Agenda item

Demolition of existing detached building and erection of 10 new dwellings, vehicular and pedestrian access, parking and secure cycle storage and landscaping.  (Amended drawings received 12 May 2016).

Description

Demolition of existing detached building and erection of 10 new dwellings, vehicular and pedestrian access, parking and secure cycle storage and landscaping.

Decision

Planning permission is PERMITTED subject to the following conditions:

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)         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.

(3)         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 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.

(4)         The development works including ground preparation, demolition and construction; shall be carried out in strict accordance with the submitted Arboricultural Method Statement Ar/3450AMS/rg [AMS] (dated 4th May, 2016). 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.

(5)         No development shall take place until details of the foundation design, piling configuration, drainage and services and all new groundworks have been submitted to and approved in writing by the local planning authority. The works shall be carried out in strict accordance with the approved details.

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

(6)         Before the development is occupied, the proposed vehicular/pedestrian/cycle modified access College Road shall be constructed and provided with visibility zones in accordance with (the approved plans, all to be permanently maintained to a specification to be agreed in writing with 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 CS16 of the Core Strategy 2007

(7)         No new development shall be occupied until space has been laid out within the site in accordance with the approved plans for a maximum of 10 cars and a minimum of 10 cycles to be parked, and for vehicles to turn so that they may enter and leave the site in forward gear.  The parking/turning area shall be used and retained exclusively for its designated purpose.

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

(8)         For the two semi-detached  houses, and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order l995 (or any Order amending or revoking and re-enacting that Order), planning permission shall be required in respect of development falling within all Classes of Part 1 Schedule 2 of that Order.

Reason: To ensure that development within the permitted Classes in question is not carried out in such a way as to prejudice the appearance of the proposed development or the amenities of the occupiers of adjoining property as required by Policy DM10 of the Development Management Policies Document 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

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: 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)      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.

Reason:  To ensure that the proposed development does not prejudice the enjoyment of neighbouring occupiers or highway safety or cause inconvenience to other highway users in accordance with Policies DM10 of the Development Management Policies Document 2015 and Policy CS16 of the Core Strategy (2007).

(11)      A report is to be submitted to the Local Planning Authority, within 6 months of the commencement of any use of any part of the building, to demonstrate that the renewable technologies (as detailed in the submitted Sustainability Statement)  hereby approved have been fully implemented and are functioning.

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

(12)      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

(13)      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.

(14)      Prior to construction the applicant must in their drainage strategy, provide results from infiltration testing in accordance with BRE Digest 365. The Sustainable Drainage System should then be designed and sized in accordance with these results and shall be submitted to and approved by the local planning authority.

Reason: To ensure the drainage design meets the national SuDS technical standards.

(15)      Before the commencement of the construction of the development hereby approved full details of the MicroDrainage calculations and results, for the complete drainage network, must be submitted to and approved by the local planning authority.

Reason: To ensure that the design fully meets the requirements of the national SuDS technical standards.

(16)      Before the commencement of the construction of the development hereby approved, evidence of how contaminated water will be adequately treated to prevent groundwater pollution must be submitted to and approved by the local planning authority.

Reason: To ensure that the design fully meets the requirements of the national SuDS technical standards.

(17)      Before the commencement of the construction of the development hereby approved, confirmation of ground water levels must be submitted to and approved by the local planning authority.

Reason: To ensure that infiltration is feasible for this site.

(18)      Before the commencement of the construction of the development hereby approved, details of how the Sustainable Drainage System will cater for system failure or exceedance events, both on and offsite, must be submitted to and approved by the local planning authority.

Reason: To ensure that the proposal has fully considered system failure.

(19)      Before the commencement of the construction of the development hereby approved, details of how the Sustainable Drainage System will be protected and maintained during the construction of the development shall be submitted to and approved by the Local Planning Authority. The development shall thereafter be carried out in strict accordance with those approved details.

Reason: To ensure that the construction works do not compromise the functioning of the agreed Sustainable Drainage System.

(20)      Prior to construction of the development hereby approved, details of the proposed maintenance regimes for each of the SuDS elements must be submitted to and approved by the local planning authority

Reason: To ensure the drainage system is maintained throughout its life time to an acceptable standard.

(21)      Prior to construction of the development hereby approved the following drawings need to be supplied to and approved by the local planning authority:

·               a drainage layout detailing the exact location of SUDs elements, including finished floor levels

·               details of all SuDS elements and other drainage features, including long and cross sections, pipe diameters and respective levels

Reason: To ensure that the design fully meets the requirements of the national SuDS technical standards

(22)      Prior to occupation, a verification report carried out by a qualified drainage engineer must be submitted to and approved by the Local Planning Authority to demonstrate that the Sustainable Drainage System has been constructed as per the agreed scheme.

Reason: To ensure the Sustainable Drainage System has been constructed as agreed.

(23)      The development hereby permitted shall be carried out in accordance with the following approved plans:

205_PLN_100 Rev I: 205_PLN_110 Rev D: 205_PLN_200 Rev F: 205_PLN_201 Rev F ;205_PLN_202 R205_PLN_100 Rev I: ev F: 205_PLN_203 Rev D: 205_PLN_210 Rev F: 205_PLN_211 Rev D: 205_PLN_300 Rev F: 205_PLN_301 Rev G: 205_PLN_302 Rev E: 205_PLN_400 Rev F

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). 

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 186-187 of the National Planning Policy Framework 2012.

(2)         The water efficiency standard required under condition 12 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

The Committee noted a verbal representation from the architect.  Letters of representation from local residents were published on the Council’s website and made available to the public and members of the Committee in advance of the meeting.