Agenda item

Demolition of the existing building and redevelopment of the site to provide  eight two-bedroom and two three-bedroom flats in a three/four storey building with accommodation in a lower ground, ground, first and second floor arrangement formation of a new vehicular access from Alexandra Road and the provision of eleven parking spaces (Amended drawings received 16.08.2017)

Description

Demolition of the existing building and redevelopment of the site to provide 8 two-bedroom and 2 three-bedroom flats in a three/four storey building with accommodation in a lower ground, ground, first and second floor arrangement, formation of a new vehicular access from Alexandra Road and the provision of 11 parking spaces.  (Amended drawings received 16.08.2017).

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 details of the foundation design and construction methods, as well as 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.

(4)            The development hereby approved shall not be commenced unless and until the proposed vehicular access to Alexandra Road has been constructed and provided with visibility zones in accordance with the approved plans 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.

(5)            A pedestrian inter-visibility splay of 2m by 2m shall be provided on each side of the access, the depth measured from the back of the footway and the widths outwards from the edges of the access. No fence, wall or other obstruction to visibility between 0.6m and 2m in height above ground level shall be erected within the area of such splays.

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.

(6)            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 11 vehicles / 10 cycles 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 purposes.

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 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

g)              vehicle routing

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

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

j)                no HGV movements to or from the site shall take place between the hours of 8.00 and 9.00 am and 5.00 and 6.00 p.m. nor shall the contractor permit any HGVs associated with the development at the site to be laid up, waiting, in Upper High Street, Church Road, Mill Road, Bridge Road during these times

k)              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.

(8)            All new photovoltaic 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

(9)            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.

(10)        Prior to the commencement of any development works, including ground preparation and demolition, the tree protection measures as set out in the Tree Protection Plan dated 1 September 2016 produced by Harper Tree Consulting  shall be implemented/erected 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 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 Document 2015

(11)        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).

(12)        The first and second floor windows serving the stairwell/landings in the eastern flank elevation of the development hereby permitted shall be glazed with obscure glass of no less than obscurity level 3, 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 Document 2015

(13)        Prior to the commencement of development, a 1:20 scale vertical section through the front, rear  and flank elevations  including details of windows (including head, sill and window reveal details), balcony balustrade, position of rainwater goods,  as well as a 1:50 scale front  elevation, 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 the character and appearance of the conservation and wider area in accordance with  Policy CS5 of the Core Strategy 2007 and Policies DM9 and DM10 of the Development Management Policies Document 2015

(14)        Prior to construction of the development hereby approved, plans and information relating to the following:

·                 A drainage layout detailing the exact location of SUDs elements, pipes. Impervious areas and drainage sub-catchments (if applicable)

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

shall be submitted to and approved by the local planning authority. The development will proceed only in complete accordance with the approved details.

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

(15)        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.

(16)        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.

(17)        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.

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

15-176-P-009D; 15-176-P-003D; 15-176-P-001D; 15-176-P-002;

15-176-P-004; 15-176-P-005; 15-176-P-011C

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 9 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.

Note:  It was noted that the landscaping proposal, as detailed in condition 3 should include adequate vertical planting at the front of the building.