Agenda item

59 Ashley Road Epsom Surrey KT18 5BN 18/00548/FUL

Residential development of 6 flats in a detached building, including associated landscaping, access and parking following demolition of existing dwelling.

Minutes:


Description

Residential development of 6 flats in a detached building, including associated landscaping, access and parking following demolition of existing dwelling.

Decision

Planning permission is PERMITTED subject to the following conditions:

Note:  Amendments to Conditions 10 and 11 and an additional condition number 20

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 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:

BRN /P18/03B Site Layout

ARE/P18/08/A  East and West Elevations

ARE/P18/08/A  North and South Elevations

ARE/P18/04      Ground floor plan

ARE/P18/05      First floor plan

ARE/P18/06      Second floor plan

ARE/P18/07      Roof plan

Reason: For the avoidance of doubt and to ensure that the development is carried out in accordance with the approved plans to comply with Policy CS5 of the Core Strategy (2007).

(3)            Prior to the commencement of development, details and samples of the external materials to be used for the development shall be submitted to and approved in writing by the local planning authority.  The development shall be carried out in accordance with the approved details.

Reason: To secure a satisfactory appearance in the interests of the visual amenities and character of the locality in accordance with Policy CS5 of the Core Strategy (2007) and Policies DM9 and DM10 of the Development Management Policies 2015.

(4)            No development shall take place until details of existing and proposed finished site levels, finished floor and ridge levels of the buildings to be erected, and finished external surface levels have been submitted to and approved in writing by the local planning authority . The development shall thereafter be constructed in accordance with the approved details.

Reason: In order to safeguard the visual amenities of the area / In order to safeguard the amenities of the occupiers of neighbouring properties  in accordance with Policy CS5 of the Core Strategy (2007) and Policy DM10 of the Development Management Policies 2015.

(5)            No development shall take place until full details, of both hard and soft landscape proposals, including a schedule of landscape maintenance for a minimum period of 5 years, have been submitted to and approved in writing by the local planning authority. The landscaping shall incorporate the planting of native species of trees and shrubs. The approved landscape scheme (with the exception of planting, seeding and turfing) shall be implemented prior to the occupation of the development hereby approved and thereafter retained.

Reason: To ensure the provision, establishment and maintenance of an appropriate landscape scheme in the interests of the visual amenities of the locality in accordance with Policy CS5 of the Core Strategy (2007) and Policies DM5 and DM9 of the Development Management Policies 2015.

(6)            No development shall take place until full details of all boundary treatment have been submitted to and approved in writing by the local authority. The approved scheme shall be implemented prior to the occupation of the development hereby approved and thereafter retained.

Reason: To secure a satisfactory appearance in the interests of the visual amenities and character of the locality in accordance with Policy CS5 of the Core Strategy (2007) and Policies DM9 and DM10 of the Development Management Policies 2015.

(7)            Prior to demolition of the existing building details of the 'no dig' technique, (using a cellular confinement system) of the parking spaces, shall be submitted to and approved by the local planning authority. The parking spaces shall be constructed in full accordance with the approved details.

Reason: To protect the roots of surrounding trees from damage by root severance and/or compaction in accordance with Policies DM5 and DM9 of the Development Management Policies 2015.

(8)            Prior to commencement of the development details of the method of construction and route of the underground services to the new building   shall be submitted to and approved by the local planning authority. The underground services shall be accommodated in full accordance with the approved details.

Reason: To protect the roots of surrounding trees from damage by root severance and/or compaction in accordance with Policies DM5 and DM9 of the Development Management Policies 2015.

(9)            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)       provision of boundary hoarding behind any visibility zones

f)        HGV deliveries and hours of operation

h)       on-site turning for construction vehicles

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users and to accord with the provisions of policy CS16 of the Core Strategy 2007.

(10)        The development hereby approved shall not be first occupied until space has been laid out within the site in accordance with the approved plans for vehicles and cycles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. A parking space shall be allocated to each respective flat unit.  Thereafter the parking and turning areas shall be retained

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users and to accord with the provisions of policy CS16 of the Core Strategy 2007.

(11)        The development hereby approved shall not be occupied unless and until at least 20% 2 of the available parking spaces are 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.

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users and to accord with the provisions of policy DM36  of the Development Management Policies Document 2015

(12)        The residential units hereby approved shall not be occupied until they have achieved a water efficiency standard using not more than 110 litres per person per day maximum indoor water consumption.

Reason:   To ensure that the development is sustainable and makes efficient use of water to comply with Policy DM12 of the Development Management Policies 2015.

(13)        Prior to the first occupation of the new building, "woodcrete" soffit bird and bat boxes, as well as swift  and bee bricks, shall be installed in accordance with details submitted to and approved by the local planning authority. The boxes shall be retained thereafter.

Reason: To conserve and enhance biodiversity as required by Policy CS3 of the Core Strategy 2007.

(14)        Prior to occupation of the development hereby permitted, detailed elevations, locations and plans of the proposed secure cycle, refuse and recycling storage shall be submitted to and approved by the council. The approved details will then be retained in perpetuity or the lifetime of the development hereby approved or until the grant of planning permission explicitly states otherwise.

Reason; In order that the development should not prejudice highway safety nor cause inconvenience to other highway users in accordance with Policy CS16 of the Core Strategy (2007).

(15)        The development shall be carried out strictly in accordance with the   Arboricultural Method Statement (Rev 1) Ref:  CC/1880 AR4113, and Tree Protection Plan TPP-CC/1880 AR4113 REV 1. The development shall be carried out in accordance with the agreed details and no equipment, machinery or materials shall be brought onto the site for the purposes of the development until fencing has been erected in accordance with the Tree Protection Plan. Within any area fenced in accordance with this condition, nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, nor shall any fires be lit, without the prior written consent of the local planning authority. The fencing shall be maintained in accordance with the approved details, until all equipment, machinery and surplus materials have been moved from the site.

Reason: To protect the trees on site which are to be retained in the interests of the visual amenities of the locality in accordance with Policy CS5 of the Core Strategy (2007) and Policies DM5 and DM9 of the Development Management Policies 2015.

(16)        All planting, seeding or turfing approved shall be carried out in the first planting and seeding season following the occupation of the development or the completion of the development, whichever is the sooner. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or diseased in the opinion of the local planning authority , shall be replaced in the next available planting season with others of similar size, species and number, unless otherwise agreed in writing by the local planning authority.

Reason: To ensure the provision, establishment and maintenance of an appropriate landscape scheme in the interests of the visual amenities of the locality in accordance with Policy CS5 of the Core Strategy (2007) and Policies DM5 and DM9 of the Development Management Policies 2015.

(17)        Excavation within the root protection area shall be undertaken by hand under arboricultural supervision as indicated on the Tree Protection Plan TPP-CC/1880 AR4113 REV 1 

Reason: To protect the trees on site which are to be retained in the interests of the visual amenities of the locality in accordance with Policy CS5 of the Core Strategy (2007) and Policies DM5 and DM9 of the Development Management Policies 2015.

(18)        All new photo voltaic panels or tiles shall be fitted flush with the adjoining roof surface and shall not project beyond the plane of the roof.

Reason:  To safeguard the visual amenities of the area and to ensure a satisfactory appearance to the buildings in accordance with policy DM9 and DM10 of the Development Management Policies Document 2015

(19)        The flank windows in the upper floors and roofslope of the development hereby permitted shall be glazed with obscure glass of no less than obscurity level 3 and permanently fixed shut, unless the parts of the window/s which can be opened are more than 1.7 metres above the floor of the room in which the window is installed and shall thereafter be permanently retained as such.

Reason: To safeguard the privacy of the occupants of adjoining properties in accordance with Policy DM10 of the Development Management Policies 2015.

(20)        Prior to commencement of the development hereby permitted, details of rainwater harvesting and other sustainable and energy efficient measures shall be submitted to and approved in writing by the local planning authority.  The development shall be carried out in accordance with the approved details.

Reason:  in order to promote sustainable construction in accordance with Policy CS6 of the Core Strategy 2007.

Informatives:

(1)            The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph 38 of the National Planning Policy Framework 2018.

(2)            The water efficiency standard required under condition 11 has been adopted by the local planning authority through the Development Management Policies 2015.  This standard is the ‘optional requirement’ detailed in Building Regulations 2010, Part G Approved Document (AD) Buildings Regulations (2015), at Appendix A paragraph A1. 

The applicant is advised that this standard can be achieved through either:

(a) using the ‘fittings approach’ where water fittings are installed as per the table at 2.1 in the AD or

(b) using the water efficiency calculation methodology detailed in the AD Part G Appendix A.

(3)            This form of development is considered liable for the Community Infrastructure Levy (CIL). CIL is a non-negotiable charge on new developments which involve the creation of 100 square metres or more of gross internal floorspace or involve the creation of a new dwelling, even when this is below 100 square metres. The levy is a standardised, non-negotiable charge expressed as pounds per square metre, and are charged on the net additional floorspace generated by a development.

You will receive more information regarding the CIL in due course.

More information and the charging schedule are available online:

http://www.epsom-ewell.gov.uk/NR/exeres/74864EB7-F2ED-4928-AF5A-72188CBA0E14,frameless.htm?NRMODE=Published

(4)            No construction work shall be carried out in such a manner as to be audible at the site boundary before 07:30 hours or after 18:30 hours Monday to Friday; no construction work shall be audible at the site boundary before 08:00 or after 13:00 hours on Saturdays and no construction work of any nature shall be carried out on Sundays or Bank/Public Holidays.

(5)            (The applicant is informed that the Highway Authority (HA) would seek to secure a S278 agreement prior to works commencing, due to the location of the central pedestrian crossing, as this is also considered to obstruct construction vehicle access and thus impact on the safe movement of pedestrians and free flow of traffic The HA highlight that this aspect can take up to six months and it is recommended that the applicant enter into a S278 agreement at the earliest point.

The Committee noted a verbal representation from the agent for the application.  Letters of representation had been published on the Council’s website and were available to the public and members of the Committee in advance of the meeting.

Supporting documents: