Agenda item

Demolition of existing building, and erection of 80 new dwellings with access, associated parking and landscaping works.

Note:  Prior to this item there was a 10 minute adjournment to allow Committee members the opportunity to read the Update Report relating to this item and items 7, 9 and 10 on the agenda.

Description

Demolition of existing buildings, and erection of 80 new dwellings with access, associated parking and landscaping works

Decision

Planning permission is PERMITTED, subject to the following:

Part A

Subject to a legal agreement being completed and signed by 13th August 2019 to secure the following heads of terms:

·                 Provision of 16 affordable rental on-site housing units

·                 Management Company: Landscaping/Maintenance

·                 Woodland Management Plan

·                 A contribution of £4,600 toward auditing of the travel plan

·                 Travel Plan (Including contribution of £4,600 toward auditing of the travel plan)

·                 Financial contribution of £10,000 towards works on the Hogsmill river

·                 completion of an appropriate S278 legal agreement to cover the following agreed highway works , and all related costs:

·                 A contribution of £18,000 towards provision of real time information at the north west and south east bound bus stops along the A240

·                 The provision of a bus stop serving south east bound busses towards Epsom.

·                 One year’s free membership of the Car Club to residents of the scheme

·                 The Committee authorise the Head of Planning to grant planning permission subject to the conditions detailed in paragraph 11.3.

Part B

In the event that the section 106 Agreement referred to in Part A is not completed by 13th August  2019, 3 months from the date of committee, the Head of Planning 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 Policy CS9 (Affordable Housing and meeting Housing Needs) in relation to the provision of on-site provision of affordable housing.

Conditions:

(1)            The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: In order to comply with Section 91 of the Town and Country Planning Act, 1990.  (As amended)

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

2683-A-1005X Site layout

2683-C-1210B        Proposed Site Sections AA BB

2683-C-1211A        Proposed Site Sections CC DD

2683-A-3000E         Plots 1-4-Floor Plans

2683-A-3001C        Plots 1-4-Elevations

2683-A-3002B        Plots 1-4-Sections

2683-A-3005E         Apartment Block A-Plots 5-31-Floor Plans

2683-A-3006E         Apartment Block A-Plots 5-31-Floor Plans

2683-A-3007E         Apartment Block A-Plots 5-31-Floor Plans

2683-A-3008C        Apartment Block A-Plots 5-31-Elevations

2683-A-3009C        Apartment Block A-Plots 5-31-Elevations & Sections

2683-A-3010E         Apartment Block B-Plots 32-50-Floor Plans

2683-A-3011E         Apartment Block B-Plots 32-50-Floor Plans

2683-A-3012C        Apartment Block B-Plots 32-50-Elevations

2683-A-3013C        Apartment Block B-Plots 32-50-Sections

2683-A-3015D        Apartment Block C-Plots 51-66-Floor Plans

2683-C-3016C        Apartment Block C-Plots 51-66-Elevations

2683-C-3017C        Apartment Block C-Plots 51-66-Sections

2683-C-3020E         Plots 67-70-Floor Plans

2683-C-3021C        Plots 67-70-Elevations & Sections

2683-C-3025E         Plots 71-76-Floor Plans

2683-C-3026C        Plots 71-76- Elevations & Sections

2683-C-3030E         Plots 77-80 Floor Plans

2683-C-3031C        Plots 77-80 Elevations

2683-C-3032B        Plots 77-80 Sections

2017/4007/003.Rev E Swept Path

2017/4007/013 Rev A

2017/4007/011 Rev C

1737-01-REV E  Tree Protection Plan

Reason: For the avoidance of doubt and in the interests of proper planning as required by Policy CS5 of the Core Strategy (2007).

(3)            ground contamination and ground gas assessment

Following any necessary demolition and prior to the commencement of any further development, the following shall be undertaken in accordance with current best practice guidance:

(i)       a desk study, site investigation and risk assessment to determine the existence, extent and concentrations of any made ground/fill, ground gas and contaminants with the potential to impact sensitive receptors on and off-site.  The results of the investigation and risk assessment shall be submitted to and approved by the Local Planning Authority; and

(ii)      if ground/groundwater contamination, filled ground and/or ground gas is found to present unacceptable risks, a detailed scheme of risk management measures shall be designed and submitted to the Local Planning Authority for approval.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, Policy DM17 of Development Management Policies 2015.

(4)            Remediation

Prior to any occupation of the site, the approved remediation scheme prepared under Condition 1 must be carried out in accordance with its terms.  Following completion, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, Policy DM17 of Development Management Policies 2015.

(5)            Unexpected contamination

In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. In that event, prior to any occupation of the site, an investigation and risk assessment must be undertaken and where remediation is deemed necessary a remediation scheme must be prepared which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors, Policy DM17 of Development Management Policies 2015.

(6)            No above ground works shall take place until a scheme for the provision and management of a 8 metre wide buffer zone alongside the watercourse as shown in drawing number 1540/003 Rev A has been submitted to, and approved in writing by, the local planning authority. Thereafter, the development shall be carried out with the approved scheme. Any subsequent variations shall be agreed in writing by the local planning authority, in which case the development shall be carried out In accordance with the amended scheme.The scheme shall include:

•         plans showing the extent and layout of the buffer zone.

•         details of any proposed planting scheme (for example, native species).

•         details demonstrating how the buffer zone will be protected during development and managed over the longer term including adequate financial provision and named body responsible for management plus production of detailed management plan.

•         details of any proposed footpaths, fencing, lighting, etc.

Reason:  To ensure the development will enhance the river corridor for biodiversity in accordance with Policy DM4 of the Development Management Policies Document 2015

(7)            Prior to occupation of each part of the development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation for the relevant part of the development shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, if appropriate, and for the reporting of this to the local planning authority. Any long-term monitoring and maintenance plan shall be implemented as approved.

Reason; Should remediation be deemed necessary, the applicant should demonstrate that any remedial measures have been undertaken as agreed and the environmental risks have been satisfactorily managed so that the site is deemed suitable for use.

(8)            Whilst the principles and installation of sustainable drainage schemes are to be encouraged, no drainage systems for the infiltration of surface water drainage into the ground are permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to Controlled Waters. The development shall be carried out in accordance with the approval details.

Reason: Infiltrating water has the potential to cause remobilisation of contaminants present in shallow soil/made ground which could ultimately cause pollution of groundwater.

(9)            Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason; The developer should be aware of the potential risks associated with the use of piling where contamination is an issue. Piling or other penetrative methods of foundation design on contaminated sites can potentially result in unacceptable risks to underlying groundwaters. We recommend that where soil contamination is present, a risk assessment is carried out in accordance with our guidance 'Piling into Contaminated Sites'. The Environment Agency We will not permit piling activities on parts of a site where an unacceptable risk is posed to Controlled Waters.

(10)        The development shall not be occupied until the access has been provided in accordance with the plan numbered 2017/4007/002 Rev G within the RGP Transport Statement referenced ASHL/17/4007/TA01 and dated December 2018 and thereafter the proposed visibility splay of 43 metres in both directions from 2.4 metres back from the carriageway edge shall be kept clear of any obstructions above 0.6 metres high above the ground.

Reason: The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the National Planning Policy Framework 2019 and policy DM 35 Transport and New Development of the Development Management Policies Document  2015.

(11)        The development shall not be occupied until turning space has been provided in accordance with the plan numbered 2017/4007/003 Rev E for refuse and delivery vehicles to enter and leave the site in forward gear.

Reason;  The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the National Planning Policy Framework 2019 and policy DM 35 Transport and New Development of the Development Management Policies Document 2015.

(12)        An individual dwelling shall not be occupied until its allocated car parking has been provided within the site in accordance with the approved plan numbered 2017/4007/011 Rev C.

Reason: The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the National Planning Policy Framework 2019 and policies DM 36 Sustainable Transport for New Development, and DM 37 Parking Standards, of the Development Management Policies Document September 2015.

(13)        An individual dwelling shall not be occupied until its allocated Electric Vehicle Charging Point provision is provided on site in accordance with the approved plan  numbered 2017/4007/011 revision C

Reason; The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the National Planning Policy Framework 2019 and policies DM 36 Sustainable Transport for New Development, and DM 37 Parking Standards, of the Development Management Policies Document September 2015.

(14)        An individual dwelling shall not be occupied until bike parking has been provided in a secure and covered location in accordance with the approved plan numbered 2683-A-1005-X.

Reason: The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the National Planning Policy Framework 2019 and policies DM 36 Sustainable Transport for New Development, and DM 37 Parking Standards, of the Development Management Policies Document 2015.

(15)        The development shall not be occupied until a 2 metres wide footway has been been provided on the south side of Old Malden Lane with tactile paving and dropped kerbs on the south and north sides of Old Malden Lane for pedestrians to cross the carriageway of Old Malden Lane  and the footway on Cromwell Road at the junction with Old Malden Lane has been widened to 2 metres and extended to the proposed tactile paving and dropped kerbs on Cromwell Road opposite Worcester Park Road in accordance with the approved plan numbered 2017/ 4007/ 013 Rev A

Reason;  The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the National Planning Policy Framework 2019 and policies DM 35 Transport and New Development, and DM 36 Sustainable Transport for New Development of the  Development Management Policies Document 2015.

(16)        The development shall not be occupied until the developer has provided a car club vehicle for occupiers of the site in accordance with the Enterprise Car Club Proposal submitted with the RGP Travel Plan Document numbered ASHL/17/4007/TA02 and dated December 2018 and parking is made available in one of the proposed parking spaces shown on the approved plan numbered 2017/4007/011 Rev C.  Upon occupation of the 40th dwelling  the car club vehicle is to be made publicly available for a minimum period of two years in the car parking space outlined in green edging on the submitted plan 2017/4007/011 Rev C

Reason: The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the National Planning Policy Framework 2018 and policies  DM 35 and DM 36 of the Development Management Policies Document 2015.

(17)        Notwithstanding the submitted Travel Plan prior to commencement of above ground works, a revised Travel Plan to include revised targets and a regime for promoting and monitoring the car club vehicle shall be submitted for the written approval of the Local Planning Authority in accordance with the sustainable development aims and objectives of the National Planning Policy Framework 2019 and Surrey County Council’s “Travel Plans Good Practice Guide”.

And then the approved Travel Plan shall be implemented upon first occupation and for each and every subsequent occupation of the development, thereafter maintain and develop the Travel Plan to the satisfaction of the Local Planning Authority.

Reason: The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the National Planning Policy Framework 2019 and policy DM 36 Sustainable Transport for New Development of the Development Management Policies Document September 2015.

(18)        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

(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: The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the National Planning Policy Framework 2018 and policy DM 35 Transport and New Development, of the Development Management Policies Document 2015.

(19)        The development hereby permitted shall not commence until details of the design of a surface water drainage scheme have been submitted to and approved in writing by the local planning authority. The design must satisfy the SuDS Hierarchy and be compliant with the national Non-Statutory Technical Standards for SuDS, NPPF and Ministerial Statement on SuDS. The required drainage details shall include:

a.       Evidence that the proposed final solution will effectively manage the 1 in 30 & 1 in 100 (+40% allowance for climate change) storm events and 10% allowance for urban creep where appropriate, during all stages of the development (Pre, Post and during), associated discharge rates and storages volumes shall be provided using a maximum discharge rate of 5.8 l/s.

b.       Detailed drainage design drawings and calculations to include: a finalised drainage layout detailing the location of drainage elements, pipe diameters, levels, and long and cross sections of each element including details of any flow restrictions and maintenance/risk reducing features (silt traps, inspection chambers etc.).

c.       Details of how the drainage system will be protected during construction and how runoff (including any pollutants) from the development site will be managed before the drainage system is operational.

d.       Details of drainage management responsibilities and maintenance regimes for the drainage system.

e.       A plan showing exceedance flows (i.e. during rainfall greater than design events or during blockage) and how property on and off site will be protected.

Reason: To ensure the Sustainable Drainage System has been constructed as agreed and complies with the requirements of the national SuDS technical standards.

(20)        No development, with the exception of demolition, shall take place until the applicant has secured the implementation of a programme of archaeological work to be conducted in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the Planning Authority

Reason: The site is of high archaeological potential and it is important that the archaeological information should be preserved as a record before it is destroyed by the development in accordance with Policy CS5 of the Core Strategy (2007).

(21)        No development shall take place until an Arboricultural Method Statement (detailing all aspects of construction and staging of works) and a Tree Protection Plan in accordance with British Standard 5837:2012 (or later revision) has been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the agreed details and 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.

(22)        Prior to above ground works full details, of both hard and soft landscape proposals, including tree planting pit/root cell details, species selection, size of plants 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 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.

(23)        Prior to above ground works details of the bin and cycle stores shall be submitted to and approved in writing by the local planning authority. The approved details shall be implemented such that prior to the first occupation of each unit, it shall be provided with its' bin and cycle stores and thereafter maintained for the duration of the development.

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).

(24)        Prior to above ground works, 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: 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).

(25)        Prior to above ground works, details/sections of all eaves, parapets, windows (including head, sill and window reveal details), rainwater goods, extraction ducts, balustrades and privacy screens, 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.

(26)        No development above ground level shall take place until details of all proposed walls, fences and boundary treatment are submitted to, and approved in writing by, the Local Planning Authority.  The boundary development shall then be carried out in accordance with the approved details prior to the first occupation of the development for residential purposes and shall be permanently retained and maintained thereafter to the satisfaction of the local planning authority.

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.

(27)        All planting, seeding or turfing approved shall be carried out in the first planting and seeding season following the occupation of the development or the completion of the development, whichever is the sooner. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or diseased in the opinion of the local planning authority, shall be replaced in the next available planting season with others of similar size, species and number, unless otherwise agreed in writing by the local planning authority.

Reason: To ensure the provisions and maintenance of soft landscaping, in the interest of visual amenity as required by Policy DM5 of the Development Management Policies Document 2015 and in the interest of environmental sustainability as required by Policies CS1 and CS4 of the Core Strategy 2007.

(28)        Removal of permitted development rights - Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting or amending those Orders with or without modification), planning permission shall be required in respect of development falling within Schedule 2, Part 1 Classes A, B and E

Reason: Having regard to the size of the dwellings approved, the local planning authority wishes to retain control over any future extensions/outbuildings at the property, in order to safeguard the character of the area and the residential amenities of adjoining properties in accordance with Policy DM 10 of the Development Management Policies Document 2015

(29)        Prior to the first occupation of the development, a verification report carried out by a qualified drainage engineer must be submitted to and approved by the Local Planning Authority. This must demonstrate that the drainage system has been constructed as per the agreed scheme (or detail any minor variations), provide the details of any management company and state the national grid reference of any key drainage elements (surface water attenuation devices/areas, flow restriction devices and outfalls).

Reason: To ensure that the development does not impact on local underground infrastructure or harm the future occupants of the site in accordance with Policy CS6 of the Core Strategy Plan 2007

(30)        Prior to occupation of the development hereby approved details of all external lighting to be installed is submitted to and approved in writing by the local planning authority and the agreed works carried out as approved and thereafter maintained

Reason: In order to safeguard the amenities of the occupiers of neighbouring properties, visual amenity and to mitigate impacts on ecology in accordance with Policy CS3, CS5 of the Core Strategy (2007) and Policies DM4, DM9 and DM10 of the Development Management Policies 2015.

(31)        Prior to occupation of the development hereby permitted the applicant shall supply details of locations of bird and bat boxes, as well as swift bricks, to be located within the proposed development. The approved details will then be retained in perpetuity or the lifetime of the development hereby approved or until the grant of planning permission explicitly states otherwise.

Reason: To safeguard and enhance biodiversity in accordance with Policy CS3 of the Core Strategy 2007 and Policy DM4 of the Development Management Policies Document 2015.

(32)        The development hereby approved shall be constructed in accordance with the sustainable construction techniques and energy efficient measures outlined in the Sustainability Statement dated April 2018 unless otherwise agreed in writing with the local planning authority.

Reason: In order to promote sustainable construction in accordance with Policy CS6 of the Epsom and Ewell Core Strategy (2007).

(33)        The proposed development hereby approved, shall be connected to the public sewer in accordance with details to be submitted to, and approved by the local planning authority.

Reason: To ensure that risks from contamination to the Hogsmill River are minimised in accordance with Policy CS6 of the Core Strategy 2007

(34)        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 hours), Sundays, Bank Holidays or Public Holidays.

Reason: In order to safeguard the amenities of the occupiers of neighbouring properties in accordance with Policy DM10 of the Development Management Policies 2015.

(35)        Prior to carrying out above grade works of each building or part of a building, details shall be submitted to and approved, in writing, by the Local Planning Authority to demonstrate that such building or such part of a building can achieve full ‘Secured by Design’ accreditation.  The development shall only be carried out in accordance with the approved details.

Reason: In the interest of community safety and in accordance with Policy DM12 of the Development Control Policies Document 2015.

Informatives:

(1)            In dealing with the application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way.  We have made available detailed advice in the form or our statutory policies in the Core Strategy, Supplementary Planning Documents, Planning Briefs and other informal written guidance, as well as offering a full pre-application advice service, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably.

(2)            Your attention is drawn to the fact that this planning permission is liable for Community Infrastructure Levy payments (CIL).

(3)            It is recommended that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses.

(4)            A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 02035779483 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via

www.thameswater.co.uk/wastewaterquality.

(5)            Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. Should you require further information please refer to our website. https://developers.thameswater.co.uk/Developing-a-large-site/Apply-and-pay-for-services/Wastewater-services

(6)            Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

(7)            If proposed site works affect an Ordinary Watercourse, Surrey County Council as the Lead Local Flood Authority should be contacted to obtain prior written Consent. More details are available on our website.

(8)            If proposed works result in infiltration of surface water to ground within a Source Protection Zone the Environment Agency will require proof of surface water treatment to achieve water quality standards.

(9)            Notwithstanding any permission granted under the Planning Acts, no signs, devices or other apparatus may be erected within the limits of the highway without the express approval of the Highway Authority. It is not the policy of the Highway Authority to approve the erection of signs or other devices of a non-statutory nature within the limits of the highway.

(10)        The permission hereby granted shall not be construed as authority to obstruct the public highway by the erection of scaffolding, hoarding or any other device or apparatus for which a licence must be sought from the Highway Authority Local Highways Service.

(11)        The applicant is advised that a permit and, 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 highway works that provide additional highway infrastructure will require payment of a commuted sum upon signing of the agreement and all 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 theintended start date, depending on the scale of the works proposed and the classification of the road. Please see http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme. The applicant is also advised that Consent may be required under Section 23 of the Land Drainage Act 1991. Please see www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/f looding-advice.

(12)        When a temporary access is approved or an access is to be closed as a condition of planning permission an agreement with, or licence issued by, the Highway Authority Local Highways Service will require that the redundant dropped kerb be raised and any verge or footway crossing be reinstated to conform with the existing adjoining surfaces at the developers expense.

(13)        The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders. (Highways Act 1980 Sections 131, 148, 149).

(14)        The Highway Authority advise that the proposed estate road(s) are of insufficient public utility to warrant adoption as highway maintainable at public expense.

(15)        Section 59 of the Highways Act permits the Highway Authority to charge developers for damage caused by excessive weight and movements of vehicles to and from a site. The Highway Authority will pass on the cost of any excess repairs compared to normal maintenance costs to the applicant/organisation responsible for the damage.

(16)        The applicant is advised that as part of the detailed design of the highway works required by the above condition(s), the County Highway Authority may require necessary accommodation works to street lights, road signs, road markings, highway drainage, surface covers, street trees, highway verges, highway surfaces, surface edge restraints and any other street furniture/equipment.

(17)        The Developer would be expected to instruct an independent transportation data collection company to undertake the monitoring survey. This survey must conform to a TRICS Multi-Modal Survey format consistent with the UK Standard for Measuring Travel Plan Impacts as approved by the Highway Authority. To ensure that the survey represents typical travel patterns, the organisation taking ownership of the travel plan will need to agree to being surveyed only within a specified annual quarter period but with no further notice of the precise survey dates. The Developer would be expected to fund the survey validation and data entry costs.

(18)        The developer would be expected to agree a programme of implementation of all necessary statutory utility works associated with the development, including liaison between Surrey County Council Streetworks Team, the relevant Utility Companies and the Developer to ensure that where possible the works take the route of least disruption and occurs at least disruptive times to highway users.

(19)        It is the responsibility of the developer to ensure that the electricity supply is sufficient to meet future demands and that any power balancing technology is in place if required. Please refer to:

http://www.beama.org.uk/resourceLibrary/beama-guide-to-electric-vehicle-infrastructure.html

for guidance and further information on charging modes and connector types

(20)        Under the Environmental Permitting (England and Wales) Regulations 2016, you must submit plans to the Environment Agency and apply for a FRAP if you want to do work:

•         In, over or under a main river

•         Within 8m of the bank of a main river, or 16m if it is a tidal main river (check the location of main rivers here)

•         Within 8m of any flood defence structure or culvert on a main river, or 16m on a tidal main river

Flood risk activities can be classified as: Exclusions, Exemptions, Standard Rules or Bespoke. These are associated with the level of risk your proposed works may pose to people, property and the environment. You should apply for a Bespoke FRAP if your work cannot be classified as one of the following:

an excluded activity, an ‘exempt’ activity, a ‘standard rules’ activity

The Committee noted a verbal representation from the applicant for the application.  Letters of representation had been published on Council’s website and were available to the public and members of the Committee in advance of the meeting.

Note:  In the interests of openness and transparency it was noted that Committee Members had individually received email correspondence and advertising materials from the applicant.  However it was not considered that it could be regarded as sufficiently close an association as to affect their consideration of this item.