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The Committee considered an application for demolition of Kerriemuir and Wheatridge on Langshott Wood and development of a single detached property comprising eight apartments RESOLVED that planning permission be GRANTED subject to 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
Arboricultural Plan J44.83/02 07.08.2017
Survey Plan 4798 2 15 07.08.2017
Existing Plans 4798 2 16 21.08.2017
Site Layout Plan 4798 3 45 B 27.09.2017
Elevation Plan 4798 3 50 A 27.09.2017
Elevation Plan 4798 3 47 C 04.10.2017
Elevation Plan 4798 3 49 C 04.10.2017
Floor Plan 4798 3 46 A 04.10.2017
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.
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. No development, including demolition or site clearance, shall commence until a Bat Survey, including any necessary measures for mitigation, compensation and enhancement has been carried out and submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in strict accordance with the details and measures when approved.
Reason:
To ensure that any protected species or the habitats thereof are safeguarded with respect to policy Pc2G of the Reigate and Banstead Borough Local Plan 2005, policy CS10 of the Reigate and Banstead Core Strategy and the provisions of the NPPF.
4. No development shall commence 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 policies Pc13 and Ho9.
5. No development shall commence 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.
Details to be submitted for this condition should follow the specification below and there shall be no variation without the prior approval in writing of the Local Planning Authority:
(a) All tiles and tile hanging shall be of handmade sandfaced plain clay tiles
(b) All elevations shall be tile hung above ground floor level with alternating rows of fish scale and plain tiles and no Winchester cut.
(c) All brickwork shall be handmade sandfaced red stock brick.
(d) All external joinery shall be of painted timber with architraved bargeboards with no box ends.
(e) All windows shall be of white painted timber with casements in each opening, with external glazing of traditional profile and where windows are in brickwork, set back behind the reveal at one brick depth, with gauged brick arches.
(f) All fascias shall be no more than two bricks depth.
(g) All rainwater goods shall be of painted cast metal or cast metal profile.
(h) Before the chimney stack is commenced details of the chimney stack shall be submitted to and approved in writing by the LPA.
(i) All footpaths and drives shall be of fixed gravel.
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, Ho13, Pc10, Pc12 and Pc13.
6. No development shall commence including demolition and or groundworks preparation until a revised 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. 7. 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. Hard landscaping details should reflect the requirements set out in Condition 1 above.
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 and Ho9 of the Reigate and Banstead Borough Local Plan 2005 and the recommendations within British Standard 5837.
8. A mature hawthorn hedge shall be provided to the front boundary of the site with Langshott. The hedge shall consist of a staggered double row planted at 30cm centres and shall have an initial planting height of at least 1m height, except in front of the bin store where the hedge should match the height of the bin store.
This hedge shall be planted prior to occupation of the development and shall thereafter be retained on an ongoing basis and managed to maintain a height of at least 1m or in the case of hedging in front of the bin store, at least the height of the bin store.
Any losses through death, disease or removal shall be remedied by replacement hawthorn, to current landscape standards, within 1 year to maintain this feature.
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 and the recommendations within British Standard 5837.
9. No development shall commence until a Construction Transport Management 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.
Such a plan must 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 measures for traffic management)
(e) provision of boundary hoarding behind any visibility zones
(f) HGV deliveries and hours of operation
(g) construction vehicle routing to and from the site
(h) measures to prevent deposit of materials on the highway
(i) before and after construction condition surveys of the highway and a commitment to fund the repair of any damage caused
Reason:
To ensure that the development would 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.
10. The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for vehicles 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 development would 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.
11. The development hereby approved shall not be first occupied unless and until the proposed vehicular access to Langshott has been constructed and provided with a visibility zone to the west in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. Thereafter, the visibility zone shall be kept permanently clear of any obstruction over 1.0m 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 access to the site from Kerriemuir to Langshott has been permanently closed and any kerbs, verge, footway fully reinstated.
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 proposed bin store and internal bike store have been provided in accordance with the approved plans. These facilities shall thereafter be retained and maintained for their designated purpose.
Reason:
In order that the development should make adequate provision for waste and recycling and to encourage sustainable travel in accordance with policy Ho9 of the Reigate and Banstead Borough Local Plan 2005 and policy CS17 of the Reigate and Banstead Core Strategy.
14. The development hereby approved shall not be first occupied unless and until the proposed acoustic fence has been installed along the boundary of the site in the location shown on approved plan 4798 3 45 Rev B. The acoustic barrier shall be continuous, with a minimum height of 2 metres and a minimum surface density of 10kg/m2. The barrier shall be retained and maintained throughout the life of the development.
Reason:
To ensure that the development does not affect the amenity of neighbouring properties by noise and disturbance with regard to policies Ho9 and Ho13 of the Reigate and Banstead Borough Local Plan 2005.
15. The first floor windows in the east and west side elevations of the development hereby permitted shall be glazed with obscured glass which shall be fixed shut, apart from a top hung opening fanlight whose cill height shall not be less than 1.7 metres above internal floor level, and shall be maintained as such at all times.
Reason:
To ensure that the development does not affect the amenity of neighbouring properties by overlooking with regard to policies Ho9 and Ho13 of the Reigate and Banstead Borough Local Plan 2005.
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 applicant is advised that prior to the occupation of the development, adequate provision should be made for waste storage and collection. 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/downloads/file/2579/making_space_for_waste 4. 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. 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). 6. When access is to be closed as a condition of planning permission and agreement with, or licence issued by, the Highway Authority Local Highways Service will require that the redundant dropped kerb be raised and any verge or footway crossing be reinstated to conform with the adjoining existing surfaces at the developers expense. 7. The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that a permit and a Mini Section 278 agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. All works on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to 3 months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road. Please see: http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme 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 marking, 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 supervision and monitoring in respect of the arboricultural issues in respect of the above conditions. All works shall comply with the recommendations and guidelines contained within British Standard 5837. 10. 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. 11. The applicant is advised to use the ‘Secured by Design’ scheme to design out crime by the use of effective crime prevention and security standards.
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