Agenda and minutes

Members are asked to declare the existence and nature of any Disclosable Pecuniary Interests in respect of any item of business to be considered at the meeting.

23/00532/FUL Parkside House, Ashley Road, Epsom KT18 5BS

Councillor Neil Dallen, Other Interest: Stating that he believed items 4 and 5 of the agenda to be pertinent to the business of the Strategy and Resources Committee, Councillor Neil Dallen wished to declare that he was the Chair of the Strategy and Resources Committee. He confirmed that he maintained a clear and open mind.

The Committee is asked to confirm as a true record the Minutes of the Meeting of the Committee held on 8 June 2023 (attached) and to authorise the Chair to sign them.

The Committee confirmed as a true record the Minutes of the Meeting of the Committee held on 8 June 2023 and authorised the Chair to sign them.

Extension and conversion of redundant upper floor office space to build 1 x 4-bed flat and 4 x studio flats.

The Committee received a presentation on the application from the Principal Planning Officer.

Description:

Extension and conversion of redundant upper floor office space to build 1 x 4-bed flat and 4 x studio flats.

Officer Recommendation:

To grant planning permission subject to conditions and informatives.

Public Speaking:

The Applicant spoke in favour of the application.

Decision:

Following consideration, Councillor Steven McCormick proposed that a condition be added requiring timber framed windows on the side elevation of the building, consistent with the design and character of those on the front elevation.

The proposal was seconded by Councillor Bernie Muir.

The Committee voted unanimously in favour of the proposal.

Following consideration, Councillor Neil Dallen proposed that the application be refused for the following reasons:

a)            Substantial harm to the Epsom Town Centre Conservation Area.

b)            Pedestrian and vehicular safety arising from likelihood of parking and deliveries on High Street.

c)            Inadequate and unsatisfactory refuse storage capacity and collection arrangements.

d)            Non-compliance with internal space standards for Flats 2, 3 and 4.

The proposal was seconded by Councillor Phil Neale.

The Committee voted (3 For, 5 Against, and the Chair not voting) against the proposal.

Following consideration, the Committee resolved (5 for, 3 against, and the Chair not voting) to:

Grant planning permission subject to the following conditions and informatives:

Conditions:

(1)          Timescale: The development hereby permitted shall be commenced within three years from the date of this decision.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended).

(2)          Approved Plans: Unless otherwise agreed in writing by the local planning authority, the development hereby permitted shall be carried out in accordance with the following approved plans:

(1)          Location and Block Plan numbered 969-A010A, dated 11 December 2020

(2)          Floor Plans numbered 969-A101F and 969-A102C (dated 19 August 2022), 969-A1919F (dated 14 July 2022), 969-A201L and 969-A301N and 969-A501K (dated 13 July 2023), 969-A401M (dated 18 July 2022)

(3)          Elevations numbered 969-701C and 969-A721F (dated 23 June 2023), 969-A711H (dated 19 July 2022), 969-A801C (dated 18 August 2022), 969-A802A (dated 10 June 2022) and 969-A506B (dated 23 June 2022)

Reason: For 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)          Construction Management Plan: Before development is commenced, a scheme shall be submitted to and approved in writing by the Local Planning Authority making provision for a Construction Method Statement to control the adverse impact of the Development on the amenity of the public and nearby occupiers. The Construction Method statement shall include details of:

a)            parking of vehicles of site personnel and visitors;

b)            storage of plant and materials;

c)            measures for minimising the impact of noise and, if appropriate, vibration arising from construction activities;

d)            predicted noise and, if appropriate, vibration levels for construction using methodologies and at points agreed with the Local Planning Authority;

e)            scheme  ...  view the full minutes text for item 9.

Change of use to dual use Office (Use Class E (g)(i)) and Education (Use Class F1(a)) and associated works.

The Committee received a presentation on the application from the Principal Planning Officer.

Description:

Change of use to dual use Office (Use Class E (g)(i)) and Education (Use Class F1(a)) and associated works.

Officer Recommendation:

To grant planning permission subject to conditions and informatives.

Public Speaking:

The Agent Spoke in favour of the application.

Decision:

Following consideration, the Committee unanimously resolved to:

Grant planning permission subject to the following conditions and informatives:

Conditions:

(1)          The development hereby permitted shall begin 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:

630439.01 – Site Location Plan

630439.02 - Existing Site Plan

630439.04 – Existing Lower Car Park Plan

630439.06 - Existing Upper Car Park Plan

630439.08 - Existing Ground Floor Plan

630439.10 - Existing First Floor Plan

630439.12 – Existing Second Floor Plan

630439.14 – Existing Elevation 1

630439.16.17 – Existing Elevation 2 and 3

630439.20 – Existing Elevation 4

630439.03 – Proposed Site Plan

630439.05 – Proposed Lower Car-Park

630439.07 – Proposed Upper Car-Park

630439.09 – Proposed Ground Floor Plan

630439.11 – Proposed First Floor Plan

630439.13 – Proposed Second Floor Plan

630439.15 – Proposed Elevation 1

630439.18.19 - Proposed Elevation 2 and 3

630439.21 – Proposed Elevation 4

Reason: For avoidance of doubt and in the interests of proper planning 4.

(3)          The dual Office (Class E (g)(i)) and Education (Class F1(a)) hereby permitted, under Class V of Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended), shall be limited for a period of 10 years from the date of this decision. The use of the building at the time of the expiry of the 10-year period shall become the established use of the building. Any further change of use after that period shall require a further planning permission.

Reason: In order to provide greater flexibility to the use of the building and to clarify the lawful uses hereby permitted and to clarify the criteria relating to this permission

(4)          Works related to the construction of the development hereby permitted, including works of preparation prior to building operations shall not take place other than between the hours of 08.00 to 18.00 hours Mondays to Fridays; 08.00 to 13.00 hours Saturdays; with no work on Saturday afternoons (after 13.00 hours), Sundays, Bank Holidays or Public Holidays

Reason: In order to safeguard the amenities of the occupiers of neighbouring properties in accordance with Policy DM10 of the Development Management Policies 2015

(5)          (a) The development hereby approved shall not be occupied unless and until space has been laid out within the site in accordance with the approved plans by the Local Planning Authority for vehicles to be parked and  ...  view the full minutes text for item 10.

Change of use from Office (Use Class E (g)(i)) to Education (Use Class F1(a)) and associated works.

The Committee received a presentation on the application from the Principal Planning Officer.

Description:

Change of use from Office (Use Class E (g)(i)) to Education (Use Class F1(a)) and associated works.

Officer Recommendation:

To grant planning permission subject to conditions and informatives.

Public Speaking:

The Agent Spoke in favour of the application.

Decision:

In the interest of sustainability, Councillor Phil Neale proposed that a condition be added requiring that solar panels to be mounted on the building prior to occupation of the building.

The proposal was seconded by Councillor Julian Freeman.

The Committee voted (3 for, 4 against, 1 abstention, and the Chair not voting) against the proposal.

Following consideration, the Committee resolved (7 for, 1 abstention, and the Chair not voting) to:

Grant planning permission subject to conditions and informatives.

Conditions:

(1)          The development hereby permitted shall begin 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:

630438.01 – Site Location Plan

630438.02 - Existing Site Plan

630438.04 - Existing Basement Plan

630438.06 - Existing Ground Floor Plan

630438.08 - Existing First Floor Plan

630438.10 - Existing Second Floor Plan

630438.12.13 - Existing Elevations 1 and 2

630438.16.17 - Existing Elevations 3 and 4

630438.20.21 - Existing Section A-A and B-B

630438.24.25 - Existing Section C-C and D-D

630438.03 - Proposed Site Plan

630438.05 - Proposed Basement Plan

630438.07 - Proposed Ground Floor Plan

630438.09 - Proposed First Floor Plan

630438.11 - Proposed Second Floor Plan

630438.14.15 - Proposed Elevations 1 and 2

630438.18.19 - Proposed Elevations 3 and 4

630438.22.23 - Proposed Section A-A and B-B

630438.26.27 - Proposed Section C-C and D-D

Reason: For avoidance of doubt and in the interests of proper planning 4

(3)          The building(s) hereby permitted shall be used for education/teaching space, Use Class F1(a) of the Town and Country Planning (Use Classes) Order 1987 (as amended) and for no other purpose.

Reason: In order to safeguard the amenities of the occupiers of neighbouring properties, visual amenity and highway safety in accordance with Policies CS5 and CS16 of the Core Strategy (2007) and Policies DM9 and DM10 of the Development Management Policies 2015

(4)          Works related to the construction of the development hereby permitted, including works of preparation prior to building operations shall not take place other than between the hours of 08.00 to 18.00 hours Mondays to Fridays; 08.00 to 13.00 hours Saturdays; with no work on Saturday afternoons (after 13.00 hours), Sundays, Bank Holidays or Public Holidays.

Reason: In order to safeguard the amenities of the occupiers of neighbouring properties in accordance with Policy DM10 of the Development Management Policies 2015

(5)          The development shall accord with the Flood Risk Assessment, Lustre, dated April 2023, including its  ...  view the full minutes text for item 11.

Demolition of the existing building and the construction of a self-storage facility (Use Class B8) and flexible office space (Use Class E(g)(i)), together with vehicle parking and landscaping.

The Committee received a presentation on the application from the Principal Planning Officer. The Officer wished to highlight an error in the text of paragraph 28.16 of the report, explaining that the word ‘not’ should be removed in order for the paragraph to read as follows:

28.16  Overall, the adverse effects in respect of this development would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole, or where specific policies in the Framework indicate that development should be restricted. 

She explained that this would be consistent with paragraph 3.16 of the report.

Description:

Demolition of the existing building and the construction of a self-storage facility (Use Class B8) and flexible office space (Use Class E(g)(i)), together with vehicle parking and landscaping.

Officer Recommendation:

To agree that the Planning Inspectorate be informed that the Local Planning Authority would have refused permission.

Decision:

Councillor Clive Woodbridge proposed that the wording of the reason for refusal ‘(1) Harm to the Character of the Area’, be updated to include reference to Policy E15 of Epsom Town Centre Area Action Plan 2011 with respect to the Committee’s concerns regarding the application’s impact on the future development of the utility site as part of the Draft Local Plan, and to the fact that the development would frustrate the Council’s plans for the Town Centre area.

The proposal was seconded by Councillor Phil Neale.

The Committee voted (6 for, 1 against, 1 abstention, and the Chair not voting) in favour of the proposal.

Following consideration, the Committee unanimously resolved to:

Agree that the Planning Inspectorate be informed that the Local Planning Authority would have REFUSED permission for the following reasons:

Reasons:

(1)          Harm to the Character of the Area: As a result of its overall layout, scale, massing, design and materials, the proposed development would represent an overdevelopment that would fail to respect the predominate pattern of development in the locality and would appear as an overly dominating and incongruous addition that would fail to respond architecturally to surrounding built form. The proposal would therefore fail to integrate with the prevailing character and appearance of the area, contrary to paragraph 130 of the NPPF 2021, Policies CS1 and CS5 of the Epsom and Ewell Core Strategy 2007, Policy E15 of Epsom Town Centre Area Action Plan 2011 and Policies DM9 and DM10 of the Epsom and Ewell Development Management Policies 2015.

(2)          Harm to Existing Trees: It has not been sufficiently demonstrated that the proposal development, as a result of its layout and scale, would not significantly reduce the stature and environmental benefits of TPO trees T4 (Ash) and T5 (Sycamore), as well as G6 (2 no. Sycamore) by preventing their future crown growth, to the detriment of their future wellbeing. 

Furthermore, the layout and scale of the proposed development prevents any meaningful landscaping on the site, particularly to the rear, to the detriment of the emerging verdancy of the area. It  ...  view the full minutes text for item 12.

A report setting out the planning appeal decisions which relate to non-householder developments received by the Planning Service.

The Committee received and noted the report setting out the planning appeal decisions relating to non-householder developments received by the Planning Service.