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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: [email protected] 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. 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 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 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 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; 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 - 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.
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