Agenda item

The application was for the change of use of existing building to provide 23 x 1-bed and 7 x 2-bed apartments and extensions to existing building to provide a further 32 x 1-bed and 17 x 2-bed apartments and 2 retail units, with associated parking, access and layby, roof garden, bin and cycle storage, following part demolition of existing building. (Amended plan rec'd 04/07/2018, 21/12/2018 & 11/02/2019.)

 

Members were advised of the following updates:

 

“The applicant has confirmed that the existing building has been converted and is now fully occupied [under the prior approval SU/14/0336] (as 23 no one bed and 7 no two bed flats).

 

The amendments to proposal received on 11 February 2019 (and referred to in the update report) have, due to the road widening proposal, resulted in the loss of the originally proposed layby.

 

County Highway Authority has provided a list of proposed conditions.  These include a method of construction statement (already provided at Condition 4), provision of parking/servicing/road widening (an adaption of Condition 10), construction of carriageway and footway realignment, securing of cycle parking and pedestrian inter-visibility splays (new conditions) and informatives.

 

Reasons for Proposed Conditions 4, 5, 6, 8 and 10 to refer to the NPPF 2019.

 

AN AMENDMENT TO CONDITIONS:

4. No development shall take place until a Method of Construction Statement, 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

(f) hours of construction

(g) measures to keep the public highway clean

has been submitted to and approved in writing by the Local Planning Authority.

Only the approved details shall be implemented during the construction period.

 

Reason: The condition above is required in order that the development should not prejudice highway safety or residential amenity; nor cause inconvenience to other highway users and to accord with Policies CP11, DM9 and DM11 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework 2019.

 

5. 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) the results of infiltration testing completed in accordance with BRE Digest: 2365 and confirmation of groundwater  levels;

(b) evidence of the proposed solution will effectively manage the 1 in 30 & 1 in 100 (+40% allowance for climate change) storm events, during all stages of development (pre, post and during), associated discharge rates and storage volumes shall be provided using a maximum discharge rate of 2 litres/sec (as per SuDS pro-forma or otherwise as agreed by the Local Planning Authority);

(c) detailed drainage design drawings and calculations to include: a finalised drainage layout detailing 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 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;

(e) details of management responsibilities and maintenance regimes for the drainage system; and

(f) 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.

Only the approved details shall be implemented during the construction period.

Reason: To ensure that the design meets the national Non-Statutory Technical Standards for SuDS and the final drainage design does not increase flood risk on and off the site and to comply with Policies CP2 and DM10 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework 2019.

 

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

 

Reason: To ensure that the design meets the national Non-Statutory Technical Standards for SuDS and to comply with Policies CP2 and DM10 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework 2019.

 

8. No development shall take place until a scheme to deal with contamination of the site has been submitted to and approved by the Local Planning Authority.  This scheme shall include:

 

(a) a contaminated land desk study and suggested site assessment methodology;

(b) a site investigation report based upon (a);

(c) a remediation action are a plan based upon (a) and (b);

(d) a "discovery strategy" dealing with unforeseen contamination discovered during construction;

(e) a "validation strategy" identifying measures to validate the works undertaken as a result of (c) and (d); and

(f) a verification report appended with substantiating evidence demonstrating the agreed remediation has been carried out.

 

The development shall be carried out and completed wholly in accordance with the agreed details unless otherwise agreed by the Local Planning Authority.

 

Reason: To ensure that a satisfactory strategy is put in place for addressing contaminated land, making the land suitable for the development hereby approved without resulting in risk to construction workers, future users of the land, occupiers of nearby land and the environment generally in accordance with Policies CP2 and DM9 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework 2019.

 

10. The car parking and servicing area, and access thereto and road widening, shown on Drawing No. 17.17-D-210 Rev F received on 11 February 2019 shall be provided prior to the occupation of the extension to the building hereby approved unless the prior written approval has been obtained from the Local Planning Authority having first consulted with the County Highway Authority. Once approved these areas shall be retained for the purposes of the use as indicated on this approved drawing in perpetuity.

 

Reason: In the interest of highway safety and to comply with Policies CP11 and DM11 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework 2019.

 

ADDITIONAL CONDITIONS:

11. Prior to the first occupation of any new dwelling the proposed carriageway and footway realignment as broadly identified on Drawing No. 17.17-D-210 Rev F received on 11 February 2019 shall be constructed in accordance with a detailed scheme to be agreed with and meeting the requirements of the County Highway Authority. Such works shall include all necessary adjustment to the existing kerbing, drainage, surfacing materials, road signage and road markings.

 

Reason: In the interest of highway safety and to comply with Policies CP11 and DM11 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework 2019.

 

12. Prior to the first occupation of any new dwelling the secure parking of bicycles within the development site shall be provided as identified on Drawing No. 17.17-D-210 Rev F received on 11 February 2019.

 

Reason: The above condition is required in recognition of Section 9 “Promoting Sustainable Transport” in the National Planning Policy Framework 2019.

 

13. The development hereby approved shall not be first occupied unless and until pedestrian inter-visibility splays have been provided on each side of the access in accordance with the requirements of the County Highway Authority. Such details will require open panels or through visible panels either side of the access (excepting brick piers), providing a clear height between 0.6m and 2.0m high.

 

Reason: In the interest of highway safety and to comply with Policies CP11 and DM11 of the Surrey Heath Core Strategy and Development Management Policies 2012 and the National Planning Policy Framework 2019.

 

PROPOSED INFORMATIVES:

1. The permission hereby granted shall not be construed as authority to carry out any works on the highway or any works that may affect a drainage channel/culvert or water course.  The applicant is advised that a permit and, potentially, 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 works on the highway will require a permit and an application will need to be submitted to the County Council's Street Works Team up to 3 months in advance of the intended 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.

 

2. The applicant is 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/flooding-advice.

 

3. 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.

 

4. Notwithstanding any permission granted under the Planning Acts, no signs, devices or other apparatus may be erected within the limits of the highway without 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.”

 

Amendment to conditions

 

Reasons for Proposed Conditions 4, 5 8 and 9 to refer to the NPPF 2019.”

 

The officer recommendation to approve the application was proposed by Councillor Mrs Vivienne Chapman and seconded by Councillor Jonathan Lytle, put to the vote and carried.

 

RESOLVED that application 18/0033 be granted subject to the completion of a Section 106 legal agreement for the provision of a contribution towards the delivery of affordable housing elsewhere in the Borough and a SAMM contribution by 8 April 2019, or any longer period as agreed with the Executive Head of Regulatory, and the conditions set out in the Officer Report and updates.

 

Note 1

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 recommendation to grant the application:

 

Councillors Mrs Vivienne Chapman, Edward Hawkins, Paul Ilnicki, Jonathan Lytle, Adrian Page, Robin Perry and Ian Sams.

 

Voting against the recommendation to grant the application:

 

Councillors Pat Tedder, Victoria Wheeler and Valerie White.