Agenda item

Demolition of stable and storage barn to be replaced by two bungalows with associated parking.

The Committee considered an application for demolition of the stable and storage barn and the erection of two bungalows with associated parking.

The Committee commented on the extensive use of brickwork in the proposed plans, and expressed a preference for greater use of wood cladding to reflect the character of the Green Belt.  It was noted that use of materials would be controlled by condition and that the Chairman and Ward Members would be consulted and invited to comment in the usual manner.

RESOLVED that planning permission be GRANTED subject to the following conditions:

1.         The development hereby permitted shall be carried out in accordance with the following approved plans.

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.

 

Plan Type                 Reference                             Version         Date Received

Survey Plan              UNNUMBERED                                           05.01.2018

Block Plan                 UNNUMBERED                   A                     02.03.2018

Combined Plan        UNNUMBERED                   A                     02.03.2018

Site Layout Plan      UNNUMBERED                   A                     02.03.2018

Location Plan           UNNUMBERED                   A                     02.03.2018

Elevation Plan          UNNUMBERED                   A                     02.03.2018

 

2.         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

 

3.         No development shall take place until samples 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.

 

4.         No development shall commence until details of hard and soft landscaping is submitted to and approved in writing by the Local Planning Authority (LPA). These shall include frontage tree and hedge planting and any other existing or proposed, soft or hard, landscaping in the front garden area, or adjacent to boundaries where appropriate. The soft landscape details shall include an establishment maintenance schedule for a minimum of 2 years, full planting specifications, planting sizes & densities. Upon implementation of the approved development all the landscaping works shall be carried out in strict accordance with the landscape details as approved, and these shall be completed, before building completion, occupation or use of the approved development whichever is the earliest.

If any of the new or existing tree/s or hedge/s, detailed and approved under this condition, are removed, die, or become significantly damaged or diseased within 5 years of completion, it/they shall be replaced before the expiry of one calendar year, to a planting specification agreed in writing by the Local Planning Authority. The hedges detailed shall be retained at a minimum height of 1 metre, or if new, once grown to this height thereafter.

Reason:

To ensure good landscape practice in the interests of the maintenance of the character and appearance of the area and to comply with policies Pc4, Ho9, and Ho13 of the Reigate and Banstead Borough Local Plan 2005.

 

5.         The development shall not be 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 fencing shall be of an open, ranch style and maintained as such thereafter. The boundary treatment shall be completed before the occupation of the development hereby permitted.

Reason:

To preserve the visual amenity of the area and protect the openness of the Metropolitan Green Belt with regard to the Reigate and Banstead Borough Local Plan 2005 policies Ho9 and Co1.

 

6.         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 measures for traffic management)

(e)   measures to prevent the deposit of materials on the highway

(f)    on-site turning for construction vehicles 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:

The above condition is required in order the development should not prejudice highway safety nor cause inconvenience to other highway users and to meet the objectives of the NPPF (2012) and to satisfy policy Mo7 of the Reigate and Banstead Borough Local Plan (2005).

 

7.         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. Thereafter the approved bin store 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.

 

8.         Notwithstanding the provisions of the Town and Country Planning (General

Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions permitted by Classes A, B, C, D or E of Part 1 of the Second Schedule of the 2015 Order shall be constructed (other than those expressly authorised by this permission).

Reason:

To control any subsequent enlargements in the interests of the visual and residential amenities of the locality with regard to Reigate and Banstead Borough Local Plan 2005 policy Ho9, and to restrict the enlargement of dwellings in this rural area with regard to Reigate and Banstead Borough Local Plan 2005 policies Ho24, and Co1.

 

9.         The developer must either submit evidence that the building was built post 2000 or provide an intrusive pre-demolition and refurbishment asbestos survey in accordance with HSG264 supported by an appropriate mitigation scheme to control risks to future occupiers. The scheme must be written by a suitably qualified person and shall be submitted to the LPA and must be approved prior to commencement to the development. The scheme as submitted shall demonstrably identify potential sources of asbestos contamination and detail removal or mitigation appropriate for the proposed end use. Detailed working methods are not required but the scheme of mitigation shall be independently verified to the satisfaction of the LPA prior to occupation.

Reason:

To ensure that a satisfactory strategy is put in place for addressing contaminated land before development commences and to make the land suitable for the development without resulting in risk to construction workers, future users of the land, occupiers of nearby land and the environment with regard to the NPPF

 

10.       Prior to occupation, the Local Planning Authority shall require the applicant to demonstrate that areas of private gardens and public open space are suitable for its new intended use. The applicant shall provide in writing to the Local Planning Authority a brief methodology of how they shall demonstrate this. This could comprise a simple soil sampling exercise in garden/landscaped areas that shall also incorporate chemical analysis of any soils brought onto site. Once agreed in writing by the Local Planning Authority the applicant shall submit the results in writing, and said results shall require written sign off prior to occupation of the site.

Reason:

To comply with paragraph 122 of the NPPF to demonstrate that the site is suitable for its new use as residential accommodation.

 

11.  There shall be no first floor or mezzanine accommodation provided within the dwellings hereby permitted.

            Reason:

In order that the size, scale and intensity of the dwellings be controlled to ensure that there is no harm to the openness of the Metropolitan Green Belt with regard to Policy Co1 of the Reigate and Banstead Borough Local Plan 2005.

 

INFORMATIVES

1.         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.

 

 2.        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.

 

 3.        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).

 

 4.        The use of suitably experienced landscape architects is recommended to satisfactorily address both the design and implementation of the landscape details of the above condition although such landscaping is often straightforward and small scale in proportion to the approved development.