Agenda item

Outline application (layout) for the construction of a detached two-storey dwelling.

Description

Outline application (Layout) for the construction of a detached two-storey dwelling

Decision

Outline Planning permission is PERMITTED subject to the following conditions:

Conditions:

(1)          The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later. Details of the access, appearance, scale and landscaping, "the reserved matters", shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as approved.

Reason: The application was made for outline planning permission and is granted to comply with the provisions of Section 92 of the Town and Country Planning Act 1990.

(2)          Prior to the commencement of development, details and samples of the materials to be used for the external surfaces of 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: In the interest of safeguarding visual amenity in accordance with Policy CS5 of the Core Strategy (2007) and policy DM10 of the Development Management Policies Document 2015.

(3)          Prior to the commencement of any development works, including ground preparation and demolition, a detailed Arboricultural Method Statement (AMS) and Tree Protection Plan (TPP) shall be submitted to and approved in writing by the Local Planning Authority. The TPP shall show the root protection areas of all trees to be retained as set out in British Standard 5837.  The AMS shall contain details of:

·                     The specification and location of tree protection (barriers fixed into the ground and/or ground protection as detailed in chapter 9 of BS5837);

·                     Any construction activity, excavation or level changes that may take place within the protected root area of trees shown on the TPP and the supervision and monitoring programme for these activities.

Tree protection shall be erected prior to demolition, ground preparation and development works and shall remain in place for the duration of the construction works.  The protection barriers shall only be removed on the completion of all construction activity and with the written agreement of the Local Planning Authority.  All works shall be carried out in strict accordance with the approved details.

Reason:  To ensure satisfactory protection of trees in the interest of amenity as required by policy DM5 of the Development Management Policies Document 2015.

(4)          Prior to the commencement of the development details of sustainability measures shall be submitted to and approved in writing by the Local Planning Authority. These details shall demonstrate how the development would be efficient in the use of energy, water and materials and shall include means of providing the energy requirements of the development from renewable technologies. Thereafter, the development shall be carried out in strict accordance with the approved details.

Reason: To ensure that measures to make the development sustainable and efficient in the use of energy, water and materials are included in the development and to comply with policy CS6 of the Core Strategy (July 2007).

(5)          Prior to the commencement of the development full details of the new areas of hard surfacing shall be submitted to and approved in writing by the Local Planning Authority.  Such details shall show that the hard surface will be porous or permeable, or shall direct surface water to a porous or permeable surface within the site.  Thereafter, the development shall be carried out in accordance with the approved details and so maintained.

Reason: To reduce surface water run-off from the site in line with policy CS6 of the Core Strategy (July 2007).

(6)          The development shall not commence until an “Ecology and Bat Report” has been submitted to and approved by the Local Planning Authority. The protection, mitigation and enhancement measures detailed in the ecological assessment shall be implemented prior to the first occupation of the development and/or in accordance with the approved timetable detailed in the ecological assessment and plan. The approved measures shall thereafter be maintained.

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

(7)          Prior to the commencement of any building or engineering operations, a Method of Construction Statement shall be submitted to and approved in writing with the local planning authority. This shall include details of:

·                     Parking of the vehicles of site personnel, operatives and visitors;

·                     Loading and unloading of plant and materials;

·                     Storage of plant and materials used in constructing the development;

·                     Programme of works (including measures for traffic management);

·                     Provision of boundary hoarding behind any visibility zones;

·                     HGV deliveries and hours of operation;

·                     Vehicle routing;

·                     Measures to prevent the deposit of materials on the highway;

·                     Before and after construction condition surveys of the highway and a commitment to fund the repair of any damage caused;

·                     On-site turning for construction vehicles

All of which shall be kept clear of the highway and the proposed access. Only the approved details shall be implemented during the construction period.

Reason: To ensure that the development does not prejudice the free flow of traffic and conditions of safety on the highway or cause inconvenience to other highway users as required by Policy CS16 of the Core Strategy 2007

(8)          No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the Planning Authority.

Reason: To ensure that the redevelopment does not destroy any surviving archaeological Heritage Assets, in accordance with the National Planning Policy Framework and Policy DM8

(9)          The development hereby approved shall not be first occupied unless and until the proposed vehicular access to the existing access road off Old Malden Lane has been constructed and provided with visibility zones in accordance with the approved plans, and a scheme to be submitted to and approved in writing by the Local Planning Authority for improvements to the visibility at the existing junction with Old Malden Lane and thereafter the visibility zones shall be kept permanently clear of any obstruction measured from 0.6m above the road surface.

Reason: To ensure that the development does not prejudice the free flow of traffic and conditions of safety on the highway or cause inconvenience to other highway users as required by Policy CS16 of the Core Strategy 2007

(10)       The only means of access to the development hereby approved shall be from the existing access road.

•           There shall be no means of vehicular/pedestrian/cycle access from the development hereby approved to Old Malden Lane.

•           The development hereby approved shall not be first occupied unless and until a permanent physical barrier fronting Old Malden Road has been erected to prevent the formation of unauthorised access to that road in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority and thereafter that permanent physical barrier shall be permanently retained and maintained to the satisfaction of the Local Planning Authority.

•           The development hereby approved shall not be commenced/ unless and until existing access/es from the site to Old Malden Lane have been permanently closed and any kerbs, verge, footway, fully reinstated.

Reason: To ensure that the development does not prejudice the free flow of traffic and conditions of safety on the highway or cause inconvenience to other highway users as required by Policy CS16 of the Core Strategy 2007

(11)       The development hereby permitted is based on the following indicative  plans : J002348 PL02   J002348 PL03   J002348 PL04  

Reason: For the avoidance of doubt and in the interests of proper planning as required by Policy BE1 (General Policy on the Built Environment), DC1 (General policy) of the Epsom and Ewell District Wide Local Plan 2000 and Policy DM10 of the Development Management Policies submission document (November 2014).

?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)          If you need any advice regarding Building Regulations please do not hesitate to contact Epsom & Ewell Borough Council Building Control on 01372 732000 or contactus@epsom-ewell.gov.uk.

Details of the highway requirements necessary for inclusion in any application seeking approval of reserved matters may be obtained from the Transportation Development Planning Division of Surrey County Council. The permission hereby granted shall not be construed as authority to carry out any works on the highway or any works that may affect a drainage channel/culvert or water course. The applicant is advised that a permit and, potentially, a Section 278 agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. All works on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to 3 months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road

The Committee noted a verbal representation from the applicant’s agent.  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.