Planning Committee Agenda Item: 9 15th February 2017 16/00612/F
TO: PLANNING COMMITTEE
th DATE: 16 February 2017 REPORT OF: DEVELOPMENT QUALITY MANAGER
AUTHOR: Matthew Sheahan TELEPHONE: 01737 276 514
EMAIL: Matthew.sheahan@reigate- banstead.gov.uk AGENDA ITEM: 9 WARD: Salfords And Sidlow
APPLICATION NUMBER: 16/00612/F VALID: 7th October 2016 APPLICANT: TPA Sunrays AGENT: LOCATION: HORLEY PLACE 17 BONEHURST ROAD HORLEY DESCRIPTION: Redevelop the guest house and demolition of existing attached residential wing (Coach House 1 bedroom dwelling) and erection of 2-storey side and rear extensions to provide 9 flats (4x2bedroom flats and 5x1 bedroom flats). The proposed plan will change the use of hotel/guests house to residential. All plans in this report have been reproduced, are not to scale, and are for illustrative purposes only. The original plans should be viewed/referenced for detail.
SUMMARY
This is a full application relating to Horley Place, 17 Bonehurst Road, and seeks permission to demolish an existing residential wing of the existing hotel, and erect two storey side and rear extensions to the existing building, which is proposed to be converted in to 9 flats.
This application follows a previous proposal to extend the hotel that was granted permission under reference 15/00631/F by the planning committee on 29 July 2015. The scale, design and footprint of that proposed is identical to the previous scheme. The site is located within the Metropolitan Green Belt but, due to the modest increase in size and scale of the proposed extensions, they were previously considered proportionate in size to the property and therefore acceptable in Green Belt terms. There would therefore be no reason to draw a different conclusion on the impact of the proposed extension works now.
The principle issue is therefore the impact of the use of the property for flats compared to the existing and consented use as a guest house/hotel.
The proposed residential use of the building would see reduced intensification of the site over and above the existing, lawful hotel use, which has permission to increase its capacity. The change of use of the building is therefore considered to be appropriate in terms of its intensity and acceptable within this green belt location.
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 185 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F The proposal, in terms of its impact on highway safety, neighbour amenity, trees and in all other respects is considered acceptable.
RECOMMENDATION(S)
Planning permission is GRANTED subject to conditions.
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 186 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F Consultations:
Highway Authority: The County Highway Authority, who has considered local representations, has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and is satisfied that the application would not have a material impact on the safety and operation of the adjoining public highway. The County Highway Authority therefore has no highway requirements subject to conditions.
Environmental Protection: The Environmental Protection Officer has reviewed the application and is satisfied subject to the imposition of a suitable informative.
Sustainable Drainage Officer: The Lead Local Flood Authority and they are satisfied that the proposed drainage scheme meet the requirements set out in Paragraph 103 of National Planning Policy Framework and Ministerial Statement on SuDS It is recommended that suitably worded recommendations are attached to a grant of permission to ensure that the SuDS Scheme is properly implemented and maintained throughout the lifetime of the development.
Salfords and Sidlow Parish Council: No objection raised to the conversion from hotel to flats; however concern raised in regards to inadequate parking and lack of disabled parking spaces. It was also requested that a survey of trees on site be carried out. Following the submission of revised parking information, the parish council raised no objections.
Representations:
Letters were sent to neighbouring properties on 29th April 2016, a site notice was posted 9th May2016. No responses have been received.
1.0 Site and Character Appraisal
1.1 The site is located immediately adjacent to the A23 Bonehurst Road, running from the North of the Borough in Hooley to the South of the Borough in Horley. It is occupied by a large building that historically had been used as a guesthouse for quite a number of years. The site is located within the Metropolitan Green Belt, and there are a number of protected trees throughout the site, particularly to the front boundary. The site remains largely level throughout.
1.2 To the rear of the property is largely rural land, with small number neighbouring properties fulfilling a number of uses. The adjacent property to the North of the site is a large timber supply business. Further South along the A23, though not in close proximity to the application site, are a number of hotels occupying relatively large sites.
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 187 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F 2.0 Added Value
2.1 Improvements secured at the pre-application stage: Formal pre-application advice was sought from the Local Planning Authority prior to submission (PAM/15/00462). It was advised that there was not an in principle objection to the extension and conversion of the existing building, which would be acceptable in the terms of design and scale within the Metropolitan Green Belt.
2.2 Improvements secured during the course of the application: Additional drainage information for the site has been submitted during the course of the application which is deemed acceptable. Following concerns raised by the Highway Authority regarding the number of parking spaces to be provided and visibility into and out of the site, revised parking layouts were submitted
2.3 Further improvements could be secured by condition.
3.0 Relevant Planning and Enforcement History
3.1 15/00631/F Demolition of existing attached Granted residential wing and erection of 2- 24 August 2015 storey side and rear extensions to hotel. As amended by letter dated 25/06/2015.
3.2 92/11180/F To allow the use of the coach house Approved as separate residential 18 January 1993 accommodation
3.3 87/07900/F Conversion and extension to coach Approved house to form managers /staff 06 August 1987 dwelling.
4.0 Proposal and Design Approach
4.1 This is a full application seeking permission to redevelop the existing guest house by erecting two storey side and rea extensions to provide 9 flats. The development would consist of 4x2 bedroom flats and 5x1 bedroom flats. These extensions would be facilitated by the demolition of an additional attached residential wing, known as the coach house, currently used as a on bedroom dwelling.
4.2 This application follows a previous application submitted under reference 15/00631/F, which was granted consent by planning committee to extend the property and enlarge the existing guest house use. The extensions proposed under this application are identical to those previously granted permission.
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 188 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F 4.3 The proposed extensions have taken the approach of maintaining the prevailing character of the existing building, which has a mix of roof styles. The extensions to the side and rear will have hipped roofs and flat and hipped roof dormers. There are a number of protected trees on site and it is not proposed to remove any as part of the development in order to maintain the verdant character of site. There are two access points to the front boundary and these will be retained
4.4 A design and access statement should illustrate the process that has led to the development proposal, and justify the proposal in a structured way, by demonstrating the steps taken to appraise the context of the proposed development. It expects applicants to follow a four-stage design process comprising: Assessment; Involvement; Evaluation; and Design.
4.5 Evidence of the applicant’s design approach is set out below:
Assessment The statement does not include an assessment of local character of the area. Involvement No evidence of community involvement has been demonstrated within the statement. Evaluation The statement includes a brief explanation that the existing hotel business, despite having permission to extend, is not considered viable in this location. Design The design of the proposed extensions has been led by the design and character of the existing building in terms of roof styles, angles of roof pitches, materials and fenestration in order to restore the character of the building.
4.6 Further details of the development are as follows:
Site area 0.95 Ha Existing use 288.24 Square metres Proposed use 317 Square metres Existing parking spaces 4 Proposed parking spaces 10 Parking standard 1.5 spaces per bedroom
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 189 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F 5.0 Policy Context
5.1 Designation
Metropolitan Green Belt Tree Preservation Order RE41 Metropolitan Green Belt Flood Zone 2
5.2 Reigate and Banstead Core Strategy
CS1(Sustainable Development) CS2 (Valued Landscapes and Natural Environment) CS3 (Green Belt) CS5 (Valued People/Economic Development), CS7 (Town/Local Centres), CS10 (Sustainable Development), CS11 (Sustainable Construction),
5.3 Reigate & Banstead Borough Local Plan 2005
Landscape & Nature Conservation Pc1, Pc4 Metropolitan Green Belt Co1 Housing Ho9, Ho18, Housing Outside Urban Areas Ho24, Ho24A Movement Mo1, Mo4,Mo7
5.4 Other Material Considerations
National Planning Policy Framework National Planning Practice Guidance Supplementary Planning Guidance Surrey Design Local Distinctiveness Design Guide A Parking Strategy for Surrey Parking Standards for Development Householder Extensions and Alterations Affordable Housing Outdoor Playing Space Provision Planning Obligations and Infrastructure SPD
Other Human Rights Act 1998 Circular 05/2005 Community Infrastructure Levy Regulations 2010
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 190 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F 6.0 Assessment
6.1 The application site is located within the Metropolitan Green Belt.
6.2 The main issues to consider are:
Impact on the openness of the Green Belt Design and character Neighbour amenity Trees and Landscaping Access and parking Drainage Affordable Housing CIL
Impact on the Metropolitan Green Belt
6.3 Paragraph 87 of the NPPF states that inappropriate development within the Green Belt is harmful by definition and therefore should not be approved except when justified by very special circumstances. Substantial weight should be given to the harm caused to the Green Belt. Very special circumstances will not exist unless the potential harm to the green belt is outweighed by other considerations. The proposed extensions to the hotel were previously considered acceptable as a proportionate increase to the existing building, as defined as appropriate by Paragraph 89 of the NPPF. As the extensions are identical to those previously approved, they are still considered to be acceptable in green belt terms.
6.4 The change of use of the building within this Green Belt location would therefore be the principle issue to consider. In this regard the existing, lawful use of the property as a guest house/hotel, with consent for expansion, is considered to have potential for greater intensity in terms of comings and goings than the proposed use for 9 flats. On this basis, the proposed residential use of the property is considered acceptable and would not harm the openness of the Green Belt.
Design and Impact on the Character of the area
6.5 The proposed extension to the side (North) elevation will be of a hipped roof design, with an eaves height of 5.6m and 10m to the height of the roof ridge, which will be set down from the height of the roof of the existing building. It will extend to a width of 4.3m, and the additional windows to the front elevation will match those of the existing building.
6.6 An existing ground floor residential wing to the North side elevation is to be demolished in order to make way for a larger two storey extension to the rear of the existing building, which will provide for additional living accommodation. It will extend to a depth of 11m in to the site, with a width of 7.5m. It will have a hipped roof with box dormers to the North and South elevations. An additional hipped roof dormer will be included to the rear
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 191 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F elevation of the existing roof. Minor alterations to the fenestration of the rear elevation will be made, specifically two additional doors. The side (South) elevation of the existing dwelling will remain unchanged, with additional windows and doors added to the South elevation of the rear extension. With the exception of the new side extension the front elevation of the existing building will remain unchanged.
6.7 It is considered that from a design point of view that the extensions would be acceptable. Whilst the proposed extensions would feature a mix of roof styles and pitches, this would not be greatly different in character to that of the existing building. The flat roof dormers proposed for the rear extension would not necessarily conform to the recommended design approach contained within the Councils’ supplementary planning guidance; however they would largely be obscured from view by the proposed side extension and the existing building, therefore it is considered that the impact on the character of the surrounding area would be minimal. The building has been in a somewhat neglected state for quite some time, and it is considered that the additions would represent an improvement to the building as it stands. Its return to a hotel use would be welcomed in this locality. The design is identical to that approved by committee 15/00631/F.
6.8 The overall character of the property itself will be maintained by the design of the extensions and it is considered that the overall character of the area would not be significantly harmed.
Neighbour Amenity
6.9 It is considered that the proposed extensions, would be a sufficient distance away from neighbouring properties so as to avoid impact on their amenity. Numbers 17A The Grain Store and 17B The Coach House are identified as being residential property’s’, however 17B is attached to the existing building and is proposed to be removed as part of proposal. The Grain Store, whilst it has a number of side facing doors that would look on to the site, the proposed rear addition would not extend sufficiently deep so as to impact on these in regards to loss of light and being overbearing. To the North of the site is a large timber supply business. Whilst the side facing windows of the proposed extension allow for overlooking in to this site, it would not allow for any detrimental harm to amenity of this property.
Trees and Landscaping
6.10 The surrounding area is quite sparsely populated in regards to other properties. It is adjacent to the A23, which is a main road, and the frontages of properties along this section of the road are particularly verdant in character. It is proposed to remove a number of trees within the site, namely for trees to the front and one to the south of the site. The tree officer has been consulted on the proposal following the submission of an arboricultural impact assessment and is satisfied that, subject to the imposition of appropriate conditions, the proposal would be acceptable. The site has a number of protected trees throughout the site, particularly to the front
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 192 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F boundary. A number of these trees do not contribute greatly to the appearance of the setting of the site and the removal of four trees, which is proposed, would be acceptable.
Access and Parking
6.11 Following consultation with the County Highway Authority, initial concern was raised regarding both the size and number of proposed parking spaces in relation to the number of flats. Concern was also raised in regards to visibility at the front of the site, which is currently overgrown. During the course of the application, additional plans and information was submitted showing an increased number of parking spaces, which would be 10 including a space for a disabled resident. Information was also submitted showing that the existing vegetation would be partially cut back to allow improved visibility in to and out of the site. The County Highway Authority is now satisfied with the proposal subject to the imposition of appropriate conditions.
Drainage
6.12 The frontage of the application site is located within Flood Zone 2; however the building is not located within a flood zone. The applicant has submitted a drainage strategy which, following the submission of revised information during the course of the application, the Sustainable Urban Drainage officer at Surrey County Council is satisfied that the information submitted would satisfy the requirements set out within Paragraph 103 of National Planning Policy Framework and Ministerial Statement on SuDS. The drainage officer has recommended conditions be attached to a grant of permission.
Affordable Housing
6.13 Policy CS15 of the Core Strategy states that the Council will negotiate to achieve affordable housing taking account of the mix of affordable units proposed and the overall viability of the proposed development at the time the application is made.
6.14 However, in November 2014, the Government introduced policy changes through a Written Ministerial Statement and changes to the national Planning Practice Guidance which restrict the use of planning obligations to secure affordable housing contributions from developments of 10 units or less. These changes were given legal effect following the Court of Appeal judgement in May 2016.
6.15 In view of the Court of Appeal Judgement, and subsequent local appeal decisions which have afforded greater weight to the Written Ministerial Statement than the Council’s adopted policy, the Council is not presently requiring financial contributions from applications such as this resulting in a net gain of 10 units or less. As such, there is no requirement for this scheme to provide an affordable housing contribution.
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 193 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F CIL
6.16 The Community Infrastructure Levy (CIL) is a fixed charge which the Council will be collecting from some new developments from 1 April 2016. It will raise money to help pay for a wide range of infrastructure including schools, roads, public transport and community facilities which are needed to support new development. This development would be CIL liable although, the exact amount would be determined and collected after the grant of planning permission.
CONDITIONS
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 in accordance with the following approved plans:
Plan Type Reference Version Date Received Block Plan UNNUMBERED 07.04.2016 Floor Plan UNNUMBERED 07.04.2016 Floor Plan UNNUMBERED 07.04.2016 Floor Plan UNNUMBERED 07.04.2016 Floor Plan UNNUMBERED 07.04.2016 Floor Plan UNNUMBERED 07.04.2016 Floor Plan UNNUMBERED 07.04.2016 Floor Plan UNNUMBERED 07.04.2016 Elevation Plan UNNUMBERED 07.04.2016 Elevation Plan UNNUMBERED 07.04.2016 Elevation Plan UNNUMBERED 07.04.2016 Elevation Plan UNNUMBERED 07.04.2016 Floor Plan UNNUMBERED 07.04.2016 Block Plan UNNUMBERED 14.03.2016 Floor Plan UNNUMBERED 14.03.2016 Location Plan UNNUMBERED 14.03.2016 Site Layout Plan UNNUMBERED 01.07.2016 Floor Plan UNNUMBERED 01.08.2016 Detailed Technical APPENDIX D 16.12.2016 Plan Detailed Technical APPENDIX E 16.12.2016 Plan
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 194 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F
Reason: To define the permission and ensure the development is carried out in accord with the approved plans and in accordance with National Planning Practice Guidance. Note: Should alterations or amendments be required to the approved plans, it will be necessary to apply either under Section 96A of the Town and Country Planning Act 1990 for non-material alterations or Section 73 of the Act for minor material alterations. An application must be made using the standard application forms and you should consult with us, to establish the correct type of application to be made.
3. The materials to be used in the construction of the external surfaces of the extension must be of a similar appearance to those used in the construction of the exterior of the existing building. Reason: To ensure that the development hereby permitted is only constructed using the appropriate external facing materials or suitable alternatives in the interest of the visual amenities of the area with regard to Reigate and Banstead Borough Local Plan 2005 policies Sh2.
4. The applicant has not investigated the feasibility of infiltration through intrusive ground investigations to establish infiltration rates and ground water level. The applicant shall undertake ground investigations in accordance with BRE365 and incorporate infiltration SUDS in the drainage strategy if appropriately supported with calculations to demonstrate that the SUDS feature has been adequately sized. Reason: To ensure that infiltration has been fully considered as a discharge option and to provide evidence infiltration is feasible for the site. If the applicant confirms that infiltration is not feasible, and discharge from the site is required, the applicant shall provide sufficient attenuation to restrict flows into the existing watercourse to discharge rate of 2l/s.
5. The development hereby permitted shall not commence until detailed design of a surface water drainage scheme have been submitted to and approved in writing by the planning authority.
Details to be submitted shall include:
a) A design that is compliant with the national Non-Statutory Technical Standards for SuDS, National Planning Policy Framework and Ministerial Statement on SuDS. b) Evidence that the proposed solution will effectively manage the 1 in 30 & 1 in 100 (+Climate change allowance) for storm events c) Details of how the Sustainable Drainage System will cater for system failure or exceedance events, both on and offsite. d) Finalised drawings read for construction to include: a finalised drainage layout detailing the location of SUDs elements, outfalls, flow control devices, pipe diameters, levels, details of how SuDS elements will be protected from
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 195 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F root damage and long and cross sections of each SuDS element and including details of any flow restrictions. Reason: To ensure the design meets the technical stands for SuDS and the final drainage design does not increase flood risk on or off site with regards Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005.
6. Construction Management And Maintenance: Details of how the Sustainable Drainage System will be protected and maintained during the construction of the development.
Lifetime Management and Maintenance plan: Details of maintenance regimes and responsibilities of the drainage and suds elements during the operation and lifetime of the systems shall be submitted.
Connecting to Existing Watercourse: Prior to discharge of runoff to the watercourse (where required), the applicant shall take reasonable measures to ensure that the watercourse is free from debris, excess vegetation and silt. The applicant shall provide evidence including photographic evidence to demonstrate the ditch is suitable to take runoff from the proposed development.
Verification Check: 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 to demonstrate that the Sustainable Urban Drainage System has been constructed as per the agreed scheme.
Reason: To ensure the Sustainable Drainage System is constructed as proposed so as not to exacerbate flood risk with regards Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005.
7. No development shall commence including demolition and or groundworks preparation until a detailed, scaled finalised Tree Protection Plan (TPP) and the finalised related Arboricultural Method Statement (AMS) is submitted to and approved in writing by the Local Planning Authority (LPA). These shall include details of the specification and location of exclusion fencing, ground protection and any construction activity that may take place within the Root Protection Areas of trees (RPA) shown to scale on the TPP, including the installation of service routings. The AMS shall also include a pre commencement meeting with the LPA, supervisory regime for their implementation & monitoring with an agreed reporting process to the LPA. All works shall be carried out in strict accordance with these details when approved.
Reason: To ensure good arboricultural practice in the interests of the maintenance of the character and appearance of the area and to comply with British Standard 5837:2012 ‘Trees in Relation to Design, demolition and Construction – Recommendations’ and policies Pc4 and Ho9 of the Reigate and Banstead Borough Local Plan.
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 196 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F 8. No development shall commence on site until a scheme for the landscaping and replacement tree planting of the site including the retention of existing landscape features has been submitted and approved in writing by the local planning authority. Landscaping schemes shall include details of hard landscaping, planting plans, written specifications (including cultivation and other operations associated with tree, shrub, and hedge or grass establishment), schedules of plants, noting species, plant sizes and proposed numbers/densities and an implementation programme.
All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or use of the approved development or in accordance with a programme agreed in writing with the local planning authority
All new tree planting shall be positioned in accordance with guidelines and advice contained in the current British Standard 5837. Trees in relation to construction.
Any trees shrubs or plants planted in accordance with this condition which are removed, die or become damaged or become diseased within five years of planting shall be replaced within the next planting season by trees, and shrubs of the same size and species.
Reason: To ensure good arboricultural and landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4, Ho9 of the Reigate and Banstead Borough Local Plan 2005 and the recommendations within British Standard 5837.
9. The development shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for 9 vehicles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking/ turning areas shall be retained and maintained for their designated purposes.
Reason: To ensure that the proposed development does not prejudice highway safety nor cause inconvenience to other drivers in order to satisfy Policies Mo7 of the Reigate and Banstead Borough Local Plan 2005 and Policy CS17 of the Core Strategy 2014.
10. The development hereby approved shall not be first occupied unless and until the following facility has been provided in accordance with the approved plans for: The secure parking of bicycles within the development site, and thereafter the said approved facility shall be provided, retained and maintained to the satisfaction of the local planning authority.
Reason: To ensure that the proposed development complies with section 4 ‘Promoting Sustainable Transport’ in the National Planning Policy Framework.
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 197 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F INFORMATIVES
1. Your attention is drawn to the safety benefits of installing sprinkler systems as an integral part of new development. Further information is available at www.firesprinklers.info.
2. On commencement of development, notice should be sent to the Planning Authority in writing or email to planning.applications@reigate- banstead.gov.uk advising that works have started. The sum described above is payable within a period of 28 days from commencement of development.
The development, once started, will be monitored by my enforcement staff to ensure compliance with the legal agreement and the conditions. Failure to pay the agreed infrastructure contribution will result in legal action being taken against the developer and/or owner of the land for default of the relevant agreement.
2. The applicant is advised that prior to the initial occupation of any individual dwelling hereby permitted, a 140 litre wheeled bin conforming to British Standard BSEN840 and a 60 litre recycling box should be provided for the exclusive use of the occupants of that dwelling. Prior to the initial occupation of any communal dwellings or flats, wheeled refuse bins conforming to British Standard BSEN840, separate recycling bins for paper/card and mixed cans, and storage facilities for the bins should be installed by the developer prior to the initial occupation of any dwelling hereby permitted. Further details on the required number and specification of wheeled bins and recycling boxes is available from the Council’s Neighbourhood Services on 01737 276501 or 01737 276097, or on the Council’s website at www.reigate-banstead.gov.uk. Bins and boxes meeting the specification may be purchased from any appropriate source, including the Council’s Neighbourhood Services Unit on 01737 276775.
3. You are advised that the Council will expect the following measures to be taken during any building operations to control noise, pollution and parking: (a) Work that is audible beyond the site boundary should only be carried out between 08:00hrs to 18:00hrs Monday to Friday, 08:00hrs to 13:00hrs Saturday and not at all on Sundays or any Public and/or Bank Holidays; (b) The quietest available items of plant and machinery should be used on site. Where permanently sited equipment such as generators are necessary, they should be enclosed to reduce noise levels; (c) Deliveries should only be received within the hours detailed in (a) above; (d) Adequate steps should be taken to prevent dust-causing nuisance beyond the site boundary. Such uses include the use of hoses to damp down stockpiles of materials, which are likely to generate airborne dust, to damp down during stone/slab cutting; and the use of bowsers and wheel washes; (e) There should be no burning on site; (f) Only minimal security lighting should be used outside the hours stated above; and
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 198 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F (g) Building materials and machinery should not be stored on the highway and contractors’ vehicles should be parked with care so as not to cause an obstruction or block visibility on the highway. Further details of these noise and pollution measures can be obtained from the Council’s Environmental Health Services Unit. In order to meet these requirements and to promote good neighbourliness, the Council recommends that this site is registered with the Considerate Constructors Scheme - www.ccscheme.org.uk/index.php/site-registration. 4. Protection of Buildings from Flooding: The site is situated adjacent to Flood Zone 2 and 3 although it appears the residential accommodation may be just outside this zone. The development also is situated in an area which has suffered from historic flooding on the highway. Furthermore, EA Surface Water Flood Risk maps (UFMfS) highlights that the site is modelled to be placed at Flood Risk for 1:30 and 1:100 year rainfall events. The applicant should mitigate the risks and ensure that suitable resistance or resilience measures such as building with appropriate finish floor levels, safe access and escape route etc are in place. The applicant should ensure that any additional flood water from highways or surrounding areas is considered within the design so that on site flood risk is not increased and any drainage proposed is not affected. 5. Discharge to Watercourse: If there are any works proposed as part of this planning application that are likely to affect flows in an ordinary watercourse, then the applicant will need a separate approval of Surrey County Council which is acting as the drainage authority under the Land Drainage Act 1991. Guidance on this process as well as applications forms can be requested from Surrey CC ( [email protected]) . The discharge rate and volume to the receiving watercourse should be agreed with Surrey CC as the Lead Local Flood Authority. 6. Riparian Owner Responsibilities: It is likely that the applicant is a riparian owner of the watercourse in close proximity to the site. The applicant shall establish if that is the case (information available from www.surrey.gov.uk search living next to watercourse). The applicant shall undertake their riparian owner responsibilities. 7. The use of landscape/arboricultural consultant is considered essential to provide acceptable submissions in respect of the above relevant conditions. Replacement planting of trees and shrubs shall be in keeping with the character and appearance of the locality. There is an opportunity to incorporate structural landscape trees into the scheme to provide for future amenity and long term continued structural tree cover in this area. It is expected that the replacement structural landscape trees will be of Advanced Nursery Stock sizes with initial planting heights of not less than 4.5m with girth measurements at 1m above ground level in excess of 16/18cm. 8. The use of a suitably qualified arboricultural consultant is essential to provide acceptable submissions in respect of the arboricultural tree condition above. All works shall comply with the recommendations and guidelines contained within British Standard 5837.
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 199 Planning Committee Agenda Item: 9 15th February 2017 16/00612/F 9. The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders (Highways Act 1980 Sections 131, 148, 149).
REASON FOR PERMISSION
The development hereby permitted has been assessed against development plan policies Pc1, Pc4, Co1, Ho9, Ho18, Ho24, Ho24A, Mo1, Mo4, Mo7 and material considerations, including third party representations. It has been concluded that the development is in accordance with the development plan and there are no material considerations that justify refusal in the public interest.
Proactive and Positive Statement
The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development where possible, as set out within the National Planning Policy Framework.
M:\BDS\DM\Ctreports 2016-17\Meeting 10 - 15 February\Agreed Reports\16.00612.F Horley Place 17 Bonehurst Road.doc 200 16/00612/F - Horley Place, 17 Bonehurst Road, Horley
Depot
n
i
a
r
D
54.6m
7
1
Sinks
D
r
a
i
n
54.3m
0 3
Legend
Crown Copyright Reserved. Reigate and Banstead Borough Council. Scale 1:1,250 Licence No - 100019405-2006 201 202 203 204 205 206 207 208 209 210 211 212 213 214