145-147 HIGH STREET DORKING
PLANNING STATEMENT PREPARED BY PEGASUS GROUP | SHEET ANCHOR EVOLVE LTD | JULY 2016 | LON.0267
JUNE 2016 | JEB/HT| LON.0267
PLANNING STATEMENT 145-147 HIGH STREET, DORKING, RH4 1AQ
ON BEHALF OF SHEET ANCHOR EVOLVE LTD
TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED) PLANNING AND COMPULSORY PURCHASE ACT 2004
Prepared by: HT/JEB
Pegasus Group
23 Hanover Square | London | W1S 1JB T 0203 705 8060 | W www.pegasuspg.co.uk
Birmingham | Bracknell | Bristol | Cambridge | Cirencester | East Midlands | Leeds | London | Manchester
©Copyright Pegasus Planning Group Limited 2011. The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Limited Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
CONTENTS:
Page No:
1. INTRODUCTION 1 2. SITE AND SURROUNDINGS 2 3. PLANNING HISTORY 4 4. PROPOSED DEVELOPMENT 5 5. PLANNING POLICY POSITION 7 6. PLANNING ASSESSMENT 12 7. CONCLUSION 21
APPENDICES:
APPENDIX 1: PHOTOGRAPHS OF THE SITE AND SURROUNDING AREA APPENDIX 2: TRAIN SERVICES MAP AND TIMETABLE APPENDIX 3: BUS SERVICES MAP AND TIMETABLE
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
1. INTRODUCTION
1.1 This Statement has been prepared by Pegasus Group on behalf of Sheet Anchor Evolve Ltd (‘the Applicant’) in support of a planning application for the extension to the first and second floors to accommodate nine apartments which include seven 2-bedroom flats and two, 1-bedroom flats at Nos.145-147 High Street, Dorking, RH4 1AQ.
1.2 This planning application seeks permission for development for the following:
“Rear and Second floor extension to No.145-147 High Street, Dorking to create 9 No. one and two bedroom apartments, with a new residential access on the High Street and associated cycle and refuse storage.”
Application Pack
1.3 In accordance with the Council’s validation checklist, this full planning application comprises:
Planning Application Forms, Certificates and Notices duly completed;
Site Location Plan;
Floorplans and Elevations (Existing and Proposed); and
CIL Question Form.
Report Structure
1.4 Section 2 of this Statement provides the context for this planning application. Section 3 summarises the planning history. Section 4 provides a description of the application proposals. Section 5 sets out the planning policy position and Section 6 provides an assessment of the proposals against the relevant planning policy and other material considerations. Section 7 sets out the conclusion.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
2. SITE AND SURROUNDINGS
2.1 The Site is situated on the northern side of the High Street, within Dorking Town Centre.
2.2 Nos.145-147 fronts onto the High Street, designated within the Primary Shopping Frontage. Nos.145-147 High Street is a three storey building located on the corner of High Street and Mill Lane, Dorking, with Class A1 (Shops) on the ground floor and vacant residential accommodation on the upper floors (Class C3).
2.3 High Street, Dorking has a mix of uses at ground floor level including Class A1 (shops), Class A2 (financial and professional services) and Class A3 (restaurant and cafes). On the upper floors, it is predominately-residential accommodation (Class C3).
2.4 Photographs of the site and surrounding area are included within Appendix 1.
APPENDIX 1 – PHOTOGRAPHS OF THE SITE AND SURROUNDING AREA
2.5 Dorking High Street is a busy two-lane road, expanding in front of the site into four lanes and connects east and west Dorking. It leads directly on to A25 and subsequently to A24, A3 and M23.
2.6 To the north of the site lie existing residential properties known as Ansell Cottages, which are accessed off Ansell Road. Ansell Road is a short residential road, which serves as a car park for residents of Ansell Cottages and a fire escape route for the building on the application site.
2.7 To the east of the site beyond Mill Lane is St Martin’s Walk Shopping Centre. Mill Lane is a busy road with passing traffic with no shops or activity. To the west of the site are retail properties and to the south is High Street where the main commercial activity in Dorking takes place.
2.8 The site lies within the boundary of Dorking Conservation Area. It is not statutory nor locally listed. The site is located an “area of architectural importance” albeit the buildings on site have no significant importance.
2.9 Dorking Town Centre is highly accessible area. In terms of surrounding facilities, Dorking Railway Station is approximately 0.7 miles away and there are numerous bus stops serving the local area situated along High Street.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
2.10 A review of the Environment Agency’s website identifies the site as being within Flood Zone 1, which has the lowest probability of flooding (less than 1 in 1,000 (0.1%) chance in any given year).
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
3. PLANNING HISTORY
3.1 A search of Mole Valley District Council’s online planning database has revealed a number of applications that refer to the upperfloors of Nos.145-147 High Street, Dorking. The applications of relevance are listed below.
Ref. DOR/4659B – An amendment to the Mill lane elevation extension – Granted 13/08/1968
Ref. DOR/4418 – Demolition of 149/153 and the incorporation into 145-147 High Street Dorking – Granted 05/05/1966
Ref. DOR/1137 – Addition of first floor and extension of basement – Granted 04/12/1954
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
4. PROPOSED DEVELOPMENT
4.1 It is proposed to extend Nos.145-147 High Street at the second floor and change the use of the first floor to create nine residential apartments. There will be five flats on the first floor and four flats on the second floor. It is proposed to create a new shop frontage on the ground floor of the Mill Lane elevation and to the High Street to allow access to residential units.
4.2 In addition to the above, the majority of the apartments will have their own amenity space in the form of private balcomies, with the exception of apartment 2 and apartment 7. Both of these apartments have been oversized to compensate for lack of amenity space.
4.3 A dedicated refuse and waste store will be provided alongside secure cycle parking spaces at the ground floor level. The refuse store would be serviced from High Street.
4.4 With regard to energy, allowance has been made for the provision of photovoltaic panels on the roof of the proposed extension. Provision has also been made for the provision of water devices to ensure no more than 110 L water per person per day shall be consumed.
4.5 Given the sustainable location of the application site, within a town centre location, the proposed development would be car free.
4.6 Table 1 below provides a schedule of the proposed residential accommodation; all of which exceed the nationally prescribed residential space standards.
Table 1 – Proposed Apartment Sizes
Flat No Proposed (sq.m)
Flat 1 82.5 sq.m (with terrace)
Flat 2 67 sq.m
Flat 3 81.6 sq.m (with terrace)
Flat 4 83.3 sq.m (with terrace)
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
Flat No Proposed (sq.m)
Flat 5 83.3 sq.m (with terrace)
Flat 6 91 sq.m (with terrace)
Flat 7 67 sq.m
Flat 8 85.8 sq.m (with terrace)
Flat 9 86.9 sq.m (with terrace)
Total 728.4 sq.m (inc terraces)
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
5. PLANNING POLICY POSITION
5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning applications to be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this instance, the Development Plan for the proposal comprises the Mole Valley Local Plan (2000); Mole Valley Core Strategy (2009); and Dorking Town Area Action Plan (2012).
5.2 Other material considerations include the National Planning Policy Framework (NPPF) (2012), the National Planning Practice Guidance (NPPG); and the Mole Valley Built-up Character Appraisal SPD (2010).
5.3 The following policy is considered of relevance in the determination of this application.
National Planning Policy Framework (NPPF)
5.4 The National Planning Policy Framework (NPPF) published in March 2012 sets out the Government’s overarching policies for the planning system with the aim of ensuring that the planning system helps to achieve sustainable development.
5.5 Paragraph 14 confirms that a presumption in favour of sustainable development is at the heart of the NPPF, which should be seen as a golden thread running through both plan making and decision taking. Developments that accord with the Development Plan should be approved immediately.
5.6 The core principles of the NPPF states that local planning authorities should “proactively drive and support sustainable economic development to deliver the homes … that the country needs” and “encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value”.
5.7 Paragraph 23 recognises that Town Centres are integral to communities and as such, their vitality, viability and competitiveness should be supported. The Framework recognises Local Planning Authorities should plan positively to encourage economic activity. Paragraph 23 and Annex 2 of the NPPF state that residential accommodation is a recognised Town Centre use, contributing to the vitality and viability of the centre.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
5.8 Paragraph 47 states that Local Planning Authorities should “boost significantly the supply of housing” and Paragraph 49 of the NPPF continues, “Housing applications should be considered in the context of the presumption in favour of sustainable development”. An objective of the Government is to “… deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities…” (Paragraph 50).
5.9 The NPPF makes explicit that local plans should encourage brownfield sites to be brought back into effective use, if the site is not of high environmental value. Local authorities can consider setting local targets for the use of brownfield land.
5.10 The Framework emphasising the importance of design by stating that "good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people" (Paragraph 56). Local authorities are encouraged to set out policies and consider design codes, which set the design expectations of an area based on objectives for its future whilst responding to the local character and history. Such policies should avoid unnecessary detail or prescription and imposing particular architectural style, allowing innovation and originality in design.
5.11 The Framework identifies that planning permission should be refused for development “… of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions” (Paragraph 64).
5.12 Part 12 of the NPPF seeks to conserve and enhance the historic environment.
5.13 Paragraph 128 states that Local Planning Authorities should set out a positive strategy for the conservation of the historic environment. According to the NPPF, development plans should require applicants to describe the significance of any heritage assets affected by prospective development in a level of detail “proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance.”
5.14 Paragraph 131 of the NPPF required new development to make a positive contribution to the local character and distinctiveness. It also requires new development to sustain and enhance heritage assets.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
5.15 Paragraph 132 places great weight on the conservation of historic assets, stating that their significance should not be harmed or lost through alterations or destruction.
5.16 Paragraph 134 states that where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this hard should be weighed against the public benefits of the proposal, including securing its optimum viable use.
Local Planning Policy
5.17 The principal documents for the consideration in the determination of this planning application comprise the Mole Valley Local Plan (2000), Mole Valley Core Strategy (2009), and the Dorking Town Centre Area Action Plan (2000).
5.18 The adopted Policies Map (2009) indicates that the Site sits within the limits of Dorking Town Centre Area and within the Primary Shopping frontage. The site is located within the Dorking Town centre Conservation Area. Policies of relevance to be determined of this application are set out below.
Mole Valley Local Plan (2000)
5.19 The Mole Valley Local Plan was adopted in 2000. It is currently in the process of being reviewed and replaced. The relevant ‘saved’ policies are listed below:
5.20 Policy ENV22 ‘General Development Control Criteria’ states that all new development should be appropriate in terms of scale, form and appearance. New development should also protect neighbouring amenity.
5.21 Policy ENV23 ‘Respect for Setting’ states that the character and appearance of the locality should be respected.
5.22 Policy EN24 ‘Density of Development and the Space about Buildings’ states that development will not be permitted where it would result in a cramped appearance having regard to the general space around the buildings and locality.
5.23 Policy ENV35 ‘Design of Shopfronts’ states that alterations to existing shopfronts should reflect in their size, scale, detailing, colour, use of materials and the character of the building and the street scene.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
5.24 Policy ENV39 ‘Development in Conservation Areas’ states that new development should be of a high standard of design, reflect the local character, scale and quality of buildings in the surrounding area.
5.25 Appendix 6 of the Mole Valley Local Plan (2000) gives a description of the Conservation Areas within the district.
5.26 The Dorking Town Centre Conservation description states:
“1. High Street, South Street, West Street, Dene Street and Junction Road:
The three principal streets are arranged in a Y-shape, converging on Pump Corner, the historic centre of the town and former site of the town market. The townscape qualities of this area are enhanced by serpentine streets of changeable width and changes of level, closing off long vistas and gradually exposing street facades to view. These streets also offer glimpses of the Downs to the north.
There is considerable variation in building style and character reflecting different periods of the town’s prosperity from the 16th century to the present day. The tallest buildings are the three storey late Victorian buildings at the east end of High Street of red brick with terracotta decoration. Elsewhere there is considerable variation in both building height and materials. Brick and clay tile are common, but there is also some flint, sandstone and render. Many of the town centre buildings are listed. Large-scale redevelopment has not been a feature of Dorking. Here and there commercial frontages have been redeveloped in the 20th century, but the sense of history and continuity with the past is very strong as a result of the architecture and mix of small shop uses together with the irregularity of street layout and form.”
Mole Valley Core Strategy (2009)
5.27 The Mole Valley Core Strategy was adopted in December 2009. It sets out how the District is expected to evolve over a period of 20 years.
5.28 In Policy CS1 ‘Where Development will be Directed’, Mole Valley District Council state that development will be directed towards brownfield land, within the built up area of Dorking.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
5.29 Policy CS2 ‘Housing Provision and Location states that the Council will make provision for at least 3,760 net dwellings within the district between the period 2006 and 2026.
5.30 Policy CS3 ‘Balancing Housing Provision’ requires new residential development to be Lifetime homes. The Council also require a balance in tenure, size and type of dwellings.
5.31 Policy CS6 ‘Dorking Town Centre’ states that the Role of Dorking Town Centre will be enhanced through measures which increase its attraction for shopping, business, leisure, cultural and recreational activities.
5.32 According to Policy CS14 ‘Townscape, Urban Design and the Historic Environment’, all new development must respect and enhance the character of the area.
5.33 Policy CS19 ‘Sustainable Construction, Renewable Energy and Energy Conservation’ requires compliance with the Code for Sustainable Homes, however this Policy is inconsistent with the Ministerial Statement dated 25th March 2015, which abolishes the Code. Policy Officers at Mole Valley District Council have advised that the second part of Policy CS19 Part C should be satisfied (10% in a reduction in total carbon emissions achieved from renewables) and a requirement to reduce water consumption to 110 L/person/day.
Dorking Town Centre Area Action Plan
5.34 The Dorking Town Centre Area Action Plan was adopted in 2012. It sets out the planning policies specific to the central area of Dorking.
5.35 When considering development proposals, the Council will take a positive approach that reflects the presumption in favour of sustainable development as set out in Policy DT1 ‘Presumption in Favour of Sustainable Development.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
6. PLANNING ASSESSMENT
6.1 This application seeks planning permission for the extension at first and second floor level and the development of 9 No. residential apartments at Nos.145-147 High Street, Dorking.
6.2 Having reviewed the relevant areas of planning policy at both national and local level and applied these policies to the application proposal, the key issues in the determination of this application are:
Principle of Residential Accommodation;
Impact on Amenity;
Design;
Impact on the Heritage Assets;
Transport and Highways;
Sustainability; and
Refuse and Waste.
Principle of Residential Accommodation
6.3 The principle of the redevelopment of the application site is compliant with all strands of planning policy. At the national level, the proposed development would make the most efficient use of brownfield land, whilst providing nine new homes in a highly sustainable location; as such, the proposal would accord with the Core Planning Principles identified within the NPPF.
6.4 The proposed mix of one and two bedroom apartments is considered to be the most appropriate for this Town Centre location and would increase the provision of two bedroom homes within Mole Valley as per the requirement of Policy CS3 ‘Balancing Housing Provision’ of the Mole Valley Core Strategy (2009). Given the town centre location and access to amenity space, the provision of three bedroom units is not considered appropriate.
6.5 The size of the dwellings has all been designed to meet the requirements set out in the Government’s Technical Housing Standards: National Prescribed Space Standard (2015).
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
6.6 The small loss of retail frontage on the ground floor, to enable a residential access, is not considered to be detrimental to the vitality and viability of the High Street in this instance, the existing commercial units will be retained on the ground floor fronting onto the High Street, thus maintain the activity and street presence of the commercial use.
6.7 Policy CS4 ‘The Provision of Affordable Housing’ of the Core Strategy (2009) and the Mole Valley Affordable Housing SPD (2014) requires a financial contribution on developments of 1-9 new residential developments.
6.8 In this regard, the Court of Appeal overturned the High Court Judgment of Mr J Holgate dated 31st July 2015 ([2015] EWHC Admin 2222), which held that the thresholds policy announced by the Secretary of State (Sops) in a Written Ministerial Statement made in parliament on 28th November 2014 was unlawful. In accordance with Holgate J’s judgment, the Secretary of State accordingly withdrew the advice, which had been inserted into the Planning Practice Guidance (PPG). Following the Court of Appeal’s Decision on 11th May 2016, the PPG has subsequently been revised to re-insert the previous advice that affordable housing is not required on sites of 10 units or less (Paragraph Reference ID: 23b- 031-20160519).
6.9 The PPG is a material consideration on the determination of this planning application and great weight is given to the latest guidance. As such no financial obligation toward affordable housing is proposed.
Design
6.10 Paragraph 58 of the NPPF encourages the creation of robust design policies, which are based on “stated objectives for future of the area and an understanding and evaluation of its defining characteristics”. The NPPF lists six objectives for Design Policies, which are considered in further detail below.
6.11 i) Will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development.
6.12 The proposed scheme is of a design quality that will ensure it functions well both now and in the future. The proposed development makes the most efficient use of brownfield land and will provide nine new homes with the commercial units retained on the ground floor.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
6.13 As detailed in the relevant sections below and in the accompanying Heritage Statement, the proposed detail and materiality of the building will improve the High Street in this location and would positively enhance the appearance of the Dorking Town Centre Conservation Area.
6.14 ii) Establish a strong sense of places, using streetscapes and buildings to create attractive and comfortable places to live, work and visit.
6.15 As detailed above and within the proceeding the paragraphs of this section, the proposals has been carefully considered to ensure that the alterations respond to the character of Dorking Town Centre and enhance the sense of place.
6.16 Furthermore, all of the residential units proposed meet the national space standards and the majority of the homes will have access to private amenity space in the form of a terrace. The two units that do not have access to private amenity space will benefit from an enlarged open plan living space.
6.17 Moreover, each residential unit receives ample daylight and sunlight. As such, the residential units will be a comfortable place to live.
iii) optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses … and support local facilities and transport networks
6.18 The amount of development on the application site has derived from an understanding of the site context and detailed pre-application discussions with Mole Valley District Council. Given the location of the application site, the new residential development will support the facilities and local and regional public transport public transport connections (train and bus) through the increase of footfall. Furthermore, the commercial uses on the ground floor will be retained thereby ensuring an active frontage along the High Street and a mixed use proposal.
iv) Respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation.
6.19 At the local level, adopted Policy CS14 ‘Townscape, Urban Design and the Historic Environment’ of the Core Strategy (2009) seeks to ensure a sensitive
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
approach to the design of new development in order to respect the character of the locality and neighbouring buildings.
6.20 In reference to local character appraisals the Mole Valley Built-up Area SPD (2010) states:
“There is considerable variation in building style and character reflecting different periods of the town’s prosperity from the 16th century to the present day. Buildings are mostly two or three storey - although variations in floor-to-ceiling height make for a wide variety in building proportions. There is a higher proportion of three storey buildings on the High Street, with increasing amounts of two storey buildings on South Street and West Street (Para 6.4.5).”
6.21 As proposed, the new development would retain the existing structure at ground level and extend the height of the building to create and additional storey of accommodation of the High Street elevation and two additional storeys of accommodation to the rear. The residential building has been purposely designed in order to retain the character and form of the High Street and typically follows the same square or rectangular features and does not attempt to be a landmark building.
6.22 Subsequently the High Street elevation has been subdivided to respond to the proportionality, horizontal and vertical alignment of the adjacent buildings to the east. The façade of the building has also been varied in depth to add variety to the building and to disrupt the massing of the existing large, bland elevation. The materials proposed respond to those along the High Street and the host building.
6.23 With regard to the rear of the building, the proposed extension would be set back from the building line to ensure that the extension does not have an overbearing impact on Ansell Cottages to the north. The positioning of the rear extension has been carefully located to ensure that Apartments 1 – 3 and 6 – 8 have an outlook to the rear.
6.24 Like any Town Centre area, Dorking has evolved over time and these latest proposals will represent a sensitive addition in accordance with Policy CS14.
v) Create safe and accessible environments where crime and disorder, and the fear of crime do not undermine quality of life or community cohesion.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
6.25 The layout of the proposed development ensures that there is a clear delineation between public and private spaces. The flats that have access to their own private amenity space, which will be screened from public views. Furthermore, the orientation of the building and fenestration ensures that the High Street and Mill Lane are overlooked by the residential development.
vi) Are visually attractive as a result of good architecture and appropriate landscaping.
6.26 Paragraph 60 of the NPPF, states that Local Planning Authorities “should not attempt to impose architectural or particular styles and should not stifle innovation”.
6.27 Overall, it is considered that the proposed development seeks to provide a visually attractive design response to the locality, taking advantage of the sustainable location, as well as retaining and enhancing the historic nature of the area; and will enhance the Dorking Town Centre Conservation Area.
6.28 With regard to the proposed new residential entrance and proposed new shopfront, each will be in keeping with Dorking Shopfront Design Requirements. New stall risers and horizontal / vertical divisions are included in order to respect the existing character and form of the street scene.
Amenity
6.29 The proposal will not lead to the deterioration of daylight and sunlight to any neighbouring properties. The majority of the apartments are dual aspect, with balconies and thus the residential accommodation will receive ample levels of daylight and sunlight. The proposed extension to the rear has been sufficiently set back from the original building footprint to ensure that there will be no loss of daylight or sunlight to Ansell Cottages.
6.30 Where possible the majority of the bedrooms have been designed so that they are located away from the High Street where traffic noise is perceived to be the highest. In any event the submission of an acoustic survey can be controlled via an appropriately worded condition as set out below:
“Prior to the commencement of development an environmental noise assessment shall be suitable and sufficient, and shall be undertaken by a competent person having regard to BS 7445: 2003 Description and Measurement of Environmental
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Noise. The internal noise levels referred to are derived from BS 8233: 2014 Sound Insulation and Noise Reduction for Buildings.
The approved sound insulation scheme must be maintained &, in the case of mechanical ventilation, must be maintained, serviced and operated in accordance with manufacturer's recommendations”.
6.31 With the exception of Flat 2 located on the first floor and Flat 7 located on the second floor, all of the apartments will have access to private amenity terraces, which, will be out of public viewing so that overlooking, and loss of privacy is reduced.
6.32 Consequently, the proposals comply with Policy ENV22 ‘General Development Control’ of the Mole Valley Local Plan (2000).
Impact on the Dorking Town Centre Conservation Area
6.33 The application site is located within the Dorking Town Centre Conservation Area. In accordance with national and local planning policy, the proposal should preserve and enhance the existing character and appearance of the Conservation Area.
6.34 Paragraph 128 of the NPPF requires applicants to describe the significance of any heritage assets affected, to a level proportionate to the asset’s importance and sufficient of understanding the potential of their significance.
6.35 A Heritage Statement has been submitted in support of the planning application, the Heritage Statement concludes that the proposed development will positively enhance the character and appearance of the Conservation Area and the setting of those Listed Buildings with Dorking Town Centre.
6.36 It is noted that whilst the proposed extension would increase the height and mass of No. 145 – 147 High Street, the views to the nearby Church of St. Martin will not be interrupted and the spire will continue to dominate the skyline of the town. The proposed development is considered to provide an enhancement through positive changes to the external appearance of the building.
6.37 As such the Heritage Statement concludes that notwithstanding the great weight given to the requirements of the Planning (Listed Buildings and Conservation Areas) Act 1990, it is considered that the proposed development would comply
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with the national guidance set out within the NPPF and NPPG as well as the requirements of Policies ENV39 and ENV42 of the Mole Valley District Council Local Plan.
Transport and Highways
6.38 The proposal falls within the built up area of Dorking Town Centre, in close proximity to a number of local facilities and services that would meet the day-to- day needs of residents. The proposed development is also readily accessible by train and bus services (as set out in the table below) and is therefore considered to be a highly sustainable location.
6.39 Dorking Train Station is managed by Southern Train Services who operate regular services between London Victoria and London Bridge and Dorking, calling at Clapham Junction, Epsom, Leatherhead and Horsham. A copy of the services map is contained in Appendix 2 alongside a copy of the timetable. In addition to train services, the application site is well served by bus services, a map of the routes serving Dorking High Street is provided in Appendix 3 alongside the timetables for the routes in Table 2.
Table 2 - Bus Routes
Route Number Origin Destination
32 Redhill Guildford
93 Horsham Dorking Train Station
465 Kingston Dorking
22 Chart Downs Holmbury St Mary
29. 433. 522 Newdigate / Redhill / Reigate Dorking / Horsham
533. 765. Ewhurst Ranmore / Dorking Train Station
516 Leith Hill Dorking
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
6.40 It is noted that Surrey County Council’s Vehicular and Cycle Parking Standards require one car parking space per residential unit in Town Centre locations. However, the guidance notes that a reduced amount of car parking or even nil provision “may be appropriate in support of demand management and the most efficient use of land”.
6.41 Given that the proposal would create, an extension to an existing building there is no available space at the application site to accommodate car parking. The land to the rear would remain as a private drive and future residents would not be permitted to park in those locations. The proposed apartments will be purchase on the basis of car free development.
6.42 Future residents would however be able to purchase an annual parking permit, which would allow them to park in the long-term section of St Martin’s Walk Shopping Centre Car Park, which is approximately 0.16kms from the application site. The annual cost of the permit is £864 or £277 per quarter. Alternatively residents would be able to purchase an off-peak permit, which would allow parking within St Martin’s Walk, Shopping Centre Car Park between 8am and 9 am and 5 pm and 6pm Monday – Friday and all day at weekends for £120.
6.43 The proposal includes 16 No. cycle parking spaces, which will be located within the new ground floor entrance to the residential flats. These are provided in accordance with Surrey County Council’s Vehicular and Cycle Parking Standards (January 2012).
Sustainability
6.44 In accordance with Policy CS19 ‘Sustainable Construction, Renewable Energy and Energy Conservation’, it is considered that 10% savings on carbon emissions can be achieved from photovoltaics which would be positioned on the roof of the proposed extension. Whilst the exact details of carbon emissions cannot be derived at this stage, the Applicant has made a commitment to reducing carbon emissions with the use of energy efficient fixtures and fittings. Drawing No. 15022(PA)103 indicates a suggested location for photovoltaics on the proposed flat roof of the building in order to achieve the savings required by Policy CS19 (the Merton Rule). As is the case at Merton Council, compliance with the policy is required as a pre-commencement condition of the planning permission.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
6.45 In addition, the requirement to install fixtures and fittings that reduce water consumption to 110 L/per person per day can be reserved by an appropriately worded informative condition.
Refuse and Waste
6.46 The residential development will have its own dedicated, appropriately sized refuse and recycling store, which will serviced off-High Street via the proposed new residential entrance.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
7. CONCLUSION
7.1 This Planning Statement supports an application for the development of an extension to the upper floors of Nos.145-147 High Street in order to accommodate nine residential apartments. The residential apartments will consist of five residential apartments on the first floor and four residential apartments on the second floor.
7.2 As detailed in the accompanying Heritage Statement, the proposed development will enhance the character and appearance of the Dorking Town Centre Conservation Area and the setting of the adjacent Listed Buildings. The Proposed development will also make the efficient use of previously developed land and enhance the vitality and viability of Dorking Town Centre, through the provision of new homes that will contribute to additional footfall.
7.3 Whilst car parking is not provided on –site, residents will be able to apply for parking permits at St Martin’s Walk Car Park, either on a full time or off-peak basis. Cycle storage has been provided in accordance with the County Council’s guidelines.
7.4 Furthermore, the Applicant has committed to achieving the reductions in carbon emissions as set out in Policy CS19 and this can be achieved through the provision of a suitably worded condition.
7.5 For the above reasons, and noted within this Statement it is considered that planning permission should be granted for the proposals.
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Sheet Anchor Evolve Ltd 145-147 High Street, Dorking Planning Statement
APPENDIX 1 PHOTOGRAPHS OF THE SITE AND SURROUNDING AREA (provided separately) APPENDIX 2 TRAIN SERVICES MAP AND TIMETABLE (provided separately) APPENDIX 3 BUS SERVICES MAP AND TIMETABLES (provided separately)
FEBRUARY 2016 | HT/JEB | LON.0267
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