Agenda item

Demolition of two vacant dwellings, one garage and annexe, and the construction of a new three storey flatted development comprising thirteen flats (three, one bed flats, six two bed flats and four three bed flats) and associated parking and landscaping works. (Amended drawings received 18.04.2017).

Description

Demolition of two vacant dwellings, one garage and one annexe, and the construction of a new 3 storey flatted development comprising of 13 flats (3 one bedroom flats, 6 two bedroom flats and 4 three bedroom flats) and associated parking and landscaping works.  (Amended drawings received 18.04.2017).

Decision

Planning permission is PERMITTED subject to the following conditions:

Conditions:

Part A

1.1     Subject to a legal agreement being completed and signed to secure the following heads of terms:

a)              A commuted sum of £79,892.00

b)              The off-site provision of 1 one-bedroom and 1 three-bedroom affordable rental units.

c)              An affordable housing deposit of £346,198

1.2     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)            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 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)            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 17 cars and a minimum of 18 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.

(5)            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 8.30 and 9.15 am and 3.15 and 4.00 pm nor shall the contractor

permit any HGVs associated with the development at the site to be laid

up, waiting, in West Hill, Pound Lane, Meadway or Marshalls Close

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.

(6)            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

(7)            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.

(8)            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.

(9)            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.

(10)        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. The approved details shall be fully complied with for the duration of the development.

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

(11)        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.

(12)        Prior to the first occupation of the new building, "woodcrete" soffit bird and bat   boxes shall be installed in accordance with details submitted to and approved by the local planning authority. The boxes shall be retained thereafter.

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

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

1749_02 A

1749_10 A

1749_11 A

1749_12 A

1749_13 A

1749_14 A

1749_15 A

1749_16 A

1749_17 B

1749_20 A

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 7 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.

(5)            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.

Part B

1.3     In the event that the section 106 Agreement referred to in Part A is not completed by 16 October 2017 the Head of Place Development be authorised to refuse the application for the following reason:

1.4     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 off-site provision of affordable housing units, and a commuted sum in lieu of the off-site provision of affordable housing units.