.18 is the only garage that is currently used to store a vehicle and this garage will be retained on site with access provided for the owner/lessee. The remainder of the garages to be demolished are currently used for storage purposes and only six of the garages are rented by residents within the London Borough of Sutton.

5.8 The loss of the existing garages is assessed in the context of whether this would result in any unacceptable overspill parking in adjoining streets. It is noted that the internal dimensions of the garages are small when compared to current internal space standards for garages which adds further weight to the fact that the garages are not likely to be used for vehicle storage in the future. Given that the majority of the garages are in use as storage, the loss of the garages would not result in the displacement of vehicles from the site to the surrounding streets and would not cause harm to the existing parking situation in the area, this is also supported by the fact that so many of the garages are leased to people living outside of the borough rather than within the surrounding streets. Therefore the proposed loss of these garages would be acceptable in land use terms.

Page 109 Agenda Item 8

5.9 Therefore the loss of the garages and the erection of the dwellinghouses, which would enable the delivery of new family homes and contribute towards the delivery of housing in the Borough as a whole, is acceptable in principle in land use terms subject to compliance with all other material planning considerations and relevant planning policies.

B. The Design of the Development:

5.10 Policy 28 the Sutton Local Plan states that the council will grant planning permission for new development, including extensions, provided the new development is of a suitable scale, massing and height to the setting of the site.

5.11 In accordance with policies 7.4 and 7.6 of the London Plan 2016, buildings and structures should be of the highest architectural quality comprise details and materials that complement local architecture and contribute positively to the character of the area

5.12 The proposed redevelopment of the site includes the replacement of 25 garages with a terrace of five, two storey dwellings within a residential setting. It is considered that this development would improve the overall appearance of the area through good design, tree planting and soft landscaping as the garages are in need of repair and renovation and there is little landscaping value on site currently.

5.13 The five new dwellings will be arranged in a terrace within the site with the gardens backing onto the properties in St Albans Road, the houses will front the parking area which is adjacent to the rear gardens of properties in Westfield Road to the north. The houses will have the appearance of a two storey dwelling at the front with a slight overhang at first floor level. To the rear, the design of the houses includes an asymmetrical roof profile with gentle rear pitch from the main roof apex which means that the eaves height will be significantly lower towards the rear of properties in St Albans Road where the height reduced to 2.6m, giving the property a single storey appearance with high level roof lights in the roof slope providing light and ventilation to the first floor rooms. The terrace of properties will be lower than the existing properties in St Albans Road and Westfield Road, resulting in a development that respects the scale and massing of the surrounding area, and will, due to its lower height, appear as a subordinate, non-dominating development. This has been achieved by lowering the ridge and eaves height of the proposed dwellings so that the development sits discreetly in its setting.

5.14 The external materials of the property will consist of a suitable external pallette of slate roof tiles, hung slate tiles and buff brickwork, hardwood timber windows and doors with timber bin and bike stores. The properties will have a more contemporary appearance than the surrounding properties, but the external materials will mean that the properties will blend in with the surroundings and would not provide a harsh contrast with neighbouring development, noting that it does not have a street frontage which allows some flexibility in the way it has been designed. A condition is included to ensure that samples of the external materials are submitted for the approval of the Local Planning Authority prior to development.

5.15 The proposed plot size is generally in keeping with many of the plot sizes of the surrounding development. It is noted that the properties to the north and west have Agenda Item 8 Page 110

significantly deeper and narrower rear gardens, however the properties in St Albans Road and Saltash Close have similar sized gardens, therefore the proposed development would not appear out of context or contrived within the character of the surrounding area. It is noted that as a backland brownfield site it is fully enclosed by the prevailing street patterns in adjoining frontages and does not necessarily have to conform to those patterns providing that it meets all other relevant policy tests.

5.16 The proposed scheme would incorporate a balance of hard and soft landscaping, and is considered to improve the overall visual appearance of the site by removing the unattractive garages that are considered to detract from the appearance of the surrounding area. The proposed housing is considered to provide good quality family housing, incorporating high quality design and attractive external materials. The overall built form is considered to respect the appearance of the area and will improve the use and appearance of this backland site.

5.17 To ensure that the development remains cohesive and uniform in its appearance, it is recommended that permitted development rights are removed; this will ensure that the Local Planning Authority has control over any changes to external appearance of the terrace of properties.

5.18 For the reasons above, it is considered that the proposal would be in accordance with Policies 7.4 and 7.6 of the London Plan and comply with the aims and objectives of Policies 28 and 30 of the Sutton Local Plan.

C. The Impact on Residential Amenity:

5.19 Policy 29 of Sutton’s Local Plan states that the council will not grant planning permission for development if it adversely affects the amenities of future occupiers or those currently occupying adjoining or nearby properties, or has an unacceptable impact on the residents of the surrounding area. As such, in assessing the impact of a proposed development, the council will take into consideration a loss of privacy, a loss of sunlight or daylight, and increase in noise and disturbance, the creation of a sense of enclosure or the loss of outlook.

5.20 Given the location of the site, there are several groups of neighbouring properties to take into consideration. 56-64 St Albans Road to the south, 1-4 Saltash Close to the east and 2-18 Westfield Road to the north.

5.21 St Albans Road: The properties that are located within St Albans Road will be the closest neighbouring properties, with a separation distance of approximately 13.2m at ground floor level which increases at first floor level according to the gentle rear roof pitch of the new houses. Whilst the rear of the existing and proposed properties will be in close proximity to each other, the rear gardens will be adjoining and the low rear eaves level and sloping roof design will successfully mitigate any unreasonable impact on the outlook and daylight currency enjoyed by the occupants of these neighbouring properties. The design of the rear elevation of the new houses means the first floor rear elevation is not expressed as a sheer element as the rear roof slope will gently slope down to the ground floor eaves with roof lights within the slope to provide light and ventilation to the rooms at the first floor of the new dwellings. As Page 111 Agenda Item 8

such this design feature will prevent any unreasonable overlooking or loss of privacy to the properties in St Albans Road.

To prevent roof extensions and windows being added to the properties under permitted development, due to the close proximity of the new dwellings and the St Albans Road properties, it will be necessary to remove permitted development rights for the proposed dwellings.

5.22 Saltash Close: There is a land level difference of approximately 1.25-1.4m between the site and the ground level of four maisonettes located within Saltash Close which means that the site is higher than those adjacent properties. However there is a significant separation distance between the flank elevation of house no. 5 (approximately 17m) and the rear elevation of the maisonettes to prevent a significant impact on the outlook and daylight currently enjoyed by these neighbours. It is noted that there are no first floor windows in the flank elevation of house 5 and so there would not be any significant overlooking or loss of privacy to these neighbours. It is noted that the permitted development rights for the new dwellings will be removed by condition which will ensure that no new first floor windows can be placed in the flank elevation of the eastern most dwelling without the benefit of a further planning permission which will prevent any unreasonable loss of privacy or overlooking of the maisonettes located within Saltash Close.

5.23 Westfield Road: The properties located to the north of the site in Westfield Road are over 47m from the front elevation of the houses proposed at the application site, and many of these neighbouring properties have small outbuildings located along the boundary with the site. Due to the depth of the rear gardens to these neighbouring properties, the proposed development is not considered to result in a significant impact on the outlook, privacy or daylight currently enjoyed by the occupants of these properties.

5.24 It is therefore concluded that the proposal complies with the aims and objectives as set out in Policy 29 of the Sutton Local Plan.

D. Layout and Standard of Accommodation:

5.25 Policy 3.5 of the London Plan and Policy 9 of the Sutton Local Plan requires all dwellings to achieve the minimum floor space standards set out in Table 3.3 of the London Plan. This requires a 2-bedroomed 4-person two storey dwelling to achieve a floor space of 79m2. Each of the proposed dwellings would meet the London Plan internal floor space standards as set out above.

5.26 The Mayor of London's Housing Supplementary Planning Guidance (SPG) 2016 sets a standard of 5sqm of private outdoor space for 1 to 2-person dwellings and an extra 1m2 for each additional person. It is considered that in a suburban setting, typical of large parts of the borough, this minimum private outdoor space standard is inappropriate as set out in Policy 9 of the Sutton Local Plan. The Council's Urban Design Guide SPD has minimum standards of 25sqm for flats or one-bedroom units, 40sqm for two-bedroom units and 70sqm for three-bedroom units. The proposed dwellings would have 50sqm of private amenity space each and as such would meet the minimum standards. Agenda Item 8 Page 112

5.27 The layout of the proposed dwelling is such that all the habitable rooms would receive adequate levels of light and ventilation as well as have adequate outlook.

5.28 For the reasons above, it is considered that the proposal would provide adequate accommodation in accordance with Policy 3.5 of the London Plan and Policy 9 of the Sutton Local Plan.

E. Trees, Landscaping and Biodiversity:

5.29 In accordance with policy 28 of the Sutton Local Plan 2018, new developments will be expected to respect and retain existing landforms and natural features of application sites, including trees of amenity value, hedges and other landscape features, and make suitable provision for high quality additional landscaping.

5.30 The council's Principal Tree Officer has reviewed the proposal and has concluded that given that the site contains no trees or notable soft landscape features worthy of retention, there are no significant concerns and raise no objections to the proposals.

5.31 An arboricultural survey and report has been provided to detail the impacts of the scheme and set out the tree protection methodology. There are two trees located off site within 56 St Albans Road and 16 Westfield Road, however it is considered that these trees will not be subject to any adverse impact from the development.

5.32 The six additional trees to the site are welcome features and the SuDS / tree pit design will promote rapid establishment and favourable growing conditions.

5.33 It is recommended that a landscaping condition requesting hard and soft landscaping details is attached, together with a condition that will ensure that any off site trees are retained and protected.

5.34 Policy 7.19 of the London Plan which sets out the new developments should, wherever possible, make a positive contribution to the protection, enhancement, creation and management of biodiversity.

5.35 Policy 26 ‘Biodiversity’ states that “The council will protect and enhance Sites of ​ Importance for Nature Conservation, Green Corridors and biodiversity. It will ensure the restoration of Beddington Farmlands is completed to the agreed quality and implement its Biodiversity Action Plan and agri-environment schemes. Major new development should result in no net loss in biodiversity value, as assessed against the DEFRA biodiversity offsetting metric, the Environment Bank Biodiversity Impact Calculator or any metric which the council subsequently adopts formally. New development should incorporate opportunities to enhance biodiversity, wherever possible.” ​

5.36 The Senior Biodiversity Officer has reviewed the proposal and raises no objections to the proposed development on wildlife and habitat grounds. It is considered that the provision of new gardens for the proposed development could lead to minor net gains for wildlife, compared with the existing situation.

Page 113 Agenda Item 8

5.37 The proposed living walls/climbers on a trellis system and the provision of bird and bat boxes are all agreeable, subject to further details being provided, details of which will be secured by condition. The details required will include species mixes, aftercare and maintenance, height and orientation for nest / roost boxes.

5.38 In order to secure net biodiversity gains at the site, suitable conditions will be added to any approval which would include conditions relating to habitat protection, creation and enhancement, this would be detailed in a Biodiversity Enhancement and Management Plan. A scheme for wildlife and nesting features and a Statement of Conformity to ensure that the agreed enhancements take place at the site.

F. Transport and Highways:

5.39 Policy 36 of the Sutton Local Plan states that the Council will assess all new development applications for their impact on the existing and proposed transport infrastructure and services, and the local environment.

5.40 Policy 37 of the Sutton Local Plan states that ‘new developments will be expected to provide car parking in accordance with the council’s restraint based maximum car parking standards taking into account public transport accessibility levels, existing publicly available parking provision and usage in the vicinity of the site and the need to deter unnecessary car use while avoiding overspill parking problems’.

5.41 As referred to in paragraphs 5.7 and 5.8 ,the application has demonstrated that the loss of the garages would not result in an overspill of parked cars onto the surrounding roads and the principle of the loss of the garages has been accepted, details of the garage use has been discussed in earlier sections of the report.

5.42 The site has a PTAL of 1b/2 which indicates a poor level of transport accessibility. The proposal includes the provision of one off street parking space for each property. This is considered to be in line with current maximum parking standards as set out in the Sutton Local Plan. The proposed application has been assessed by the Council’s Highways and Transport team who support the application and the proposed loss of the 25 garages from the site, and the retention of one garage in the north-east corner of site which will retain its existing ownership and access.

5.43 The site will be accessed via a private driveway between nos 62B and 64. St Albans Road. The access way has a minimum width of 2.4m with a side path of approximately 510mm. The site is currently used by motor vehicles to access the existing garages. In order to improve the safety of drivers and pedestrians, the applicant has submitted details of a traffic light system which would incorporate a low-rise bollard style traffic light set back from the interface between the site access and St Albans Road.

5.44 It is considered that only one light is required at the St Albans Road end of the access. This would be located on the west side of the access directed towards traffic approaching the site from the east (as this is the only direction traffic would be approaching the site from). A similar bollard type system would be installed at the northern end of the access directed towards existing vehicles that are approaching the proposed on-site stop line. Agenda Item 8 Page 114

5.45 When a vehicle needs to exit the site, the existing vehicle would trigger a loop in the road located at the northern end of the site access. The triggering of the loop at the northern end of the access would change the traffic light at the southern (St Albans Road) end to ‘Red’. After a short “Intergreen” phase, the traffic light at the northern end of the access (i.e. for the existing vehicle) would change from ‘Red’ to ‘Green’.

5.46 There will also be a pedestrian and cyclist function which will allow pedestrians and cyclists to have right of way over vehicles and allow them to use the full width of the access road. Full details of the maintenance of this system will be conditioned.

5.47 A total of 12 cycle spaces will be provided at the site, two per property (in secure stores) and two visitors spaces in the western corner of the site will be provided with Sheffield stands. This is welcomed as it will help reduce reliance on car usage and ownership.

5.48 For the above reasons, subject to conditions, it is considered that the proposal would not result in overspill car parking and would not result in a significantly adverse impact on the safe and efficient operation of the public highway. As such, the proposal would be in accordance with Policies 6.11, 6.12 and 6.13 of the London Plan and Policies 36 and 37 of the Sutton Local Plan.

G. Sustainability:

5.49 The London Plan Policies 5.1, 5.2, 5.3, 5.7, 5.9, 5.12, 5.13, 5.15 and the Sutton Local plan Policies 31, 32, 33 and 34 require new developments to achieve reductions in

CO2 emissions, water efficiency and flood risk mitigation measures and the ​ ​ installation of Sustainable Urban Drainage Systems.

5.50 Policy 33 on ‘Climate Change Adaptation’ requires all residential developments to achieve good practice standards of water efficiency by ensuring that internal potable water consumption is limited to 110 litres per person per day (l/p/d). A condition is attached to ensure a completed Water Efficiency Calculator for New Dwellings is submitted to the Local Planning Authority and approved in writing.

5.51 Policy 5.9 of the London Plan and Policy 33 of the Sutton Local Plan seek to counteract the ‘urban heat island’ (UHI) effect in London and encourage designs and layouts which avoid overheating and excessive heat generation arising from future climate change. The design, materials, construction and operation of all major development proposals should therefore seek to minimise overheating and meet the development’s cooling needs through application of the Mayor’s ‘cooling hierarchy. A condition is attached to ensure prior to the commencement of development, a completed GLA Overheating Checklist together with details of all proposed measures for minimising the development’s potential contribution to the urban heat island (UHI) effect and for avoiding overheating and excessive heat generation arising from future climate change is submitted to the Local Planning Authority and approved in writing.

5.52 The applicant has submitted in support of the proposal an Energy and Sustainability Statement which covers aspects such as energy performance, water efficiency, waste management and construction, climate change adaptation, and pollution management. Also submitted and reviewed is a Surface Water Drainage Strategy Page 115 Agenda Item 8

which covers amongst other things, sustainable drainage principles for the development, surface water storage volumes and locations and Sustainable urban drainage system maintenance and structural integrity. Both have been reviewed, together with the proposal by the Council's Sustainability Officer.

5.53 In the submitted Energy and Sustainability statement, it states that the proposed scheme would provide a 20.6% reduction in C02 emissions, however this falls short of the required 35% set out in Sutton Local Plan policy. The applicant has subsequently confirmed that the proposal would now be able to achieve the required 35% reduction in C02 emissions below the target emission rate as set out in policy, therefore a condition will be attached requiring a revised energy statement to be submitted to the Local Planning Authority prior to commencement of works which would set out how this would be achieved.

5.54 No objections are raised subject to the inclusion of conditions relating to the energy statement, water efficiency, surface water drainage, flood risk management and building cooling as set out above, these include pre-commencement conditions.

5.55 A site specific Flood Risk Assessment (FRA) is not required as the site is only located within EA Flood Zone 1 (low flood risk) and lies outside the boundaries of any critical drainage area. The site itself is at ‘very low’ risk of surface water flooding according to the EA’s updated Flood Map for Surface Water (uFMfSW). Although an FRA is not required, conditions are recommended to include surface water drainage and flood risk management.

5.56 For the above reasons it is considered that the proposal would provide a sustainable form of development subject to conditions and would therefore be in accordance with Policies 5.1, 5.2, 5.3, 5.9, 5.12, 5.13 of The London Plan and Policies 31, 32, 33 and 34 of the Sutton Local Plan.

H. Community Infrastructure Levy:

5.57 The proposed development would be liable for the London Borough of Sutton's Community Infrastructure Levy (CIL) as well as the Mayor of London's CIL. All residential developments are required to pay £120 per m2 (£100 per m2 for London Borough of Sutton and £20 per m2 for the Mayor) on any new floor space or net increase of existing floor space. Given that the application proposes a net additional floor space of 474m2, this estimated to amount to £56880.00

5.58 All Local Authorities are required to index the CIL charges to take account of price increases between the time when charging schedules setting out an authority's rate come into force, and the time at which planning permission is granted. In this instance the London Borough of Sutton's CIL has been indexed from its adoption in April 2014 and the Mayoral CIL indexed from its adoption in April 2012.

I. Conclusion:

5.59 The proposal for the loss of the garages from the site would be acceptable in land use terms.

Agenda Item 8 Page 116

5.60 The proposed change of use to residential accommodation at this site (Use Class C3) would be acceptable.

5.61 The proposal in terms of design, scale, bulk and layout is considered to respect the local context of the site and would not result in dominance and harm to the character and appearance of the surrounding area.

5.62 The proposal would not have a significant impact on the amenities enjoyed by the existing and future occupants of the neighbouring and surrounding properties and would provide a satisfactory level of accommodation for future occupiers.

5.63 The proposal would not result in any adverse impact on the safe operation of the public highway and would not be detrimental to the parking stress on the existing highway.

5.64 The proposal would not harm the health of the surrounding trees and will bring benefits to the immediate surrounding area with the addition of additional tree planting and soft landscaping.

Recommendation

5.65 It is recommended that planning permission be granted for the reasons set out above as the proposal is in accordance with relevant planning policies.

Page 117 Agenda Item 8

G

Mr Mark Pender DM2019/01584 PPM Planning Limited 185 Casewick Road West Norwwod London SE270TA United Kingdom

DRAFT

WARNING: It is in your interests to ensure you obtain the approval of the Local Planning Authority, where the conditions require that to occur. Failure to comply with the following conditions may lead to enforcement action to secure compliance.

FIRST SCHEDULE

Garage Block Rear Of 52 To 62B St Albans Road Cheam

Agenda Item 8 Page 118

Demolition of existing garages and erection of 5 two storey terraced dwellings with associated parking, cycle and refuse storage and landscaping.

SECOND SCHEDULE

(1) The development hereby permitted shall be carried out in accordance with the following approved plans: Drawing numbers: 1654-00 7g, 1654-01 7g, 1654-02 7g, 1654-03 7g, 1654-04 7g, 1654-05 7g, 1654-06 7g, 1654-07 7g, 1654-09 7g, 1654-10 7g, 1654-11 7g, 1654-12 7g, 1654-13 7g, 1654-14 7g, 1654-15 7g, 1654-16 7g, 1654-17 7g, 1654-18 7g, 1654-19 7g, 1654-20 7g, 1654-21 7g, 1654-22 7g, 1654-23 7g, 1654-24 7g, 1654-25 7g, 1654-26 7g, 1654-27 7g, 1654-28 7g, 1654-29 7g, 1654-30 7g, 1654-31 7g, 1654-32 7g and 1654-33 7g Arboricultural Impact Assessment Report Design and Access Statement Daylight and Sunlight to neighbouring properties and proposed accommodation Transport Statement and revised Transport Note Energy and Sustainability Statement Surface Water Drainage Strategy Report

Reason: For the avoidance of doubt and in the interests of proper planning.

(2) The development must be begun not later than the expiration of three years beginning with the date hereof.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990, as amended.

(3) Prior to the commencement of development (excluding demolition) the type and treatment of the materials, including samples, to be used on the exterior of the building(s) shall be submitted to and approved in writing by the Local Planning Authority. The approved materials shall be used in the construction of the development hereby approved, completed prior to its occupation/use and retained thereafter.

Reason: To safeguard the visual amenities of the area and to ensure compliance with Policy 28 of the Sutton Local Plan 2018. This condition is required to be pre-commencement to ensure that materials are considered at an early stage of the construction process and it is important that details are agreed at this stage as this could potentially impact on construction methods.

(4) No demolition or construction works, including site excavation or any external site works, the operation of plant and machinery, the erection of scaffolding, the delivery of materials, the removal of materials and spoil from the site and the use of any sound amplification equipment, shall take place outside 0800hours to 1800hours Mondays to Fridays and 0800hours to 1300hours on Saturdays and at no time on Sundays or Bank Holidays.

Page 119 Agenda Item 8

Reason: In the interests of amenity for future and neighbouring occupiers in accordance with Policy 29 of the Sutton Local Plan 2018.

(5) Prior to occupation of the development hereby approved, the car parking shall be laid out in accordance with the approved drawing no. 1654-10 and shall be retained thereafter for its designated purpose.

Reason:To ensure that the development provides sufficient car parking in accordance with Policy 37 of the Sutton Local Plan 2018.

(6) Prior to the commencement of development, a revised Energy Statement incorporating 'as-designed' Standard Assessment Procedure (SAP) outputs must be submitted to the Local Planning Authority and approved in writing which demonstrates how each of the dwellings will apply the Mayor's energy hierarchy (use less energy, supply energy efficiently and use renewable energy) to achieve at least a 35% reduction in CO2 emissions below the target emission rate (TER) based on Part L1A of the 2013 Building Regulations and at least a 10% reduction in total emissions (regulated and unregulated) through on-site renewable energy generation. The development must exceed the minimum Part L1A emissions standards through energy efficiency measures alone.

Reason: To comply with Policy 31 of the Sutton Local Plan 2018

(7) Prior to first occupation of the dwellings, as-built' Standard Assessment Procedure (SAP) outputs must be submitted to the Local Planning Authority and approved in writing to demonstrate that the development has been carried out in accordance with the approved details. If the development is unable to meet the required reduction in CO2 emissions through the approved energy strategy, then any shortfall shall be made up through the application of further sustainability measures unless otherwise approved by the Local Planning Authority in writing. All of the approved measures must thereafter be retained for as long as the development is in existence.

Reason: To comply with Policy 31 of the Sutton Local Plan 2018

(8) The development hereby approved shall be constructed in accordance with the details set out within the approved Surface Water Drainage Strategy (0416, Rev A) prepared by Pittman Associates in August 2019 and thereafter retained in accordance with the submitted maintenance schedule. If any material changes are proposed to the site drainage strategy arising from the detailed design stage, an amended Surface Water Drainage Strategy must be submitted to the Local Planning Authority and approved in writing which: (i) identifies proposed SuDS measures to delay and control the rate of surface water discharged from the site; (ii) includes calculations carried out by an appropriately qualified professional to show that the peak run-off rate for the 1 in 100 year 6-hour rainfall event (plus 40% for climate change) will achieve greenfield run-off rates for the same event; and (iii) demonstrates that the 1 in 30 year rainfall event (plus 30% for climate change) can be contained without flooding; any flooding Agenda Item 8 Page 120

occurring between the 1 in 30 and 1 in 100 year event (plus 30% for climate change) will be safely contained on site; and that rainfall in excess of the 1 in 100 year event is managed to minimise risks.

Reason: To comply with Policy 5.13 of the London Plan and Policy 32 of the Sutton Local Plan.

(9) Prior to first occupation of the development, written confirmation that the approved site drainage and flood risk management measures, including SuDS, have been implemented as part of the development as built must be submitted to the Local Planning Authority and approved in writing. All of the approved measures must thereafter be retained for as long as the development is in existence.

Reason: To comply with Policy 32 of the Sutton Local Plan 2018.

(10) Prior to first occupation of the development, a completed Water Efficiency Calculator for New Dwellings must be submitted to the Local Planning Authority and approved in writing to show that internal potable water consumption for each of the dwellings will be limited to 110 litres per person per day (l/p/d) based on the Government's national calculation method for water efficiency for the purposes of Part G of the Building Regulations. The Water Efficiency Calculator should be accompanied by details of the location and type of all appliances or fittings that use water, the capacity or flow rate of any equipment and any rainwater or greywater collection systems incorporated as part of the development.

Reason: To comply with Policy 33 of the Sutton Local Plan 2018

(11) Prior to the commencement of development (excluding demolition), a completed GLA Overheating Checklist together with details of all proposed measures for minimising the development's potential contribution to the urban heat island (UHI) effect and for avoiding overheating and excessive heat generation arising from future climate change must be submitted to the Local Planning Authority and approved in writing. The design, layout and ventilation strategy for the development should be based on the outcome of dynamic thermal modelling and demonstrate compliance with the Mayor's cooling hierarchy as set out in Policy 5.9 of the London Plan.

Reason: To comply with Policy 33 of the Sutton Local Plan 2018 and Policy 5.9 of the London Plan.

(12) Prior to the occupation of the development, full details of hard and soft landscaping shall be submitted to and approved in writing by the Local Planning Authority. All hard and soft landscaping and tree planting shall be carried out in accordance with the approved details and to a reasonable standard in accordance with the relevant recommendations of appropriate British Standards (in particular, BS 3882: Specifications for Topsoil, Recommendations (2015) and Page 121 Agenda Item 8

BS 8545: Trees from Nursery to Independence in the Landscape, Recommendations (2014) or other recognised codes of good practice). The works shall be carried out prior to the occupation of any part or relevant phase of the development or in accordance with the timetable agreed with the Local Planning Authority. Any tree(s) or plants that (within a period of five years after planting) are removed, die, or (in the opinion of the Local Planning Authority) are damaged or defective shall be replaced as soon as is reasonably practicable with others of a similar size/species/number as originally approved, unless the Local Planning Authority gives its consent to any variation.

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs in accordance with Policy 28 of the Sutton Local Plan 2018.

(13) All tree(s) on and adjacent to the site shown to be retained shall be protected in accordance with the Arboricultural information submitted with the Application (Arboricultural Method Statement and Tree Protection Plan) and follow recommendations in British Standard BS 5837: Trees in Relation to Design, Demolition and Construction - Recommendations (2012). There will be no materials stored within Construction Exclusion Zone (CEZ), and the Tree Protection Fencing (TPF) and other measures shall only be removed on completion of development. On completion of development, the applicant (their heirs or successors in title) shall submit photographic evidence of compliance with BS5837:2012.

Reason: To ensure tree(s) significant in terms of their provision of local amenity are protected from construction damage, in accordance with best practice and Policy 28 of the Sutton Local Plan 2018.

(14) Prior to rising above the damp proof course of the development hereby permitted, a scheme for habitat protection, creation and enhancements shall be submitted to and approved in writing by the Local Planning Authority. This will take the form of a short Biodiversity Enhancement and Management Plan (BEMP) and include full details and plans of habitat area, creation, 5 years of aftercare and ongoing management to provide Biodiversity Net Gain. The BEMP will detail: - Soft landscaping for biodiversity enhancement through planting schemes that provide nectar, pollen and fruit resources throughout the seasons, a variety of structural diversity and larval food plants, through no less than 60% native and local species by number and diversity. These include the creation of habitats such as living walls and species rich flowering lawns. Substrate, provenance and numbers of all bulbs, seeds and plugs / whips / trees will be detailed, as will aftercare and ongoing management. Ornamental plants should not include any genera or species on Schedule 9 of the Wildlife and Countryside Act (1981) or the LISI list and should be on the RHS Perfect for Pollinators lists (or of documented wildlife value), to provide increased resource availability. Agenda Item 8 Page 122

- A timetable of delivery for each habitat, including soft landscaping and green infrastructure Work shall be undertaken in accordance with the approved scheme and thereafter retained in perpetuity.

Reason: To enhance the biodiversity value of the land in accordance with Policy 26 of the Sutton Local Plan 2018.

(15) Prior to rising above the damp proof course of the development hereby permitted, a scheme for wildlife and nesting features shall be submitted to and approved in writing by the Local Planning Authority. These will include: a) Hedgehog holes to increase site connectivity b) Features on buildings, such as 1) multi-chamber swift bricks or boxes, 2) multi-occupancy hirundine nests, 3) starling boxes, 4) house sparrow terraces, 5) bat bricks or boxes c) other bird boxes or features, as appropriate to the site

Each feature will include full details on numbers of each, details of feature / box / brick type, location (plan and elevation views), height above ground (if applicable) and nearest external lighting (if likely to have an impact). Features shall be undertaken in accordance with the approved scheme and thereafter retained in perpetuity.

Reason: To enhance the biodiversity value of the land in accordance with Policy 26 of the Sutton Local Plan 2018.

(16) Prior to occupation of the development hereby permitted, a Statement of Conformity shall be submitted to and approved in writing by the Local Planning Authority. The Statement of Conformity will be signed by a suitably qualified ecologist named within the Biodiversity Enhancement and Management Plan (BEMP) and include evidence in the form of full details on: a) starting and completion dates for each habitat creation / enhancement b) general weather conditions for each habitat creation / enhancement c) any limitations / impeding factors during each habitat creation / enhancement phase, d) time stamped photographs of each habitat undergoing creation or enhancement e) post completion photographs of each habitat / enhancement f) post installation photographs of each nesting / roosting feature under Condition 14.

This condition is to certify that the details for each habitat / feature, as approved under the BEMP, are in accord with the submitted information. Page 123 Agenda Item 8

Reason: To enhance the biodiversity value of the land in accordance with Policy 26 of the Sutton Local Plan 2018.

(17) No development shall begin, including demolition and site clearance works, until a Construction Logistics Plan (CLP), to include details of: (a) loading and unloading of plant and materials; (b)storage of plant and materials; (c) programme of works (including measures for traffic management); (d) provision of boundary hoarding, behind any visibility zones of construction traffic routing; (e) hours of operation; (f) means to prevent deposition of mud on the highway have been submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved statement.

Reason: To ensure that the proposed development does not interfere with the free flow of traffic and conditions of safety on the public highway, and to ensure the development process does not have a significant adverse impact on the amenities of nearby residential properties. This condition is required to be pre-commencement as the Construction Logistics Plan needs to be in place before any works take place and to mitigate against the impacts of the demolition / construction process. To accord with Policy 36 of the Sutton Local Plan 2018.

(18) Prior to occupation of the development hereby approved, full details of the position, design, materials and type of boundary treatments/means of enclosure shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented in full prior to occupation of the development and retained thereafter.

Reason: In the interests of amenity for future and neighbouring occupiers in accordance with Policy 29 of the Sutton Local Plan 2018.

(19) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order amending or revoking and re-enacting that Order), planning permission shall be required in respect of development falling within Class(es) A-G of Schedule 2 to that Order.

Reason: To protect the amenity of neighbouring occupiers in accordance with Policies 28 and 29 of the Sutton Local Plan 2018 and to prevent overdevelopment of an already constrained site.

(20) No development shall commence, including demolition and site clearance works, until a Construction Management Plan (CMP), to include details of: (a) provision of boundary hoarding; (b) hours of operation; (c) means to control dust and emissions to air; (d) means to control noise and vibration has been submitted to, and approved in writing by, the Local Planning Authority. The CMP Agenda Item 8 Page 124

should be in accordance with the GLA's Supplementary Planning Guidance 'Control of Dust and Emissions during Demolition and Construction'. The development shall be constructed in accordance with the approved statement.

Reason: To ensure that the proposed development does not have a significant adverse impact on the amenities of nearby residential properties and to minimise the impacts on local air quality. This condition is required to be pre-commencement as the Construction Management Plan needs to be in place before any works take place and to mitigate against the impacts of the demolition / construction process. To accord with Policy 29 and 34 of the Sutton Local Plan 2018.

(21) If during implementation of this development, contamination is encountered which has not previously been identified, the additional contamination shall be fully assessed and a specific contaminated land assessment and associated remedial strategy shall be submitted to and agreed in writing by the Local Planning Authority before the additional remediation works are carried out. The agreed strategy shall be implemented in full prior to the completion of the development hereby approved.

Reason:To prevent harm to human health and pollution of the environment in accordance with the aims and objectives of Policy 34 of the Sutton Local Plan 2018.

(22) No development shall begin (excluding demolition), including demolition and site clearance works, until details of the parking and access arrangements are submitted and approved in writing by the Local Planning Authority. Such details are to be submitted in a Car Parking Management Plan, which shall incorporate full technical details of the signalisation scheme, including maintenance arrangements, to be submitted for Highways approval. The development shall be constructed in accordance with the approved statement.

Reason: To ensure that the proposed development does not interfere with the free flow of traffic and conditions of safety on the public highway, and to ensure the development process does not have a significant adverse impact on the amenities of nearby residential properties. To accord with Policy 29 and 36 of the Sutton Local Plan 2018.

(23) Prior to occupation of the development hereby approved, the cycle storage shall be laid out in accordance with the approved drawing no. 1654-22 and shall be retained thereafter for its designated purpose.

Reason:To ensure that the development provides sufficient cycle parking in accordance with Policy 37 of the Sutton Local Plan 2018.

(24) Prior to occupation of the development hereby approved, the refuse storage shall be laid out in accordance with the approved drawing no. 1654-10 and 1654-23 and shall be retained thereafter for its designated purpose. Page 125 Agenda Item 8

Reason:To ensure that the development provides sufficient refuse storage in accordance with Policy 28 of the Sutton Local Plan 2018.

INFORMATIVES.

(1) This approval only grants permission under section 57 of the Town and ​ Country Planning Act 1990. Further approval or consent may be required by other legislation, in particular the Building Regulations and you should contact Building Control on 020 8770 5000 before proceeding with the work.

(2) The submitted application complied with the relevant planning policies and Sutton Council has accordingly granted planning permission.

(3)The Council was able to negotiate successfully with the applicant to amend the application so that it complied with the relevant policies. Sutton Council has accordingly granted planning permission.

(4) NAMING AND NUMBERING. This permission creates one or more new units which will require a correct postal address. Contact the Street Naming & Numbering Section by e-mail [email protected]. ​ ​

(5) When you carry out the work, you must not intentionally kill, injure or take any protected species, or intentionally or recklessly damage, destroy or block access to any structure or place that a protected species uses for shelter. These would be offences under the Wildlife and Countryside Act 1981, the Habitats Regulations 1994 and the Countryside and Rights of Way Act 2000. For more advice, please speak to our Biodiversity Officer on 0208 770 5000.

(6) The permission hereby granted shall not be construed as authority to obstruct the public highway by the erection of scaffolding, hoarding or any other device or apparatus for which a licence must be sought from the Highway Authority. (7) The developer is reminded that under the Highways Act 1980 Sections 131, 148 and 149, 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 also to prosecute persistent offenders.

(8) Should you require details of the consideration of the application that has led to this decision, the file may be inspected under the provisions of the Local Agenda Item 8 Page 126

Government (Access to Information) Act 1985. An appointment can be made for this purpose by telephoning 020 8770 5070.