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The Committee considered an application for conversion of the existing temporary and permanent modular classroom buildings to create a permanent nursery building, including a single storey new build extension to link the two modular classroom buildings, formation of a new access path and associated works. The Committee raised concerns about the impact of the proposal upon parking in the vicinity and traffic management. The application made reference to encouraging responsible parking, promoting the use of the Hungry Horse pub car park for ‘Park and Stride’ and undertaking surveys to confirm the baseline following relocation of the nursery, all of which had been taken into account by County Highways authority in its consultation response. There was some doubt, however, about whether the pub’s car park would continue to be made available following recent parking incidents involving the school. Members therefore sought reassurance that, if the Hungry Horse car park was not made available, the County Highways Authority would not have any consequential objections to raise. RESOLVED that the Head of Planning and Places be delegated authority to GRANT planning permission subject to: (a) clarification of whether the Hungry Horse car park will be available for parking and, if not, further consultation with the County Highways Authority and consideration of any subsequent comments in consultation with the Chairman and Ward Members; (b) Condition 4 to require cladding to be installed prior to occupation of the extension, the precise wording of the condition to be reviewed in consultation with the Chairman and Ward Members; (c) a further informative encouraging Best Practice to be followed in completing a satisfactory Travel Plan as required by condition 12; and (d) the following 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
Other Plan E514CV-HNW_16006-02- A 13.10.2016
XX-3D-A-P410
Section Plan E514CV-HNW_16006-02- A 13.10.2016
XX-SE-A-P360
Roof Plan E514CV-HNW_16006-02- A 13.10.2016
RF-GA-A-P251
Elevation Plan E514CV-HNW_16006-02- A 13.10.2016
XX-EL-A-P310
Combined Plan E514CV-HNW_16006-02- A 13.10.2016
XX-EL-A-P300
Section Plan E514CV-HNW_16006-02- A 13.10.2016
XX-SE-A-P350
Floor Plan E514CV-HNW_16006-02- A 13.10.2016
00-GA-A-P250
Site Layout Plan E514CV-HNW_16006-02- A 13.10.2016
XX-DR-A-P150
Survey Plan E514CV-HNW_16006-02- A 13.10.2016
XX-DR-A-P100
Floor Plan E514CV-HNW_16006-02- A 13.10.2016
00-GA-A-P200
Roof Plan E514CV-HNW_16006-02- A 13.10.2016
RF-GA-A-P201
Landscaping Plan 1713-061-1001 A 13.10.2016
Location Plan XX-DR-A-P001 A 13.10.2016
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. 3. No development shall take place until the developer obtains the Local Planning Authority’s written approval of details of both existing and proposed ground levels and the proposed finished ground floor levels of the buildings. The development shall be carried out in accordance with the approved levels.
Reason:
To ensure the Local Planning Authority are satisfied with the details of the proposal and its relationship with adjoining development and to safeguard the visual amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9. 4. The development hereby permitted shall be carried out using only the materials specified in the application and no others without the prior written consent of the Local Planning Authority.
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 policy Cf2 5. No development shall commence including groundworks or demolition until a detailed Tree Protection Plan (TPP) shall be submitted to and approved in writing by the local planning authority. The TPP shall contain details of the specification and location of tree protection (barriers and/or ground protection) and any construction activity that may take place within the protected root areas of trees/hedges shown, where retained on the TPP. The tree protection measures shall be installed prior to any development works and will remain in place for the duration of all construction works. The tree protection barriers/ground protection shall only be removed on the completion of all construction activity, including hard landscaping. 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 Pc12 of the Reigate and Banstead Borough Local Plan. 6. No development shall commence on site until a scheme for the landscaping of the site including the retention of existing landscape features has been submitted to and approved in writing by the LPA. Landscaping schemes shall include details of hard and soft landscaping, including any tree removal/retention, 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 and management programme. All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to occupation or within the first planting season following completion of the development hereby approved or in accordance with a programme agreed in writing with the local planning authority. 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, 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 of the Reigate and Banstead Borough Local Plan 2005. 7. Prior to construction of the drainage element of the development hereby approved the following drawings need to be supplied to and approved by the local planning authority:
• final detailed plan of all SuDS elements and other drainage features, including cross-sections, pipe diameters and respective levels
• plan showing where exceedance flows (greater than designed for) will flow to
Reason:
To ensure that the design fully meets the requirements of the national SuDS technical standards. 8. Before the commencement of the construction of the drainage element of the development hereby approved, details of how the site drainage will be protected and maintained during and after the construction of the development shall be submitted to and approved by the Local Planning Authority. The development shall thereafter be carried out in strict accordance with those approved details
Reason:
To ensure that the construction works do not compromise the functioning of the agreed Sustainable Drainage System. 9. Prior to occupation, a verification report (consisting of at least a signed statement) carried out by a qualified drainage engineer must be submitted to and approved by the Local Planning Authority to demonstrate that the Sustainable Drainage System has been constructed as per the agreed scheme.
Reason:
To ensure the Sustainable Drainage System has been constructed as agreed with regards Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005 and the provisions of the NPPF. 10. No development shall commence until a Construction Transport Management Plan, to include details of:
(a) parking for vehicles of site personnel, operatives and visitors
(b) loading and unloading of plant and materials
(c) storage of plant and materials
(d) programme of works (including any measures for traffic management)
(e) number and type of HGV deliveries and hours of operation
(f) measures to prevent the deposit of materials on the highway
(g) on-site turning for construction vehicles
(h) a communications plan
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:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users. The above condition is required in order to meet the objectives of the NPPF (2012), and policy CS17 of the Core Strategy (2014). 11. During term time, there shall be no construction vehicle movements to and from the site between the hours of 8.00am and 9.00am and between 3.00pm and 4.00pm, nor shall any construction vehicles associated with the development at the site be laid up, waiting, in Chipstead Valley Road during these times.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users. The above condition is required in order to meet the objectives of the NPPF (2012), and policy CS17 of the Core Strategy (2014). 12. The development hereby approved shall not be first occupied unless and until the Travel Plan for Chipstead Valley Primary School has been reviewed and updated to include the proposed nursery in accordance with the School Travel Plan Review dated January 2017, and submitted for the written approval of the Local Planning Authority. The submitted document shall include details of measures and actions to promote sustainable travel amongst nursery pupils and nursery staff, and provisions for the maintenance, monitoring and review of the impact of the Plan and its further development. The approved Travel Plan shall then be implemented upon first occupation of the development, and shall thereafter be maintained, monitored, reviewed and developed to the satisfaction of the Local Planning Authority.
Reason:
In recognition of Section 4 “Promoting Sustainable Transport“ in the National Planning Policy Framework 2012. The above condition is required in order to meet the objectives of the NPPF (2012), and policy CS17 of the Core Strategy (2014). 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. The applicant is encouraged to provide renewable technology within the development hereby permitted in order to reduce greenhouse gas emissions. 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
(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. The applicant is advised that the essential requirements for an acceptable communication plan forming part of a Method of Construction Statement are viewed as: (i) how those likely to be affected by the site's activities are identified and how they will be informed about the project, site activities and programme; (ii) how neighbours will be notified prior to any noisy/disruptive work or of any significant changes to site activity that may affect them; (iii) the arrangements that will be in place to ensure a reasonable telephone response during working hours; (iv) the name and contact details of the site manager who will be able to deal with complaints; and (v) how those who are interested in or affected will be routinely advised regarding the progress of the work. Registration and operation of the site to the standards set by the Considerate Constructors Scheme (http://www.ccscheme.org.uk/) would help fulfil these requirements. 5. 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).
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