SES Water AGENT

Planning Committee Agenda Item: 9a and b 28th November 2018 14/02077/DET03 and 14/02077/DET04

TO: PLANNING COMMITTEE

DATE: 28 November 2018 REPORT OF: HEAD OF PLANNING

AUTHOR: Darren Williams

TELEPHONE: 01737 276172 EMAIL: Darren.williams@reigate-banstead.gov.uk

AGENDA ITEM: 9 WARD: Chipstead and Woodmansterne

APPLICATION 9a 14/02077/DET03 VALID: 28 July 2015 NUMBER: & 9b 14/02077/DET04 APPLICANT: SES Water AGENT: Mott MacDonald and Land Management Services LOCATION: LAND TO THE EAST OF RECTORY LANE, WOODMANSTERNE DESCRIPTION: 9a: DET03: Submission of landscaping details pursuant to Condition 4 of 14/02077/F - construction of the soakaway lagoon, the installation of pipework between new lagoon and the existing works, an access road to the site from Rectory Lane and associated landscaping. As amended on 26/07/2018. And 9b: DET04: Submission of boundary treatment details pursuant to Condition 4 of 14/02077/F - construction of the soakaway lagoon, the installation of pipework between new lagoon and the existing works, an access road to the site from Rectory Lane and associated landscaping. As amended on 26/07/2018. 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.

The applications have been referred to the Planning Committee by Cllr Stephenson by exceptional reason given the extent of the public interest in this development and these matters.

SUMMARY

These are details submissions, pursuant to conditions 3 and 4 imposed on planning permission 14/02077/F for the construction of a soakaway lagoon and associated works on land of Rectory Lane. The conditions related to hard and soft landscaping and the boundary/security fencing respectively. Exceptionally they are brought to the Planning Committee at the request of local Members.

The applications and details were initially submitted in July 2015 but due to local concern the matter of the development, post decision, and these associated details was the subject of substantive review. That review resulted in the developer employing a landscape consultant company: Land Management Services Ltd (LMS) to undertake a review of the proposals in consultation with the community and stakeholders.

These plans and proposals, as amended, as a result of the above process and negotiated with the developer and landowner is the product of this process and has enhanced and enriched the scheme design on these matters of detail to ensure that the development landscape opportunities of the site are maximised whilst respecting the requirements of the development; the land owner; the community, and; other stakeholder interests.

The proposals, in terms of the concepts and details of the amendments made as a result of the process, since the engagement of LMS, have been informed by consultation and process and the terms of the planning permission that had been granted and in this context the proposals meet the requirements of policy Pc4 and Ut1 of the Reigate and Banstead Borough Local Plan 2005 as referred to in the reasons for imposing the conditions.

There are development related issues such as the claims for a number of Public Rights of Ways (PROW) and a request for wider access to the field, that have been prompted and identified as a result of the planning permission and these are ongoing with this site. It is clarified for the purposes of this report and the consideration and determination of these applications, that these are separate matters and the rights of a PROW or for access to private land to roam, are matters for other legislation. However notwithstanding this the proposals have been amended and revised to achieve a suitable solution to the landscape and boundary treatment/security issues associated with this development.

In summary these proposals have been the subject of substantive community involvement in the interests of trying to reach a ‘best as possible’ outcome. Substantial changes and enhancements have been achieved to help deliver this development to a high standard, within the parameters of the planning permission.

RECOMMENDATION(S)

9a The details submissions 14/02077/DET03 be APPROVED.

9b The details submissions 14/02077/DET03 be APPROVED

Consultations:

SCC Countryside Access Officer: 3 Orders have been made to record paths at Woodmansterne: • FP643 is the path along the bottom of the field (south East boundary of the site); • FP644 is the path all the way around the field (north east and south boundaries to the site), and; • Path 966 (Croydon) is the little spur from the field through to Lyndhurst Road in Croydon. The 2 Surrey Orders (633 and 644) have received objections. The Croydon Order (966) has not. Advice and guidance has been provided to the Council, third parties and the applicant/land owners on the process that SCC are involved in on the claims for the designation of PROW’s on and around the site. However until they are, at such time, designated no formal designation of a PROW exits in law.

The situation with regard to planting/planning etc. remains that the landowners can do what they want at this stage – move the path, plant on the path, fence the path – but in doing that they risk having to return the path to the current position should the order be confirmed in the future.

Tree Officer: No objection. The revised plans, planting schedule(s) and maintenance plan that has been proposed by Land Management Services Ltd on behalf of SESW has followed extensive local consultation. I have reviewed the proposals and confirm that the overall strategy from a landscape perspective is sound and that the proposed planting will add value to both the landscape character of this site, following completion of the development and also the ecological value of the site. No objection is therefore raised.

Surrey Wildlife Trust: Following initial concerns being expressed about ecology and wildlife impacts the following comments are made in respect of the amended proposals. The advice is limited to ecology issues: Condition 3: (Landscaping details): The documentation appears appropriate in scope and specification. The Council should therefore ensure that all landscaping at the proposed development site should be undertaken in strict accordance with the specifications contained within the revised submissions.

Condition 4 (Boundary Treatment): The proposed boundary treatment does not appear to present and additional constraints or opportunities for biodiversity at the proposed development site over and above the detail provided for condition 3. No further comment to make in relation to condition 4.

Woodmansterne Green Belt Residents Association (WGBRA): Initial objections and concerns about process including community involvement and the impacts of the overall development had been submitted. The following representations are made to the revised submissions: Landscape Scheme Aims and Objectives WGBRA will expect the landscaping scheme to: - blend the new lagoon into the landscape by breaking up the hard outline of the fencing with planting;

- use this opportunity to create a landscape of local downland character - enhance local biodiversity through the use of native species - be managed and maintained for the future - soften the entrance from Rectory Lane by grading the banks either side - minimise the impact of the road in by reducing the width to 4m - keep the footpath at the southern edge of the site on its current line, retain and manage the vegetation at its southern boundary with the exception of the sea buckthorn (Hypophae Rhamnoides) Fencing and Gate Proposals - The style and line of fencing dividing the farmer’s field from the lagoon site is appropriate. - The style of gate and fencing around the bell mouth is also appropriate. - The fence running along the top of the site dividing it from the farmer’s field appears to - Intersect footpaths running along the east and west sides of the field. If this is correct, it is - a spiteful act and would be a contentious issue with local residents. - The fencing in of the footpath at the southern edge of the field is not welcomed by many for reasons of making a restricted corridor. However if the footpath is to be fenced - The proposed distance of the fence 1 metre to the north of the path is too close, 2 or 3 metres would be preferable or just a soil bund to define the edge of the path. - The proposed stock fence along the footpath should not include any barbed wire Planting - The new trees and shrubs and their positioning and species as per specification are appropriate. - The new wildlife meadow species are welcomed. - Maintaining the current natural scrubland south of the footpath is requested with the removal of the sea buckthorn (Hypophae Rhamnoides) as it is alien to this area. - The softening and planting of the bell mouth area is welcome. - Assurance of who will be responsible for the future management of the planting. Summary points - The footpath to the south of the site to be unchanged, following its current line. - The scrub to the south of this footpath be unchanged to ensure habitat for wildlife particularly slow worms, except for the removal of the sea buckthorn (Hypophae Rhamnoides). - A soil bund be created to mark the northern edge of the footpath instead of a fence but If fenced the fence should be at least 2 metres from the path. - The fence at the northern edge of the site does not intersect the footpaths currently running along the eastern and western edges of the field. - Assurances that the flora will be appropriately maintained after planting and for the foreseeable future i.e. watering in and cutting vegetation at the end of the season. - The bell mouth is graded and softened perhaps with the addition of soil over the chalk where appropriate. - The planting scheme as set out by the landscapers be followed and the current bloom of native species be nurtured. - The piles of spoil be levelled and the road ways be reduced to 4 metres in width. Resident concerns: - Local residents have had to endure a huge change in the landscape with the creation of this soakaway lagoon. Many are resentful that the SES cashed in by

selling off land adjacent to the pumping station in the past which could have been used for this purpose. The initial planning permission was put through quickly without residents being aware of the implications. Then followed the news that a local footpath used for many generations was not registered and was temporarily closed. Many hours have been spent to establish this right of way and others which is still not resolved. There have been several other problems over the last 3 years e.g. contractors parking in places that have effected local businesses and obstructed the local bus stop. Opportunity: - Out of this has come an opportunity to enhance this site and make it a valued local feature. It contains many important species of local flora and fauna linking with other local reserves such as Farthing Down, Chipstead Downs and Banstead Woods. It is a vital corridor of green belt between the urban sprawl of Coulsdon and the sub urban village of Woodmansterne greatly valued by all who can access it.

Chris Philp MP: Raises the following objections and concerns: The reduction in height and length of the hedgerows, particularly behind the allotment fence is unacceptable; the new fencing proposed is excessive and will conflict to the right of responsible access e.g. the plans show fencing across the footpath to the rear of Lyndhurst Road before the plantation, which would stop people walking towards the Mount, and; the area designated as the wild flower section going towards Rectory Lane will be fenced in and not accessible to the public.

Representations:

Letters were sent to all neighbouring properties within the Borough and to all those that had expressed interest in the original Full Planning Application or who had submitted representation(s) on the original submission of these applications in 2015. The last full notification to neighbouring properties was on 31 July and this related to corrections on detail, amendments and additional information submitted by the applicant.

Site notices (x4 at different points around and near to the site) have also been posted on the site on 30 June 2017, 20 June 2018 and 2 August 2018 to publicise the submission of information and amendments to these applications.

• A total of 210 formal representations have been received on application 14/02077/DET03 and • A total of 319 formal representations have been received on application 14/02077/DET 04

The representations related to the ‘development’ and with the details being identical in the submissions and overlapping issues the following if a full summary of the issues identified for completeness. This summary is of the formal submitted representations only and does not include reference to the related and extensive communication with interested parties that formed a part of the community engagement process by LMS (see paragraph 3.4-3.6 below) Issue Response Harm to Green Belt/countryside The principle of the development was considered acceptable and granted planning

permission under planning application 14/02077/F. The purpose of this application is to consider the detail of boundary and security fencing and the landscaping of the development. See paragraphs Harm to wildlife habitat See paragraph 6.18 Out of character with surrounding area See paragraphs 6.4 – 6.10 Overlooking and loss of privacy This is not a material consideration in the assessment and determination of the approval of landscaping, boundary and security fencing, the subject of these applications Loss of/harm to trees See paragraphs Effect on Public Rights of Way(PROW) No designated Public Rights of Way (PROW) /footpaths exist on the site. A claim has however been made to SCC to request the designation of a number of claimed PROW’s across and around the site. The process of determining whether PROW can be designated is ongoing with SCC and the interested parties. See paragraphs 6.13-6.14 Harm to wildlife and loss of hedgerow See paragraphs 6.18 habitat Increase in traffic and congestion This is not a material consideration in the assessment and determination of the approval of landscaping, boundary and security fencing, the subject of these applications Hazard to highway safety This is not a material consideration in the assessment and determination of the approval of landscaping, boundary and security fencing, the subject of these applications Poor design See paragraphs 6.4 – 6.10 Loss of private view This is not a material planning consideration Overdevelopment This is not a material consideration in the assessment and determination of the approval of landscaping, boundary and security fencing, the subject of these applications Out of character with the surrounding See paragraphs 6.4 – 6.10 area Request an Article 4 Direction to This application, for the approval of the

M:\BDS\DM\Ctreports 2018-19\Meeting 7 - 28 November\Agreed Reports\9 - 14.02077.DET03 and DET04 Land to the East of Rectory Lane Woodmansterne.doc Planning Committee Agenda Item: 9a and b 28th November 2018 14/02077/DET03 and 14/02077/DET04 control fencing boundary and security fencing details is the process by which the development proposal is being assessed. Request services of a Hedgerow The removal of the frontage landscaping was Protection Order part of the approved works to construct the access. The Purpose of this application is to control the landscaping and this includes the management of the hedgerows in the future. If protected hedgerows are proposed to be removed without a planning permission in place then a Hedgerow Removal Notice would be required under separate legislation. Inconvenience during construction This is not a material consideration in the assessment and determination of the approval of landscaping, boundary and security fencing, the subject of these applications Inadequate parking This is not a material consideration in the assessment and determination of the approval of landscaping, boundary and security fencing, the subject of these applications Noise & disturbance The impact of temporary construction activity is not a material planning consideration No need for the development The applications are only for the approval of details pursuant to the planning permission, ref: 14/02077/F, and not for the development itself. Alternative location/ proposal preferred The applications are only for the approval of details pursuant to the planning permission, ref: 14/02077/F, and not for the development itself. Crime fears See paragraphs 6.19 Health fears The applications are only for the approval of details pursuant to the planning permission, ref: 14/02077/F, and not for the development itself. Harm to Conservation Area The site is not in or adjacent to a conservation area. Harm to listed building The site is not in or adjacent to a listed building. No need for the development The applications are only for the approval of details pursuant to the planning permission, ref: 14/02077/F, and not for the development

itself. Overdevelopment The applications are only for the approval of details pursuant to the planning permission, ref: 14/02077/F, and not for the development itself. Overshadowing/Overbearing See paragraphs 6.11-6.12 relationship Alternative location/proposal preferred Application on its own merits, applicant has provided an appraisal of the options considered and discounted within their Design & Access Statement Loss of private view This is not a material planning consideration Property devaluation This is not a material planning consideration Drainage/sewage capacity/ Flooding The application is solely for landscaping and boundary treatment and not works that would affect flooding or drainage. Why need extra fences? The decision on how an individual or company enclose their land is a matter for the. In this case the details have been reserved and the assessment of the acceptability (or not) of the proposals s the subject of this application. Property devaluation This is not a material planning consideration Conflict with a covenant This is not a material planning consideration Loss of buildings No buildings are to be removed on the site.

1.0 Site and Character Appraisal

1.1 The site is located within the green belt on the edge of the urban area which has a mixed use (commercial and residential) in its character. The site which originally comprised an agricultural field is on elevated land above and to the north of Rectory Lane and to the west of development that fronts or has access from Outwood lane and the railway line. Between the site and the railway is an area of allotments. To the south east of the site is the main pumping station and water treatment works site managed by the applicant to which the development permitted by the planning permission, ref: 14/02077/F, is linked.

1.2 The waterworks, main site, is contained within its own site, access to which is located to the South. Existing buildings consist of originally a three large, pitched roofed buildings used to house facilities and ancillary equipment for the process of water treatment.

1.3 There is a significant rise in level from Rectory Lane to this site before the land shallows in its gradient.

1.4 The site has been the subject of the partial implantation of the planning permission, ref14/02077/F and the associated works at the pumping station site on the south side of Rectory Lane.

1.5 The development of the site, to date, has included the construction of:

o Cessation of the use of the land for the purposes of agriculture o Removal of the previous frontage trees, landscaping and hedgerow onto Rectory Lane o the bell mouth access to the site of the soakaway lagoon; o the access road o the construction of the soakaway lagoon itself o the construction of associated infrastructure to link the soakaway lagoon with the pumping station o the erection of temporary security fencing o use of part of the site as a compound associated with the works on-going at the pumping station is bordered by mature hedgerow and hedgerow trees and other planting.

1.6 The south-eastern boundary is lined by mature hedgerows and there is a gated access from the car park at the rear of the Midday Sun pub. The western boundary is more open with the land undulating and rising, in the main.

2.0 Added Value

2.1 These two submissions for the hard and soft landscaping and fencing/security treatment have been the subject of extensive notification and community involvement since the grant of panning permission in June 2015.

2.2 We are now at least 2 ½ years on from the appointment of the consultants and the process of community consultation and engagement began by them on these proposals. That consultation and engagement has been both extensive and involved with ideas being promoted and considered by the consultants on behalf of all parties.

2.3 Ultimately the application is solely for the hard and soft landscaping and boundary/security treatment and it was not part of the remit to revisit the terms of the planning permissions itself.

2.4 In terms of headlines of amendment the following matters have been the subject of material changes to the proposals and is based upon the summary produced by the consultants LMS::

Bellmouth and Bellmouth generally: frontage area • Visual impact of tarmac to be reduced by use of recessive colour top coat Fencing of bellmouth road frontage: • original security fence omitted; redundant due to steep grade of chalk banks on either side of bell mouth • original gate across access route from bellmouth to lagoon to

be retained but a more appropriate, agricultural/parkland style metal field gate proposed; • low timber rail fencing, set back approx. 0.5m from road edge on southern side of bellmouth, to prevent off road parking • the ‘short runs of flanking security fencing’ changed to estate style railings, to tie in gate to chalk banks and match gate • addition of agricultural, post and wire style fencing along crest of banks along Rectory Road boundary, between end of flanking estate railings to fence along path (south side) and neighbour’s field fence (north side) Southern side of bellmouth: • steep chalk bank at rear and side of visibility splay area (south east side) to be softened and pulled forward to reduce bellmouth and create stepped terraces • species rich meadow on terraces within visibility splay • native tree planting towards rear of embankment to reduce visual impact of slopes • mainly, but not exclusively, native shrub planting around top of embankment Internal site roads Lagoon access road: • specification reduced to 4m and surface left to weather • some regrading of chalk slopes within cutting from site gate to field to reduce visual impact Agricultural access road: • specification reduced to informal non surfaced track • additional regrading at the bottom of the chalk slopes to reduce impact of cutting and skyline ‘notch’ in chalk banks (where road reaches original levels at top of bank) Lagoon fencing • reduced to 1.8m high weldmesh black security fencing with painted galvanised posts, mitred corners and concrete base for newt protection Lagoon Area around external base of lagoon bunding landscape (within • area to be allowed to vegetate naturally to improve security fencing) biodiversity of locally native flora; no topsoil to be added Bund and lagoon • external slopes of bund to be allowed to vegetate naturally to improve biodiversity of locally native flora; no topsoil to be added (to extend habitat created around base of bund, as noted above) • no landscape treatment specified for internal bund slopes, access track or lagoon itself Field area Rectory Road boundary: • native specimen tree planting • native shrub planting • thickening of existing shrub planting • additional tree and shrub planting to thicken up planting along new agricultural fence located on crest of banks on Rectory Road boundary Field: • managed wildflower rich grassland

• native specimen tree planting – single trees and in clumps; no tree planting over gas pipeline and SES Water duct • minor changes to indicative location of trees but all to be agreed on site immediately prior to planting Lagoon area – screen planting: • managed wildflower rich grassland • native specimen tree planting – single trees and in clumps, particularly in area between housing and northern lagoon boundary • native shrub planting in clumps of varying sizes in keeping with local landscape character • retention of some gaps between shrub groups to retain existing views of amenity value Adjacent to access road cutting - to reduce impact of artificial contours and views of road: • native specimen tree planting • native shrub planting • thickening of existing shrub planting Fencing and South east boundary: boundaries • retention of existing informal hedgerow at southern end, leading to Rectory Lane • management of existing informal ‘sub shrub’ style vegetation to enhance biodiversity and, specifically, to manage and retain existing slow worm habitat • no management of a band of grassland along the inner/field edge of informal path to emphasis boundary between path and field • management of the hedgerows and boundary planting specified on the plans along path between PH car park and Allotment boundary • Addition of clumps of native shrubs along south and east fence lines (on ‘site side’ of path and fencing) • Annotation on the pans to show that the proposed fences would not abut the claimed routes of the PROW but allow for spacing between the alignment and the fencing. • Clarification on the plans that the field boundary fence would be outside the application site. Other boundaries: • not part of landscape scheme but adjacent land owner may require boundary/footpath fencing • likely to be post and wire agricultural fencing Footpaths All footpaths: • shown as informal footpaths but subject to response from SCC following application to designate as Public Rights of Way • indicative route established with SCC officers on site and included, where possible on the plans • awaiting completion of designation process

3.0 Relevant Planning and Enforcement History

3.1 Planning permission was granted in in June 2015,, under planning application reference: 14/02077/F, for a Soakaway Lagoon that is required in connection to the ongoing upgrades at Woodmansterne Water Treatment Works. The work involves the construction of the soakaway lagoon, the installation of pipework between new lagoon and the existing works, an access road to the site from Rectory Lane and associated landscaping. As amended by letter dated 06/02/2015. The planning permission was subject to, for the purposes of this report two conditions relating to the details of landscaping and boundary treatment, as per:

3.2 Condition No.3: No development shall commence until details of hard and soft landscaping is submitted to and approved in writing by the Local Planning Authority (LPA). These shall include frontage tree and hedge planting and any other existing or proposed, soft or hard, landscaping alongside the access, access road and the enclosure of the lagoon where appropriate. The soft landscape details shall include an establishment maintenance schedule for a minimum of 2 years, full planting specifications, planting sizes & densities. Upon implementation of the approved development all the landscaping works shall be carried out in strict accordance with the landscape details as approved, and these shall be completed, before use of the approved development whichever is the earliest, or as otherwise agreed in writing by the LPA. If any of the new or existing tree/s or hedge/s, detailed and approved under this condition, are removed, die, or become significantly damaged or diseased within 5 years of completion, it/they shall be replaced before the expiry of one calendar year, to a planting specification agreed in writing by the Local Planning Authority. The hedges detailed shall be retained at a minimum height of 1 metre, or if new, once grown to this height thereafter. Reason To ensure good landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4 and Ut1 of the Reigate and Banstead Borough Local Plan 2005.

3.3 Condition No 4: Notwithstanding the details of fencing illustrated on the submitted plans the development shall not be occupied until a plan indicating the positions, design, materials and type of boundary and security treatment to be erected has been submitted to and approved in writing by the Local Planning Authority. The boundary and security treatment shall be completed before the use of the of the development hereby permitted is commenced. Reason: To preserve the visual amenity of the area and protect neighbouring residential amenities with regard to the Reigate and Banstead Borough Local Plan 2005 policies Ut1.

3.3 Following the grant of planning permission in 2015 concern was raised by local residents and resident association representatives, and; elected representatives about the submitted landscaping and boundary treatment details that had been submitted soon after the grant of planning permission in June 2015.

3.4 At a meeting held with the representatives of the community in the autumn of 2015 including a representative of Crispin Blunt MP it was agreed, amongst other actions, by the applicant that, subject to construction on the implementation of the lagoon being able to continue (which the Council confirmed could happen in this case due to the essential and time critical nature of the works) they would appoint landscape consultants to undertake a review of the submissions and work with representatives of the residents and the community to refine the scheme submissions. The appointment of (LMS) in the Spring of 2016 was with input from the WGBRA.

3.5 The consultants (LMS) with the support from the developer has completed extensive community liaison to listen to the concerns and to also listen to the ideas and suggestions about possible solutions.

3.6 These proposals are therefore a product of the process that was initiated in the Autumn of 2015 and the development of the revised proposals have been the subject of notification and opportunity for comment.

4.0 Proposal and Design Approach

4.1 These application for the approval of details pursuant only to the planning permission, ref: 14/02077/F that was for the Soakaway Lagoon, its access and the installation of pipework between the new lagoon and the existing pumping station together with an access road to the site from Rectory Lane and associated landscaping.

5.0 Policy Context

5.1 Designation

Metropolitan Green Belt

5.2 Reigate and Banstead Core Strategy

CS1(Presumption in favour of sustainable development) CS2 (Valued landscapes and the Natural Environment) CS3 (Green Belt) CS5 (Valued people/economic development),

5.3 Reigate & Banstead Borough Local Plan 2005

Landscape & Nature Conservation Pc2G Countryside Co1 Movement Mo4, Mo5, Mo6, Mo7 Utilities Ut1, Ut4

5.4 Other Material Considerations

National Planning Policy Framework 2

National Planning Practice Guidance Supplementary Planning Guidance Local Distinctiveness Design Guide Surrey Design Other Human Rights Act 1998 Community Infrastructure Levy Regulations 2010 (as amended) Conservation of Habitats and Species Regulations 2010

6.0 Assessment

6.1 The development for the lagoon and the associated infrastructure including the access has been granted planning permission. These two submission of details have been the subject of substantive community involvement, as outlined above, and these applications, are as they are now submitted/amended, is the product of that community and other stakeholder involvement

6.2 It has not been possible to reach full unity in terms of the opinion of what is proposed, with particular differences on the following issues: • The principle of boundary fencing alongside the claimed routes for the PROWs • Differences of opinion on how best to manage the present ‘hedgerow’/field boundary planting to the south east of the site alongside the allotments and the private land • A request was made to put a curve in the access road into the site (Note: this would have required an amendment to the planning permission) • Concerns remaining about the principle of the development

6.3 The main issues to consider are therefore: • design and impact on the character of the area • effects on the amenity of neighbouring properties • PROW implications • other matters

Design and impact on the character of the area

6.4 The proposal, as amended and revised, represents a landscaping scheme that is refined and that is subject to significant detail, specification and maintenance schedule to facilitate the landscaping of the site associated with the approved development.

6.5 The site is located in the green belt and is at a countryside transition point to the urban areas where the approved soakaway lagoon and the associated works would have a landscape impact. The proposals are considered to propose a scheme of landscaping and security and boundary treatment measures that would blend the newly constructed lagoon into this local landscape by breaking up its formal outline of fencing and by creating and replicating a landscape form that would be typical, as much as is possible, of a downland character. The scheme would also provide mitigation for views across the site from local viewpoints.

6.6 The proposals as revised would soften the new site entrance to the site from Rectory Lane and mitigate the change to the site to the road frontage and naturalise it as best as is possible for the short, medium and long-term benefit of the local character.

6.7 The proposals as revised would maintain views out from the lagoon site and across the valley for the local residents to the north in Lyndhurst Road and users of the informal paths.

6.8 The proposed fencing alongside the informal paths and potential PROWs would be of an agricultural stock type fencing, without barbed wire, typical of field boundaries and together with associated planting would not be overly intrusive or harmful to this rural character. It is understood that such fencing may restrict access to the wider site and former field however this is private land and unless a public right of way or other ‘status’ of the land for public access is established it is normal that landowners can enclose their land, which is what is proposed here in conjunction with the developer.

6.9 The proposed boundary and security treatment is, as amended, appropriate and proportionate to the development and would not be materially harmful on this landscape of this local area.

6.10 Consequently, the proposals are considered to comply with policy Pc4 and Ut1 of the Local Plan 2005, as directly referred to in the reasons for the two conditions.

Effects on the amenity of neighbouring properties

6.11 The impact of the proposals on neighbouring properties has been carefully assessed throughout the process of community involvement and whilst the development of this site has and will continue to result in change to the local area it does not result in material harm to the amenities of the neighbouring properties. The proposed boundary treatment/security measures and landscaping would result in changes to context but with no residential properties being located a significant distance way from the lagoon and access itself the landscaping and boundary measures would not be contrary to policy.

6.12 The proposed fences have been amended in their specification so as not to include barbed wire, which would affect amenity and how the boundary treatment is viewed, particularly alongside the alignments of the provisional PROWs.

PROW implications

6.13 The application incorporates, as amended, the approximate alignment of the 3 Orders have been made to record paths at this site and also on adjacent land. It is evident that the grant of planning permission, with particular reference to the access, would straddle one of the alignments of the order for a PROW however if designated that alignment would then need to be the subject of a diversion order.

6.14 The issue of the PROW’s is of particular local importance to the community and their agents LMS together with the Countryside Officer to seek options and best solutions, at this time, to avoid the need for unnecessary works or amendment to the landscaping works in the future. However because the claimed PROW will be the subject of separate and formal processes not linked to the planning application the outcome of that process cannot be presumed for the purposes of this application. What has however been achieved is believed to be the best as possible solution that has been achieved through negotiation with the developer/land-owner(s) and the subject of community input.

Trees and landscaping

6.15 The scheme of soft landscaping has bene revised and the plans represent a balanced solution for enhancement of the landscape of both landscape and biodiversity reasons, whilst recognising the local community views that change through best practice of management rather than planting new hedgerows offers a balance of minimising change but recognising enhancement opportunities exist, particularly with regard to hedgerow management. Some specific concerns have been raised about non-native or indigenous species of planting and it would be for the implementation and hedgerow management to enhance the character and biodiversity of the field boundaries without wholesale replacement or removal.

6.16 The Council’s Tree Officer has commented that the overall strategy from a landscape perspective is sound and that the proposed planting will add value to both the landscape character of this site, following completion of the development and also the ecological value of the site. No objection is therefore raised.

6.17 Based on the above, it is considered that the submissions represent an enhanced quality of solution that has benefited from significant community involvement on behalf of the applicant by the appointed consultants Land Management Services and represents a positive solution and management of the landscape in the interests of both the landscape character of the development and the effect of the development on existing tree cover and local landscape character would be acceptable. It therefore complies with policies Pc4 and Ut1 on this issue.

Other matters

6.18 The proposals as amended include indigenous and native species and meadow planting appropriate for this downland setting and context. The proposed scale of plating and landscape enhancement would have a positive impact on ecology and it is noted that the Surrey Wildlife Trust endorse the proposals, for both applications, as amended.

6.19 Concerns have been raised in relation to crime due to the enclosure of the informal path. There is no evidence for this and the amendments allow for space either side of the present alignment.

INFORMATIVES

1. For the purposes of clarity both details applications would list the same plans and information, as per:

Plan Type Reference Version Date Received Site Layout Plan LMSL/21/SESW/PL1 E 26.07.2018 Landscaping Plan LMSL/21/SESW/PL2 E 26.07.2018 Landscaping Plan LMSL/21/SESW/3 E 26.07.2018 Landscaping Plan LMSL/21/SESW/3A D 16.05.2018 Arboricultural Plan LMSL/21/SESW/4 D 16.05.2018 Arboricultural Plan LMSL/21/SESW/5a D 16.05.2018 Landscaping Plan LMSL/21/SESW/5B D 16.05.2018 Landscaping Plan LMSL/21/SESW/6 D 16.05.2018 Other Plan LMSL/21/SESW/7 E 26.07.2018 Landscape Scheme and Landscape Management and Maintenance Scheme – Revised July 2018

Note: Drawing Numbers PL2; 3, and; 7 all listed as Rev E. The changes made to the Rev D versions only on these plans was that the consistency with linking/cross-referencing to the Site layout Plan PL1 RevE was corrected. No other material changes were made.

M:\BDS\DM\Ctreports 2018-19\Meeting 7 - 28 November\Agreed Reports\9 - 14.02077.DET03 and DET04 Land to the East of Rectory Lane Woodmansterne.doc 14/02077/DET03 and DET04 LAND TO THE EAST OF RECTORY LANE WOODMANSTERNE

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Crown Copyright Reserved. Reigate and Banstead Borough Council. Scale 1:2,000 Licence No - 100019405-2018

Woodmansterne Soakaway Lagoon

Landscape Scheme and Landscape Management and Maintenance Scheme

Land Management Services Ltd Redhill Chambers, 2D High Street Redhill Surrey RH1 4AN

01737 770085 [email protected] www.landmanagementserivces.co.uk

April 2017, revised December 2017

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

1 Introduction

Planning approval for a new soakaway lagoon at land to the east of the existing Woodmansterne WTW was granted by Reigate and Banstead Borough Council in 2015 (ref 14/02077/F). Some aspects, however, were subject to pre-commencement conditions, including hard/soft landscaping (condition 3) and fencing types (condition 4).

Following consultation with stakeholders and the local community, a landscape scheme has been prepared in order to discharge this condition. This document forms part of the landscape scheme package and provides information on the short and long term management of the site.

2 Landscape Scheme Aims and Objectives

The aims of the landscape scheme are as follows:  to blend the new lagoon into the local landscape, by breaking up the hard outline of the fencing, creating a new landscape typical of the local downland character and reducing the impact of the lagoon on local view points  to retain views out from the lagoon site and across the valley for the benefit of walkers using the informal footpath within the site and for residents in Lyndhurst Road  to soften the new site entrance to the site from Rectory Road, aiming to reduce the impact on the local streetscape and on views from shops and residents opposite the site entrance  to enhance local biodiversity through the use of locally native species, creation of species rich meadows, natural regeneration immediately within the lagoon security fence and management of existing scrub along the south eastern boundary where there is specific wildlife interest including slow worms

3 Summary of the Landscape Proposals

The landscape masterplan is illustrated on Drawing Nos: Main Site Masterplan 21-SESW-01 Rev E Bellmouth Masterplan 21-SESW-02 Rev E

The scheme details are shown on drawing nos: General Arrangement 21-SESW-03 Rev E Meadowgrass Specification 21-SESW-03A Rev D Planting Concepts 21-SESW-04 Rev D Planting Layouts 21-SESW-05A Rev D Planting Layouts 21-SESW-05B Rev D Planting Layouts - trees 21-SESW-06 Rev D Gates & Railings 21-SESW-07 Rev E

In summary, the landscape scheme consists of  creation of a species rich meadow throughout the area of the site 2

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

 clump planting of native trees and shrubs around the lagoon security fence  clump planting of native shrubs close to the south eastern footpath fence and adjacent to the bell mouth  planting of occasional, native, specimen trees within the main meadow area  a lack of formal surfacing or edging to the site access road (except within the bell mouth) and the agricultural track which provides access from the Rising Sun PH car park to the adjacent arable field  re-grading of southern side of the bell mouth and the slope adjacent to the access road to the west of the security gate  seeding the re-graded area with the species rich meadow mix  planting of mainly but not exclusively native tree and shrub species at the top of the banks on both sides of the bell mouth  fencing within field with post and wire agricultural fencing  fencing of bell mouth with knee rail wooden fencing to prevent vehicle access  replacing the existing security gate across the site entrance at the back of the bell mouth with a robust, metal, agricultural/parkland style field gate with wing fencing

4 Fencing and Gate Proposals

4.1 Fencing

The footpath which runs adjacent to the south eastern site boundary, will be fenced off from the remainder of the lagoon site by an agricultural style, post and stock netting fence. This fence and specification is a requirement of the lease with the land owner of the adjacent agricultural field. The top of the banks above the bell mouth and the western boundary will also be fenced with the same specification of agricultural style fencing. Specification to be:

Overall height 1.15m, sheep netting to 900mm, two plain line wires above, evenly spaced, on 100-125mm diameter posts

The site boundary along Rectory Lane on the southern side of the bell mouth will be fenced with a wooden post and rail ‘knee rail’ to prevent unauthorised parking and/or vehicle access in this area. Specification to be:

0.9m height, 1.8m lengths, as supplied by Jacksons Fencing or equivalent

The details of both these fence types are also shown on drawing no: 21-SESW-07 Rev D

4.2 Gate

Following completion of lagoon construction, the existing security gates across the site access road will be replaced by metal security gates from Jacksons Fencing or equivalent, specified as follows, and as shown on drawing no. 21-SESW-07 Rev D:

2 no. steel Estate/Farmer’s Access Gates, height of 1.215m, each gate to be 3m wide, colour - Black RAL9005, as shown on 21-SESW-07 Rev D ; each gate to be tied into the adjacent road bank with steel Estate Railing panels, height 1.215m, colour - Black RAL9005

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

4.3 Fencing and Gate on Adjacent Property

For information, we note that the boundary of the adjacent agricultural field (immediately to the north west of the lagoon site) will be fenced with post and wire stock netting fencing with two strands of barbed wire on 100-125mm diameter posts, with an overall fence height of 1.15m. We also understand that an agricultural style, metal field gate will be erected within this fence to allow the tenant farmer access to the adjacent field from the Rising Sun PH car park. This fence and gate will be erected by the adjacent land owner, on the boundary of their land holding.

5 Planting Details

5.1 Planting Specification

5.1.1 General

All Landscape plots to be marked out on site and agreed with Project Landscape Architect prior to planting.

All existing trees and large shrubs to be retained and protected in accordance with requirements of BS 5837:2012 Trees in relation to design, demolition and construction.

5.1.2 Native shrub planting

The native shrub planting comprises various groups adjacent to the lagoon fencing, at the bell mouth entrance to the site, adjacent to the rising access road at this point and adjacent (site side) of the fence along the south east boundary footpath. The individual areas are shown on LMSL/21-SESW-5A Rev D and 5B Rev D - Planting Layouts

The scrub planting specification is as follows:

 Supply and plant as 450-600mm bare root transplants  All plants to be planted in groups of 3 to 7 of each species  All planting to be protected with rabbit proof fencing or individual rabbit guards (see 5.2 below)  Dig individual holes large enough to take full root spread  Plant with roots well spread out and at correct height  Backfill with excavated material  Plants to be watered to field capacity prior to planting, and to be watered in after planting  Unless using rabbit fencing, attach single spiral rabbit guards 450 mm x 38 mm and provide support with single bamboo cane, 800 mm length, driven securely into the ground  All Landscape Plots to be marked out on site and agreed with Project Landscape Architect prior to planting

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

5.1.3 Tree standards planting specification

 Supply as 6/8 cm girth bare root standards, planted in locations shown on LMSL/21- SESW-6 Rev D Planting Layouts – Trees, and agreed on site with Project Landscape Architect  Tree pits to be at least 1.5 times diameter of root spread, depth slightly deeper than root depth (sufficient for backfill to cover roots)  Excavate square pits by hand; fork bottom and sides of pit to loosen soil  Plant with roots well spread out; backfill with excavated material, incorporating organic manure or compost at 1 part manure/compost to 5 parts soil, if required  Stakes to be driven into the bases of planting holes before placing the plant on the prevailing leeward side of the stake so that no part of the stem is in contact with the stake and top of stake is no higher than one third of tree stem height  Attach tree stake with single tie near top of stake; stakes shall be softwood, peeled chestnut or larch, straight, free from projections and large or edge knots, and with pointed lower end; stake size (minimum): 1.5 m x 75mm diameter  Unless using rabbit fencing, attach single transparent tree tube minimum 600 mm height x 75 mm diameter and attach to tree stake  Plants to be watered to field capacity prior to planting, and to be watered in after planting  All plants to be mulched with 50mm bark mulch, to extent of each individual planting station

5.1.4 Pot planting and plug planting specification

• Supply pot grown plants at sizes listed in Planting Schedules (below); Eyebright to be supplied as plugs • All plants to be planted in groups of 5 to 9 of each species, at 500mm spacing  Plugs to be planted when in active growth • All planting to be protected with rabbit proof fencing (see 5.2 below) • Dig individual holes large enough to take root ball spread • Loosen root ball before planting and plant at correct height (not plugs) • Tamp in soil around rootball and firm in • Plants to be watered to field capacity prior to planting, and to be watered in after planting • All planting plots to be marked out on site and agreed with Project Landscape Architect prior to planting

5.2 Rabbit fencing (if required)

Rabbit proof fencing shall be in accordance with the Forestry Commission Technical Guidance for Forestry Fencing (Forestry Commission 2006). Fencing detail can be supplied where required.

Rabbit fencing shall be 0.9 m high, made of 18 gauge (ie 1.2 mm diameter wire) x 31 mm hexagonal mesh netting, and with no point along the fence lower than 0.75 m. An out-turn of

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

150 mm at the base shall be allowed for; this should be buried or covered with cut turves and soil.

Fencing posts:  End posts shall be 2 metres in length x 10-13 cm diameter driven approximately 0.9 metres into the ground  Intermediate posts shall be 1.7m in length x 5-8cm diameter driven approximately 0.6m into the ground

5.3 Planting Schedules by Area

5.3.1 Native Scrub Planting Areas A to F

Plant numbers are shown within table for individual areas below as located on drawing 21- SESW-5a Rev D .

Area A: 350m2 Area D: 700m2 Area B: 315m2 Area E: 375m2 Area C: 285m2 Area F: 395m2

Latin name Common Name % of mix Plant No. Notes Crataegus Hawthorn 25% Area A: 88 no. monogyna Area B: 79 no. Area C: 71 no. Area D: 175 no Area E: 94 no. Area F: 98 no. Corylus avellana Hazel 15% Area A: 53 no. Area B: 47 no. Area C: 43 no. Area D: 105 no Plant as 45-60cm Area E: 56 no. Transplants Area F: 59 no. @1m Euonymus Spindle 5% Area A: 17 no. spacing - in groups europaea Area B: 15 no. of minimum of 3-7 Area C: 14 no. of a single species Area D: 35 no. Area E: 18 no. Area F: 20 no. Ilex aquifolium Holly 5% Area A: 17 no. Area B: 15 no. Area C: 14 no. Area D: 35 no. Area E: 18 no. Area F: 20 no. Juniperus Juniper 5% Area A: 17 no. communis Area B: 15 no. Area C: 14 no. Area D: 35 no. Area E: 18 no. Area F: 20 no.

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

Latin name Common Name % of mix Plant No. Notes Ligustrun vulgare Wild Privet 10% Area A: 35 no. Area B: 30 no. Area C: 28 no. Area D: 70 no. Area E: 36 no. Area F: 40 no. Prunus spinosa Blackthorn 20% Area A: 70 no. Area B: 60 no. Area C: 56 no. Area D: 140 no Area E: 72 no. Area F: 80 no. Rhamnus Buckthorn 5% Area A: 17 no. catharticus Area B: 15 no. Area C: 14 no. Area D: 35 no. Area E: 18 no. Area F: 20 no. Rosa canina Dog Rose 10% Area A: 35 no. Area B: 30 no. Area C: 28 no. Area D: 70 no. Area E: 36 no. Area F: 40 no.

Viburnum lantana Common 7 no. Standard tree Wayfaring Tree Acer campestre Field Maple 7 no. Standard tree

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

5.3.2 Native Shrub Planting Areas G and H, L and M.

Plant numbers are shown within table for individual areas below as located on drawing 21-SESW-5 Rev D.

Area G: 270m2 Area H: 285m2 L:65m2 M:52m2

Latin name Common Name % of mix Plant No. Notes Crataegus Hawthorn 35% Area G: 93 no. monogyna Area H: 101 no. Area L: 23no. Area M:18no. Corylus avellana Hazel 15% Area G: 40 no. Area H: 43 no. Area L: 10 no. Plant as 45-60cm Area M:8no. transplants Euonymus Spindle 5% Area G: 13 no. @1m europaea Area H: 14 no. spacing - in groups Area L: 4 no. of minimum of 3-7 Area M:3 no. of a single species Ilex aquifolium Holly 5% Area G: 13 no. Area H: 14 no. Area L: 4 no. Area M:3 no. Juniperus Juniper 5% Area G: 13 no. communis Area H: 14 no. Area L: 4 no. Area M:3 no. Ligustrun vulgare Wild Privet 10% Area G: 26 no. Area H: 28 no. Area L: 8 no. Area M:6 no. Prunus spinosa Blackthorn 25% Area G: 53 no. Area H: 56 no. Area L: 13 no. Area M:3 no.

5.3.3 Native Scrub Planting Area J (300m2)

Latin name Common Name % of mix Plant No. Notes Crataegus Hawthorn 20% Area J: 60 no. monogyna Juniperus communis Juniper 20% Area J: 60 no. Plant as 45-60cm transplants Ligustrun vulgare Wild Privet 10% Area J: 30 no. @1m Prunus spinosa Blackthorn 25% Area J: 75 no. spacing - in groups Rhamnus Buckthorn 15% Area J: 45 no. of minimum of 3-7 catharticus of a single species Rosa rubiginosa Sweet Briar 10% Area A: 30 no.

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

5.3.4 Plant numbers are shown within table for individual areas below as located on drawing 21- SESW- 5A Rev D.

Area N: 79m2 Area Q: 47m2 Area O: 36m2 Area R: 27m2 Area P: 92m2 Area S: 61m2

Latin name Common Name % of mix Plant No. Notes Crataegus Hawthorn 20% Area N: 16 no. monogyna Area O: 7 no. Area P: 18 no. Area Q: 9 no. Area R: 5 no. Area S: 12 no. Juniperus communis Juniper 20% Area N: 16 no. Area O: 7 no. Area P: 18 no. Area Q: 9 no. Area R: 5 no. Plant as 45-60cm Area S: 12 no. transplants Ligustrun vulgare Wild Privet 10% Area N: 8 no. @1m spacing – Area O: 4 no. in groups Area P: 9 no. of minimum of 3-7 Area Q: 5 no. of a single species Area R: 3 no. Area S: 6 no. Prunus spinosa Blackthorn 25% Area N: 20 no. Area O: 9 no. Area P: 22 no. Area Q: 12 no. Area R: 7 no. Area S: 15 no. Rhamnus Buckthorn 15% Area N: 12 no. catharticus Area O: 5 no. Area P: 13 no. Area Q: 7 no. Area R: 4 no. Area S: 9 no. Rosa rubiginosa Sweet Briar 10% Area N: 8 no. Area O: 4 no. Area P: 9 no. Area Q: 5 no. Area R: 3 no. Area S: 6 no.

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

5.3.5 Ground Cover and Trees Area K (86m2)

Latin name Common Name % of mix Plant No. Notes Plant @ 500mm spacing in groups of 5-9 of a single species Cistus x purpureus Purple flowered rock 20% Area K: 43 no. 1.5Lt rose Clematis vitalba Travellors 20% Area K: 43 no. 1.5Lt Joy Euphrasia officinalis Eyebright 10% Area K: 22 no. Plug Origanum Marjoram 25% Area K: 54 no. 1.5Lt majorama Sanguisorba minor Salad Burnett 15% Area K: 32 no. 9cm pot

Thymus serpyllum Wild Thyme 10% Area K: 22 no. 1.5Lt

Sorbus aria Common Whitebeam 6 no. Standard tree

5.3.6 Tree Planting Within Grassland

Latin name Common Name Plant No. Notes Plant as 45-60cm Acer campestre Field Maple 8 transplants Fagus sylvatica Beech 4 @1m spacing – Fraxinus excelsior Ash 3 in groups Malus sylvestris Crab Apple 11 of minimum of 3-7 Prunus avium Gean 12 of a single species Quercus robur English Oak 12 Sorbus aria Common Whitebeam 8 Standard tree

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

5.4 Plant Schedule by Species

Latin name Common name Size Bare Root/Pot Number Acer campestre Field Maple Standard tree BR 15 Cistus x purpureus Purple flowered rock 1.5Lt Pot 43 rose Clematis vitalba Travellors Joy 1.5Lt Pot 43 Crataegus monogyna Hawthorn English 45-60 cm transplants BR 909 Corylus avellana Hazel 45-60 cm transplants BR 464 Euonymus europaea Spindle 45-60 cm transplants BR 153 Euphrasia officinalis Eyebright Plug Plug 22 Fagus sylvatica Beech Standard tree BR 4 Fraxinus excelsior Ash Standard tree BR 3 Ilex aquifolium Holly 45-60 cm transplants BR 153 Juniperus communis Juniper 45-60 cm transplants BR 304 Ligustrun vulgare Wild Privet 45-60 cm transplants BR 363 Malus sylvestris Crab Apple Standard tree BR 11 Origanum majorama Marjoram 1.5Lt Pot 54 Prunus avium Gean Standard tree BR 12 Prunus spinosa Blackthorn 45-60 cm transplants BR 742 Quercus robur English Oak Standard tree BR 12 Rhamnus cathartica Buckthorn 45-60 cm transplants BR 201 Rosa canina Dog Rose 45-60 cm transplants BR 239 Rosa rubiginosa Sweet Briar 45-60 cm transplants BR 56 Sanguisorba minor Salad Burnett 9cm Pot 32 Sorbus aria Common Whitebeam Standard tree BR 14 Thymus serpyllum Wild Thyme 1.5Lt Pot 22 Viburnum lantana Common Wayfaring Standard tree BR 7 Tree

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

6 Aftercare, Management and Maintenance Scheme

6.1 Wildflower meadow

Management objectives:  to enhance biodiversity by creating a species rich meadow using native species suitable to this local chalk landscape  to enhance visual amenity and landscape character

Phase Maintenance Requirements Establishment Phase First cut to be carried out when vegetation reaches 100mm and cut back to 50mm; remove arisings Subsequent cuts to 50mm at monthly intervals and remove arisings Long term management Cut once (autumn) or twice (July and October) per annum Leave arisings in situ for 48 to 72 hours before removal Leave a 500mm margin un-cut on either side of the fence immediately to the north west of, and parallel to, the informal footpath along the south eastern site boundary

6.2 Tree and Shrub Planting

Management Objectives:  to create clumps of native trees and shrubs around the lagoon security fencing to soften the impact of the fence and improve the site’s visual amenity for neighbouring residents and within local views  to create a landscape of open meadow with occasional specimen trees, planting to ensure retention and enhancement of local views  to enhance the landscape of the bell mouth and create a mixed and attractive vegetation cover on the crests and slopes adjacent to Rectory Lane  to improve biodiversity with a variety of planting types using, in the main, locally native species

Phase Maintenance Requirements - all planting types Establishment phase (5 years Spot weeding of all planting stations (within 500 mm from planting) radius for woody plants, 250 mm for herbaceous) Irrigation if required Pruning of dead, diseased or damaged wood Beating up (inspection in late summer, planting during subsequent planting season) Maintenance of rabbit guards, stakes, ties and rabbit fencing Long term management Removal of stakes and ties when out grown and no longer required to protect trees and shrubs Annual inspection Replacement planting as required

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

Phase Maintenance Requirements - all planting types Cutting back of vegetation adjacent to bell mouth to ensure appropriate sight lines

6.3 Existing vegetation

Management Objectives:  to improve the overall biodiversity of this existing vegetation with specific attention to actual and potential slow worm habitat  to provide continuous low to medium level screening for visual amenity and security for site users and neighbouring land owners/users

Phase Maintenance Requirements Along South Eastern Boundary Fence Initial Works Erect marker posts to subdivide retained vegetation into 9 linear sections Long term management Cut back three, non-consecutive, sections of shrubs/sub shrubs/scrub vegetation in each year, such that each section is cut back only once in each three years period Vegetation to be cut back to 1500 mm high All work to be undertake in consultation with a suitably qualified ecologist Existing Hedge Planting – Site Entrance by Rectory Road Cut back hedge as required to maintain path access (sides) and to maintain hedgerow form (top); trimming only to be undertaken outside bird nesting season, eg in August or February

SES Woodmansterne Soakaway Lagoon Landscape Scheme - Management and Maintenance April 2017

Appendix 1

Drawings

Main Site Masterplan 21-SESW-01 Rev E Bellmouth Masterplan 21-SESW-02 Rev E General Arrangement 21-SESW-03 Rev E Meadow grass Specification 21-SESW-03A Rev D Planting Concepts 21-SESW-04 Rev D Planting Layouts 21-SESW-05A Rev D Planting Layouts 21-SESW-05B Rev D Planting Layouts – Trees 21-SESW-06 Rev D Gates & Railings 21-SESW-07 Rev E

Trees planted towards rear of embankment

Native vegetation Embankment pulled back at top of bank towards road in stepped terraces 2m

Bellmouth Chalk Agricultural style fence. See drawing 30m edge SESW/PL7 June 2018 Rev E for detail Knee rail fencing Minor regrading and softening e.g Jacksons Diamond Rail Fencing Section A - A1 1:150@A3 of slopes (to be agreed on site)

Existing bellmouth width with tiered re-profiled bank

41m width 41m bellmouth width A1 Low rail to prevent parking encroachment T O P O F B A N K (such as Jacksons Diamond Rail Fencing) A

Native vegetation/trees planted at top and on sides of bank Proposed estate style security gates and railing. See fencing drawing LMSL/21/SESW/PL7 June 2018 Rev E for further detail Existing bellmouth width with non-slip buff surface colour

Unmanaged chalk embankment- some regrading View across re-profiled bank (naturally becoming greener)

LMSL/21/SESW/PL2 N June 2018 Rev E T.N.KELLY B.Eng., C.Eng., MIChemE POST MEETING DRAFT ALTERATIONS Wholesale Services Director SES Water London Road, Redhill, Surrey, RH1 1LJ Woodmansterne Lagoon - Tel: 01737 772000 Fax: 01737 766807 www.seswater.co.uk BELLMOUTH MASTERPLAN 1:250@A3 No tree planting within Area within fence left to 2m corridor along gas line. vegetate naturally; no added topsoil 4m wide reduced width access road - surface left to weather Lifebelts within painted shelters Boundary of adjacent field, marked Shrub planting to provide by agricultural style fence. screening of the lagoon See fencing drawing LMSL/21/SESW/PL7June 2018 Rev E 1.8m high weldmesh black for further detail. security fencing with painted galvanised posts Gated farmers access - informal (with mitred corners) non surfaced track 4m wide and concrete base to provide newt protection

Line of agricultural style fence positioned 1-2 metres beyond edge of 2m wide footpath, subject to topography and engineering requirements e.g. service inspection covers. See fencing drawing Allotments LMSL/21/SESW/PL7June 2018 Rev E for further detail. Managed wildflower rich grassland Tree planting away Agricultural land from line of gas pipe & SESW ducts

Retained existing vegetation along Gas line edge of field and adjacent to path to be managed on a 3yr cycle in liaison with licensed ecologists

Managed wildflower Proposed internal planting of native species at regular intervals along south and rich grassland Re-shaping of slope toe to east fence lines (see drawing SESW/PL4RevD) maintained to a height of 1.5m max. reduce visual impact of cutting Managed wildflower rich grassland SCC Rights of Way officers have recommended that the informal path noted on this drawing be re-designated as Bellmouth frontage a public right of way (footpath). The path alignment has area detailed on been agreed on site with SCC Rights of Way officers ie the N LMSL/21/SESW/2June 2018 Rev E route to follow the line of the existing informal path and provide a corridor at least 2 m wide, aligned beyond (ie Car Park T.N.KELLY B.Eng., C.Eng., MIChemE Wholesale Services Director excluding) the existing vegetation currently growing along SES Water London Road, Redhill, Surrey, RH1 1LJ the south eastern and north east site boundary. Tel: 01737 772000 Fax: 01737 766807 www.seswater.co.uk Retained existing vegetation along edge of field and adjacent to path to be LMSL/21/SESW/PL1 managed on a 3yr cycle in liaison with June 2018 Rev E licensed ecologists POST MEETING DRAFT ALTERATIONS Woodmansterne Lagoon - LANDSCAPE MASTERPLAN 1:2000@A3 Lifebelts within painted shelters 4m width Access Road and hammerhead left unsurfaced; no edging Chalk Grassland To be planted with shrubs and trees Line of agricultural style as shown on plan and below boundary fence. Proposed seed mix : Emmorsgate EM6 See fencing drawing Meadow Mix for Chalk & Limestone Soils LMSL/21/SESW/PL7 June 2018 Rev E for further detail. For measured areas see drawing SESW-3a RevD

Farmers Access Track Approx 4m width left unsurfaced

New Tree Planting 51 no in total. Security Gates and fencing at Bellmouth Fagus sylvatica Beech Acer campestre Field Maple Jacksons Fencing Malus sylvestris Crab Apple Steel Estate Gates Sorbus aria Common Whitebeam height 1215mm D Corylus avellana Hazel 2x3000mm width Fraxinus excelsior Ash 4m Colour: Black RAL9005 Quercus robur English Oak Jacksons Estate Railings Prunus avium Sweet Cherry height 1215mm 2 x 2000mm width Colour: Black RAL9005 C New shrub planting Gas Line Total area of new planting: 2,900m2 (See SESW-5 RevD for quantity and detail) A Bellmouth 'no skid' surfacing 4m approx. Line of agricultural style boundary fence. (SES Specification) See fencing drawing LMSL/21/SESW/PL7 June 2018 Rev E B for further detail. Knee Rail N

Low vegetation to retain sightlines. Jacksons Fencing - Diamond Rail 41m T.N.KELLY B.Eng., C.Eng., MIChemE Wholesale Services Director 0.9m height SES Water London Road, Redhill, Surrey, RH1 1LJ 1.8m lengths Tel: 01737 772000 Fax: 01737 766807 www.seswater.co.uk Total length required: 52m LMSL/21/SESW/PL3 June 2018 Rev E POST MEETING DRAFT ALTERATIONS Woodmansterne Lagoon - GENERAL ARRANGEMENT 1:2000@A3 Chalk Grassland To be planted with shrubs and trees within as shown on Dwg No.LMSL/21/SESW/3 RevD

Proposed seed mix : Emmorsgate EM6 Meadow Mix for Chalk & Limestone Soils

Approximate areas: Area A - 4,640m2 Area B - 4,675m2 Area C - 6,840m2 Area D - 20,510m2

Total Area of New Meadow Mix Grassland 36,665m2

Bellmouth Area E - 510m2 (to be seeded after final earthwork contouring completed) D C Gas Line A B N

T.N.KELLY B.Eng., C.Eng., MIChemE Wholesale Services Director SES Water E London Road, Redhill, Surrey, RH1 1LJ Tel: 01737 772000 Fax: 01737 766807 www.seswater.co.uk

LMSL/21/SESW/PL3a November 2017 Rev D POST MEETING DRAFT ALTERATIONS Woodmansterne Lagoon - GENERAL ARRANGEMENT - CHALK GRASSLAND 1:2000@A3 Native Chalk Scrub Lagoon planting x To provide blending of the Planting concepts lagoon into the landscape. x Managed for wildlife as per Woodmansterne Lagoon EMORSGATE SEEDS EM6 - MEADOW MIXTURE Management document. FOR CHALK AND LIMESTONE SOILS x To create new stretch of hedge (or approved equivalent) x along part of southern boundary % Latin name Common name Species 0.5 Achillea millefolium Yarrow Chalk grassland Latin name Common name 0.8 Anthyllis vulneraria Kidney Vetch Crataegus monogyna Hawthorn 1.5 Centaurea nigra Common Knapweed Prunus spinosa Blackthorn 1.5 Centaurea scabiosa Greater Knapweed Rosa canina Dog Rose 0.4 Clinopodium vulgare Wild Basil See LMSL/21/SESW/5a RevD Ligustrun vulgaris Wild Privet 1 Daucus carota Wild Carrot for individual planting Rhamnus cathartica Buckthorn 2 Galium verum Lady's Bedstraw Juniperus communis Juniper 1 Knautia arvensis Field Scabious plans Corylus avellana Hazel 0.4 Leontodon hispidus Rough Hawkbit Euonymus europaea Spindle 1 Leucanthemum vulgare Oxeye Daisy Viburnum lantana Common Wayfaring 0.6 Lotus corniculatus Birdsfoot Trefoil tree 1 Onobrychis viciifolia Sainfoin 0.2 Origanum vulgare Wild Marjoram 1 Plantago media Hoary Plantain 2 Poterium sanguisorba - (Sanguisorba minor ) Salad Burnet 0.5 Primula veris Cowslip 2 Prunella vulgaris Selfheal 1 Ranunculus acris Meadow Buttercup 1 Ranunculus bulbosus Bulbous Buttercup Tree planting 0.5 Reseda lutea Wild Mignonette 0.1 Scabiosa columbaria Small Scabious Tree Clumps Total 20% of Mix x To break up area of grass x Species appropriate to downland GRASSES x % Latin name Common name Banktop planting Planted individually or in groups to 2 Briza media Quaking Grass (w) retain views from Lyndhurst Road 32 Cynosurus cristatus Crested Dogstail x To provide a visual and physical barrier at the top of the bank across the valley 24 Festuca ovina Sheep's Fescue x Aesthetic and naturally occurring planting to enhance views 12.8 Festuca rubra Red Fescue (w) from across Rectory Lane Species 4.8 Koeleria macrantha Crested Hair-grass (w) x Planting managed to retain visibility requirements of bellmouth Latin name Common name 4 Phleum bertolonii Smaller Cat's-tail (w) x Planting to be encouraged to colonise adjacent bank and Fagus sylvatica Beech N 0.4 Trisetum flavescens Yellow Oat-grass (w) Malus sylvestris Crab Apple Total 80% of Mix bellmouth area Acer campestre Field Maple Sorbus aria Common Whitebeam Creeping and ground cover Tree and shrub Fraxinus excelsior Ash Latin name Common name Sorbus aria Common Whitebeam Prunus avium Sweet Cherry Clematis vitalba Travellers Joy Prunus spinosa Blackthorn Quercus robur English Oak Origanum majorana Marjoram Rosa rubiginosa Sweet Briar Thymus serpyllum Wild Thyme Ligustrun vulgare Wild Privet T.N.KELLY B.Eng., C.Eng., MIChemE Sanguisorba minor Salad Burnett Wholesale Services Director Rhamnus cathartica Buckthorn SES Water London Road, Redhill, Surrey, RH1 1LJ ŝƐƚƵƐпƉƵƌƉƵƌĞƵƐ Purple Flowered Rock Rose Juniperus communis Juniper LMSL/21/SESW/PL4 Tel: 01737 772000 Fax: 01737 766807 www.seswater.co.uk Euphrasia Eyebright November 2017 Rev D POST MEETING DRAFT ALTERATIONS Woodmansterne Lagoon - PLANTING CONCEPTS Native shrub planting areas adjacent to bell mouth and around lagoon, to be read in conjunction with the Woodmansterne Soakaway Lagoon Landscape Scheme and Landscape Scheme and Landscape Management and Maintenance Scheme document. C

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LMSL/21/SESW/PL5a T.N.KELLY B.Eng., C.Eng., MIChemE Wholesale Services Director SES Water November 2017 Rev D London Road, Redhill, Surrey, RH1 1LJ Tel: 01737 772000 Fax: 01737 766807 www.seswater.co.uk POST MEETING DRAFT ALTERATIONS Woodmansterne Lagoon - PLANTING LAYOUTS 1:1000@A3 Native shrub planting areas adjacent to footpath to be S read in conjunction with the Woodmansterne Soakaway Lagoon Landscape Scheme and Landscape Scheme and Landscape Management and Maintenance Scheme document. R

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LMSL/21/SESW/PL5b T.N.KELLY B.Eng., C.Eng., MIChemE Wholesale Services Director SES Water November 2017 Rev D London Road, Redhill, Surrey, RH1 1LJ Tel: 01737 772000 Fax: 01737 766807 www.seswater.co.uk POST MEETING DRAFT ALTERATIONS Woodmansterne Lagoon - PLANTING LAYOUTS 1:1000@A3 Tree Clumps x To break up area of grass SaQr x Species appropriate to downland Pa x Planted individually or in groups to retain Ms Ac views from Lyndhurst Road across the Qr valley Pa Ms Ms Ac Pa Sa Fe Pa Species Fe Fe Latin name Common name Ac Fagus sylvatica (Fs) Beech Pa Fs Malus sylvestris (Ms) Crab Apple Fe Acer campestris (Ac) Field Maple Fs Ac Ms Sorbus aria (Sa) Common Whitebeam Qr Fraxinus excelsior (Fe) Ash Ms Qr Prunus avium (Pa) Sweet Cherry Quercus robur (Qr) English Oak

Pa Ac Pa Native shrub planting areas to be read in conjunction with the Ms Phoenix HouseWoodmansterne Soakaway Lagoon Landscape Scheme and Landscape Scheme and Landscape Management and Maintenance Gas line Ac Scheme document. Qr Qr Ac Qr Fe Qr N Sa Pa Sa Ms Ms Sa FeFs Sa Pa Sa Qr LMSL/21/SESW/PL6 Ms November 2017 Rev D PINE WALK Sa T.N.KELLY B.Eng., C.Eng., MIChemE Wholesale Services Director POST MEETING DRAFT ALTERATIONS SES Water London Road, Redhill, Surrey, RH1 1LJ Tel: 01737 772000 Fax: 01737 766807 www.seswater.co.uk

GP Woodmansterne Lagoon - The Midday Sun (PH) PLANTING LAYOUTS - TREES East boundary

Adjacent field boundary fence: Post and stock wire netting (wire) with 1800mm high weldmesh black security fencing two barbed wires on 1370mm minimum height / with painted galvanised posts (with mitred 100-125mm diameter posts. corners) and concrete base to provide Height to top wire 1.15m. newt protection Not part of landscape scheme - included for information only.

1015mm. 1370mm min ht/ 100-125mm diameter posts.

Jacksons Fencing Diamond Knee Rail 90mm height 1800mm lengths Total length required: 52m North boundary Post and stock wire netting (wire) on east, west and south boundaries. Two plain line wires on 1370mm minimum height/100-125mm diameter posts. Security Gates and fencing at Bellmouth Height of top wire 1.15m. and 2 no. Farmer's Access Gates On south and west boundaries, fence positioned 1-2m Jacksons Fencing beyond edge of the 2m wide footpath, subject to Steel Estate Gates topography and engineering requirements e.g. service height 1215mm inspection covers. 2x3000mm width Colour: Black RAL9005 Jacksons Estate Railings South boundary height 1215mm 2 x 2000mm width Colour: Black RAL9005 Existing gate N

West boundary LMSL/21/SESW/PL7 T.N.KELLY B.Eng., C.Eng., MIChemE June 2018 Rev E Wholesale Services Director SES Water London Road, Redhill, Surrey, RH1 1LJ POST MEETING DRAFT ALTERATIONS Tel: 01737 772000 Fax: 01737 766807 www.seswater.co.uk Woodmansterne Lagoon - GATES & FENCING 1:1500@A3