Agenda item

Demolition of existing bungalow and erection of a new three-bedroom dwelling, access and landscaping.

The Committee considered an application at Lakers, Church Road, Redhill for the Demolition of existing bungalow and erection of a new three-bedroom dwelling, access and landscaping.

Colin Smith, the Agent, spoke in support of the application stating that this was an opportunity to grant permission for a well-designed dwelling that offered significant sustainability gains, improving the setting of the heritage assets. The application was recommended for refusal due to the design, in particular the roof design, however the reasons for the proposed roof design were outlined paying particular attention to sustainability benefits and minimising visual impact. It was felt that the existing building was incongruous and disruptive and not reflective of the surrounding area and was of little architectural quality. It was suggested that a hipped or ridged roof would be a more acceptable design and incorporate PV cells, however both styles of rooves, in terms of energy sustainability, would be inferior to the design submitted and an explanation was given. They would also make the proposed dwelling taller and would emphasise the height difference between The Vicarage and Ridgecrest to the north and south. The impact of the appearance of the roof and how it might appear incongruous set among the “Arts & Crafts” style houses and St Johns Church opposite was unjustified. There were existing mature trees that encircled the church which, for a good deal of the year, that obscured the view of the church from Lakers, and therefore must hide Lakers from the church. Further detail was given regarding the Arts and Crafts houses locally which were obscured from the road. External materials for the proposed could be secured by condition. For that reason, the proposed dwelling with the planned extensive tree and shrub planting would not be disruptive.

A motion for permission was proposed by Councillor Kulka and seconded by Councillor J King, whereupon the Committee voted and RESOLVED that planning permission be GRANTED on the grounds that:

The development hereby permitted has been assessed against development plan policies CS1, CS2, C4, CS5, CS10, CS11, CS12, CS13, CS14, CS17, DES1, DES4, DES5, DES7, DES8, DES9, OSR2, TAP1, CCF1, CCF2, NHE1, NHE2, NHE3, NHE9, INF2, INF3 and material considerations, including third party representations.  It has been concluded that the development would cause less than substantial harm to the character of adjacent designated and non-designated heritage assets, and that such harm is outweighed by the sustainability benefits of it. The proposal is therefore in accordance with the development plan and there are no material considerations that justify refusal in the public interest.

Proactive and Positive Statements

The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development where possible, as set out within the National Planning Policy Framework.

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         A02.02                                                           05.07.2022

Street Scene             A02.40                                                           05.07.2022

Survey Plan              A01.01                                                           05.07.2022

Arboricultural Plan   TSPP-01                                                        05.07.2022

Elevation Plan          A01.05                                                           05.07.2022

Location Plan            A00.00                                                           05.07.2022

Elevation Plan          A02.31                                                           05.07.2022

Elevation Plan          A02.30                                                           05.07.2022

Floor Plan                  A02.10                                                           05.07.2022

Roof Plan                  A02.11                                                           05.07.2022

Section Plan             A02.20                                                           05.07.2022

Site Layout Plan       A02.01                                                           05.07.2022   

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 Development Management Plan DES1.

4.            No development shall take place above slab level until written details of the materials to be used in the construction of the external surfaces, including fenestration and roof and detailing, 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 Development Management Plan 2019 policies DES1 and NHE9.

5.            Before the photovoltaics or solar panels are installed, details of the panels shall be submitted to and approved in writing by the LPA and shall have black frames to each panel and minimise the silvered contents of the panels.

Reason: To ensure that a satisfactory external appearance is achieved of the development with regard to Reigate and Banstead Development Management Plan 2019 policies DES1 and NHE9.

6.            The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with plan A02/02 for vehicles to be parked and for bicycles to be stored. Thereafter the parking and bike storage areas shall be retained and maintained for their designated purposes.

Reason: The above conditions are required in order that the development should not prejudice highway safety nor cause inconvenience to other highway users and to accord with the National Planning Policy Framework and Reigate and Banstead Development Management Plan policy TAP1

7.            The development hereby approved shall not be occupied unless and until the proposed dwelling is provided with a fast charge socket (current minimum requirement: 7kw Mode 3 with Type 2 connector - 230 v AC 32 amp single phase dedicated supply) in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority and thereafter retained and maintained for their designated purpose. The sockets and any guarding shall minimise the visual impact and be of a dark colour and minimal illumination to conserve the character of the Conservation Area.

Reason: In order that the development promotes more sustainable forms of transport, and to preserve the character of the Conservation Area, and to accord with the National Planning Policy Framework 2019 and Reigate and Banstead Core Strategy 2014 Policy CS17 and policy TAP1 and NHE9 of the Development Management Plan.

8.            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 local planning authority.  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 first occupation or within the first planting season following completion of the development herby approved 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 Reigate and Banstead Borough Development Management Plan 2019 policies NHE3, DES1 and NHE9, and the recommendations within British Standards including BS8545:2014 and British Standard 5837:2012.

9.            No development above ground level shall commence until a scheme to provide positive biodiversity benefits has been submitted to and approved in writing by the local planning authority (LPA).  This should be designed alongside the soft landscaping proposals for the site.  The biodiversity enhancement measures approved shall be carried out and maintained in strict accordance with these details or as otherwise agreed in writing by the LPA, and before occupation of this development.

Councillor Walsh requested that it be recorded that he voted against the application.