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The Committee considered an application for demolition of the existing care home (Class C2) and erection of a new residential nursing home (Class C2), with associated car parking and soft and hard landscaping. It was noted that proposed condition 19 would control future use of the premises being restricted to a nursing home for patients with complex needs for a period of five years. The Committee indicated a preference for a longer period than five years to be set and officers confirmed that they would review the options for extending the control, in consultation with the Chairman and Ward Members.
RESOLVED that planning permission be GRANTED subject to: (a) review of the period of time set within condition 19, to be agreed in consultation with the Chairman and Ward members, and (b) 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 Received
Site Layout Plan 739/003 28.03.2017
Section Plan 739/050 E 22.09.2017
Elevation Plan 739/040 F 14.09.2017
Roof Plan 739/032 C 14.09.2017
Floor Plan 739/031 D 14.09.2017
Floor Plan 739/030 C 14.09.2017
Street Scene Plan 739/023 A 22.09.2017
Elevation Plan 739/021 28.03.2017
Elevation Plan 739/020 28.03.2017
Block Plan 739/002 A 28.03.2017
Location Plan 739/001 A 28.03.2017
Floor Plan 739/030 28.03.2017
Landscaping Plan NPA-10917-301 P02 14.09.2017
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, except demolition, 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. No development, except demolition, shall take place until the detailed design of the surface water drainage strategy for the site, including the following information:
(a) Results of ground investigations and infiltration testing carried out in accordance with BRE Digest 365
(b) Evidence of existing and proposed peak discharge rates in the form of appropriate calculations up to a 1 in 100 (plus climate change) event.
(c) A final surface water drainage scheme of a design which satisfies the SuDS hierarchy
(d) Detailed drawings showing the drainage layout, long or cross sections of each drainage element, pipe sizes and invert and cover levels including appropriate micro drainage calculations to demonstrate that the system meets national SuDS standards
(e) Details of construction phasing and how surface water and any associated pollution risk will be dealt with during the construction of the development, and how any on site drainage systems will be protected and maintained
(f) Details of who will maintain the drainage elements and their associated maintenance regimes
(g) Details of how the Sustainable Drainage System will cater for system failure or exceedance events, include where any exceedance flows would run to in order to avoid risks to people and property
has been submitted to and approved by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.
Reason:
To ensure that the SuDS are adequately planned, delivered and maintained and that the development is served by an adequate and approved means of drainage to comply with Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005, Policy CS10 of the Core Strategy 2014 and the requirements of non-statutory technical standards. 5. No development shall commence including demolition and or groundworks preparation until a detailed, scaled Tree Protection Plan (TPP) and the 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, 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. 6. No development, except demolition, 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. Such a scheme should be in broad accordance with the approved Landscape Proposals Plan (NPA-10917-301 P02) and include details of hard and soft landscaping; 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 and Ho9 of the Reigate and Banstead Borough Local Plan 2005. 7. 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) programme of works (including any measures for traffic management)
(e) HGV deliveries and hours of operation
(f) construction vehicle routing to and from the site
(g) measures to prevent the deposit of materials on the highway
(h) before and after construction condition surveys of the highway and a commitment to fund the repair of any damage caused
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 to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012. 8. No above ground construction or superstructure works shall take place until written details of the materials to be used in the construction of the external surfaces, including fenestration and roof, have been submitted to and approved in writing by the Local Planning Authority, and on development shall be carried out in accordance with the approved details.
Reason:
To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13. 9. The development hereby approved shall be carried out in accordance with the recommendations for mitigation, construction practice and ecological enhancement identified in the Ecology Survey & Report by FOA Ecology (dated February 2017).
Reason:
In order to preserve and enhance the wildlife and habitat interest on the site and ensure species present on the site are afforded appropriate protection during construction works with regard to Reigate and Banstead Borough Local Plan 2005 policy Pc2G. 10. The development hereby approved shall be carried out in accordance with the recommendations for mitigation and habitat enhancement opportunities identified in the Further Bat Survey Report by FOA Ecology (dated November 2016).
Reason:
In order to preserve and enhance the wildlife and habitat interest on the site and ensure species present on the site are afforded appropriate protection during construction works with regard to Reigate and Banstead Borough Local Plan 2005 policy Pc2G. 11. The development hereby approved shall not be first occupied unless and until the proposed modified ‘in’ and ‘out’ accesses to Park Road have been constructed and the ‘out’ access has been provided with visibility zones of 2.4m x 90m in both directions in accordance with the approved plans and thereafter the visibility zones shall be kept permanently clear of any obstruction over 1.05m high.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012. 12. The development hereby approved shall not be first occupied unless and until the space has been laid out within the site in accordance with the approved plans for 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 purpose.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012. 13. The development hereby approved shall not be first occupied unless and until the following facilities have been provided in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority:
(a) the secure parking of bicycles within the development site
(b) a staff shuttle bus service to be operated between the development and key transport hubs within Banstead and Chipstead, before and after the main day and night shift changeover periods
Thereafter, the said facilities shall be provided, retained and maintained in perpetuity in accordance with the approved details to the satisfaction of the Local Planning Authority.
Reason:
To ensure that the development would promote sustainable transport choices with regard to Policy CS17 of the Reigate and Banstead Core Strategy 2014 and in recognition of Section 4 “Promoting Sustainable Transport” in the National Planning Policy Framework 2012. 14. The development hereby approved shall not be first occupied unless and until a final Travel Plan Statement has been submitted to and approved in writing by the Local Planning Authority. Such a statement should be in accordance with the sustainable development aims and objectives of the National Planning Policy Framework, Surrey County Council’s “Travel Plans Good Practice Guide” and in general accordance with the framework Travel Plan Statement (Ref: BP/AN/adf/sjs/JNY8756-05a by RPS dated 21 March 2017. The approved Travel Plan Statement shall be implemented upon first occupation of the development and thereafter the Travel Plan shall be maintained and developed to the satisfaction of the Local Planning Authority.
Reason:
To ensure that the development would promote sustainable transport choices with regard to Policy CS17 of the Reigate and Banstead Core Strategy 2014 and in recognition of Section 4 “Promoting Sustainable Transport” in the National Planning Policy Framework 2012. 15. The development hereby approved shall not be first occupied unless and until facilities for the storage of bins have been provided in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority which should be in broad accordance with the siting shown on the approved Landscape Proposals Plan (NPA-10917-301 P02). Thereafter the approved bin store(s) shall be retained and maintained for their designated purpose.
Reason:
In order that the development should not prejudice highway safety nor cause inconvenience to other highway users to satisfy policies Mo5 and Mo7 of the Reigate and Banstead Borough Local Plan 2005 and the objectives of the NPPF 2012. 16. The development hereby approved shall not be first occupied unless and until details of any plant and ancillary equipment to be installed on the site, including its siting and noise specification, has been submitted to and approved in writing by the Local Planning Authority. The plant shall be installed prior to occupation and thereafter maintained in accordance with the approved details so as to prevent transmission of noise and vibration into neighbouring properties.
Reason:
To ensure that a satisfactory external appearance is achieved of the development and to safeguard the amenities of neighbouring occupiers with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Ho13. 17. The development hereby approved shall not be first occupied until a plan indicating the positions, design, materials and type of boundary treatment to be erected has been submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be completed and installed before the occupation of the development hereby permitted.
Reason:
To preserve the visual amenity of the area and the openness of the Green Belt with regard to the Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Co1. 18. The development hereby approved shall not be first occupied until a verification report carried out by a qualified drainage engineer and demonstrating that the sustainable urban drainage system has been constructed as per the agreed scheme, has been submitted to and approved by the Local Planning Authority.
Reason:
To ensure that the SuDS are adequately planned, delivered and maintained and that the development is served by an adequate and approved means of drainage to comply with Policy Ut4 of the Reigate and Banstead Borough Local Plan 2005, Policy CS10 of the Core Strategy 2014 and the requirements of non-statutory technical standards. 19. The use of the development hereby permitted shall, for a period of five years from first occupation of the development, be limited to a nursing home predominantly for patients or residents with complex conditions, and not for any other purposes without the express permission of the Local Planning Authority.
Reason:
To control the use in recognition of the location of the site within the Metropolitan Green Belt and with regard to Reigate and Banstead Borough Local Plan 2005 policy Co1, Reigate and Banstead Core Strategy Policy CS3 and the provisions of the NPPF. 20. Notwithstanding the approved plans, the lift overrun at roof level shall be clad in brickwork, details of the material for which should be submitted for approval in accordance with Condition 8.
Reason:
To ensure a satisfactory external appearance is achieved in the interests of the character of the area with regard to Reigate and Banstead Borough Local Plan policy Ho9. 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. The application site is situated on land adjacent to a site that may have historically comprised military land. As a result there is potential for a degree of soil contamination to be present beneath part(s) of the site. In addition, there is potential for the presence of Unexploded Ordnance (UXO) to be present beneath part(s) of the site. Groundworkers should be made aware of the above so suitable mitigation measures and personal protective equipment measures (if required) are put in place. Should significant ground contamination be identified or suspect/actual UXO identified, the Local Planning Authority should be contacted promptly for further guidance and in relation to UXO the Local Police should also be contacted. CIRIA C681: UXO – A Guide to the Construction Industry (Guidance Document) can provide further information on UXO matters relating to construction. 4. The applicant is advised that prior to the occupation of the development, adequate provision should be made for waste storage and collection in accordance with condition 11 above. You are advised to contact the Council’s Recycling and Cleansing team to discuss the required number and specification of wheeled bins on rc@reigate-banstead.gov.uk or on the Council’s website at http://www.reigate-banstead.gov.uk/info/20051/commercial_waste. 5. 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. 6. The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that prior approval must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, or verge to form or modify a vehicle crossover or to install dropped kerbs. Please see: www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs. 7. 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). 8. The developer is advised that as part of the detailed design of the highway works required by the above conditions, the County Highway Authority may require necessary accommodation works to street lights, road signs, road markings, highway drainage, surface covers, street trees, highway verges, highway surfaces, surface edge restraints and any other street furniture/equipment. 9. The use of a suitably qualified arboricultural consultant is essential to provide acceptable submissions, supervision and monitoring in respect of the arboricultural issues in the above condition(s). All works shall comply with the recommendations and guidelines contained within British Standard 5837and the planting of trees and shrubs shall be in keeping with the character and appearance of the locality. 10. The applicant is advised of the presence of a substation and associated underground cables on the site. These assets will need to be protected during the development. For further information please contact UK Power Networks.
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