Agenda item

Repair and conversion of existing dwelling into 3 separate flat units. Construction of a new apartment building accommodating 6 self-contained flat units and associated landscaping and parking.

Description

Repair and conversion of existing dwelling into 3 separate flat units.  Construction of a new apartment building accommodating 6 self-contained flat units and associated landscaping and parking.

Decision

Planning permission is PERMITTED subject to the following conditions:

Part A:

Subject to a legal agreement being completed and signed by 4 November 2016 to secure the following heads of terms:

A commuted sum of £308,705

The Committee authorise the Head of Place Development to grant planning permission 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)          The development hereby permitted shall be constructed entirely of the materials as detailed on the schedule of materials on the planning application form

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 E806-02 (dated October 2015), by ENIMS. 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)          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 including means of providing the energy requirements of the development from renewable technologies. The development shall be carried out in strict accordance with the approved details prior to the first occupation of the building, shall be maintained as such thereafter and no change shall take place without the prior written consent of the local planning authority.

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 in accordance with Policy CS6 of the Core Strategy (2007).

(6)          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.

(7)          No development shall take place until details and location of the installation of bat boxes to enhance the biodiversity interest of the site have been submitted to and agreed in writing by the local planning authority. The scheme shall be implemented in full prior to the occupation of the development hereby approved and thereafter maintained.

Reason:  To enhance biodiversity and nature habitats in accordance with Policy CS3 of the Core Strategy (2007) and Policy DM4 of the Development Management Policies 2015.

(8)          The development hereby approved shall not be first occupied unless and until the proposed vehicular/pedestrian modified access to Alexandra Road has been constructed and provided with inter pedestrian visibility zones in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority and thereafter the visibility zones shall be kept permanently clear of any obstruction measured from 0.6m above the road surface.

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.

(9)          The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for 14 vehicles/9 bicycles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking/ turning areas shall be retained and maintained for their 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.

(10)       No development shall commence until a Construction Transport Management Plan, to include details of:

a)            parking for vehicles of site personnel, operatives and visitors

a)            loading and unloading of plant and materials

b)           storage of plant and materials

c)            programme of works (including measures for traffic management)

d)           provision of boundary hoarding behind any visibility zones

e)            HGV deliveries and hours of operation

f)             vehicle routing

g)           measures to prevent the deposit of materials on the highway

h)           before and after construction condition surveys of the highway and a commitment to fund the repair of any damage caused,

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.

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

5786/10 C Proposed Site Plan

5786/11 B Proposed Basement and Ground Floor

5786/12 B Proposed 1st and 2nd Floor

5786/13 B Proposed South West Elevation 

5786/14 B Proposed North East Elevation

5786/15 B Proposed South East Elevation

5786/16 B Proposed North West Elevation  

5786/17 B Proposed New Flats Ground Floor 

5786/18 B Proposed New Flats First Floor

5786/19 B Proposed New Flats Second Floor

5786/20 B Proposed New Flats Roof Plan

5786/21 B Proposed New Flats South West Elevation

5786/22 B Proposed New Flats North East Elevation

5786/23 B Proposed New Flats South East Elevation

5786/24 B Proposed New Flats North West Elevation

5786/25 B Proposed Site Section

5786/27 A Proposed Bin and Bicycle Store

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).

(12)       Prior to the commencement of the development, details of the retention and preservation of the stained glass windows within the communal area of the new building shall be submitted to and approved in writing by the local planning authority. Thereafter, the development shall be carried out in strict accordance with the approved details.

Reason:  To safeguard and preserve the significance of the heritage asset in accordance with Policy CS5 of the Core Strategy (2007) and Policy DM8 of the Development Management Policies Document 2015.

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)          No burning of materials obtained by site clearance shall be carried out on the application site.

(3)          The water efficiency standard required under condition 6 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.

(4)          The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that prior approval must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, or verge to form a vehicle crossover to install dropped kerbs (www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-droppedkerbs)

(5)          You are advised that works related to the construction of the development hereby permitted, including works of demolition or 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), Sundays, Bank Holidays or Public Holidays.

(6)          The Borough Council would like to see a plaque erected adjacent to the retained stained glass windows explaining that they have been salvaged from a Victorian house that previously existed on the site and have been preserved as an important heritage asset as required by Epsom and Ewell Borough Council

Part B:

In the event that the section 106 Agreement referred to in Part A is not completed by 4 November 2016, the Head of Place Development be authorised to refuse the application for the following reason:

In the absence of a completed legal obligation under section 106 of the Town and Country Planning Act 1990 (as amended), the applicant has failed to comply with CS9 (Affordable Housing) and CS12 (Developer Contributions) of the 2007 Core Strategy in relation to the provision of a commuted sum in lieu of the on –site provision of affordable housing units.