Application Number MO/2020/0160 (Detailed) and Registration Date 21-Jan-2020

Applicant Greene King Pub Partners

Case Officer Mark Brodie

Amendments /amplifications

Committee Date 3 June 2020

Ward(s) Charlwood

Proposal Erection of single storey rear extension, covered pergola, extension to patio area, new cycle parking and alterations to car park and yard.

Site Description The Charlwood (PH), 12, The Street, Charlwood, , , RH6 0BY

RECOMMENDATION: Approve subject to conditions

Summary

The site lies within the large rural village of Charlwood. Planning permission is sought for a proposed single-storey rear extension to provide a new dining area providing 20 covers; the retrospective enclosure of the former oak framed smoking shelter to provide additional dining area and removal of glazed doors on the south elevation and for their installation on the north elevation facing the extended patio; a new widened gable ended pitched roof entrance leading to a covered (polycarbonate roof) walkway; repositioning of the patio area, new secured covered parking for four bicycles; alterations to the car park reducing the number of car parking spaces from 29 to 26 car parking space with two disabled spaces close to the new patio area. When assessed against the policies in the NPPF taken as a whole, it is considered that the development would simultaneously achieve the social, economic and environmental dimensions necessary to be considered as sustainable development as defined and sought by the NPPF. Noting that the proposal also accords with development plan policies. Taking all of these factors into account it is considered that planning permission should be granted

1. Development Plan

1.1 Large rural village

2. Relevant Planning History

MO/85/1142 Front, side and rear extensions totalling 128 sq m (1,373 Approved sq ft) to public house, formation of rear patio of 24 sq m (256 sq ft) and use of part of rear garden to provide 13 10/01/1986 extra car parking spaces following demolition of existing rear outbuildings totalling 27 sq m (294 sq ft).

MO/94/0334 Bay window to front elevation, amended front entrance, Approved enclosure of area adjacent to toilets on west elevation, enlarged seating area and car park to rear. 06/06/1994

MO/97/1689 Erection of ground floor dining area and kitchen extension Approved of 44.5sqm. First floor extension of 33.4sqm to create assistant managers flat. Alterations to car park to create 04/03/1998 extra spaces.

MO/2008/0506 Erection of oak framed smoking shelter to rear. Approved 15/05/2008

MO/2019/1164 Erection of single storey rear extension and Withdrawn alterations/extension of rear garden area. 29/08/2019

3. Description of Development

3.1. The application site is a two-storey detached public house positioned on the north side of ‘The Street’ within the inset rural village of Charlwood. The two-storey Public House, ‘The Charlwood’ (formerly named ‘The Greyhound’), fronts the main road and has vehicular accesses either side To the east of the pub are two white –painted interconnected two-storey buildings, one of which is brick built and the other timber framed and weather boarded. The buildings are in a mixed use as a restaurant (Class A3) and offices (Class B1) on the ground floor (Limes Bistro is now closed) with offices above. The surrounding area comprises small scale, two storey, residential development in a linear pattern along The Street with a mixture of predominately Victorian detached and semi-detached dwellings, varied in style and character, set within modest plots. The properties within Perrylands, to the east and north of the application site, comprises well spaced 1960’s semi-detached and terraced dwellings.

Figure 1. Site Location Plan

3.2. The current application seeks planning permission for a proposed single-storey rear extension to provide a new dining area providing 20 covers; the retrospective enclosure of the former oak framed smoking shelter to provide additional dining area and removal of glazed doors on the south elevation and install them on the north elevation facing the extended patio; a new widened gable ended pitched roof entrance leading to a covered (polycarbonate roof) walkway; repositioning of the patio area, new secured covered parking for four bicycles; alterations to the car park reducing the number of car parking spaces from 29 to 26 car parking space with two disabled spaces close to the new patio area. The proposals would increase the number of existing covers from 92 to 112.

Figure 2. Proposed Layout

Figure 3. Proposed elevations. Figure 4. Photograph of rear of public house

4. Consultations

Responses Officer comment Relevant condition

SCC Highways - Having looked at the .A condition has 7 Transport Statement which accompanied this been imposed to application, the County Highways Authority provide secure have no concerns regarding highway safety. bicycle storage (7) The loss of three parking spaces is not considered detrimental to the highway safety in this location. The Transport Consultants did a parking survey of the existing pub car park, which shows that full capacity is only reached for half an hour during peak hours. They then analysed the local on street parking within 200 metres of the site, which showed available on street parking of around 129 spaces. The reduction in 3 car parking spaces can therefore be accommodated on the local streets in peak times. Therefore, the loss of parking will not cause a highway safety issue. It is recommended that a condition be imposed to provide secure bicycle storage.

MVDC Scientific Officer:- I can confirm that I Conditions 4, 5, 6 & 8 have considered the noise impacts from the preventing music proposed patio. The noise level of a raised being played beyond loud voice is circa 80db (this is not shouting). 2300 (4); no music Allowing for the attenuation over distance of recorded or around 25m and 35m to the nearest residential otherwise shall be properties i.e respectively 14 the street and 17 played within the and 19 Perrylands; we would calculate the outside patio area typical peak noise levels at these residential ever (8); the patio properties to be circa 50db at the facade. area shall not be Allowing for the attenuation of an open window used for the purpose this would then equate to circa 40db which in eating or drinking our opinion will not be sufficiently to be outside the hours noticeable to be considered “intrusive”. 1000 and 2200 (5);a However, this can only be said during the day lighting scheme for or late evening, when background noise levels the car parking and and internal noise levels within the property are patio area shall be higher. We would therefore consider that submitted for during day time and late evening the impacts approval (6) from the proposal from patron noise will be acceptable provided they are properly managed and there is no other associated activity on the patio such as live and amplified music. As per our previous comments we would consider the main issue here is the increase in noise from the increased capacity of the patio and the location closer to the residents. We recognise that the current premises has an existing permission as a public house but we would contend this presents a material change to the local area that is required to be mitigated by the LPA under both the NPPF and the Noise Policy for . On this basis we would recommend the planning authority and the applicant can adopt either of the following approaches:

The applicant could chose to add a management plan to the planning record advising us on how the patio area will be managed to minimise impacts on residents or specific conditions are used to ensure that residents are protected from unacceptable disturbance in the late evening and night time period. Our suggested conditions would be: Restriction of hours Their shall be no use of the external space of the Public house for drinking or eating outside the hours of 1000 to 2200 hours Music Other than background music there shall be no playing of amplified or live music at any time on the patio area herby approved. Lighting Prior to occupation of the development hereby approved a scheme of external lighting for the car park and patio area shall be submitted to and approved by the local planning authority. The scheme shall also include a survey and description of all existing lights used to illuminate the area and where necessary existing lighting will be mitigated to reduce impacts on the local environment in accordance with the principles of the institute of lighting professional guidance Ltd:- The proposed Noted development has been examined from an aerodrome safeguarding perspective and does not conflict with safeguarding criteria. We therefore have no objection to this proposal. Access Group:- ‘Are all the new The proposed areas accessible by wheelchairs? Is there a extension and hearing loop in place? Are those with outdoor dining poor/blind catered for? I note that although structure is there are two disabled parking spaces near the accessible by building this is all they appear to cater for. I am wheelchairs. No sure there is a disabled toilet within the new changes to the build. I am hoping that they will be installing a existing internal changing table within it so that those rather facilities are larger children out with their parents don't have proposed as part of to be changed on the floor of the toilet this application

. 5. Representations

5.1. 9 representations (inclusive of representation from Charlwood Parish Council) were received raising the following summarised concerns: In addition a letter of support was received from the current operator of The Charlwood.

Comment Officer Comment Relevant condition

(s)

Charlwood Parish Council welcomes that the .Conditions two conditions asked for in the previous attached application have been incorporated and regarding no compliments The Charlwood on no music after music events 2300 hrs and no live or recorded music outside beyond 2300 (4); ever, but still objects most strongly to this and no outside application to expand The Charlwood. music ever (8). The Parish Council has major concerns with Parking issues regard to the lack of proposed parking addressed in parking section of spaces, The Charlwood holds music and quiz this report. nights on regular occasions which are attended by significant numbers using private cars. There is a lack of sustainable transport in Charlwood, with no evening or weekend service. Transport and Travel document 1910077 is misleading, it refers to public transport being available but states that the peak trading periods are Friday and Saturday 1800-2300 and Sunday 1200-1600 when there is no public transport at all. (Last bus departs 1827 Friday). The same document suggests customers should park on the public highway: a) on the Road, which would be highly dangerous, it is narrow, unlit, busy and has no footpath. b) The Street, which suffers from significant congestion when cars are parked. Parking along The Street would cause significant nuisance to homeowners trying to access/exit their driveways. c) Horley Road, which has many bends and driveways and would be highly dangerous. d) Perrylands, most residents have great difficulty in finding space for their own vehicles. To increase customer capacity whilst reducing car parking spaces at the premises does not equate The reduction in parking places will lead to an Addressed in increased demand for on street parking, with parking section of additional cars parked on the Street and in this report Perrylands. There are no street lights in the village and the additional parking on the Street will cause a hazard to both visitors to the Charlwood, local residents and pedestrians. Also there is no public transport in Charlwood, with evening or weekend service Noise issues resulting from increased capacity and Noise issues associated disturbance from customers coming addressed and going and theme/Mike/Music & Quiz nights ‘Impact on neighbours section’ of this report and additional conditions referred to above imposed

Parking survey not carried out on a busy night The parking survey was carried out on two music nights on Friday 22nd November and Saturday 23rd November 2019 and a Sunday afternoon 24th November 2019 when the operator advises they were fully booked. Should limit number of live music nights Not within the control of the Local Planning Authority

Request the imposition of conditions that there will Conditions (4 & 8) 4 & 8 be no music events after 2300 and no recorded or imposed live music outside ever accordingly

There is also no allowance for a smoking area as This is a currently customers are standing directly outside management the front entrance and the doors are kept open decision for the so an increase in noise Preference for a new operators of the smoking shelter Public House The traffic survey report supporting this This land is not application has neglected to include the current within the control use of parking on land behind Limes Bistro, of the applicant which will not be available once that property has been redeveloped Whilst the planning proposal advises the patio is While it is noted no larger than the current one, this will be nearer that the patio to the properties in Perrylands therefore a area is marginally possible noise implication to those residents (approximately 6 metres) closer to the properties in Perrylands a distance of in excess of 40 metres would be retained. In addition the re- positioned patio would have the advantage of moving further. away from the closest residential property a tno.14 The street.

The proposed western extension contains 7 new The windows are casement panes facing my property (14 at ground level The Street). Due to the proposed lengthening of and there is a the building , my 2 rear bedroom windows will high mature become very visible to the diners in the new hedge along the extension. The proposed windows are not needed , boundary of this as the design includes large roof lantern and other property and windows, Preference for windows on western face therefore it is not to be removed, and replaced with a brick wall. considered there would be any significant increased overlooking

The outside wooden dining building with glazed Agreed and noted doors and inside wood burner and tiled roof that they have been using for several years as one is not a “Pergola”.

The new dining area should be soundproofed to prevent the transmission of noise? Noise insulation for the extension will be to Building Regulations Part

E. In addition the windows contained within the west elevation will be conditioned to ensure that they

remain fixed shut (3) 3

In support of the application the following Noted representation has been received from the current operator of The Charlwood:- following an internal renovation at the beginning of 2018 rebranded into a premium food led gastro pub. This was from a failing Hungry Horse. In less than 2 years we have established a niche serving freshly prepared food and premium led drinks. In rebranding from what was a cheap value driven venue we have attracted a completely new significant loyal customer following; These customers are generally aged 30+ and from the following segments (1) local residents (2) destination based residents generally from neighbouring towns and villages (3) Gatwick Airport related passengers both pre and post travel (4) business and corporate customers from local business and industry. 2. Our sales mix is generally split 60% food and 40% wet – where the emphasis in on freshly prepared quality food. At weekends and busy days, we are generally maxed out in the venue and cannot accommodate everyone who wishes to dine with us. 3. The purpose of this planning application is to make our restaurant area slightly larger to accommodate everyone who wishes to dine with us as we continue to grow as well as continue to ensure we have a sustainable business model for the future. All too often as has happened around us pubs and restaurants close due to lack of forward thinking and investment. 4. The parking situation referred to in various objections from a few neighbours is completely blown out of context, misleading and inaccurate which I will explain in detail below. 5. This proposed development will also create extra new employment for local people both full time and part time and as such carries significant value to the local economy especially for people who cannot work out of the local area due to personal commitments. I wish to address the following inaccuracies and assumptions that have been raised. 6. The traffic consultation commissioned was across three busy days (Friday, Saturday & Sunday) at the end of November which were far busier than average trading days here at The Charlwood. 7. There was no over spill parking from our car park onto local residential roads during this consultation period. 8. In fact the majority of time whilst we were very busy there were ample spaces for guests to park their vehicles. 9. On busy days up to 50% of our guests who come to us to eat and drink arrive in shared taxis, they do not drink and drive therefore this reduces significant pressure on our car parking spaces. 10. I am yet to meet a guest who would consider parking their car in The Perrylands. As far as I am aware this is something that has never occurred. 11. Inaccurate speculations and assumptions do not provide a clear picture of The Charlwood, our guests means of travel, our car park and spaces available. The facts are clearly outlined in the traffic consultation. 12. The Street outside The Charlwood is almost always empty of cars from any guests attending The Charlwood and I would be very interested to see factual evidence which implies otherwise. 13. Yes there is a parking problem in the centre of Charlwood which is not outside The Charlwood. A lovely café void of any parking, another public house also void of any parking along with a children’s play area and park with new pavilion and many sports events, fetes and fairs as well as private events in the pavilion. All you need to do to understand these parking challenges in the centre of the village is read the constant comments on The Charlwood & Hookwood Community Facebook Group for local residents. There has never been one mention of any parking overspill from The Charlwood onto local streets. Charlwood park has a long parking area on the lefthand side sadly this is rarely accessible to visitors as the gates are locked – this therefore creates a huge problem. 14. Whilst there is ad hoc public bus services in fact with bus stops directly outside The Charlwood and opposite – the profile of our guests do not use public transport to get to us so this is completely irrelevant to a means of transport. 15. We promote our self locally offering free transport from guest houses and hotels as well as Horley & and other surrounding areas within a few miles by refunding the cost of a taxi when visiting up to dine, this has proved very popular amongst guests who may be staying at local hotels & guest houses. 16. We have proposed increasing capacity and still maintaining adequate parking spaces to meet this demand based on independent thorough traffic analysis. 17. Our rear outdoor smoking area accessed from our restaurant remains in situ and will continue to remain in situ after any development if it is granted. Customers who smoke at the front of the building are generally bar customers who are drinking at the front of the building- this has been the case for donkeys’ years since the smoking ban was introduced. 18. The traffic analysis was in fact contrary to incorrect speculation carried out on 2 very busy music nights which were Friday 22nd November and Saturday 23rd November and a particularly busy Sunday afternoon 24th November when we were fully booked. 19. We are premium led restaurant and bar which has amazing music on many Fridays and Saturdays. This music is aimed at our audience aged 30+ but significantly many 40-60. The music consists of acoustic, tribute, soul & Motown and never rock or particularly loud music aimed at people aged 18- 25. We always mange our music very carefully starting between 8pm and 9pm and finishing 11-1130pm . It is prudent to note with accuracy that we have never to date received a noise complaint from any music. We have never played music outside and have no intention to do so. In addition to music on selected Friday & Saturdays we host a monthly open mic night by local talented musicians which commences at 730pm and is finished by 1030pm. We also host the local Charlwood Folk singers every 2nd Monday evening of the month this commences as approx. 730pm and runs through to 11pm and is approx. up to 25 folk singers aged from 50 to 90 years + in age. 20. The majority of our customers who do drive have expensive vehicles and like to park these vehicles safely in our car park – they do not park in the Perrylands and as I have already mentioned above we have never been aware of anyone parking in The Perrylands which generally has no space in the evenings as it has residents cars and is limited to what spaces are available. 21. The Charlwood is located in Charlwood a village directly behind Gatwick Airport and adjacent to the flight path, with no noise complaints every received to date, speculation about future noise by marginally increasing capacity for diners in the restaurant is factually incorrect. 22. Our staff apart from the operators and two staff do not drive to work, we use taxis for staff and vehicle share almost every day as well as recruit locally within the village of Charlwood. Staff parking has no impact on available spaces. 23. Our car park is used at our discretion by numerous local residents who lack off road parking as well as over flow parking when residents also have a need to accommodate visitors and also local visitors to Charlwood who may be exploring the area because there are no specific car parks in the village apart from ours. 24. Vehicles occasionally park outside The Charlwood to load and unload particularly in bad weather using the main front entrance – this is usually for minutes only. 25. Yes many guests arrive and depart by taxi which is completely encouraged as covered above this has never caused a complaint to date from any neighbours. 26. Whilst a few neighbours mention noise pollution, this is completely exasperated, we are next to Gatwick Airport and on a relatively busy B road with traffic 24/7, I cannot fail to mention that we have never received a noise complaint. I also feel that it is prudent to state that living in Charlwood with noise pollution from Gatwick and the local roads is not comparable to living in a rural village. How many years has there been an airport which is growing significantly as well as a pub at the site of The Charlwood. 27. Our music has never played after 12 midnight with the exception of New Year’s Eve when we were fully booked and it was advertised in advance under our licence stipulations. 28. Music events are not a key objective of The Charlwood – our key objectives are supplying amazing food & drink, when we have music it is an extra which is supported by significant numbers of people and included in this are many local residents. 29. We employ a registered concierge doorman every Friday & Saturday evening from 7pm until the last guest leaves and we close, this has been in place since were opened. The purpose of this job is to welcome guests, assist in parking, manage noise levels outside particularly when guests leave The Charlwood. Yes, this is unusual for a out of town pub but significantly part of our premium led business approach and works very well. 30. To date it is particularly disappointing that we have received no offer after our direct approach from Charlwood Parish Council to discuss these proposed development plans prior to them being submitted.

In summary I have presented clear facts and answers to a few local objections. The value of which is with complete accuracy. I sincerely hope due consideration is given to this planning application on all the merits it entails for a successful independent local business.

6. Main Planning Policies 6.1. Government Guidance National Planning Policy Framework Section 2 - Achieving Sustainable development Section 6 – Building a Strong Competitive Economy Section 9 – Promoting Sustainable Transport Section 12 - Achieving Well Designed Places

6.2. Mole Valley Core Strategy CS14 – Townscape, Urban Design and the Historic Environment

6.3. Mole Valley Local Plan ENV22 – General Development Control Criteria ENV23 – Respect For Setting ENV24 – Density of Development And The Space Around Buildings MO5 – Parking Standards MO15 – Provision For Cyclists In Development Proposals CF2 – Provision Of New Community Facilities RUD20 – Commercial Development in Villages

6.4. Other Document MVDC Larger Rural Villages Character Appraisal SPD (2013) SCC Vehicular & Cycle Parking Guidance

7. Main Planning Issues 7.1 The main planning issues for consideration are whether the proposal complies with national and Local Plan policies; the Impact on the amenities of neighbours and parking.

7.2 National & Local Policies

The National Planning Policy Framework (NPPF) Paragraph 8 explains that sustainable development comprises three overarching objectives: a) an economic objective – to help build a strong, responsive and competitive economy; b) a social objective – to support strong, vibrant and healthy communities; c) an environmental objective – to contribute to protecting and enhancing our natural, built and historic environment Section 6 relates to building a strong, competitive economy. Paragraph 80 states that significant weight should be placed on the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development Section 8 relates to promoting healthy and safe communities. Paragraph 91 states that planning policies and decisions should promote social interaction Section 12 relates to achieving well-designed places. Planning policies and decisions should ensure that developments: a) will function well and add to the overall quality of the area over the lifetime of the development; b) are visually attractive as a result of good architecture, layout and appropriate and effective landscaping; c) are sympathetic to local character and history, including the surrounding built environment and landscape setting; d) establish or maintain a strong sense of place; e) optimise the potential of the site to accommodate and sustain and appropriate amount and mix of development; f) create places that are safe, inclusive and accessible

Policy ENV22 – Development will normally be permitted where it respects its setting taking account of the scale character of the surrounding built environment; public views warranting protection; townscape features such as street patterns, familiar landmark buildings and space around buildings; the roofscape; the impact of the development within or conspicuous from the Green Belt or the rural amenities of the Green Belt by reason of its siting, material or design; the impact on the landscape of proposed siting and appearance of new agricultural buildings.

Policy ENV 23 – Development will normally be permitted where it respects its setting, taking account of the scale, character, bulk, proportions and materials of the surrounding built environment

Policy ENV24 – Development will not be permitted where it would result in a cramped appearance having regard to the general space around buildings in the locality.

Policy CF2 - The Council will grant planning permission for the development, expansion or change of use of premises for community facilities provided that: 1. the proposed use would not detract from the character and appearance of the property and surrounding area; 2. the development is required to meet the needs of the locality;; 3. the location of the proposed development is accessible to the population being served; 4. the scale of the development is appropriate to the needs of the local community; 5. the development would not have an adverse impact on the amenities of the locality; and 6. the parking and access requirements can be satisfactorily accommodated and the amount of traffic generated would not adversely affect highway safety.

Policy RUD20 covers proposals to establish, extend or redevelop businesses within villages such as Charlwood and has the following criteria: 1. it is at an appropriately small scale in relation to the size and character of the village; 2. it takes account of the setting, form and layout of the village and in particular: • is not a form of development which extends into the surrounding countryside; • in the case of villages identified in Policy RUD1 comprises infilling or in the case of villages identified in Policies RUD2 and RUD3 comprises the development of land substantially surrounded by existing buildings; • does not result in the development of land that makes a significant contribution to the rural character of the village. 3. it would not result in the net loss of residential accommodation; 4. it would not result in the loss of community facilities where there is an evident need for such facilities; 5. it takes account of the historic character of the village and the local style of building; 6. it would not have a significant adverse effect on the amenities of any nearby residential properties through noise, pollution or levels of activity; 7. the traffic generated is compatible with the environmental character of the village and would not significantly increase traffic flows on minor roads suitable only for light local traffic; 8. adequate utility and other services are available.

7.3. The Charlwood is an established public house that provides an important community facility. It currently employs 20 staff and as a result of the proposed works would employ an additional 6 members of staff, which would generally be in accordance of the objectives of the NPPF that places significant weight on the benefits of developments that support local businesses, bring investment and create new job opportunities. The proposed extension would be sited at the rear of the public house and has been designed to sit comfortably within the site, being of a scale and design that will complement the existing building. Overall it is considered that the proposal is compliant with the of Policies ENV22,ENV23, ENV24, RUD20 and CF2

7.4. Impact on Amenities of Neighbours

7.5. The proposed extension would not give rise to a loss of daylight or sunlight to neighbouring properties. The proposed extension would not result in any significant overlooking of neighbouring residential properties.

7.6. Noise

7.7. Criteria 6 of RUD20 covers noise impacts on nearby residents. The Parish Council and neighbours have raised concern regarding the potential for noise disturbance in relation to the existing use (in particular in relation to music events) and in respect to the use of the external patio area. The number of music events that occur is not within the control of the Local Planning authority. However in this respect the applicants have indicated that they would be prepared to accept a management condition that would ensure that future music events will cease at 2300 (condition 04). The proposed patio, which extends further into the car park is the same size as the existing patio, which is taken up by the proposed extension and as such it is not considered that there would be any significant increase to the existing noise to that currently experienced. Whilst it is acknowledged that the proposed patio area would be marginally closer to the properties in Perrylands to the north, a distance of in excess of 40 metres would be retained and as such is not considered that noise nuisance would be unacceptably exacerbated to residents of these properties. The re-positioned patio would have the advantage of moving further away from the closest residential property at no.14 from its current position of approximately 15 metres to its proposed position approximately 20 metres from this nearest property. The Street. The Applicant has indicated their willingness to accept conditions that would preclude music, amplified or otherwise ever being played within the outside patio seating area (condition 08).Additional controls on the outside patio will restrict its use for the purposes of eating and drinking to between 1000 and 2200 hours (condition 05). A condition preventing the windows within the western elevation of the proposed extension from being openable, will avoid the potential for significant noise disturbance to neighbours from the proposed indoor dining area (condition 03).

7.8. Lighting

7.9. In order to ensure that there is no potential for light pollution a condition (6) requiring details of the external lighting for the car park and patio area is recommended. This is to include a survey and description of all existing lights used to illuminate the area. Where necessary existing lighting will be mitigated to reduce impacts on the local environment in accordance with the principles of the institute of lighting professional guidance

7.10. Parking

7.11. Parking has been raised as a concern by the local Parish Council and local residents. Parking is covered by criterion 7 of policy RUD20. The proposals include a rearrangement of the existing car park reducing the number of car parking spaces from 29 to 26 spaces inclusive of two disabled parking bays. A Transport Consultant was commissioned to carry out an independent parking survey and to prepare a Transport Statement to accompany the application. The Transport statement confirmed that the proposed car parking provision and new cycle provision would be sufficient for the extended Public House even at peak times. In addition a Travel Plan has been prepared to encourage customers and staff to avoid whenever possible, the use of private cars. The Public House is currently operating a scheme that refunds taxi fares to patrons travelling to the premises for dinner on Friday and Saturday evenings from within the village. Surrey County Council Highways Authority was consulted on the application to assess the traffic generation, access arrangements and parking provision and was satisfied that the application would not have a material impact on the safety and operation of the adjoining public highway. A condition requiring the provision of secure bicycle parking is recommended (condition 7).The proposal is considered to comply with the objectives of Policies MOV5, MOV15, RUD20 and CF2, in terms of highway safety, provision for cyclists, the traffic generation would be compatible with the environmental character of the village and would allow the expansion of an established community facility.

Conclusion

7.12. When assessed against the policies in the NPPF taken as a whole, it is considered that the development would simultaneously achieve the social, economic and environmental dimensions necessary to be considered as sustainable development as defined and sought by the NPPF. It also accords with development plan policies. Taking all of these factors into account it is considered that planning permission should be granted.

8. Recommendation

Permission be GRANTED subject to the following conditions/reasons:

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91(1) of the Town and Country Planning Act 1990 as amended by Section 51(1) of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out and completed in all respects strictly in accordance with the submitted documents and plan numbers 19.08/02, 03, 05, 06 contained within the application and no variations shall take place.

Reason: To accord with the terms of the submitted application and to ensure minimal impact on local amenity and the environment in accordance with Mole Valley Core Strategy policy CS14 and Mole Valley Local Plan policy ENV22.

3. Prior to the first occupation the windows in the western elevation of the development hereby permitted shall be non openable . The windows shall be permanently retained in that condition thereafter.

Reason: To protect the amenities of adjoining residential properties in accordance with Mole Valley Local Plan policy ENV32.

4. No amplified music or music events shall operate within the public house between the hours of 2300 and 1000

Reason: To protect the amenities of the area, and in particular the amenities of neighbouring residential properties, from noise in accordance with Mole Valley Local Plan policy ENV22.

5. Their shall be no use of the external space of the Public house for drinking or eating outside the hours of 1000 to 2200 hours

Reason: To protect the amenities of the area, and in particular the amenities of neighbouring residential properties in accordance with Mole Valley Local Plan policy ENV22.

6. Prior to occupation of the development hereby approved a scheme of external lighting for the car park and patio area shall be submitted to and approved by the local planning authority. The scheme shall also include a survey and description of all existing lights used to illuminate the area and where necessary existing lighting will be mitigated to reduce impacts on the local environment in accordance with the principles of the institute of lighting professional guidance

Reason: To protect the amenities of the locality, including the amenities of neighbouring residential properties, in accordance with Mole Valley Local Plan policy ENV57 and policy CS14 of the Mole Valley Core Strategy.

7. The development hereby approved shall not be first opened for trading unless and until the following facilities have been provided in accordance with the approved plans by the Local Planning Authority for: (a) The secure parking of four bicycles within the development site, (b) Facilities within the development site for cyclists to store cyclist equipment and thereafter the said approved facilities shall be provided, retained and maintained to the satisfaction of the Local Planning Authority

Reason: In accordance with Section 9 “Promoting Sustainable Transport “ in the National Planning Policy Framework 2019r and to meet the objectives of policies MOV2 and MOV15 of the Mole Valley Local Plan. 8. There shall be no playing of amplified or live music at any time within the patio area hereby approved

Reason: To protect the amenities of the area, and in particular the amenities of neighbouring residential properties in accordance with Mole Valley Local Plan policy ENV22.