Agenda item

 

The application was for the demolition of existing buildings and redevelopment of the site to provide 4no. industrial/warehouse buildings (5no. units) (Flexible Use Class B2/B8/E(g)(i)-(iii))) together with associated landscaping works and car parking/servicing.

 

Members were advised of the following updates on the application:

 

“Amended drawing for Units 3 and 4 have been provided which amend the cladding panel finish on the east elevation (facing the access road) for Unit 3. A corresponding amendment to Condition 2 is proposed.

 

The applicant has requested amendments to conditions.  These include the inclusion of research and development within the range of uses.  The parking demand, as indicated in the SCC parking guidance, for such a use is the same as light industrial and it falls within the business uses which are allowed in the core employment area.  As such, this addition to the acceptable uses in Condition 4 is accepted.

 

Other suggested changes, where applicable, have been referred to the consultee who requested them and the amendments can only be agreed with their agreement.  The landscape drawings provided would not provide a satisfactorily level of detail and as such the proposed condition [Condition 14] will remain as shown on the agenda report.  However, amendments to tree conditions [proposed Conditions 9 and 13] have been amended and amalgamated into one condition see below.

 

Additional Consultee Comments

 

The Council’s Urban Design Consultant has confirmed that no objections are raised to the proposal but has raised concerns about more recent amendments to the proposed east elevation of Units 3 & 4, which face the main access road.  These changes were amended to address tree concerns, and included the deletion of a row of ground floor windows and replacement with patterned cladding.  The Council’s Consultant would prefer the original arrangement.  [Officer comment: It is considered that these changes are not considered so harmful to warrant the refusal of this application on character grounds].

 

Additional Representation

 

One representation has been received raising an objection on the impact of light spillage on wildlife (hedgehogs, foxes, deer) and residential amenity.

 

Changes to RECOMMENDATION

 

AMENDED conditions (amendments in bold):

 

Condition 3

 

The proposed development shall be built in accordance with the following approved plans: 11294/PL/003, 11294/PL/004 (Units 2 and 5), 11294/PL/008, 11294/PL/011 and 11294/PL/013 received on 6 August 2021; 11294/PL/007 Rev A and 11294/PL/010 Rev A received on 10 December 2021; 11294/PL/015 Rev B received on 4 May 2022; and 11294/PL/002 Rev E and 11294/PL/005 Rev A received on 9 May 2022; and 11294/PL/009 Rev B received on 1 June 2022; and unless the prior written approval has been obtained from the Local Planning Authority.

 

Reason: For the avoidance of doubt and in the interest of proper planning and as advised in ID.17a of the Planning Practice Guidance.

 

Condition 4

 

The premises shall be used for research and development, light industrial, general industrial or warehousing (storage and distribution) uses only; and for no other purpose (including any other purposes in Classes B2, B8 and E of the Schedule to the Town and Country Planning (Use Classes) Order 1987, as amended, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order).  The office accommodation shown on the approved floor plans shall only be used as ancillary offices to support the use of the unit to which it is provided.

 

Reason: To support the business use of the site and that sufficient on-site parking accommodation is provided and to accord with Policies CP1, CP8, CP11 and DM11 of the Surrey Heath Core Strategy and Development Management Policies 2012.

 

Condition 6

 

No storage of goods, plant, equipment or materials shall take place within the curtilage of the site otherwise than within the buildings hereby approved; as shown on the approved site layout plan 11294/PL/002 Rev E.

 

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 Policies CP11 and DM11 of the Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework.

 

Condition 8

 

No development hereby permitted except demolition shall commence until further 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) The results of infiltration testing completed in accordance with BRE Digest: 365 and confirmation of groundwater levels.

 

b) Evidence that the proposed final solution will effectively manage the 1 in 30 and 1 in 100 (+ 40% allowance for climate change (CC)) storm events, during all stages of the development.  If infiltration is deemed unfeasible, associated discharge rates and storage volumes shall be provided using a maximum discharge rate of 8.8 l/s for the 1 in 1 year rainfall event and 25.8 l/s for the 1 in 100 (+CC) rainfall event.

 

c) 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)

 

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.

 

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

 

Reason: To ensure the design meets the national Non-Statutory Technical Standards for SuDS and the final drainage design does not increase flood risk on or off site and to accord with Policy DM10 of the Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework.

 

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 the drainage system is constructed to the national Non-Statutory Technical Standards for SuDS.

 

Condition 9

 

No operations shall commence on site in connection with the development hereby approved (including demolition works, tree works, fires, soil moving, temporary access construction and / or widening or any operations involving the use of motorised vehicles or construction machinery) until an updated detailed Arboricultural Method Statement (AMS) and Tree Protection Plan (TPP) in accordance with BS5837:2012 Trees in relation to design, demolition and construction - Recommendations has been submitted to and approved in writing by the Local Planning Authority and the protective fencing is erected as required by the AMS/TPP.

 

The AMS and TPP shall include full details of the following:

 

Timing and phasing of Arboricultural works in relation to the approved development.

 

Detailed tree felling and pruning specification in accordance with BS3998:2010 Recommendations for Tree Works.

 

Details of a tree protection scheme in accordance with BS5837:2012: which provides for the retention and protection of trees, shrubs and hedges growing on or adjacent to the site which are shown to be retained on the approved plan and trees which are the subject of any Tree Preservation Order. A specification for protective fencing during both demolition and construction phases and a plan indicating the alignment of the protective fencing. Details to include a specification for ground protection within Root Protection Areas (RPA's).

 

Details of any construction and demolition works required within the root protection area as defined by BS5837:2012 or otherwise protected in the approved Tree Protection Scheme.

 

Details of the location of any underground services and methods of installation which make provision for protection and the long-term retention of the trees. No services shall be dug or laid into the ground other than in accordance with the approved details.

 

Detailed levels and cross-sectional diagrams to show the construction of any roads, parking areas and driveways within Root Protection Areas as proposed, where the installation is to be constructed using a no-dig specification, demonstrating that they can be accommodated where they meet with any adjacent building damp proof courses and adjacent surfaces.

 

Details of any changes in ground level, including existing and proposed spot levels required within the root protection area as defined by BS5837:2012 or otherwise protected in the approved Tree Protection Scheme.

 

Details of the arrangements for the implementation, supervision, monitoring and reporting of works required to comply with the arboricultural method statement.

 

Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the Local Planning Authority.

 

No development or other operations shall take place except in complete accordance with the approved tree protection scheme and Arboricultural Method Statement.

 

Where any excavation is proposed to take place either within root protection areas or within tree protection fencing for the removal and or reinstatement of utility services, no activity will commence within these areas until a until a full Arboricultural Method and Monitoring Statement is provided which demonstrates how these activities will be carried out has been submitted too and approved in writing by the Local Planning Authority.

 

Thereafter the works shall be carried out in full accordance with the approved details until completion of the development.

 

Reason:  To protect trees which contribute to the visual amenities of the site and surrounding area and to comply with Policy DM9 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework.

 

Condition 18

 

The development hereby approved will be undertaken in accordance with the Flood Risk Assessment & Outline Drainage Strategy Report dated February 2022 by Baynham Meikle Partnership Limited [Ref: 13060/R100 Revision 1.2] and Drawing Nos 13060/111 Rev P3 and Drawing Nos 13060/112 Rev P3 received on 28 February 2022; with the recommendations in that document implemented in full.  

 

Reason: In the interests of nature conservation and to accord with Policy CP14 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework.“

 

The officer recommendation to grant the application was proposed by Councillor Graham Tapper, seconded by Councillor Robin Perry and put to the vote and carried.

 

RESOLVED that application 21/0895 be granted subject to the conditions in the officer report and updates.

 

Note 1

It was noted for the record that Councillor Edward Hawkins declared that Committee members had received a letter from the applicant’s planning adviser.

 

Note 2

In accordance with Part 4, Section D, paragraph 18 of the Constitution, the voting in relation to the application was as follows:

 

Voting in favour of the officer recommendation to grant the application:

 

Councillors Graham Alleway, Peter Barnett, Cliff Betton, Stuart Black, Mark Gordon, David Lewis, Robin Perry, Darryl Ratiram, Morgan Rise, Graham Tapper, Victoria Wheeler, Helen Whitcroft and Valerie White.