ITEM 5.2 Application: 2019/1538 Location: Coulsdon Lodge, Coulsdon Road, Caterham CR3 5YA Proposal: Demolition of Existing Build

ITEM 5.2

Application: 2019/1538 Location: Coulsdon Lodge, Coulsdon Road, Caterham CR3 5YA Proposal: Demolition of existing building; Erection of 5 x 3-bed dwellings with associated parking and amenity space and erection of a building compromising 8 x 1-bed flats and communal facilities Ward: Westway

Constraints – B Classified Road, Urban Area, TPO within 10m, TPO 2/1995/TAN, AWOOD, Biggin Hill Height Zone.

RECOMMENDATION: PERMIT subject to conditions

This application is reported to Committee following a Member request.

Summary

1. Planning permission is sought for the demolition of existing building, and the erection of 13 dwellings (5 x 3-bed houses with associated parking and amenity space, and a building compromising 8 x 1-bed flats and communal facilities). It is considered that the development would not harm the character and appearance of the area nor would it harm the amenities of nearby residents, and is acceptable in principle given the urban context of the site. Appropriate levels of parking and amenity areas are provided. Preserved trees would be retained and adequately protected while appropriate levels of replacement planting are proposed. Measures to mitigate the effects of flooding and surface water runoff are considered acceptable by the LLFA and Thames Water, subject to the imposition of conditions. In the absence of identifiable harm, it is recommended that planning permission is granted subject to conditions.

Site Description

2. The application site lies on the western side of Coulsdon Road and is currently occupied by a large detached building known as ‘Coulsdon Lodge’, which occupies a sizeable plot of approximately 0.37 ha previously occupied by a care home. The site is currently vacant. The site lies within the urban area with similar development sited immediately to the north known locally as the ‘Oakgrove development’. The current site is accessed via Blackthorn Road, which is part of the Oakgrove development, with a historic vehicular access located to the south along Chaldon Road.

3. Coulsdon Lodge would date to approximately 1910/1920 and is a typical of its period and has a pleasing but insignificant appearance. The site is heavily covered by trees to the east and south with scattered vegetation to the west; as such its presence within the wider townscape

is limited. As part of these proposals large quantities of this vegetation would be retained.

4. The surrounding area is predominantly residential in character comprising of a mix of two and three storey detached, semi-detached and terraces properties with flatted developments visible immediately to the north-east and south-west. As such, the area is of a mixed character varying in period but all utilise a simple material palette so as to have a visually cohesive appearance.

Relevant History and Key Issues

5. Planning permission granted under reference 2011/1117 for ‘Demolition of buildings. Erection of 161 dwellings and replacement health facility building with associated car and cycle parking, landscaping and open space’ (adjoining ‘Oakgrove’ development).

6. The key issues relate to housing provision, the principle of the development, the impact upon the character and appearance of the area, amenities of future and adjacent occupiers, highway safety, flood risk, parking provision and renewable energy.

Proposal

7. The applicant seeks full planning permission for the demolition of existing building; Erection of 5 x 3-bed dwellings with associated parking and amenity space and erection of a building compromising 8 x 1-bed flats and communal facilities.

8. The proposed development would be kept to the north-western corner of the site retaining the landscaped boundary to the east and south. The access would be provided via Blackthorn Road to the north and would extend onto a ‘+’ shaped access road. A pair of semi-detached properties would be provided to the north-east, a row of three terraced properties would be sited to the north-west and a block of 8 flats would be provided to the south-west. Parking would be within and adjacent to the access road with integrated landscaping.

Development Plan Policy

9. Tandridge District Core Strategy 2008 – Policies CSP1, CSP2, CSP3, CSP7, CSP11, CSP12, CSP14, CSP15, CSP17, CSP18, CSP19

10. Tandridge Local Plan Part 2: Detailed Policies 2014 – Policies DP1, DP4, DP5, DP7, DP8, DP19, DP21, DP22.

11. Woldingham Neighbourhood Plan 2016 – not applicable

12. Limspfield Neighbourhood Plan 2019 – not applicable

13. Caterham, Chaldon and Whyteleafe Neighbourhood Plan (Regulation 16 submission) – Policies CCW1, CCW2, CCW3, CCW7, CCW8, CCW9, CCW10, CCW15, CCW17. The Examination into the Caterham,

Chaldon and Whyteleafe Neighbourhood Plan was conducted on March 10th 2020. A referendum is not expected before May 2021 and if passed, the Neighbourhood Plan will not be made until Summer 2021. Due to the stage at which this NP currently is, for the purpose of decision making, it is not being attached weight.

14. Emerging Tandridge Local Plan 2033 – Policies TLP01, TLP02, TLP04, TLP06, TLP12, TLP18, TLP19, HSG 07, TLP44, TLP45, TLP46, TLP47, TLP48, TLP49, TLP50

Supplementary Planning Documents (SPDs), Supplementary Planning Guidance (SPGs) and non-statutory guidance

15. Tandridge Parking Standards SPD (2012)

16. Tandridge Trees and Soft Landscaping SPD (2017)

17. Surrey Design Guide (2002)

National Advice

18. National Planning Policy Framework (NPPF) (2019)

19. Planning Practice Guidance (PPG)

20. National Design Guide (2019)

Statutory Consultation Responses

21. County Highway Authority - The proposed development has been considered by THE COUNTY HIGHWAY AUTHORITY have removed their objection to the application following the receipt of a revised site plan showing that the historic access to Chaldon Road would be closed. Details of which would be secured at the condition stage.

22. Caterham Valley Parish Council – The Parish Council objects to the application on the following basis –

 Loss of TPO trees  Flood resilience  Site access/safety issues

23. The Local Lead Flood Authority –

The LLFA are satisfied that the proposed drainage scheme meets the requirements set out in the documents submitted with the application and are content with the development proposed, subject to the imposition of suitably worded conditions to ensure that the SuDS Scheme is properly implemented and maintained throughout the lifetime of the development.

Non-statutory Advice Received

24. Surrey Wildlife Trust – No objection subject to conditions

TDC advice

Tree Officer – No objections subject to conditions. Previously expressed concern in the past regarding the number of trees proposed for removal from within the site, and the compensation that had been previously provided for this. However, following extensive discussions now satisfied that the applicant has provided a sufficient number of high impact trees in suitable locations within the scheme, and that with the addition of the silva cells, sufficient soil volume will be available to allow them to establish and mature.

Also satisfied that following amendments, the living conditions for Plot 1 will be satisfactory, if not ideal in terms of the relationship with the tall retained trees.

With the above in mind I am not able to raise no objections to the proposals, subject to conditions.

Other Representations

25. Third Party Comments

 No affordable housing/does not meet housing needs  Overdevelopment  Out of character/ harm to the character of the private estate  Impact on local infrastructure such as doctors, schools etc  Loss of trees  Dust pollution  Dangerous access  Highway safety/efficiency issues/increase in traffic movements  Lack of parking/overspill on the surrounding network  General noise and disturbance  Disruption due to the construction  Lack of drainage details  Not footpath to access road  Litter and anti-social behaviour  Sewage capacity issues  Flooding  Legal rights of way through Oakgrove  Harm to ecology/wildlife  Overlooking/loss of privacy  Too many flats in the area/density concerns  Restrictive deeds/covenants

Assessment

Principle and location of development

26. Core Strategy Policy CSP1 identifies Caterham as a built-up area and a Category 1 Settlement where development will take place in order to promote sustainable patterns of travel, in order to make the best use of previously developed land, where there is a choice of mode of transport available and where the distance to travel to services is minimised. As such, there is no objection in principle to the location of the development and Core Strategy Policy CSP1 in this regard.

Housing provision, balance and affordable housing

27. Policy CSP7 states that the Council will require all housing developments of 5 units or more to contain an appropriate mix of dwelling sizes in accordance with current identified needs. The proposed development that would provide an appropriate mix of 2x three bedroom semi-detached, 3x three bedroom terraced dwellings and 8x one bedroom flats. The flatted development has been designed to suit the needs of residents with learning disabilities and as such has a communal room and office on the ground floor, as such an element of C2 (Residential Institutions) use is retained on site. As such the proposal would complement the mix of flatted development and dwellings in the locality while also providing suitable accommodation for members of the community who required supported living. Accordingly, there would be no conflict with Core Strategy Policy CSP7.

28. With regards to affordable housing, the site is within the built-up area, but does not exceed 0.5ha and the development is not for 15 units or more. Therefore, affordable housing is not required by Core Strategy Policy CSP4.

Character and appearance

29. Policy CSP18 of the Core Strategy 2008 requires new development to be of a high standard of design that must reflect and respect the character, setting and local context, including those features that contribute to local distinctiveness.

30. Policy DP7 of the Local Plan 2014 provides the Council’s general policy for new development and requires proposals to respect and contribute to distinctiveness of the area in which it is located and to have a complementary building design and materials.

31. The layout of the proposal pushes three distinct blocks of development to the north-western edge of the site; retaining the mature landscaped boundaries to the east. The scale and massing of the development is comparable to the development at Oakgrove to the north with the flatted development to south replicating the massing of Clifton Place and Atkins House. The overall height and siting of buildings would therefore

respect the wider character and would not harm the established rhythm and pattern of development.

32. The built form is well-articulated and incorporates design features such as small dormer windows and pitched roof slopes as seen on nearby development. The material palette has been kept to a minimum with brick, tile hanging and roof tiles with the indicative colours and textures respecting the appearance of the surrounding area.

33. There will be some loss of trees within the site to facilitate the development. However, as part of the amendments received during the course of the application, further tree planting is now been proposed by the applicant. The location and indicative species have been found acceptable to the Council’s Tree Officer and further details would be secured at the condition stage. This provision would therefore see no net loss across the site while allowing for some biodiversity enhancements; the mature landscaped buffer to the south would be retained. As such, the proposal is considered to provide appropriate landscaping which would retain and enhance the site’s verdant character.

34. For the reasons given above it is not considered that proposal would result in harm to the character and appearance of the area and would accord with the above policies.

Residential Amenity

35. Policy CSP18 of the Core Strategy advises that development must not significantly harm the amenities of the occupiers of neighbouring properties by reason of overlooking, overshadowing, visual intrusion, noise, traffic and any adverse effect. Criterions 6-9 of Local Plan Policy DP7 seek also to safeguard amenity, including minimum privacy distances that will be applied to new development proposals.

36. The windows at the first floor of the proposed flatted block would be sited between 19.8 metres to 21.8 metres from the adjacent property at 13 Woodview Drive with all shown to be obscurely glazed, at or above the first-floor level. The development would not appear visually intrusive given this separation distance while considering the impacts of the existing building on site.

37. The terrace of three dwellings would sit adjacent to 8 Blackthorn Road and would not extend beyond the flank elevation of No 8; so would not appear visually intrusive. The outlook from the terraced properties would be directed south-east partly overlooking an access road and amenity area of 13 Woodview Drive. The garden depth of the proposed dwellings at approximately 10.7 metres and the presence of access roads and paths and the nature of the window (bedroom) at the first floor would ensure that there is no harmful loss of privacy would arise.

38. The outlook from the semi-detached properties is directed to the north- eastern corner and would overlook the parking area of Oakgrove to the

north and the parking area of the development to the south. As such the semi-detached dwellings would not overlook neighbouring properties nor appear visually intrusive or overly dominant.

39. Given the above conclusions the proposed development is not considered to harm the residential amenities of nearby properties and thus would accord with the above policies.

Living Condition of Future Occupiers

40. The Technical housing standards – nationally described space standard 2015 sets out requirements for the Gross Internal (floor) Area of new dwellings at a defined level of occupancy as well as floor areas and dimensions for key parts of the home, notably bedrooms, storage and floor to ceiling height.

41. Local Plan Policy DP7 states that new development will be permitted, subject to certain criteria.

42. Proposals should provide a satisfactory environment for the occupiers of both the existing and new development, and appropriate facilities should be provided for individual and communal use including bicycle storage, amenity areas and garden areas (proportionate to the size of the residential units and appropriate for the intended occupiers); as well as facilities for the storage and collection of refuse and recycling materials which are designed and sited in accordance with current Council standards, avoiding adverse impacts on the street scene and the amenities of the proposed and existing properties. Appropriate facilities have been provided for future occupiers of which full details would be secured at the condition stage.

43. All but one unit would meet the minimum space standards as set out in the within Technical Housing Standards with the exception of Plot 5, the mid terrace property. The property would have a total GIA of 94.34m2 and falls marginally short of the required 99m2. The reduction in floorspace can be attributed to the setback plot of the mid terrace when compared to the dwellings sited either side. The set back is considered important in design terms as a means of breaking down the mass of the front and rear elevation and given the minimal shortfall the size of accommodation is considered acceptable on balance.

44. Balconies are not provided to the flatted block, however there is scope to provide direct/private amenity spaces to serve the ground floor units and this could be secured as part of a landscaping condition. It is noted that all flats would have access to the communal garden area to the south and as such would provide suitable amenity for future residents. All private dwellings would have access to good sized, private and usable garden spaces. All habitable room windows would be provided with appropriate levels of light and outlook.

45. Given the above conclusion the quality of the accommodation is considered acceptable on balance.

Highways

46. Policy CSP12 of the Core Strategy advises that new development proposals should have regard to adopted highway design standards and vehicle/other parking standards. Criterion 3 of Policy DP7 of the Local Plan also required new development to have regard to adopted parking standards and Policy DP5 seeks to ensure that development does not impact highway safety.

47. Vehicular access to the site would be achieved via Blackthorn Road to the north and would have a width of 3.7 metres. The width of the access road would be wide enough to accommodate refuse and emergency vehicles. The proposal includes the provision of 25 parking spaces which given the unit mix would exceed the 23 spaces required under the adopted Parking Standards. All spaces would meet minimum sizes of 2.4m x 4.8m with the parallel bays meeting the required depth of 6 metres. A total of two bays are marked as ‘disabled’ which amounts to provision of approximately 10%. Given that other bays are capable of adaption, given the presence of footpaths and turning areas, this provision is considered acceptable.

48. Surrey County Highways Authority have since removed their objection to the application following the receipt of amended plans on the 16th June 2020. These amendments seek the closure of historic access to Chaldon Road to protect the safety and efficiency of the highway network as a result of the development. A Grampian condition would secure the reinstatement of the pavement and kerb prior to the commencement of the development. Access via Oakgrove to the north has been found to be acceptable by the CHA.

49. Given the location of the site at the junction of Chaldon Road and Coulsdon Road and its proximity to neighbouring properties it is considered necessary to request that a Construction Transport Management Plan is submitted to and approved by the LPA in writing prior to the commencement of the development. In addition, bicycle and refuse storage would be secured via condition.

50. The proposed development would therefore be in accordance with the above policies and is acceptable in this respect.

Drainage and Flooding

51. One of the twelve land-use planning principles contained in the NPPF and to underpin plan-making and decision-taking relates to taking full account of flood risk. Paragraph 100 of the NPPF advises that; ‘Inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk, but where development is necessary, making it safe without increasing flood risk elsewhere’.

52. Policy DP21 of the Tandridge District Local Plan Part 2: Detailed Policies 2014 advises that proposals should seek to secure opportunities to reduce both the cause and impact of flooding. Development proposals within Flood Risk Zones 2 and 3 or on sites of 1 hectare or greater in zone 1 will only be permitted where, inter alia, the sequential test and, where appropriate, exception tests of the NPPF have been applied and passed and that it is demonstrated through a Flood Risk Assessment (FRA) that the proposal would, where practicable, reduce flood risk both to and from the development or at least be risk neutral.

53. The impact of climate change on the global environment is recognised and flooding from surface water runoff is one of the main consequences. The planning system is expected to play a critical role in combating the effects of climate change by pursuing sustainable development and use of Sustainable Urban Drainage Systems.

54. The LLFA have raised no objection to the proposed development subject to the imposition of appropriately worded conditions in relation the SuDS. The Environment Agency were not consulted regarding this application as the site does not line within Flood Zone 2 or 3 and under the DMPO 2015 are not a statutory consultee on this application.

55. As part of the application, the applicant has provided an email of comfort from Thames Water advising that the principle of discharging the surface water into their network is acceptable. The capacity of Thames Water network is not a material planning consideration, the consideration here relates to the connection and the provision for runoff as required by Planning Policy. Without an objection from the LLFA in this respect this approach is considered acceptable. The proposal would comply with Core Strategy Policies CSP11, CSP15 and Local Plan Policy DP21.

Landscaping and Trees

56. Policy CSP18 of the Core Strategy required that development must have regard to the topography of the site, important trees and groups of trees and other important features that need to be retained. Criterion 13 of the Local Plan Policy DP7 required that where trees are present on a proposed development site, a landscaping scheme should be submitted alongside the planning application which makes the provision for retention of existing trees that are important by virtue of their significance within the local landscape.

57. The Tandridge Trees and Soft landscaping SPD (2017) outlines the importance of landscaping which applies to urban and rural areas and advises that it is ‘essential that the design of the spaces around building is given the same level of consideration from the outset as the design of building themselves’. Trees are not only a landscape environmental benefit but, as the SPD outlines, a health benefit for people which enhances their environment.

58. The site benefits from mature boundary screen to the south-eastern and south-western boundaries. The proposal has been amended during to the course of the application to pull the development away from the south-eastern boundary so that this screening can be retained. This has resulted in the reduction of the number of units from 14, and the north-eastern corner is now occupied by a pair of semi-detached dwellings. The tree officer has reviewed this layout and is satisfied that the screening can be appropriately protected and retained as part of the development. During the course of the application the applicant was asked to increase the level of tree planting across the site to compensate for any tree loss, tree planting is now proposed within the parking area and would be visible from Blackthorn Road. Full details of the size and species of all soft landscaping would be secured at the condition stage, but Officers are satisfied that sufficient space exists to secure meaningful soft landscaping. The proposal is considered acceptable in respect of the above policies.

Renewable energy

59. The proposal specifies the use of energy efficiency measures to reduce the energy demand and emissions output of the buildings, which should not be discouraged, together with solar PV panels on the roof; demonstrating that this would achieve the necessary 20.19% reduction (at 20%) in CO2 emissions in accordance with Policy CSP14.

60. Whilst the solar panels are not shown on the corresponding elevation/roof plan drawings it is considered that sufficient roof space would exist to ensure that such can be incorporated. Full details would be secured at the condition stage

Biodiversity

61. Policy CSP17 of the Core Strategy requires development proposals to protect biodiversity and provide for the maintenance, enhancement, restoration and, if possible, expansion of biodiversity, by aiming to restore or create suitable semi-natural habitats and ecological networks to sustain wildlife in accordance with the aims of the Surrey Biodiversity Action Plan.

62. Local Plan Policy DP19 advises that planning permission for development directly or indirectly affecting protected or Priority species will only be permitted where it can be demonstrated that the species involved will not be harmed or appropriate mitigation measures can be put in place.

63. The presence of protected species is a material consideration when determining development proposals. In the case where there are reasonable grounds to suspect that protected species may be present, paragraph 99 of Circular 06/2005 Biodiversity and Geological Conservation emphasises the need to establish their presence or otherwise, and the extent to which they may be affected by a proposed development, before planning permission is granted.

64. The Ecological Assessment by eco support Ltd has been reviewed by Surrey Wildlife Trust. The Trust have found that subject to the imposition of appropriately worded conditions the proposal would safeguard ecological interests while provide biodiversity gains. The proposal would therefore comply with Policies CSP17 of the Core Strategy and Local Plan Policy DP19 as stated above.

Conclusion

65. In conclusion, the proposals would result in a form of development which would be compatible with the character of the area and would not result in a harmful impact on the amenities of neighbouring residents.

66. There would be no harm to the character and appearance of the site or that of the wider surrounding area subject to conditions requiring details of external facing materials, hard and soft landscaping and boundary treatments. Renewable energy technology will be secured through a condition to accord with Policy CSP14 of the Core Strategy. For the reasons set out in this report, the proposal is considered acceptable and therefore permission is recommended to be granted subject to the conditions outlined.

67. This development is CIL liable.

68. In addition to CIL the development proposed will attract New Homes Bonus payments and as set out in Section 70 of the Town and Country Planning Act (as amended by Section 143 of the Localism Act) these are local financial considerations which must be taken into account, as far as they are material to the application, in reaching a decision. It has been concluded that the proposal accords with the Development Plan and whilst the implementation and completion of the development will result in a local financial benefit this is not a matter that needs to be given significant weight in the determination of this application.

69. The recommendation is made in light of the National Planning Policy Framework (NPPF) and the Government’s Planning Practice Guidance (PPG). It is considered that in respect of the assessment of this application significant weight has been given to policies within the Council’s Core Strategy 2008 and the Tandridge Local Plan: Part 2 – Detailed Policies 2014 in accordance with paragraph 213 of the NPPF. Due regard as a material consideration has been given to the NPPF and PPG in reaching this recommendation.

70. All other material considerations, including third party comments, have been considered but none are considered sufficient to change the recommendation.

RECOMMENDATION: PERMIT subject to the following conditions

1. The1. development hereby permitted shall start not later than the expiration of 3 years from the date of this permission.

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

2. This decision refers to drawings numbered S101, S102, 18274/C101 Rev B, 18274/C102, P101 E, P102 C, P103 B, P104 D, P105 B, P106, P120, 669-LA-P-02 (scanned on 9th April 2020 and 669-LA-P-03. The development shall be carried out in accordance with these approved drawings. There shall be no variations from these approved drawings.

Reason: To ensure that the scheme proceeds as set out in the planning application and therefore remains in accordance with the Development Plan.

3. Prior to the commencement of the development hereby approved the existing vehicular access onto Chaldon Road as shown on Plan No 18274/C101 Rev B shall be closed and the pavement and kerb reinstated in accordance with adopted highway standards.

Reason: to ensure that the safety and efficiency of the highway network is maintained as a result of the development.

4. No works above ground level shall commence until samples of the external facing materials to be used in the construction of the external surfaces of the building hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with these approved details.

Reason: To enable the Local Planning Authority to exercise control over the type and colour of materials, so as to enhance the development and to ensure that the new works harmonise with the existing building.

5. No development shall commence until a Construction Transport Management Plan, to include details of: (a) parking and turning for vehicles of site personnel, operatives and visitors (b) loading and unloading of plant and materials (c) storage of plant and materials (d) measures to prevent the deposit of materials on the highway has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.

Reason: to ensure that the development would not prejudice highway safety nor cause inconvenience to other highway users and/or are required in recognition of Section 9 'Promoting

Sustainable Transport' in the National Planning Policy Framework 2019.

6. The development hereby permitted shall not commence until details of the design of a surface water drainage scheme have been submitted to and approved in writing by the planning authority. The design must satisfy the SuDS Hierarchy and be compliant with the national Non-Statutory Technical Standards for SuDS, NPPF and Ministerial Statement on SuDS. The required drainage details shall include:

a) Evidence that the proposed final solution will effectively manage the 1 in 30 & 1 in 100 (+40% allowance for climate change) storm events, during all stages of the development. Associated discharge rates and storage volumes shall be provided using a greenfield discharge rate of 1.4 litres/sec or a staged rate as detailed on Table 3 of the Drainage Strategy Drawing (Rev A). b) Detailed drainage design drawings and calculations to include: a finalised drainage layout detailing the location of drainage elements, pipe diameters, levels, and long and cross sections of each element including details of any flow restrictions and maintenance/risk reducing features (silt traps, inspection chambers etc.). c) A plan showing exceedance flows (i.e. during rainfall greater than design events or during blockage) and how property on and off site will be protected. d) Details of drainage management responsibilities and maintenance regimes for the drainage system. e) Details of how the drainage system will be protected during construction and how runoff (including any pollutants) from the development site will be managed before the drainage system is operational.

Reason: To ensure the design meets the national Non-Statutory Technical Standards for SuDS and the final drainage design does not increase flood risk on or off site.

7. Prior to the first occupation of the development, a verification report carried out by a qualified drainage engineer must be submitted to and approved by the Local Planning Authority. This must demonstrate that the drainage system has been constructed as per the agreed scheme (or detail any minor variations), provide the details of any management company and state the national grid reference of any key drainage elements (surface water attenuation devices/areas, flow restriction devices and outfalls).

Reason: To ensure the Drainage System is constructed to the National Non-Statutory Technical Standards for SuDS.

8. Prior to the commencement of the development a detailed Landscape and Ecological Management Plan (LEMP) shall be

submitted to and approved by the Local Planning Authority in writing. The LEMP should be based on the proposed impact avoidance, mitigation and enhancement measures specified in the above Ecological Appraisal by eco support Ltd and should include the following:

I. Ecological impact avoidance and mitigation measures

II. Description and evaluation of biodiversity features to be managed and created.

III. Design, number and location of proposed ecological features, where appropriate.

IV. Aims and objectives of management.

V. Appropriate management options to achieve aims and objectives.

VI. Measures for securing biodiversity enhancements in perpetuity.

VII. Ongoing monitoring and remedial measures.

VIII. Details of the body or organisation responsible for implementation of the LEMP

Once approved, the LEMP shall be implemented wholly in accordance with the approved details and retained for so long as the development exists

Reason: to safeguard ecological interests in accordance with Policies CSP17 of the Core Strategy and Policy DP19 of the Detailed Policies as stated above.

9. The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for vehicles and cycles to be parked and for vehicles to turn so that they may enter and leave the site in a forward gear. Thereafter the parking and turning areas shall be retained and maintained for their designated purposes

Reason: to ensure that the development would not prejudice highway safety nor cause inconvenience to other highway users and/or are required in recognition of Section 9 'Promoting Sustainable Transport' in the National Planning Policy Framework 2019.

9. No works above ground level shall commence until details of the siting of the photovoltaics have been submitted to and approved in

writing by the Local Planning Authority. The photovoltaics shall achieve a 20% reduction in carbon dioxide emissions as set out in the Energy Statement (Doc Ref Z28013). The renewable energy provision shall thereafter be implemented and retained in accordance with the approved details.

Reason: To ensure on-site renewable energy provision to enable the development to actively contribute to the reduction of carbon dioxide emissions

10. No works above ground level shall commence until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. These details shall include:

• proposed finished levels or contours • means of enclosure • car parking layouts and bollards • other vehicle and pedestrian access and circulation areas • hard surfacing materials • minor artefacts and structures (eg. furniture, play equipment, refuse or other storage units, signs, lighting etc.).

Details of soft landscape works shall include all proposed and retained trees, hedges and shrubs; ground preparation, planting specifications and ongoing maintenance, together with details of areas to be grass seeded or turfed. Planting schedules shall include details of species, plant sizes and proposed numbers/densities.

All new planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the completion or occupation of any part of the development (whichever is the sooner) or otherwise in accordance with a programme to be agreed. Any trees or plants (including those retained as part of the development) which within a period of 5 years from the completion of the development die, are removed, or, in the opinion of the District Planning Authority, become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the District Planning Authority gives written consent to any variation. The hard landscape works shall be carried out prior to the occupation of the development.

Reason: To maintain and enhance the visual amenities of the development

11. Prior to works above ground level the following details shall be submitted to and approved by the Local Planning Authority in writing:

 Bicycle storage;  Balcony screening.  Electric Vehicle Charging Points

Prior to the occupation of the development the above shall be provided on site in accordance with the approved details and retained thereafter in the approved form.

Reason: to ensure that the development is accordance with the development plan.

12. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no form of enlargement of the dwelling(s) hereby permitted shall be carried out without the express permission of the Local Planning Authority.

Reason: To retain control over the habitable accommodation in the interests of the character of the area and amenities of nearby properties in accordance with Policy CSP18 of the Tandridge District Core Strategy 2008 and Policy DP7 of the Tandridge Local Plan: Part 2 – Detailed Policies 2014.

13. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no garages, sheds, greenhouses or other ancillary domestic outbuildings shall be erected [apart from those expressly authorised as part of this permission] without the express permission of the Local Planning Authority.

Informatives:

1. Condition 2 refers to the drawings hereby approved. Non-material amendments can be made under the provisions of Section 96A of the Town and Country Planning Act 1990 and you should contact the case officer to discuss whether a proposed amendment is likely to be non- material. Minor material amendments will require an application to vary condition 2 of this permission. Such an application would be made under the provisions of Section 73 of the Town and Country Planning Act 1990. Major material amendments will require a new planning

application. You should discuss whether your material amendment is minor or major with the case officer. Fees may be payable for non- material and material amendment requests. Details of the current fee can be found on the Council’s web site.

2. The development permitted is subject to a Community Infrastructure Levy (CIL) liability for which a Liability Notice will be issued. It is important that you ensure that the requirements of the CIL Regulations are met to ensure that you avoid any unnecessary surcharges and that any relevant relief or exemption is applied.

3. If proposed site works affect an Ordinary Watercourse, Surrey County Council as the Lead Local Flood Authority should be contacted to obtain prior written Consent. More details are available on our website.

4. If proposed works result in infiltration of surface water to ground within a Source Protection Zone the Environment Agency will require proof of surface water treatment to achieve water quality standards. If there are any further queries please contact the Flood Risk Asset, Planning, and Programming team via [email protected]. Please use our reference number in any future correspondence.