Planning Committee Agenda Item: 8 15th February 2017 16/02369/F

TO: PLANNING COMMITTEE

DATE: 15 March 2017 REPORT OF: HEAD OF PLACES & PLANNING

AUTHOR: Rosie Baker

TELEPHONE: 01737 276173 EMAIL: rosie.baker@-.gov.uk

AGENDA ITEM: 8 WARD: and Walton

APPLICATION NUMBER: 16/02369/F VALID: 25/10/2016 APPLICANT: The Children’s Trust AGENT: Fibonacci Architects LOCATION: THE CHILDREN’S TRUST, TADWORTH COURT, 2 TADWORTH STREET, TADWORTH KT205RU DESCRIPTION: Demolition of existing school building and replacement with new school building including ancillary parking. As amended on 15/12/2016. All plans in this report have been reproduced, are not to scale, and are for illustrative purposes only. The original plans should be viewed/referenced for detail.

SUMMARY

The application proposes the demolition of the existing school and the erection of a new school building. The proposed building is part one and part two storey and will provide 3411sqm of floorspace (GIA). This compares to the existing single storey structure which provides 1,310sqm. This is an increase of 2,101 sqm floorspace however it is required not to accommodate additional pupils but to provide a modern fit for purpose building to replace the existing structure which is time expired.

It is recognised that the site is designated as urban open land, which is covered by Policy Pc6 of the Borough Local Plan. The policy does allow exceptions for schools and educational facilities, and it is considered that the extent of UOL would not be materially affected or eroded by this application and that the site will continue to function for community and educational use which accords with policy.

The school site is located centrally within the site and surrounded by two storey buildings. The Conservation officer has reviewed the application and confirmed the proposed scheme is of an acceptable design and would have an acceptable impact on the listed buildings and the historic garden subject to conditions in both respects.

The applicant has provided a temporary decant strategy, noting that temporary modular cabin accommodation is likely to be required most likely for a period of 2 years should this application be granted planning permission.

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 161 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F The application also proposes the provision of a new car park, using no-dig permeable paving between retained trees on the east side of the site. Further 8 minibus spaces are to be provided to the south-east of the school site, on site that had a previous permission (now time expired) for 16 car parking spaces. The County Highway Authority initially raised concern regarding the proposed increase in parking, when the development would not lead to an increase in staff or pupils at the school. Subsequently the applicant has confirmed a number of informal parking bays will be removed which currently cause inconvenience and obstruction to vehicle movement on site. The reduction in informal car parking is equivalent to the gain in formal car parking spaces, such that the net output is limited to the addition of 4 minibus spaces.

The entire site is covered by an area Tree Protection Order. Whilst the footprint of the school is greater it takes development further away from protected trees. The tree officer has assessed the application, and was involved in pre-application discussions regarding the siting of the car park. Whilst tree losses are proposed these are limited and restricted to lower value trees. It is considered subject to condition the application would have an acceptable impact on trees.

This proposal is therefore considered to provide imporved facilities for the Trust and is acceptable in planning terms so is recommended for approval.

RECOMMENDATION(S)

Planning permission is GRANTED subject to conditions.

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 162 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F Consultations:

Highway Authority: Additional information was requested to justify the additional parking spaces. Following receipt of clarification from the applicant and confirmation that a number of informal parking bays will be removed the Highway Authority has confirmed a position of no objection subject to conditions.

Historic - No objection

Natural England – No objection - recommends application of Standing Advice with respect to protected species (which is the developer’s responsibility)

Surrey County Council – Sustainable drainage – No objection subject to condition

RBBC – Drainage officer – No objection subject to condition

Environmental Health – No objection subject to condition. (In this case an informative has been added)

UK Power Networks – No objection

Representations:

Letters were sent to neighbouring properties on14th November 2016, a site notice was posted the same day and advertised in local press on 24th November 2016.

No neighbour responses have been received.

1.0 Site and Character Appraisal

1.1 The application site is accessed from Tadworth Street and located to the east of Brighton Road (A217). Tadworth Court is a grade I listed building and there are other buildings and structures in the grounds which are listed grade II, either in their own right or from being within the listed building curtilage. The site is designated as a locally listed historic park and garden as identified within the Council’s supplementary planning guidance ‘The List of Historic Parks and Gardens’.

1.2 The site, which is designated as an area of Urban Open Land, covers an area of 10.02 ha and is occupied by the Children's Trust. It comprises a number of buildings which are used to provide residential care, therapy and special educational need for children with acquired brain injury.

1.3 The school which dates from the 1970s/1980s is located centrally within the site and surrounded by largely two storey buildings within the wider site. The building is single storey, the majority of modular construction and flat roofed throughout.

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 163 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F 1.4 The site is bounded by tall, dense trees on all sides, and is generally flat. The entire site is covered by a Tree Preservation Order ref RE668, and there are in addition a large number of mature trees within the site. The complex is situated within a locality which is characterised by two storey detached houses set in modest plots, identified in the Council's Local Distinctiveness Design Guide as 1980s - 1990s cul de sac estates.

2.0 Added Value

2.1 Improvements secured at the pre-application stage: The applicant entered into pre-application discussions with the applicant. Advice was provided regarding the principle of development, the design, footprint, scale and massing of the proposed building, heritage advice with regard to the impact on the listed buildings and historic garden, tree and landscaping advice, and scope of a future application.

2.2 Improvements secured during the course of the application: Additional information was provided with respect to drainage, a site investigation report submitted, parking and clarifications with respect to the design and landscape scheme which can be secured by condition.

2.3 Further improvements could be secured through the use of conditions.

3.0 Relevant Planning and Enforcement History

There are over a hundred previous planning applications which relate to this site (a full list of applications is included in the application file). The most relevant recent applications include.

3.1 99/11910/F Extension and alterations to existing Granted hydrotherapy building

3.2 06/02473/F Demolition of existing outdated building Granted erection of two-storey residential care 27 March 2007 building for the rehabilitation of disabled children, plus ancillary accommodation, car parking and landscaping

3.3 07/02258/F extension to St Margaret’s School Granted building to form entrance lobby with 27 December 2007 new ramped approach

4.0 Proposal and Design Approach

4.1 This is a full application for the demolition of the existing school and its replacement with a new school building. In addition the proposal seeks permission for the creation of a new 30 space car park, using no-dig permeable paving between retained trees on the east side of the site. Further 8 minibus spaces are to be provided to the south-east of the school site,

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 164 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F together with the rearrangement of existing parking on site, resulting in no net gain in car parking but a net addition of 4 minibus spaces.

4.2 It is a material consideration that on the site of the proposed minibus parking there is a time expired historic consent 06/02473/F) for 16 car parking spaces.

4.3 The applicant notes that the existing school building is dated, adaptions and extensions would not be cost effective and the new building and additional floorspace is required to meet Ofstead regulations around building and teaching environments and standards. The applicant has provided a full justification statement at appendix i of the design and access statement to support their application. It is noted that the proposed school will provide 7 classrooms as existing but within a single building whereas previously post 16 education was provided in the Cedar Centre. The focus of the proposal is about delivering a step change in the quality of service provision on site and access to modern, functional, fit for purpose facilities.

4.4 The proposed school building is sited on the existing school footprint however infilling the plot to a greater extent and extending the built development in the northern central part of the site. With the exception of a small incidental tree, no trees are proposed for removal on the school site. The proposed building would be two storeys, enabling central services to move to the first floor, freeing up space on the ground floor for teaching. The design and access statement sets out a detailed rationale for the building layout.

4.5 The applicant has provided a Temporary Decant Strategy at appendix ii of the design and access statement. This states that temporary modular cabin accommodation is likely to be required and the applicant has suggested a period of approximately 2 years. Initial review suggests that four units measuring approx. 20m x 12m would be necessary. It is indicatively proposed that these are grouped together and sited on the open lawn to the east of the mansion. This would likely need to be the subject of a separate planning application for temporary permission. . 4.6 A design and access statement should illustrate the process that has led to the development proposal, and justify the proposal in a structured way, by demonstrating the steps taken to appraise the context of the proposed development. It expects applicants to follow a four-stage design process comprising: Assessment; Involvement; Evaluation; and Design.

4.7 Evidence of the applicant’s design approach is set out below:

Assessment The character of the surrounding area is assessed as a historic mansion with associated buildings of historic

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 165 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F value set in a parkland setting, with residential development and road infrastructure beyond. The site provides a campus to meet the needs of the Children’s Trust. Significant trees worthy of retention were identified. It was not considered cost effective to retain the existing building. Involvement No community consultation took place. Evaluation The proposed design has been led by pre-application discussion, advice from the heritage and tree officer and Ofstead Regulations around building and teaching environments and standards. Design The footprint has been determined having regard to minimising impact on the listed building, existing mature quality trees in the vicinity, landscaped spaces between buildings, external play spaces, retention of a commemoration garden, vehicle service access needs and construction constraints.

4.8 Further details of the development are as follows:

Site area 10.02 hectares Existing parking spaces 305 plus 4 minibus spaces (255 formal spaces, 50 informal spaces) Proposed parking spaces 305 plus 8 minibus spaces (294 formal spaces, 11 informal spaces) Existing floorspace of school 1,310 sqm Proposed school floorspace 3,411 sqm Employees - existing 540 full time Employees - proposed 540 full time

5.0 Policy Context

5.1 Designation

Urban area Urban Open Land Grade I and Grade II listed buildings and curtilage structures Historic Garden – locally listed Tree Preservation Order (TPO) RE668 – Group order that covers entire site

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 166 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F 5.2 Core Strategy

CS1(Sustainable Development) CS2 (Valued Landscapes and Natural Environment), CS4 (Valued Townscapes and Historic Environment) CS10 (Sustainable Development), CS11 (Sustainable Construction), CS12 (Infrastructure Delivery),

5.3 Reigate & Banstead Borough Local Plan 2005

Landscape & Nature Conservation Pc4, Pc6 Heritage Sites Pc9, Pc 11 Community Facilities Cf2 Utilities Ut4 Movement Mo5, Mo7

5.4 Other Material Considerations

National Planning Policy Framework National Planning Practice Guidance Supplementary Planning Guidance Surrey Design Local Distinctiveness Design Guide A Parking Strategy for Surrey Parking Standards for Development

Other Human Rights Act 1998 Community Infrastructure Levy Regulations 2010

6.0 Assessment

6.1 It is recognised that the site is designated as urban open land. Policy Pc6 of the saved Borough Local Plan seeks the retention of urban open land (UOL) and its contribution to the environment. The development would involve some loss of urban open land on the basis of a greater footprint, however the proposal has had regard to landscaped spaces between buildings and includes a central landscaped courtyard c.13 x 17m within the proposed footprint.

6.2 The policy does allow exceptions for schools and educational facilities, and it is considered that the extent of UOL would not be materially affected or eroded and that the site will continue to function for community and educational use which accords with policy. I therefore do not raise objection to the principle of development in this case.

6.3 The main issues to consider are:

 Design appraisal and impact on historic assets of value

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 167 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F  Impact on trees  Neighbour amenity  Access and parking  Infrastructure contributions

Design appraisal and impact on historic assets of value

6.3 The application is assessed against policies Pc9 and Pc11 which seek to ensure that new development does not detract from the character or setting of listed buildings and historic gardens and features of architectural or historic interest are preserved. Similarly policy Co2 seeks to ensure new development compliments the existing site character, secures a high standard of design and layout appropriate to site context.

6.4 Given the location of the proposed development and potential for harm to historic assets of value (Listed buildings and curtilage structures and the historic garden) the Conservation officer was consulted on the application. He responded as follows:

6.5 “ Please regard this as my official view from a conservation viewpoint: The proposals affect a historic garden designation in the grounds of a grade I listed building, Tadworth Court.

The building has increased since discussions earlier in the year, but given the level of screening from the listed building it does not have a direct visual impact. A number of details need refinement to reduce their bulky appearance but I have suggested these are covered by conditions below.

The increase in footprint and subsequent pushing further south of hard landscaping has a negative impact on the informal parkland forming part of the historic garden designation to the south in terms of the extent of hard landscaping and lack of mitigating works in terms of shrubbery planting.

The Heritage Statement is brief, with a limited reference to the Historic Garden Appraisal of 2006. It would be important to review parts of this Historic Garden Appraisal as a condition of any consent, to provide a programme of tree and evergreen shrubbery planting and ornamental parkland trees to soften the impact of the car park, hard landscaping and new building.

I had hoped in terms of the ancillary car park that this would be sited further to the north, rather than with the 17th century Wilderness Garden, though the impact is limited by the loses of ornamental trees over the last hundred years. It would again be important to provide a planting scheme of substantial evergreen shrubbery and ornamental parkland trees to reduce the impact of the car park and any potential glimpses of the A217. Thought should also be given to ornamental tree planting. Whilst I have no objection subject to condition, it is important to note that there is a danger that the parkland setting is being gradual eroded by accumulative change and it is important that any planting scheme uses planting species of an effective size.

I therefore have no objection from a conservation viewpoint subject to the following condition:

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 168 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F 6.6 The school is centrally located within the site and fairly well distanced and screened from the Grade I listed building, and whilst harm has been identified by the increase in footprint to the historic garden, this can mitigated by an appropriately worded landscape condition. The planting scheme should include in addition to evergreen shrubbery, a couple of large structural trees to tie the building in with the history of the site and enable the extent of tree cover to be maintained noting there has been recent losses.

6.7 Much of the proposed accommodation is single storey, with the two storey element placed along the southern edge reducing potential overlooking of adjacent buildings and potential shading of existing garden areas. Taking account of the existing adjacent buildings and natural tree screening, the increased is considered acceptable and unlikely to have a significant impact on the wider character of the locality or visual impact.

6.8 The design of the school building articulated layout of the school is considered in principle acceptable subject to condition. The use of a flat roof avoids additional bulk, and reflects other examples of flat roofs on site. The use of brick is supported, allowing the building to sit more quietly in the landscape and reflect materials used elsewhere on the site. The final appearance, detailing and materials to ensure appropriate finishes should be secured by planning and listed building consent conditions

6.9 Taking these considerations into account the proposal would not appear out of place or cause harm to the character and appearance of the area or historic assets. Accordingly, the proposal would not conflict with Policies Pc9 and Pc11 of the Local Plan.

Impact on trees

6.10 Due to the proximity of protected trees to the proposed development the tree officer was consulted on the application and commented as follows:

“The arboricultural information provided by Ian Keen Ltd comprises a tree protection plan and tree report relating to the construction of the car park, while the tree constraints plan (TCP) deals with the development of the school building. The tree protection plan (TPP) identifies the five low quality trees to be removed to facilitate the car park and based on this information and having visited it on numerous occasions. Whilst the loss of the trees may appear to be drastic there will be minimal impact on the quality and character of the woodland.

The TCP only identifies the above and below ground constraints the trees pose to the classroom development and does not provide the relevant information to act as a compliance condition. To ensure the development of the classroom does not impact upon the surrounding trees it is necessary for a separate tree protection condition to be attached to the decision notice.”

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 169 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F 6.11 Based on this information I concur with the view of the tree officer that the impact to trees is acceptable subject to conditions and the development complies with policy Pc4.

Highway impact

6.12 The application proposes no change to existing access arrangements, with the creation of a new car park providing 30 spaces and additional minibus parking provision. Initially the County Highways Authority raised concern regarding the lack of justification for additional car parking when parking surveys provided by the applicant demonstrated parking was below site capacity (including informal capacity) and no increase in students would arise.

6.13 The applicant has submitted additional information, confirming that parking demand exceeds the formal capacity of the site and the use of the informal areas for parking leads to issues of obstruction and inconvenience for other road users. A new plan has submitted identifying the removal of informal parking locations that led to site operational problems and a Parking Management Plan will secure measure to prevent informal parking in these locations.

6.14 In light of the identified lack of demand the application now proposes no net increase in car parking (totalling 305) but a better ratio of formal to informal spaces and more minibus parking. A travel plan has also been submitted, however the CHA has confirmed that this will not be formally approved or monitored as the redevelopment will not result in an increase in pupils or staff and given the specialist nature of the school, sustainable travel by parents / pupils is less likely. The focus remains parking management as opposed to reducing travel demands.

6.15 In light of the above the application is considered to have an acceptable highways impact and comply with the NPPF and policies Mo5 and Mo7 of the Local Plan.

Neighbour amenity

6.16 The school building will replace an existing building on a similar siting, and would not materially bring development closer to neighbouring properties. In any the screening provided by the existing two storey development and the separation distances are considered sufficient that no loss of neighbour amenity would occur.

6.17 The proposed car park is located in the east of the site, away from residential development and retains a buffer of trees. It is not considered to impact residential amenity.

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 170 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F Infrastructure contributions

6.18 The Community Infrastructure Levy (CIL) Regulations were introduced in April 2010 which state that it is unlawful to take a planning obligation into account unless its requirements are (i) relevant to planning; (ii) necessary to make the proposed development acceptable in planning terms; and (iii) directly related to the proposed development.

6.19 The development is for a new school and ancillary parking and is not liable for Community Infrastructure Levy (CIL). No other infrastructure contributions from service providers have been requested and would be considered contrary to CIL Regulation 122.

CONDITIONS

1. The development hereby permitted shall be carried out in accordance with the following approved plans:

Plan Type Reference Version Date Received Detailed Technical Plan 2016/3241/001 C 30.01.2017 Floor Plan 6156-P-106 11.10.2016 Floor Plan 6156-P-107 11.10.2016 Roof Plan 6156-P-108 11.10.2016 Elevation Plan 6156-P-109 11.10.2016 Elevation Plan 6156-P-110 11.10.2016 Section Plan 6156-P-111 11.10.2016 Block Plan 6156-P-102 11.10.2016 Block Plan 6156-P-103 11.10.2016 Block Plan 6156-P-104 11.10.2016 Block Plan 6156-P-105 11.10.2016 Location Plan 6156-P-101 11.10.2016 Arboricultural Plan 8706-01 A 11.10.2016 Arb / Tree Protection Plan 8706-02 11.10.2016 Arboricultural Plan 8706-S/01 11.10.2016 Arb / Tree Protection Plan 8706-CP/02 11.10.2016 Detailed Technical Plan 3203-DS-101 11.10.2016 Detailed Technical Plan 3203-DS-102 11.10.2016 Detailed Technical Plan UNNUMBERED 25.10.2016 Elevation Plan 6156P113 26.10.2016 Floor Plan UNNUMBERED 25.10.2016 Floor Plan 6156P112 26.10.2016 Section Plan UNNUMBERED 25.10.2016 Survey Plan UNNUMBERED 26.10.2016 Reason: To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance.

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 171 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F 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 shall take place until written details of the materials to be used in the construction of the external surfaces, including brickwork, 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.

4. The proposed external finishing materials and details shall be carried out using the external facing materials and details specified below and there shall be no variation without the prior approval in writing of the Local Planning Authority;

a) Before works commence a historic garden planting scheme of evergreen shrubbery and ornamental parkland trees to screen the ancillary car park and adjacent A217 and another scheme to reduce the impact of the car park to the south of the new block shall be submitted to and approved in writing by the LPA and shall be carried within the first planting season. Any losses through death or disease shall be remedied by replacement planting, to current landscape standards, within 1 year of the loss to maintain this feature. b) A review of the historic garden tree management plan shall be submitted to and approved in writing by the LPA within one year of the commencement of works. c) Before works commence a scheme to reduce the prominence of the photovoltaic panels by parapet or upstand screening and reduction in the angle, shall be submitted and approved in writing by the LPA before works commence. d) Revised details of the porte cochere entrance canopy shall be submitted to and approved in writing by the LPA before works to the canopy commences, to reduce the impact within the informal parkland area of the historic garden, and shall be carried out in complete accordance with these revised plans. e) Revised details of the bargeboard fascias without box ends and articulation to the fascia shall be submitted to and approved in writing by the LPA before these works commence. f) All windows shall have equal sightlines with casements in each opening unless otherwise agreed in writing by the LPA. Reason:

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 172 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13.

5. No development shall commence including groundworks preparation and demolition until all related arboricultural matters, including arboricultural supervision, monitoring and tree protection measures are implemented in strict accordance with the approved details contained in the Tree Protection Plan and Arboricultural Method Statement compiled by Ian Keen Ltd AP/8706-CP/WDC dated October 2016. 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, Pc9 and Pc11 of the Reigate and Banstead Borough Local Plan 2005 and the recommendations within British Standard 5837. Informative: The use of a suitably qualified arboricultural consultant is essential to provide acceptable submissions in respect of the arboricultural tree condition above. All works shall comply with the recommendations and guidelines contained within British Standard 5837

6. No development shall commence including demolition and or groundworks preparation until a detailed, scaled Tree Protection Plan (TPP) and the related Arboricultural Method Statement (AMS) relating to the demolition and construction of the class room is submitted to and approved in writing by the Local Planning Authority (LPA). These shall include details of the specification and location of exclusion fencing, ground protection and any construction activity that may take place within the Root Protection Areas of trees (RPA) shown to scale on the TPP, including the installation of service routings. The AMS shall also include a pre commencement meeting,supervisory regime for their implementation & monitoring with an agreed reporting process to the LPA. All works shall be carried out in strict accordance with these details when approved. Reason: To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan. Informative: The use of a suitably qualified arboricultural consultant is essential to provide acceptable submissions in respect of the arboricultural tree condition above. All works shall comply with the recommendations and guidelines contained within British Standard 5837

7. No development shall commence until a Construction Transport Management Plan, to include details of: (a) parking for vehicles of site personnel, operatives and visitors

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 173 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F (b) loading and unloading of plant and materials (c) storage of plant and materials (d) HGV Deliveries and hours of operation (e) construction vehicle routing to and from the site (f) measures to prevent the deposit of materials on the highway (g) no hgv movements to take place during school drop off and pick up times (h) on-site turning for construction vehicles has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development. Reason: The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

8 The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans (drawing no. 2016/3241/001/RevC for 30 additional cars and 8 minibuses to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking /turning areas shall be retained and maintained for their designated purposes. Reason: The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012.

9 No development shall be commenced until results of infiltration testing in accordance with BRE Digest 365 or similar in the locations of the proposed soakaways have been submitted to and approved in writing by the local planning authority. The Sustainable Drainage System should then be designed in accordance with these results. Reason: To prevent the increased risk of flooding both on and off site with regards to policy Ut4 of the Reigate and Banstead Local Plan 2005.

10. No development shall be commenced until the following have been submitted to and approved by the local planning authority: - Evidence that there is no risk of contamination through the infiltration SUDS; - Agreement from the Environment Agency to discharge to Source Protection Zone 2 The development shall be carried out in accordance with the approved details. Reason: To prevent the increased risk of flooding both on and off site with regards to policy Ut4 of the Reigate and Banstead Local Plan 2005.

11. Prior to construction of the development hereby approved the following drawings must be supplied to and approved by the local planning authority:

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 174 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F - a drainage layout detailing the exact location of SUDs elements, impervious areas and drainage sub-catchments (if applicable) - details of all SuDS elements and other drainage features, including long and cross sections, pipe diameters and respective levels - details of storage volumes for each Sustainable Drainage system feature submitted The development shall be carried out in accordance with the approved details. Reason: To ensure that the design fully meets the requirements of the national SuDS technical standards and to prevent flooding with regards to policy Ut4 of the Reigate and Banstead Local Plan.

12. Before the commencement of the construction of the development hereby approved, details of how the Sustainable Drainage System will be protected and maintained during the construction of the development shall be submitted to and approved by the Local Planning Authority. The development shall thereafter be carried out in strict accordance with those approved details Reason: To ensure that the construction works do not compromise the functioning of the agreed Sustainable Drainage System and to prevent flooding with regards to policy Ut4 of the Reigate and Banstead Local Plan.

13. Before the commencement of the construction of the development hereby approved, details of how the Sustainable Drainage System will cater for system failure or exceedance events, both on and offsite, must be submitted to and approved by the local planning authority. Reason: To ensure that the proposal has fully considered system failure and to prevent flooding with regards to policy Ut4 of the Reigate and Banstead Local Plan.

14. Prior to construction of the development hereby approved, details of the proposed maintenance regimes for each of the SuDS elements must be submitted to and approved by the local planning authority Reason: To ensure the drainage system is maintained throughout its life time to an acceptable standard and to prevent flooding with regards to policy Ut4 of the Reigate and Banstead Local Plan.

15. Prior to occupation, a verification report carried out by a qualified drainage engineer must be submitted to and approved by the Local Planning Authority to demonstrate that the Sustainable Drainage System has been constructed as per the agreed scheme. Reason: To ensure the Sustainable Drainage System has been constructed as agreed and to prevent flooding with regards to policy Ut4 of the Reigate and Banstead Local Plan.

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 175 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F INFORMATIVES

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

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

3. You are advised that the Council will expect the following measures to be taken during any building operations to control noise, pollution and parking: (a) Work that is audible beyond the site boundary should only be carried out between 08:00hrs to 18:00hrs Monday to Friday, 08:00hrs to 13:00hrs Saturday and not at all on Sundays or any Public and/or Bank Holidays; (b) The quietest available items of plant and machinery should be used on site. Where permanently sited equipment such as generators are necessary, they should be enclosed to reduce noise levels; (c) Adequate steps should be taken to prevent dust-causing nuisance beyond the site boundary. Such uses include the use of hoses to damp down stockpiles of materials, which are likely to generate airborne dust, to damp down during stone/slab cutting; and the use of bowsers and wheel washes; (e) There should be no burning on site; (f) Only minimal security lighting should be used outside the hours stated above; and (g) Building materials and machinery should not be stored on the highway and contractors’ vehicles should be parked with care so as not to cause an obstruction or block visibility on the highway. Further details of these noise and pollution measures can be obtained from the Council’s Environmental Health Services Unit. In order to meet these requirements and to promote good neighbourliness, the Council recommends that this site is registered with the Considerate Constructors Scheme - www.ccscheme.org.uk/index.php/site-registration.

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

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 176 Planning Committee Agenda Item: 8 15th February 2017 16/02369/F 5. The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders. (Highways Act 1980 Sections 131, 148, 149).

REASON FOR PERMISSION

The development hereby permitted has been assessed against development plan policies CS1, CS2, CS4, CS10, CS11, Pc4, Pc6, Pc9, Pc11, Cf2, Ut4, Mo5, Mo7 and material considerations, including third party representations. It has been concluded that the development is in accordance with the development plan and there are no material considerations that justify refusal in the public interest.

Proactive and Positive Statements

The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development where possible, as set out within the National Planning Policy Framework.

M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.02369.F -Tadworth Court - School.doc 177 16/02369/F - The Childrens Trust, Tadworth Court, 2 Tadworth Street, Tadworth

Legend

Crown Copyright Reserved. Reigate and Banstead Borough Council. Scale 1:5,000 Licence No - 100019405-2006 178 NOTES

1 COPYRIGHT The contents of this drawing may not be reproduced in whole or in part without the written permission of Fibonacci-Architects Limited

REVISION

REV DESCRIPTION DATE BY CKD

WOODLANDS

PROPOSED SCHOOL

14

13

12

11

10 15 9 16 8 17 7 18 6 19 5 20 4 21 3 22

23

MAIN HOME 24 (2 STOREYS) 25

26 2 27 1 28

29

30

6 No SHEFFIELD CYCLE STANDS

FIBONACCI-ARCHITECTS Milton Heath House : Westcott Road : Dorking : Surrey : RH4 3NB Tel : 01306 886289 www.fibonacci-architects.co.uk

PROJECT THE CHILDREN'S TRUST TADWORTH COURT

DRAWING PARKING BLOCK PLAN - AS PROPOSED

5 0 5 10 15 20 25 metres

DRAWN GS DRG No REVISION CKD CJL DATE Sept 2016 SCALE 1:500 @ A3 6156 P 105 - 179 NOTES

1 COPYRIGHT The contents of this drawing may not be reproduced in whole or in part without the written permission of Fibonacci-Architects Limited

WILLOW

REVISION

REV DESCRIPTION DATE BY CKD

CHESTNUT / JASMINE (2 STOREYS)

ARCHIE NORMAN HOUSE PROPOSED SCHOOL

WOODLANDS

FOOTPRINT OF EXISTING SCHOOL

(2 STOREYS)

NEW TREE

8 No CAR PARKING SPACES (16 No APPROVED UNDER P/06/02473/F) FIBONACCI-ARCHITECTS Milton Heath House : Westcott Road : Dorking : Surrey : RH4 3NB Tel : 01306 886289 www.fibonacci-architects.co.uk 4 No SHEFFIELD CYCLE STANDS 1 2 3 4 5 6 7 8

PROJECT THE CHILDREN'S TRUST TADWORTH COURT

MAIN HOME (2 STOREYS) DRAWING SCHOOL BLOCK PLAN - AS PROPOSED

5 0 5 10 15 20 25 metres

DRAWN GS DRG No REVISION CKD CJL DATE Sept 2016 SCALE 1:500 @ A3 6156 P 103 - 180 NOTES

1 COPYRIGHT The contents of this drawing may not be reproduced in whole or in part without the written permission of Fibonacci-Architects Limited

REVISION

REV DESCRIPTION DATE BY CKD

NORTH ELEVATION

PHOTO VOLTAIC PANELS

NORTH ELEVATION

GREEN ROOF B MATERIALS

ROOF LIGHT WALLS: . 1 Facing Brickwork . 2 Glazed Brick . 3 Rainscreen WEST ELEVATION 144 . 4 Render SOFT PLAY CORRIDOR CORRIDOR ROOF: . 1 Green Roof . 2 Single Ply membrane - Grey A EAST ELEVATION

WINDOWS: .1 Powder Paint Alumimium NORTH ELEVATION - COURTYARD A

DOORS:

.1 Powder Paint Aluminium B

SOUTH ELEVATION

Key Plan - Scale 1:1000

PHOTO VOLTAIC PANELS

THE CHILDREN'S TRUST SCHOOL

EAST ELEVATION

FIBONACCI-ARCHITECTS Milton Heath House : Westcott Road : Dorking : Surrey : RH4 3NB Tel : 01306 886289 www.fibonacci-architects.co.uk

PROJECT THE CHILDREN'S TRUST TADWORTH COURT

DRAWING SCHOOL EAST ELEVATION - COURTYARD SHEET 1 - PROPOSED ELEVATIONS

DRAWN GS DRG No REVISION CKD CJL DATE Sept 2016 5 0 5 10 15 SCALE 1:100 @ A1 6156 P 109 - metres 181 NOTES

1 No dimensions to be scaled from this drawing

2 All dimensions to be checked on site

3 Where discrepancy occurs between specification and drawings the architect must be notified

4 COPYRIGHT The contents of this drawing may not be reproduced in whole or in part without the written permission of Fibonacci-Architects Limited

REVISION

REV DESCRIPTION DATE BY CKD PHOTO VOLTAIC PANELS

SOUTH ELEVATION

NORTH ELEVATION

GREEN ROOF GREEN ROOF B MATERIALS

WALLS: . 1 Facing Brickwork . 2 Glazed Brick . 3 Rainscreen WEST ELEVATION CORRIDOR CORRIDOR . 4 Render

ROOF: . 1 Green Roof . 2 Single Ply membrane - Grey A EAST ELEVATION

WINDOWS: .1 Powder Paint Alumimium A

SOUTH ELEVATION - COURTYARD PART SOUTH ELEVATION DOORS:

.1 Powder Paint Aluminium B

SOUTH ELEVATION

Key Plan - Scale 1:1000

WEST ELEVATION

FIBONACCI-ARCHITECTS

112 Milton Heath House : Westcott Road : Dorking : Surrey : RH4 3NB PLANNING PREP & ASSESSMENT ROOM Tel : 01306 886289 www.fibonacci-architects.co.uk GREEN ROOF

PROJECT THE CHILDREN'S TRUST TADWORTH COURT

CORRIDOR CORRIDOR

DRAWING SCHOOL SHEET 2 - PROPOSED ELEVATIONS WEST ELEVATION - COURTYARD PART WEST ELEVATION

DRAWN GS DRG No REVISION CKD CJL DATE Sept 2016 5 0 5 10 15 SCALE 1:100 @ A1 6156 P 110 - metres 182 NOTES

1 COPYRIGHT The contents of this drawing may not be reproduced in whole or in part without the written permission of Fibonacci-Architects Limited WILLOW

REVISION

REV DESCRIPTION DATE BY CKD

CANOPY OVER CHESTUNUT / JASMINE PLAY AREA CANOPY OVER

PLAY AREA

CANOPY OVER

147 A 147 C PUPILS TOILET - CHANGE PUPILS TOILET - CHANGE Pð Pð

CORRIDOR CORRIDOR

142 A 142 B 142 C 142 D CLASSROOM - PRIMARY CLASSROOM - PRIMARY CLASSROOM - PRIMARY CLASSROOM - PRIMARY Pð Pð Pð Pð

147 B 147 D PUPILS TOILET - CHANGE PUPILS TOILET - CHANGE Pð Pð PLAY AREA 150 CLASSROOM RESOURCES Pð 107 145 A 145 B 145 C 145 D DEP HEAD TEACHER CLASSROOM CLASSROOM CLASSROOM CLASSROOM OFFICE RESOURCES 143 A 143 B RESOURCES RESOURCES 143 C 143 D RESOURCES Pð 151 Pð SENSORY SENSORY Pð Pð SENSORY SENSORY Pð W. CHAIR Pð Pð Pð Pð STORE 146 A 146 B 146 C 146 D Pð 133 A WHEELCHAIR WHEELCHAIR WHEELCHAIR WHEELCHAIR 6725(Pð 6725(Pð 6725(Pð 6725(Pð 148 OXYGEN CLASSROOM - SECONDARY Pð Pð GVMS 2.6m WIDE 2.6m WIDE CORRIDOR CORRIDOR 6725(Pð WHEELCHAIR 134 A &/1Pð 159 A

152 PUPIL TOILETS / 157 TRAMPOLINE CHANGE LANDSCAPED COURTYARD 383,/672,/(7Pð Pð

120 2.6m WIDE LARGE HALL / GYM SPACE / 140 B 2.6m WIDE CORRIDOR ',1,1*Pð W. CHAIR CORRIDOR STORE 144 Pð SOFT PLAY Pð TRAMPOLINE 126 MUSIC / LARGE GROUP ROOM Pð ROOFLIGHT OVER 135 SMALL GROUP ROOM ANH Pð 131 KITCHEN/ 127 PUPIL FOOD 114 159 B STORE PREP 121 VISITING WHEELCHAIR Pð Pð 3(6725(Pð PROFESSIONAL 6725(Pð INTERVIEW $66(60(17Pð

117 THERAPY / SPECIALIST 2.6m WIDE CORRIDOR SUPPORT 103 140 A Pð D.R. 160 A 125 130 129 138 A 138 B 140 B D.R. 7+(5$3<2)),&(Pð WHEELCHAIR WHEELCHAIR FOOD TECH ITC STORE LIBRARY INT STORE INT STORE WHEELCHAIR 6725(Pð 6725(Pð RESOURCES Pð STORE Pð Pð 6725(Pð 13 Pð Pð 13 PERSON 136 A 136 B PERSON F LIFT 158 A SENSORY SENSORY 158 B LIFT Pð CLASSROOM Pð Pð CLASSROOM 5(6285&(6Pð 5(6285&(6Pð 104 7+(5$3<&/,1,&Pð 134 B &/1Pð 118 124 128 THERAPY ASSES FOOD TECHNOLOGY LIBRARY / ICT (48,3Pð 141 A BOLLARDS 21 Pð Pð M 133 B 20 PUPILS TOILET - CHANGE 1 113 19 Pð Pð 2 21 OXYGEN STATIONARY 18 1 3 20 Pð 17 2 4 19 &83%Pð 16 3 5 18 15 4 105 A 6 17 106 14 5 105 B 7 16 13 6 &/$665220(<6Pð &/$665220(<6Pð 8 15 HEAD TEACHER 12 7 9 14 2)),&(Pð 11 8 ELEC 10 13 9 CORRIDOR 11 10 Pð 12

STAIRS STAIRS

100 109 5(&(37,21Pð

EXISTING COVERED WALKWAY VISITORS ',6Pð 141 B PUPILS TOILET - CHANGE Pð

WAITING ENTRANCE LOBBY ENTRANCE GATES NEW TREE CANOPY OVER

139 PLAYROOM EQUIP 119 MED / (;7Pð 115 116 158 COMM MEDICAL / ISOLATION PUPILS TOILET - CHANGE AIDS SCHOOL NURSES BEDROOM Pð EQUIP 132 ROOM Pð Pð LAUNDRY Pð Pð Pð CANOPY OVER CANOPIES OVER PLAY AREA

GATES

REFUSE / RECYCLING BOLLARDS CLINICAL WASTE HOLDING AREA FIBONACCI-ARCHITECTS Milton Heath House : Westcott Road : Dorking : Surrey : RH4 3NB MINIBUS PARKING Tel : 01306 886289 www.fibonacci-architects.co.uk

PROJECT THE CHILDREN'S TRUST TADWORTH COURT

DRAWING 4 No SHEFFIELD SCHOOL CYCLE STANDS PROPOSED GROUND FLOOR PLAN

1 2 3 4 5 6 7 8 MAIN HOME

DRAWN GS DRG No REVISION CKD CJL DATE Sept 2016 SCALE 1:100 @ A0 6156 P 106 - 5 0 5 10 metres 183 NOTES

1 COPYRIGHT The contents of this drawing may not be reproduced in whole or in part without the written permission of Fibonacci-Architects Limited

REVISION

REV DESCRIPTION DATE BY CKD

CHESTUNUT / JASMINE

SUNPIPE SUNPIPE

SUNPIPE SUNPIPE

SUNPIPE SUNPIPE SUNPIPE SUNPIPE

GREEN ROOF

LANDSCAPED COURTYARD BELOW WIND CATCHER OVER

UPPER PART OF HALL

ANH ROOF LIGHTS

WC

ROOF ACCESS HATCH WC WITH FIXED STAIRS

D.R. STORAGE / SPECIALIST EQUIPMENT / ADMINISTRATION

13 13 PERSON PERSON LIFT LIFT EXT PLANT

112 PLANNING PREP & ASSESSMENT ROOM WIND CATCHER OVER 111 Pð 21 ROOF ACCESS HATCH CENTRAL 20 WITH RETRACTABLE TEACHING 19 21 18 LADDER 3 20 RESOURCES 17 4 19 Pð 16 3 5 18

15 4 6 17 Pð 14 5 7 16 13 6 8 15 12 7 9 14 11 8 10 13 9 11 10 12

STAIRS STAIRS 102 108 STAFF PREP / MEETING / LEARNING RESOURCES TRAINING ROOM ROOM Pð Pð

GREEN ROOF

101 STAFF ROOM / KITCHENETTE Pð

FIBONACCI-ARCHITECTS Milton Heath House : Westcott Road : Dorking : Surrey : RH4 3NB Tel : 01306 886289 www.fibonacci-architects.co.uk

PROJECT THE CHILDREN'S TRUST TADWORTH COURT

DRAWING SCHOOL PROPOSED FIRST FLOOR PLAN

DRAWN GS DRG No REVISION CKD CJL DATE Sept 2016 SCALE 1:100 @ A0 6156 P 107 - 5 0 5 10 Metres metres 184