DRAFT AGENDA ITEM - Runnymede Borough Council

Transcription

Planning Committee
Wednesday 23 April 2014 at 7.30pm
Council Chamber
Runnymede Civic Centre, Addlestone
Members of the Committee
Councillors G B Woodger (Chairman), Mrs G M Kingerley (Vice Chairman), J R Ashmore,
J Broadhead, H A Butterfield, D A Cotty, T. Dicks, R J Edis, J M Edwards, Mrs E Gill,
M T Kusneraitis, H W V Meares, D W Parr, Mrs M Roberts, and Mrs G Warner
AGENDA
Notes:
1)
Any report on the Agenda involving confidential information (as defined by section 100A(3)
of the Local Government Act 1972) must be discussed in private. Any report involving
exempt information (as defined by section 100I of the Local Government Act 1972), whether
it appears in Part 1 or Part 2 below, may be discussed in private but only if the Committee
so resolves.
2)
The relevant 'background papers' are listed after each report in Part 1. Enquiries about any
of the Agenda reports and background papers should be directed in the first instance to
Mr B A Fleckney, Law and Governance Business Centre, Runnymede Civic Centre,
Station Road, Addlestone (Tel: Direct Line: 01932 425620).
(Email: [email protected]).
3)
Agendas and Minutes are available on a subscription basis. For details, please ring
Mr B A Fleckney on 01932 425620. Agendas and Minutes for all the Council's Committees
may also be viewed on www.runnymede.gov.uk.
4)
Public speaking on planning applications only is allowed at the Planning Committee. For
details please contact the Administrative Section of the Planning Business Department.
(Tel Direct Line: 01932 425153) or view the guidance on the Committee web page.
5)
In the unlikely event of an alarm sounding, members of the public should leave the building
immediately, either using the staircase leading from the public gallery or following other
instructions as appropriate.
'see overleaf'
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If you need help reading this document please contact the Council on
01932 838383. We will try to provide a reading service, a large print
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LIST OF MATTERS FOR CONSIDERATION
PART I
Matters in respect of which reports have been made available for public inspection
Page
1.
FIRE PRECAUTIONS
6
2.
NOTIFICATION OF CHANGES TO COMMITTEE MEMBERSHIP
6
3.
MINUTES
6
4.
APOLOGIES FOR ABSENCE
6
5.
DECLARATIONS OF INTEREST
6
6.
PLANNING APPLICATIONS
6
7.
PLANNING APPLICATIONS DETERMINED BY BUSINESS CENTRE MANAGER
(PLANNING)
6
8.
APPEAL DECISION
7
9
EXCLUSION OF PRESS AND PUBLIC
7
PART II
Matters involving Exempt or Confidential Information in respect of which reports have not been made
available for public inspection
a)
Exempt Information
(No reports to be considered under this heading)
b)
Confidential Information
GLOSSARY OF TERMS AND ABBREVIATIONS
TERM
BCM (P)
BCN
CHA
CIL
CLEUD
CLOPUD
Conservation
Area
DC
Design
Statement
Development
Plan
EA
EIA
ES
FRA
GPDO
HGV
KPI
LBC
LDD
LDS
Listed building
LNR
Local Plan
LPA
LSP
Material
Considerations
Net Density
EXPLANATION
Business Centre Manager (Planning)
Breach of Condition Notice. Formal enforcement action to secure
compliance with a valid condition
County Highways Authority. Responsible for offering advice on highways
issues relating to planning applications as well as highways maintenance
and improvement
Community Infrastructure Levy
Certificate of Lawful Existing Use or Development.
Formal procedure to ascertain whether a development which does not
have planning permission is immune from enforcement action
Certificate of Lawful Proposed Use or Development.
Formal procedure to ascertain whether a development requires planning
permission
An area of special architectural or historic interest designated due to
factors such as the layout of buildings, boundaries, characteristic
materials, vistas and open spaces
Development Control – the area of planning service that processes
planning applications, planning appeals and enforcement work
A design statement is submitted with a planning application and sets out
the design principles that the applicant has adopted to make the proposal
fit into its wider context
The combined policy documents of the Structure Plan, Local Plan,
Minerals and Waste Plans. Will shortly be replaced by the South East
Plan, the Local Development Framework and the Minerals and Waste
Frameworks
Environment Agency. Lead government agency advising on flooding and
pollution control
Environmental Impact Assessment – formal environmental assessment of
specific categories of development proposals
Environmental Assessment under the Environmental Impact Assessment
Regulations
Flood Risk Assessment
General Permitted Development Order. Document which sets out
categories of permitted development (see ‘PD')
Heavy Goods Vehicle
Key Performance Indicator
Listed Building Consent
Local Development Documents – component parts of the LDF
Local Development Scheme - sets out the programme and timetable for
preparing LDDs
An individual building or group of buildings which require a level of
protection due to its architectural interest, historical interest, historical
associations or group value
Local Nature Reserve
The planning policy document that will guide development in the Borough
up to 2026
Local Planning Authority
Local Strategic Partnership – Leads on the Community Strategy
Matters which are relevant in determining planning applications
As defined in PPG3: Housing. The density of a housing development
excluding major distributor roads, primary schools, open spaces serving a
wider area and significant landscape buffer strips
TERM
PCN
PD
P&I
PINS
POS
PPG
PPS
Ramsar Site
RIPA
SAC
SANGS
SCI
SEA/SA
Sec. 106
SNCI
SPA
SPD
SSSI
SuDS
Sustainable
Development
TA
TPO
TRICS
Use Classes
Order
EXPLANATION
Planning Contravention Notice. Formal notice which requires information
to be provided in connection with an enforcement investigation. It does
not in itself constitute enforcement action
Permitted development – works which can be undertaken without the
need to submit a planning application
Policy and Implementation – the area of planning service that produces
the Local Development Framework, monitors development and supports
the Runnymede Business Partnership and Travel Initiative
Planning Inspectorate
Public Open Space
Planning Policy Guidance. This is guidance issued by the Secretary of
State detailing National Planning Policy within existing legislation
Planning Policy Statements. The replacement title for PPG
A wetland of international importance
Regulation of Investigatory Powers Act. Provides limitation on covert
surveillance relating to enforcement investigation
Special Area of Conservation – an SSSI additionally designated as a
Special Area of Conservation under the European Community’s Habitats
Directive 1992 in order to maintain or restore priority natural habitats and
wild species
Suitable Alternative Natural Greenspaces
Statement of Community Involvement. The document and policies that
indicate how the community will be engaged in the preparation of the LDF
Strategic Environmental Assessment/Sustainability Appraisal – formal
appraisal of the Local development Framework
A legal agreement for the provision of facilities and/or infrastructure either
directly by a developer or through a financial contribution, to meet the
needs arising out of a development. Can also prevent certain matters
Site of Nature Conservation Importance. A non-statutory designated area
of county or regional wildlife value
Special Protection Area. An SSSI additionally designated a Special
Protection Area under the European Community’s Directive on the
Conservation of Wild Birds 1979
Supplementary Planning Document – provides additional advice on
policies in Local Development Framework (replaces SPG)
Site of Special Scientific Interest
Sustainable Urban Drainage Systems. Providing urban drainage systems
in a more environmentally sensitive way by systems designed to reduce
the quantity of run-off, slow its velocity or provide for filtering,
sedimentation and biological degradation of the water
Sustainable development is the core principle underpinning planning. It is
defined as “development that meets the needs of the present without
compromising the ability of future generations to meet their own needs”
Transport Assessment – assessment of the traffic and transportation
implications of a development proposal
Tree Preservation Order – where a tree or trees are formally protected
and prior consent is needed for pruning or felling
Computerised database and trip rate analysis used to estimate traffic
flows to and from a variety of land uses, to assess transportation
implications of new development in southern England
Document which lists classes of use and permits certain changes
between uses without the need for planning permission
1.
FIRE PRECAUTIONS
The Chairman will read the Fire Precautions which set out the procedures to be followed in the event
of fire or other emergency.
2.
3.
MINUTES
To confirm and sign the Minutes of the meeting of the Committee held on 2 April 2014 (Appendix 'A')
as a correct record.
4.
APOLOGIES FOR ABSENCE
5.
If Members have an interest in an agenda item please record the interest on the orange coloured
form circulated with this Agenda and hand it to the Legal Representative or Committee Administrator
at the start of the meeting. A supply of the form will also be available from the Committee
Administrator at meetings.
Members who have previously declared interests which are recorded in the Minutes to be considered
at this meeting need not repeat the declaration when attending the meeting. Members need take no
further action unless the item in which they have an interest becomes the subject of debate, in which
event the Member must leave the room if the interest is a disclosable pecuniary interest or if the
interest could reasonably be regarded as so significant as to prejudice the Member’s judgement of
the public interest.
6.
The planning applications to be determined by the Committee are attached. Officers'
recommendations are included in the application reports.Please be aware that the plans provided
within this agenda are for locational purposes only and may not show recent extensions and
alterations that have not yet been recorded by the Ordnance Survey.
If Members have particular queries or interests in the applications, Officers will be present
from 7.00pm prior to the meeting in the Chamber. This will be an informal opportunity for
Members to discuss and clarify issues. Copies of all letters of representation are available for
Members and the public to view on the Planning pages of the Council website
http://planning.runnymede.gov.uk/Northgate/PlanningExplorer/GeneralSearch.aspx.
Enter the planning application number you are interested in, and click on documents, and you will
see all the representations received as well as the application documents.
(TO RESOLVE)
Background Papers
A list of background papers is available from the Planning Business Centre.
7.
PLANNING APPLICATIONS DETERMINED BY BUSINESS CENTRE MANAGER (PLANNING)
(BCM)(P)
A list of planning applications recently determined by the Business Centre Manager (Planning) under
his delegated powers is attached at Appendix 'B'. If Members have any particular matters they wish
to raise, prior notice to the Chairman would be of assistance.
(FOR INFORMATION)
Background Papers
None
8.
APPEAL DECISION
The Planning Inspectorate has recently determined the appeal mentioned below. The Appeal
decision is available for inspection in the Members' Room.
SITE / DEVELOPMENT
DECISION
45 Grove Road, Chertsey, Surrey, KT16 9DN –
Appeal against refusal to grant planning
permission for a first floor extension to existing
ancillary office building including re-building of
existing double garage, all within curtilage of the
site (RU 13/1264)
DISMISSED
(FOR INFORMATION)
Background Papers
Appeal decision.
9.
EXCLUSION OF PRESS AND PUBLIC
If the Committee is minded to consider any of the foregoing reports in private, it is the
OFFICERS’ RECOMMENDATION that the press and public be excluded from the meeting during discussion of the
relevant report under Section 100A(4) of the Local Government Act 1972 on
the grounds that the report in question would be likely to involve disclosure
of exempt information of the description specified in appropriate paragraphs
of Schedule 12A of the Act.
(TO RESOLVE)
PART II
Matters involving Exempt or Confidential information in respect of which reports have not been made
available for public inspection.
Para
a)
Exempt Information
b)
Confidential Information
PLANNING COMMITTEE
23 APRIL 2014
APPENDICES
APPENDIX
REPORT
PAGE NO
A
MINUTES OF THE PLANNING COMMITTEE MEETING- 2
APRIL 2014
1
B
APPLICATIONS DETERMINED BY BUSINESS CENTRE
MANAGER (PLANNING)
8
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RBC PL 2 414
L
Runnymede Borough Council
PLANNING COMMITTEE
Appendix 'A'
----------~-
2 Apnl2014 at 7.30pm
Members of the
Committee present"
Councillors G B Woodger (Chairman), Mrs G M Kingerley (Vice-Chairman),
J R Ashmore, J Broadhead,H A Butterfield, D A. Cotty, T D1cks, R J Ed1s, J M
Edwards, Mrs E Gill, M T Kusnerait1s, D W Parr, Mrs M J Roberts, P B Tuley and
Mrs G Warner
Members of the
Comm1ttee absent.
629
~------------
None
FIRE PRECAUTIONS
The Chairman read out the Fire Precautions
630
The Group ment1oned below had notified the Chief Executive of their w1sh that the change listed
below be made to the membership of the Committee. The change was for a f1xed penod ending on
the day after the meetmg and thereafter the Councillor removed would be reappomted
Group
Conservative
Remove From Membership
Councillor H W V Meares
Appoint Instead
Councillor P B Tuley
The Ch1ef Executive had given effect to these wishes in accordance w1th Section 16(2) of the Local
Government and Housmg Act 1989
631.
MINUTES
The Minutes of the meeting of the Committee held on 12 March 2014 were approved and signed as a
correct record.
In future, reference would be made in the Agenda that the location plans included w1th the application
reports were for locat1onal purposes only and m1ght not show recent extensions and alterationsth=-=a=t_ _ _ __
had not yet been recorded by the Ordnance Survey.
632
Councillors G B Woodger, Mrs G M Kmgerley, Mrs M J Roberts declared a non-pecuniary Interest 1n
planmng application RU 13/0856 under the Runnymede Code of Conduct for Members as they were
members of the RSPB, which had made representations on the application
633
The plannmg applications listed below were considered by the Committee All representations
received on the applications were reported and cop1es had been made available for inspection by
Members before the meetmg. Objectors and applicants/agents addressed the Committee on the
applications as shown below
RESOLVED that the following applications be determined as indicated:-
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APPNO
LOCATION, PROPOSAL AND DECISION
RU 13/0857
Part of Trumps Farm, Kitsmead Lane, Longcross,
Chertsey
Hybrid planning application for the change of use from
agriculture to Publicly Accessible Open Space (PAOS)
(Sui Generis use), together with associated development,
car park, footpaths and landscaping, including a detailed
first phase of development comprising road access to an
onsite car park with 12 spaces, an 800 m hoggin path,
dog proof fencing, gates, benches, signs and landscape
planting, including trees and scrub and a wildflower
grassland within a 5.1 ha area
Members sought clarification on certain aspects of the
application, which Officers addressed. No salient points
were raised by Members which were not addressed in the
application report.
DECISION:
RU 13/0856
GRANT subject to conditions, reasons and
informatives listed on Agenda.
Former DERA Site, Chobham Lane, Longcross, Chertsey
Hybrid planning application for the demolition of existing
buildings and redevelopment of the site to provide; up to
79,025sqm (GEA) of Class B1 employment uses (in'cluding
parking); up to 36,000sqm (GEA) of sui generis Data
Centres use (including ancillary facilities and parking); up
to 200 dwellings, including a detailed first phase
comprising 108 dwellings (comprising 13 x two bed, 26 x
three bed, 21 x four bed and 13 x five bed dwellings; 8 x
one bed apartments and 23 x two bed apartments; and 2 x
one bed FOGs and 2 x two bed FOGs); roadways driveways
and pavements; fencing and walling; up to 6,300sqm (GEA)
of ancillary uses, including Class A1 -AS uses (i.e. retail
uses, cafe/restaurants and a public house up to 1,550sqm
GEA), Class D1 uses (i.e. childcare facilities up to 600sqm
GEA); Class D2 uses (i.e. Health and Leisure (up to
1900sqm GEA); the creation of Publicly Accessible Open
Space (PAOS), ecological habitats, general amenity areas (
including informal and formal open spaces), equipped play
areas and landscaped areas; new vehicular accesses from
the existing public highway network; vehicle and cycle
parking; bin stores; landscape compound; car parking (for
railway station); electricity sub-stations; lighting; drainage
and associated infrastructure works, including sustainable
drainage systems (SUDS); a foul pumping station; an
acoustic fence and associated engineering and service
operations.
The following salient points were made by Members during
conszderation ofthe application:
o
whether it was premature to determzne the application prior
to adoption of the Local Plan Core Strategy;
•
the degree to which very special circumstances outweighed
the harm associated with the development; and
•
delivery of transport infrastructure. This aspect had been
addressed by way of the proposed conditions and Sectzon
106 Agreement.
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DECISION:
1)
Subject to referral of the application to the
Secretary of State under the Town and Country
Planning (Consultation) (England) Direction 2009
and failing any direction from the Secretary of State
for Communities and Local Government; and
2)
Subject to the prior completion of a legal agreement
under Section 106 of the Town and Country
Planning Act (as amended) to secure the following:
Transportation matters
a)
Junction improvement works to the Longcross
Road/Chertsey Road/Chobham Lane/Burma Road
Roundabout prior to the occupation of 30,000sqm of
Class B1 floorspace;
b)
Junction improvement works to the Trumps Green
Road/Wellington Avenue Junction prior to the
occupation of 55,000sqm of Class B1 floorspace;
c)
The applicant will contribute £754,641.50 to be
spent on the station refurbishment/upgrades to
Longcross Station. These improvement works could
include new ticket machine installation, additional
CCTV, lighting, cycle shelter stands, platform
railings, platform furniture and paving;
d)
The applicant will provide £700,000 over a 4 year
period to fund the increased stopping rail service at
Longcross Station from first occupation (at the
latest). The service specification secured would be a
Monday - Saturday stopping service every 30
minutes with an earlier start time of around 6.30am
and a later end time of around 9.30pm (representing
an enhanced stopping service over a longer period of
the day than currently exists);
e)
The applicant will fund bus provision, with a
Demand Responsive Transport (bus service) being
implemented upon first occupation of the
residential development until occupation of the
185th unit or 20,000sqm of Class B1 floorspace.
Once this threshold has been reached an hourly bus
service shall be implemented by sec;
f)
All bus provision will be procured by
g)
The total sum for bus provision to be funded by the
applicant is £880,000 (DRT - £280,000 and Bus
Service £600,000);
h)
The Bus Service shall consist of any of the
following:
i)
DRT - taxi service chargeable at the point of
use;
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sec;
RBC PL2 414
ii)
DRT - flexible demand responsive bus service
providing access to local
destinations/facilities such as Addlestone,
Chertsey and Egham operating within a 6
mile radius. The service would operate from
7am - 7pm Monday - Saturday;
iii)
An hourly bus service directly serving the
site operating 7am- 7pm Monday- Saturday.
i)
The County Highway Authority has advised that the
Bus Service will alter over time to meet the
appropriate levels of demand as occupancy levels
rise;
j)
Bus Service provision will operate a minimum
period of 9 years but could extend well beyond this
subject to the build out programme and thus the
level of service provided;
k)
The developer will provide a cycle route within the
highway between the site and the junction with
Chobham Lane and Kitsmead Lane prior to the first
occupation of the development;
1)
A network of pedestrian and cycle routes are
proposed within the site to link the residential and
commercial areas to the railway station;
m)
A Travel Plan is proposed as part of the development
which will include a range of measures aimed at
increasing the use of the sustainable travel
including public transport;
n)
A financial contribution of £165,000 will be made
towards the design and implementation of traffic
calming works in either Chobham, Windlesham or
Bagshot following traffic studies to be undertaken
upon occupation of 77,320sqm of Class B1
floorspace;;
o)
Car parking assessments will be undertaken in the
locality, upon occupation of around 77,320sqm of
Class B1 floorspace;
On-site retail facility
p)
The provision of a temporary or permanent building
prior to the occupation of 27th dwelling to
accommodate a local facility to include the
provision of a minimum range of convenience
goods. The applicant to undertake a marketing
strategy (to be approved by the Local Planning
Authority) to offer the local facility opportunity to
the market;
q)
The initial local facility to be offered for a minimum
period of 12 months on a concessionary basis;
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RBC PL2 414
r)
Within 12 months of the occupation of the 50th
dwelling on the site to provide or procure the
provision of a permanent convenience store within
SOOm of the development;
Education Contributions
s)
A financial contribution of £669,103.00 for primary
school provision with the payment to be phased.
t)
A financial contribution of £763,070.00 for
secondary school provision with the payment to be
phased;
Affordable Housing
u)
The provision of 25% of the total number of
residential units to be provided as affordable units;
v)
The tenure mix of the affordable units to be 70%
affordable rent and 30% shared ownership;
w)
The Council to have nomination rights to the
affordable units;
SANG provision
x)
The applicant will create the on-site and off-site
SANG areas in accordance with the respective
approved SANG Habitat Creation Plans;
y)
The SANG will be created and be made available for
use prior to the first occupation of any of the
residential development on the site;
z)
The SANG will be made available for use by the
public at all times without restriction/limit of time;
aa)
The on-site and off-site SANG will be managed and
maintained in perpetuity in accordance with the
respective approved SANG Management Plans;
bb)
A Management Company will be set up to manage
the on-site and off-site SANG;
cc)
The Management Company will be provided with the
annual maintenance costs for the on-site and offsite SANG for the first 10 years by the applicant;
dd)
Each residential unit will be subject to an annual
service charge to be set at a level determined by the
Management Company to ensure that the required
annual SANG maintenance costs (and any
administration costs) are met from the completed
residential development;
ee)
Any shortfall or non-payment of the annual service
charge will be recovered at the time of the sale of
the relevant residential unit (if not recovered
earlier);
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s
RBC PL2 414
ff)
If the Management Company should fail to manage
and maintain the SANG in accordance with the
approved SANG Management Plans, a cascade
mechanism will be instigated to secure compliance;
gg)
If the cascade mechanism for compliance with the
SANG Management Plans fail to secure compliance
then the Council will be required to issue notice of
the failure to maintain the SANG and will 'step-in'
to assume ownership of the SANG land, the SANG
Management Company and any of its assets would
be transferred to the Council. The Council would
then assume the role of the SANG Management
Company to manage and maintain the SANG and to
collect the annual service charges from the
residential properties;
SAMM financial contribution
hh)
The payment of the SAMM financial contribution of
£630 per dwelling to be paid on the commencement
of development for the first 108 units and on the
commencement of development of any subsequent
reserved matters application for any subsequent
units;
The Runnymede Travel Initiative
ii)
A financial contribution of £150,000 will be made to
the Runnymede Travel Initiative prior to the
occupation of 25,000sqm of Class B1 floorspace;
3)
The Head of Planning be authorised to GRANT
permission (for this hybrid application) subject to
Conditions, Reasons and lnformatives listed on the
Agenda and as amended by the Addendum.
Councillor Ashmore requested that the names of those voting
on the above application be recorded and voting was as follows:
In favour of the application (9):
Councillors Broadhead, Cotty, Edis, Edwards, Mrs Gill, Mrs
Kingerley, Mrs Roberts, Tuley and Mrs Warner.
Against the application (6):
Councillors Ashmore, Butterfield, Dicks, Kusneraitis, Parr and
Woodger.
(Chris Lindley (DPDS), an objector, addressed the Committee
on the above application and had also recently circulated a
letter to Members of the Committee regarding the assessment
of very special circumstances and Chris Tinker, on behalf of
the applicant, also addressed the Committee on the above
application).
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RBC PL2 414
RU 14/0053
Thorpe Park, Staines Road, Chertsey
Approval for the reserved matters of the proposed round
ride (dodgems and associated entrance features)
including details of access, appearance, landscaping,
layout scale and external materials and discharge of
conditions 1 (timescale), 2 (materials), 8 (no
advertisements), 9 (surface water scheme), 10 (up-dated
compensation table), 12 (buffer zones), 13 (flood flow or
proofing), 18 (landscaping) and 19 (method of
construction statement) of outline planning permission
RU10/0579 in respect of this ride.
No salient points were raised by Members whtch were not
addressed in the application report.
DECISION:
RU 14/0169
GRANT, subject to Conditions, Reasons
and Informatives listed on Agenda.
36 Wren Crescent, Addlestone
Erection of single storey front and rear extensions
No salient points were raised by Members which were not
addressed in the application report and Addendum.
DECISION:
GRANT subject to Conditions, Reasons and
Informatives listed on Agenda
(Pamela Jones, an objector, and David Stephens, the
applicant addressed the Committee on the above
application).
RU 14/0205
Salesian School, Guildford Road, Chertsey
Proposed erection of a detached two storey building
comprising new classrooms and administration facilities
with associated landscaping, drop off point and access
The salient points made by Members during consideration of
the application related to access and egress from the site and
increased traffic. Officers confirmed that these issues would
be addressed by way of conditions.
DECISION:
634
GRANT subject to Conditions, Reasons and
Informative listed on Agenda.
PLANNING APPLICATIONS DETERMINED BY BUSINESS CENTRE MANAGER (PLANNING)
A list of plannmg applications recently determined by the Business Centre Manager (Planning) under
h1s delegated powers was received and noted.
Cha1rman
(The meet1ng ended at 9.41 pm)
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APPENDIX B
PLANNING APPLICATIONS DETERMINED BY
********************************************************
BUSINESS CENTRE MANAGER (PLANNING)
********************************************************
17TH MARCH-4TH APRIL 2014
APP. NO.
LOCATION AND PROPOSAL FOLLOWED BY DECISION
13/1092
The Paddocks, Green Road, Thorpe, Egham (Thorpe)
Certificate of existing lawful use for use of annex 2 as a separate selfcontained residential unit
DECISION: REFUSE CERTIFICATE OF EXISTING LAWFULNESS
13/1135
The Paddocks, Green Road, Thorpe, Egham (Thorpe)
Certificate of existing lawful use for use of annex 1 as a self contained
residential unit
DECISION: REFUSE CERTIFICATE OF EXISTING LAWFULNESS
14/0046
31 Runnemede Road, Egham (Egham)
Erection of a two storey rear and part single storey/ part two storey side
extensions (partially retrospective amendment to planning permission
RU.13/0631
DECISION: GRANT
14/0094
10 Byfleet Road, New Haw, Addlestone (New Haw)
Erection of a two storey side and rear extension, single storey rear extension
and replacement single storey garage with roof over creating a bin store area
DECISION: GRANT
14/0109
Hogsters Farm, Stroude Road, Egham (Thorpe)
Variation of Condition 4, 10 and 13 of planning approval RU.12/0065 to make
reference to 'replacement dwelling'
DECISION: GRANT
14/0112
2A Firbank place, Englefield Green (Englefield Green West)
Erection of a two storey 1 bedroom attached dwelling with two off street
parking spaces on the frontage and the subdivision of the rear garden to
provide separate amenity space for the existing and proposed dwellings
DECISION: GRANT
14/0119
21 Old School Mews, Egham, Staines Upon Thames (Egham Hythe)
Reduce crown of Walnut tree by 2 metres all round marked T1 on the
submitted plan, reduced walnut tree by 2.5 metres all round marked T2 on
the submitted plan protected by Tree Preservation Order No. 325
DECISION: SPLIT DECISION FOR TREE APPLICATION
14/0126
48 Stepgates, Chertsey (Chertsey Meads)
Single storey rear extension
DECISION: GRANT
- 1-
14/0127
Bulkeley House, Middle Hill, Englefield Green (Englefield Green East)
Internal alterations to and use of the property as a single family dwelling
house, erection of single storey rear extension, detached garage, detached
outbuilding to be used as a gym and steam room and front boundary wall.
DECISION: GRANT
14/0128
9 Farleigh Road, New Haw (Woodham)
Erection of a single storey front extension and extension to roof, including
front and rear dormers
DECISION: GRANT
14/0129
St Anns Court, St Anns Hill Road, Chertsey (Chertsey St Anns)
Works to 4 trees covered by TP02
DECISION: GRANT TPO CONSENT
14/0130
2A Victoria Street, Englefield Green (Englefield Green East)
Erection of two storey side and single storey rear extensions and sub divison
of the property to provide 4 no. x one bed flats
DECISION: GRANT
14/0134
76 Wendover Road, Staines (Egham Hythe)
Erection of a part two storey, part single storey rear/side extension and
extension to roof to provide habitable accommodation in roof space
(amendment to planning application RU.11/0955
6 Bulkeley Close, Englefield Green, Egham (Englefield Green East)
Works to two trees subject to Tree Preservation order No. 59)
DECISION: REFUSE TPO CONSENT
14/0136
14/0137
66 Fordwater Road, Chertsey (Chertsey Meads)
Formation of vehicle crossover
DECISION: GRANT
14/0144
85 Woodham Park Road, Woodham, Addlestone (Woodham)
Lawful development Certificate for the existing access road and access gates
to the parking area to the rear of the site
DECISION: REFUSE CERTIFICATE OF EXISTING LAWFUL
DEVELOPMENT
14/0145
Tasis England, Coldharbour Lane, Thorpe (Thorpe)
Listed Building Consent for repairs and maintenance works to existing listed
walls within and surrounding the application site
DECISION: GRANT
14/0153
Unither House, Curfew Bell Road, Chertsey (Chertsey St Anns)
Works to tree in Conservation Area
DECISION: GRANT WORKS TO TREE COVERED BY TPO
14/0154
30 St Anns Road, Chertsey (Chertsey St Anns)
Erection of a single storey rear extension
DECISION: GRANT
-2-
14/0155
7 Princess Marys Road, Addlestone (Addlestone North)
Works to one Sycamore tree to the rear of 7 Princess Mary's Road,
protected by TPO No. 72
14/0158
5 Highfield Park, Addlestone (Chertsey South/Rowtown)
Erection of a conservatory to rear of property
DECISION: GRANT
14/0159
33 Friars Way, Chertsey (Chertsey St Anns)
Works to Cherry trees subject to TP0256
DECISION: GRANT WORKS TO TREE COVERED BY TPO
14/0161
36 Oak Tree Close, Virginia Water (Virginia Water)
Proposed single storey rear extension with rooflights
DECISION: GRANT
14/0177
Longbourn, Sherbourne Drive, Virginia Water (Virginia Water)
Erection of a two storey replacement dwelling with basement and
replacement triple garage with accommodation in the roofspace, following
demolition of the existing dwelling and garage
DECISION: GRANT
14/0178
Longbourn, Sherbourne Drive, Virginia Water (Virginia Water)
Erection of single storey side extension incorporating a replacement garage
with accommodation in the roofspace (following the demolition of the existing
garage and first floor annexe)
DECISION: GRANT
14/0180
Wellington House, Wellington Avenue, Virginia Water (Virginia Water)
Enlargement and alterations of existing hipped roof to create a mansard
style roof including dormer windows in the front, rear and north west side
elevation and velux windows in the south east side elevation
DECISION: GRANT
14/0181
East Lodge, Lyne Lane, Chertsey (Foxhills)
Extension to garage
DECISION: GRANT
14/0182
1 Wheatash Road, Addlestone (Addlestone North)
Certificate of existing lawful use for change of use of one residential unit into
two self-contained residential flats
DECISION: GRANT CERTIFICATE OF EXISTING LAWFULNESS
14/0183
Pleasant View, Woodham Park Road, Woodham, Addlestone (Woodham)
Retrospective planning permission for change of use of detached garage to
ancillary residential accommodation for use as an annex for an elderly
relative
DECISION: GRANT
-3-
14/0190
1 Blue Ball Lane, Egham (Egham)
Erection of a signle storey front extension
DECISION: GRANT
14/0194
1 Willow Walk, Englefield Green, Egham (Englefield Green East)
Erection of first floor side, single storey rear extensions and rear dormer for
extension to loft
DECISION: GRANT
14/0196
The Conifers, Thorpe Lea Road, Egham (Thorpe)
Certificate of Proposed Lawful Development for the erection of a detached
triple garage
DECISION: GRANT CERTIFICATE OF PROPOSED LAWFULNESS
14/0193
9 Prospect Lane, Englefield Green (Englefield Green West)
Proposed erection of two storey side extension following demolitionof
existing detached garage
DECISION: REFUSE
14/0199
Corner Green, South Drive, Virginia Water (Virginia Water)
Erection of single storey side extension to side elevation to house plant room
DECISION: GRANT
14/0201
Flow, The Causeway, Staines (Egham Hythe)
Erection of a link extension to connect two existing Class B1 office buildings
at first and second floors
DECISION: GRANT
14/0202
Gorse Cottage, Guildford Road, Chertsey (Foxhills)
Replacement of single storey rear conservatory with new conservatory
DECISION: GRANT
14/0204
Bishopsgate School, Bishopsgate Road, Englefield Green, Egham
(Englefield Green West)
Single storey extension to the dining room at the rear of the main building
DECISION: GRANT
14/0210
232 Woodham Lane, Addlestone (New Haw)
Two storey rear extension garage conversion and new porch
DECISION: GRANT
14/0211
10 New Road, Staines Upon Thames (Egham Hythe)
Erection of a front porch
DECISION: GRANT
14/0212
7 Kingswood Close, Englefield Green, Egham (Englefield Green East)
Proposed erection of a two storey side extension and two storey rear
extension incorporating a rear dormer window and single storey rear
extension
DECISION: GRANT
-4-
14/0214
Hogsters Farm, Stroude Road, Egham (Thorpe)
Enlargement and alterations to the existing roof to create a hipped roof over
the existing dwelling and replacement of the existing "catslide" roof and
dormer windows to front elevation with the hung fac;ade
DECISION: GRANT
14/0215
3 Northcraft Road, Englefield Green, Egham (Englefield Green West)
Erection of a two storey/part first floor side extension and first floor rear
extension
DECISION REFUSE
14/0221
Roscrea, Vicarage Avenue, Egham (Thorpe)
Erection of two storey side and rear extension and alterations to the front
elevation changing the front roof slope to enable increased habitable
accommodation at first floor level.
DECISION: REFUSE
14/0223
Strodes College, High Street, Egham (Egham)
Erection of single storey extension to the existing sports hall and two storey
extension to the existing founder's building
DECISION: GRANT
14/0225
Lullingstone, Meadow Road, Virginia Water (Virginia Water)
Erection of a replacement dwelling with basement and a detached garage
(involving the demolition of the existing house and outbuildings).
Resubmission of scheme approved under planning permission RU.12/0675.
DECISION: GRANT
14/0231
72 Byfleet Road, New Haw, Addlestone (New Haw)
Erection of single storey rear extension following demolition of the existing
rear conservatory
DECISION: GRANT
14/0234
Morlea, Green Road, Thorpe (Thorpe)
Erection of a single storey fronUside extension (amended plans received
12/03/14)
DECISION: GRANT
14/0235
99 Church Road, Addlestone (Addlestone Bourneside)
Single storey ear extension and first floor rear infill in between existing double
pitched roof
DECISION: GRANT
14/0236
1 Armstrong Road, Englefield Green (Englefield Green East)
Erection of a conservatory to rear of property
DECISION: GRANT
14/0241
Cadogan House (formerly Little Stream), Woodlands Road West, Virginia
Water (Virginia Water)
Demolition of existing house and attached garage and erection of a detached
house with basement, triple garage with annexe above and detached pool
house
DECISION: GRANT
-5-
14/0263
3A the Avenue, Egham (Egham)
Replacement of windows
DECISION: GRANT
14/0264
44 Hythe Road, Staines Upon Thames (Egham Hythe)
Application for a Certificate of Proposed Lawful Development for the
alterations to the roof including the erection of a side dormer window for
habitable accommodation
DECISION: GRANT CERTIFICATE OF PROPOSED LAWFULNESS
14/0265
29 Mead Close, Egham (Thorpe)
Erection of detached double garage
DECISION: GRANT
14/0270
117 New Haw Road, Addlestone (Addlestone North)
Proposed single storey front, side and rear extension
DECISION: GRANT
14/0272
Coopers Hill Lodge, Coopers Hill Lane, Englefield Green (Englefield Green
East)
Roof extension including dormer and velux windows to create living
accommodation and new porch with balcony (following removal of existing
roof)
DECISION: GRANT
14/0274
21 Simons Walk, Englefield Green (Englefield Green East)
Erection of first floor rear extension and single storey rear extension following
demolition of existing conservatory
DECISION: GRANT
14/0285
The Old School House, 20 Abbey Road, Chertsey (Chertsey Meads)
Erection of single storey rear extension
DECISION: GRANT
14/0292
14 Knoll Park Road, Chertsey (Chertsey Meads)
Erection of a single storey rear extension
DECISION: GRANT
14/0297
151 Woodham Lane, Addlestone (New Haw)
Erection of a two storey side extension following the demolition of the
existing detached garage (amended description)
DECISION: GRANT
14/0299
Runnymede Service Station, 38-45 The Avenue, Egham (Egham)
Installation of two internally illuminated fascia signs and one panel sign
DECISION: GRANT
14/0302
4 Beechtree Avenue, Englefield Green, Egham (Englefield Green West)
A single storey rear extension with a depth of 4 metres beyond the rear wall
of the original dwelling house with a maximum height of 3 metres and eaves
height of 2.5 metres
DECISION: PRIOR APPROVAL NOT REQUIRED
-6-
14/0308
35 Victory Park Road, Addlestone (Addlestone North)
Erection of a first floor rear, two storey side and single storey rear extension
together with alterations to the roof including a side dormer window and
rooflights to facilitate loft conversion.
DECISION: GRANT
14/0310
6 Victory Park Road, Addlestone (Addlestone North)
Erection of a part two storey and part single storey rear extension,
construction of dormer to rear to allow habitable accommodation in the roof
space.
DECISION: REFUSE
14/0339
Twynersh House, Thorpe Road, Chertsey (Chertsey St Anns)
Works to trees at Tywnersh House Thorpe Road, trees protected by TPO
Nos 2 and 39 and felling of 3 Oak trees (marked T6, T7 and T8 on submitted
plan)
14/0381
Alheri, Woodlands Road West, Virginia Water (Virginia Water)
Minor material amendment to planning permission ref RU.13/400 granted for
a 2.5 storey replacement dwelling with basement following demolition of the
existing dwelling (amendments propose alterations to basement and
associated lightwells and access arrangements, and alterations to
fenestration)
DECISION: GRANT
14/0399
Land at Victoria Way, Cawsey Way & Church Street West, Waking (Outside
Boundaries)
Consultation by Waking BC: Erection of new shops (1 0,967 sq.m. in Use
Classes A 1, A2, A3, A5) and medical or commercial floorspace (526 sq.m. in
Use Classes 01, 02, B1 or A2)., 190 bed hotel of 21 storeys (Class C1) with
conference facilities, basement level spa and gym. 392 residential
apartments (Class C3) with Tower 1, 34 storeys and Tower 2, 28 storeys.
Construction of a new local energy centre at the Red Car Park, changes and
extension to the Red and Yellow Car Park together with a new Green car
park to provide 380 (net) new parking spaces. Creation of a new public
square and new civic space and highway works including servicing to
Wolsey Place and delivery provision. Closure of Cawsey Way and
Church Street West, new all movements junction at Goldsworth Road I
Victoria Way and High Street to be one way west with new bus stops and
cycle lane. Demolition of the Fire Station, Globe House and part of the
existing Wolsey Place Shopping centre (Boots unit- to be re-provided).
DECISION: NO OBJECTION
14/0400
Frogs Leap, 15 Bridge Road, Weybridge (Outside Boundaries)
Consultation by Elm bridge BC - 4 semi-detached two storey houses with
rooms in the roof space, dormer windows, associated parking and new
access following demolition of existing house
DECISION: NO OBJECTION
-7-
14/0489
54 Copperfield Rise, Addlestone (Chertsey South/Rowtown)
Details pursuant to Condition 4 (gas membrane) of planning permission
RU.13/0718 (Erection of a single storey rear extension incorporating two
rooflights and insertion of two rooflights to existing single storey rear
element)
DECISION: GRANT
-8-
IS
PLANNING COMMITTEE
23 APRIL 2014
WARD
APPLICATION
NUMBER
LOCATION
PAGE
wo
RU .14/0083
LA Motor Company, 302 Woodham
Lane, Addlestone (Tesco)
vw
RU.14/0283
21 Trotsworth Avenue, Virginia Water
26
AB
RU.14/0312
64 Station Road, Addlestone
(Bella Fiori)
36
EGW
RU.14/0328
Elm House, Blay's Lane, Englefield
Green, Egham
43
1
PLEASE BE AWARE THAT THE PLANS PROVIDED WITHIN THIS AGENDA ARE FOR
LOCATIONAL PURPOSES ONLY AND MAY NOT SHOW RECENT EXTENSIONS AND
ALTERATIONS THAT HAVE NOT YET BEEN RECORDED BY THE ORDNANCE SURVEY
PLANNING COMMITTEE
unnymede
~
BOROUGH COU NCIL
FOR
Date :
23/04/2014
Scale: 1:1,250
o.__.1o===2~o. .. . . . .
4~
ON
RPOSES ON LV
302 Woodham Lane, Addlestone
RU.14/0083
Runnymede Civic Centre
Statm lba dlll
Addlestone
Planning Committee: 23 April 2014
20 January 2014
WARD:
WOODHAM
RU.14/0083
Date reg:
LOCATION:
LA MOTOR COMPANY
302 WOODHAM LANE
ADDLESTONE, SURREY
KT15 3NZ
PROPOSAL
ERECTION OF A SINGLE FRONT AND SIDE; NEW SHOP FRONT AND
CHANGE OF USE FROM CAR SHOWROOM (SUI GENERIS) TO
RETAIL (CLASS A1), WITH ASSOCIATED CAR PARKING AND CYCLE
STORAGE .. (GARAGE TO REMAIN AT REAR OF SITE)
TYPE:
FULL PLANNING PERMISSION
APPLICANT:
Tesco Stores Ltd
OFFICER
Zoe Watts
EXP DATE
An extension of time to the expiry date has been agreed with the
applicant
SUMMARY OF RECOMMENDATION: GRANT subject to conditions
1.
1.1
Site
The application site lies on the north western side of the Scotland Bridge
Road!The Broadway roundabout, and has frontages onto both The
Broadway and Woodham Lane. The site contains a one/two storey
building set back from the road frontages, but with a canopy projecting
forward . The central two storey clock tower element of the buildings is a
local landmark which marks the southern end of the shopping area on The
Broadway. A car sales company operates from the front of the building
and displays cars for sale on the forecourt, and there is a vehicle repair
garage to the rear. There is a wide area of dropped kerbing between the
grass verges on the Woodham Lane frontage, and 2 areas with dropped
kerbs separated by a projecting raised island on The Broadway frontage,
though cars are parked for sale across the frontage of these areas, and
customer/staff parking appears to be limited to the open area on the north
western side of the building.
1.2
The site is adjoined by two storey 1930s buildings to the north west
containing shops on the ground floor with residential above. To the south
west is a private access driveway that provides rear servicing to The
Broadway and links to Amis Avenue to the north. There are residential
dwellings beyond the access to the west. There are 2 storey buildings on
the opposite side of Woodham Lane in mixed commercial and residential
use; and The Black Prince Public House on the opposite side of The
Broadway.
1.3
The site is in the urban area, landscape problem area, and in an indicative
area for run-off flooding. It lies within 5km of the Thames Basins Heath
Special Protection Area .
2
2.
2.1
Planning History
There is an extensive planning history on the site, the majority of which is
of limited relevance: There appears to have been a petrol station on the
site since the mid/late 1930s, and the history refers to workshops and car
repairs since the 1950s.
2.2
Permission was granted in 1993 for the redevelopment of the site to
include a new retail facility and car showroom (RU.93/0672) , although th is
was not implemented .
2.3
Permission was subsequently granted for a hand car wash at the site in
addition to car sales in 2012 (ref RU .12/0856). Retrospective consent was
granted for advertisement consent for the retention of an externally
illuminated fascia sign (ref RU .13/0207), although this signage has now
been removed.
3.
3.1
Application
Full planning permission is now sought to change the use of the building
on the front of the site to retail , with the addition of single storey extensions
to the front and northern side (extending up to the flank of 1 The
Broadway). The existing floorspace is 225sqm (including first floor, but not
canopy} , and it is proposed to add 151 sqm, making a total of 376sqm
(ground floor area of 344sqm) . The car repair garage is to remain in
occupation in the building at the rear of the site. The ground floor
extensions would have a small pitched roof to the front edge, with a flat
roof behind (the height of this has been raised by 0.7m since submission
to screen the roof-top plant) . It is proposed to site the associated plant on
the roof in a 1.8m high hit & miss timber enclosure. Shopfront windows
and fascia are to be provided on both frontages , but the main entrance to
the store is on the corner.
3.2
•
Car parking is proposed on the southern side of the building, accessed off
Woodham Lane: 4 spaces are to be provided for the car repair garage that
is to remain in the rear part of the building. These are to be accessed off
the shared access beyond the western boundary of the site; and 6 spaces
are proposed in connection with the retail use (including 1 disabled space} ,
accessed off Woodham Lane between the gap between the existing grass
verges , utilising the existing dropped kerb. 3no. Sheffield cycle stands are
also proposed on the forecourt.
3.3
It is proposed that the store open between the hours of ?am and 11 pm
every day. A new lay-by is proposed on The Broadway frontage to
facilitate deliveries.
3.4
Various documents have been provided with the application as follows:
• A Planning , Design & Access Statement and Addendum .
• Transport Statement
• An Energy Repo rt which looks at energy efficiency, and proposes
the use of ai r so urce heat pumps wh ich would meet 11 % of the
energy requirement for the bu ilding
3
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4.
4.1
A Noise Assessment in respect of the proposed equipment ( 2no.
fan condensers, 2no. floor air conditioning units, and 1no. cash
office air conditioning unit)
A Gee-Environmental Site Assessment
A unilateral obligation which includes contributions to crime and
disorder and transport
Consultations
74 Neighbouring properties were consulted in addition to being advertised
on the Council's website and by notice on site. Sixty eight letters of
objection have been received, including one from the Woodham Park way
Resident's Association which contains individual comments from
members. In addition, a petition containing some 3950 signatures has also
been received (and it is understood that there is also an on-line petition
which contains 196 names) . The grounds of objection may be summarised
as follows:
• Inadequate parking proposed so parking problems will be
exacerbated (ref to The Black Prince having introduced a parking
metre to stop public parking - indicating parking shortage in the
centre).
• Queries regarding enforcement of limited stay parking
• The viability and vitality of the existing Village will be threatened,
leading to empty shops, lost jobs and revenue loss for the Council
and devaluation of property values in the area
• Impact on community spirit
• Loss of location for Christmas tree
• Increased danger to drivers, cyclists, pedestrians & school children
• The access/egress will be extremely hazardous. References made
to existing accesses not being used as blocked by cars for sale &
parking
• There will be traffic stopping in the middle of the road trying to turn
into and out of the car park causing additional congestion and
increasing accident potential.
• Impact of front extension on visibility at the roundabout
• Lack of need- already a Co-op in New Haw, a Tescos Express (at
the Esso petrol station) and Waitrose in West Byfleet, Tescos
superstores at Brooklands and Addlestone, an Asda in Sheerwater,
a Sainsbury's in Cobham, and Morrisons in Waking and a new
Morrisons under construction (now open) in New Haw. There is also
a butchers, bakers, hardware store, 3 newsagents (2 of which are
convenience stores), a Post office, a florist, and off-licence in the
Village
• Anti-competitive/anti-choice as Tescos is already the dominant
supplier in the locality (Tesco Express West Byfleet, Tesco Extra at
Brooklands, Tesco Extra at Addlestone, and Tesco Express
Weybridge and Waking)
• Increased traffic and congestion
• 4,000 signature petition can't be ignored
o
Increase in antisocial behaviour
4
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Social cost by loss of personal service currently on offer, and late
night sale of cheap alcohol -which would have to be borne by local
services and the community
The provision of a lay-by would require removal/adaptation of
land as well as affecting The Broadway which was completely refurbished not long ago at considerable cost to the Council and
thereby the local tax payer
Any deliveries between ?am and 9.30am will cause chaos
Concern over parking of lorries waiting to deliver and enforcement
of delivery times
Inaccuracies and inadequacies in the Transport Statement
particularly regarding accident data and vehicle movements; and
average length of stay doubted (7 /1Om ins may be more like
30/45mins)
Reference is made to 'blameworth iness ratios published by the
Department of Transport which showed that the drivers of company
cars , vans/pickups and lorries all had high 'blameworthiness' ratios
Level of traffic increase cited questioned & data used from other
sites in TA not comparable
Manoeuvring space is limited
No lay-by has been applied for, and inadequate space available
The extension is overbearing & the glass frontage not in keeping
with its surroundings or street scene
Contamination concerns from petrol tanks
Contrary to NPPF in that adverse impacts would significantly and
demonstrably outweigh the benefits (impact on local businesses,
danger to pedestrians, location of access/egress so close to
roundabout and contamination)
Consideration should be given to refuse arrangements
Exacerbate drainage and sewage problems - The Broadway is
regularly subject to flooding (sewage flooding reported last July)
Noise and disturbance to residents from plant and equipment and
reversing delivery vehicles
The Council is only concerned in making money rather than
listening to the local population
Infrastructure measures will need SCC approval and local
consultation
Tesco's is developing a monopoly in the area which will allow it to
push up prices
Noise and disruption during construction
Increase in noise and activity late at night and early in the morning
Impact on residential amenities of residents nearby, including the
occupiers of the flats and elderly residents in Ilex House
Points are raised regarding Tesco's logistics system for deliveries
which could cause multiple articulated lorries to be delivering small
amounts of product and exacerbating traffic and parking problems ,
and lorries queuing outside waiting to deliver from the early hours of
the morning
sec
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4.2
Contrary to Runnymede Borough Local Plan - no deficiencies in
existing provision, and already adequate alternative local
convenience shopping facilities in the area, negative impact on the
established centre
Safety/fire concerns including from smokers taking breaks in the
access road to the rear
Concerns over hygiene and public health issues
Impact of signage and lighting on residential amenity
Attractive Art Deco building with historic place in New Haw as a
garage
Impact on health of local children (Tesco pricing of sweets, crisps,
fizzy drinks)
Impact on safety and free flow of traffic on Woodham Lane, which is
a key route for commuters and local schools and a key diversion
route
Air pollution problems will be exacerbated
Query over impact on satellite dish connected to the side wall of flat
1 The Broadway
Local residents have commissioned a review of the transport and highway
aspects of car parking, servicing etc, which concludes that:
• The vehicular site access has no formal geometry and its location
and design are likely to cause major safety issues on Woodham
Lane
• The vehicular access to the adjacent garage site is located too
close to the proposed foodstore car park access and its width will
create difficulties in manoeuvrability to the 4 proposed parking
spaces
• No Road safety Audit has been included to support the vehicular
access proposals
• The car parking allocation for the proposals is insufficient in their
total number and design which in our view is likely to lead to
highway safety implications on the local highway network
• The servicing arrangements rely on a proposed publicly available
loading lay-by rather than a dedicated service area. The availability
of this lay-by for deliveries to the proposed store cannot be
guaranteed with the consequences that servicing would have to
take place in an alternative manner/location , likely to cause harm to
local highway conditions
• The traffic impact of the proposals has not been assessed in detail
In summary they do not consider that the proposal includes sufficient
information for the Highway Authority to accurately assess the proposal,
and raises a number of issues which indicate that the site would not be
acceptable in highway and transport terms. As a result the proposal is
considered to be contrary to Government and Local Plan policy and the
application should be refused.
6
4.3
One letter of support has been received. Another letter suggests that the
extension fund the removal of the raised pavements in New Haw.
4.4
The Council's Environmental Health Officer raises no objections subject to
conditions as follows:
• Restriction on operation of air handling plant (23:00-07 :00), with the
exception of the 2 Searle Condenser Fans. He also comments that
it is essential that the hit and miss timber enclosure for the plant is
properly maintained to prevent an increase in noise at the closest
sensitive dwellings
• Restrictions on operating/opening/delivery and food waste collection
hours as the arrival and departure of customers has the potential to
cause annoyance for nearby residents if permitted to happen at
sensitive hours. He comments that 07:00 to 23:00 appear to be fair
and reasonable opening hours for the business and nearby
residents.
• Servicing arrangements be regulated/managed to minimise
disturbance, and recommends a condition that no deliveries shall be
taken at or dispatched from the site outside the hours of 07:00 to
22:00 Monday to Saturday and 09:00 to 18:00 on Sunday, and that
food waste should be collected during the hours of 07:00 Monday to
Saturday and 09:00 to 18:00 on Sundays and Bank Holidays
4.5
The Council's Contaminated Land Officer recommends conditions on any
permission.
4.6
The County Highway Authority requested that a stage 1 road safety audit
be carried out, which resulted in minor changes being made to the detailed
layout and highway arrangements. On this basis, they comment that there
are no substantial transport concerns and recommend conditions and
informatives on any permission to secure the following :
•
•
•
•
•
•
Construction of lay-by prior to trading , with traffic order restricting its
use to loading and unloading between 0700 and 1200 hours daily
Improvement to pedestrian crossing across the northern arm of
Woodham Lane/The Broadway/Scotland Bridge Road (detailed
scheme to be agreed)
Improvements to bus stops
Accesses from the Broadway close and re-instated
Car parking provided
Construction Transport Management Plan
They also invite the Council to impose a condition limiting the size of
delivery vehicles
4.7
The Surrey Police Crime Reduction & Crime Prevention Design Advisor
supports the scheme, but he and his colleague from Road Safety make
comments as follows :
7
• This is an area that suffers antisocial behaviour from local youths
who are likely to use the premises as a meeting and gathering
point. To effectively manage this situation they advise that
appropriate lighting and CCTV be incorporated into the design to
include the parking area and cycle racks and any potential
cash point
• The development is only supplying 6 spaces, one of which is a
disabled bay. Parking in the Broadway is already at a premium and
he comments that he would be concerned that violations of the
existing waiting restrictions and possible obstructive parking would
occur
• A boundary wall should be constructed to prevent drivers exiting
across the footway to gain access to the road and to protect
pedestrians
4.8
The Council's Direct Services Manager raises no objections to the refuse
and recycling arrangements.
4.9
The Council's Drainage Engineer raises no objections but requests a
condition on any permission.
5.
5.1
Relevant Local Planning Policies
Saved Policies in the Runnymede Borough Local Plan Second Alteration
2001: LE1, TC1 , SH01, SH05, MV3, MV4, MV9, MV12, BE2, BE25 .
5.2
Runnymede Local Plan Core Strategy (Submission Document 2013):
LP01, LP03,SP04,SP05, SP08,SP09,SP12
6.
6.1
Planning Considerations
In the determination of this application regard must be had to the
Development Plan and National policy within the NPPF, and must be
considered in light of the presumption in favour of sustainable
development advocated by the NPPF. The emerging Runnymede Local
Plan Core Strategy was approved by the full Council on 12 December
2013 for submission to the Secretary of State. At this stage, it has the
potential of being a material consideration and has some but limited
weight. The Government published the new Planning Practice Guidance
on 6 March 2014 which is a material consideration for planning decisions.
6.2
The site is located at the southern end of The Broadway, which is a local
shopping area. The site is currently in use for car sales on the site frontage
(a 'sui generis' use) and for vehicle repairs at the rear. The vehicle repair
use is to remain in the rear of the building , and the proposal involves the
extension and change of use of the car showroom to a Class A 1 retail use .
The key planning matters relate to the acceptability of the use proposed in
relation to the local shopping centre ; impact on the environment, including
townscape/character of the area and residential amenity; highway safety
and parking ; economic considerations ; and crime and disorder. The views
of local residents and extent of local objection must also be a material
consideration.
8
6.3
New Haw is identified as a local shopping area in the 2001 Local Plan, and
in the new Local Plan , as distinct from the 'town centres' which are also
identified in these policy documents. Saved policy SH01 seeks to protect
the vitality and viability of the town centres and to direct additional retail
floorspace primarily to these areas. Saved Local Plan policy SH05
focusses on proposals that result in the loss of local shops, but states that
limited additional provision of local shopping facilities may be appropriate
providing it complies with the Council's environmental and traffic
standards. It is considered that saved Policies SH01 and SH02 are
consistent with the NPPF and must therefore be accorded significant
weight. In terms of the 2013 Submission Draft, policy LP01 includes a
hierarchy of centres, and New Haw is included as a local centre where
development will be permitted that supports the role of the centres in
providing local services and community facilities. Advice in the NPPF
focusses on ensuring the vitality of town centres, and on sequential and
impact assessment of large retail development (2,500sqm). However,
these requirements do not apply to smaller proposals or those in local
centres.
6.4
The Applicants comment in their Design and Access Statement that whilst
there is no requirement to consider either sequentially preferable sites nor
to carry out a retail impact assessment, there are no other alternative
suitable, available or viable sites within the local centre - commenting that
there are no vacancies in the centre . They have also provided a brief retail
impact assessment in their Planning Design & Access Statement: In this
they comment that the proposal is for a convenience store which would
perform a local neighbourhood function, selling a basic range of food and
grocery to meet the needs of a local catchment and to attract pass-by
trade, providing some 2,500 product lines (as oppose to 8,000 to 30,000 in
a larger format supermarket). They comment that the fresh produce lines
are currently lacking from the existing provision and that there is currently
a limited choice of destinations meeting the day-to-day needs of residents ,
and therefore limited competition between retailers. They consider that the
shop would encourage existing retailers to improve and up-date their
current operations to compete more effectively and operate more
efficiently and anticipate a positive effect by increasing consumer choice
and availability of fresh produce and grocery goods. They comment that
the proposal would regenerate an under-used building and promote more
sustainable shopping practises for local residents who would otherwise be
relying on the private car to satisfy their everyday convenience shopping
needs.
6.5
Clearly the views of the Applicants with regard to impact of the proposed
use on the centre do not accord with the large number of the local
businesses and residents who have objected to the application. It must be
noted , however, that whilst the Application has been submitted on behalf
of Tesco , it is the acceptability or otherwise of the change of use and
extension works , rather than the intended occupier, which must be judged
under the application. This is not a large unit, and whilst residents are quite
9
right in citing the existence of other Tesco shops and other supermarket
outlets within a relatively short distance of the site, and indeed the
existence of other shops within the local centre with which the new store
would compete, it is not the role of the planning system to regulate
competition . On the basis of national and local policies outlined in
paragraph 6.3 above, it is considered that the use of the application in this
local centre for retail use would be compliant with the NPPF and would
therefore be acceptable in principle subject to relevant environmental and
traffic considerations as required by saved Policy SH05 .
6.6
In regard to traffic, saved Local Plan policy MV4 requires that
developments should comply with current highway design standards, and
that the council will seek to ensure that arrangements for access and
circulation are appropriate to the type of development proposed and the
area in which is located and do not aggravate traffic congestion , accident
potential or environmental and amenity considerations in the vicinity.
Saved policy MV5 states that account will be taken of accessibility to
public transport. Policy SP09 in the 2013 Submission Draft Local Plan
seeks to contribute to locational sustainability and expects that
development that generates a high number of trips will need to be located
where it is accessible by forms of travel other than the private car, and be
located in town and local centres; and mitigate transport impacts. The
NPPF requires that developments be located and designed where
practical to accommodate the efficient delivery of goods and supplies; give
priority to pedestrian and cycle movements and have access to public
transport; and create safe and secure layouts wh ich minimise conflicts
between traffic and cyclists or pedestrians.
6.7
The site is served by 3 bus routes offering half hourly services to Kingston ,
Woking , Staines and West Byfleet train station, and at the south end of
Scotland Bridge Road is the national cycle route 221. The site is in a
sustainable location, at the edge of a local shopping centre and would be
accessible on foot by the resident population. However, customers would
also access the site by car and bus.
6.8
With regard to traffic generation , the Applicants have used the TRICS
database to assess the difference in traffic generation between the existing
and proposed development, and they have then applied a reduction for
pass-by and diverted trips to obtain an estimate of probable trips. The trip
generation for the proposed is consistently higher than the existing across
the day, and the number of new two way trips on the highway network at
peak hours is estimated to be 28 between Sam and 9am and 40 between
5pm and 6pm. They estimate that new traffic passing through the
roundabout adjacent to the site could comprise 16 vehicles approaching
from the west, 16 from the east, 4 from the south and 4 from the north.
They comment that this level of traffic is not expected to be sufficient to
have any material impact on junction capacity. The County Highway
Authority , whilst acknowledg ing that the data used may not be fu lly
re presentative of the existing or proposed use, neverth eless agree with the
report's con clusions that the development is likely to give ri se to a modest
10
increase in vehicular movements. The County Highway Authority therefore
require improvements to pedestrian crossing facilities at points on the
roundabout, and also improvements to local bus stops in order to mitigate
any potential impact on the highway arising from the proposed change of
use.
6.9
In terms of highway safety, the applicant has reviewed accident data for 5
years up to May 2013, which shows that there have been 7 accidents in
the study area, 2 of which occurred immediately adjacent to the site. They
conclude that the local accident record does not indicate that there is an
existing highway or pedestrian safety problem in the vicinity of the site, and
comment that this is likely to continue. Highway safety and concern over
accidents has been raised by many objectors. The Highway Authority has
commented that they do not normally require road safety audits to be
undertaken for minor development proposals which utilise existing highway
accesses. They have, however, required an audit of proposed lay-by (see
paragraph 6.15 below). It must be material that the County Highway
Authority has not raised any concerns with regard to highway safety and
on this basis, it cannot be concluded that the development would
materially aggravate accident potential nor that refusal would be justified
on this ground.
6.10
With regard to parking, the application proposes vehicular access from
Woodham Lane to 6 car parking spaces (including 1 disabled space) on
the forecourt of the proposed retail unit. Cycle racks are also proposed on
the forecourt. Four car parking spaces are to be retained for use by the
garage, which are served off the existing access road running along the
western side of the site. The other existing accesses are to be closed, and
a shared loading/parking bay is to be created on The Broadway frontage of
the site. It is envisioned that the layby would allow goods deliveries to be
made in the morning (7am to midday), and provide 2 short-stay spaces in
the afternoon and evening . Delivery vehicles are to be limited to 8.4m in
length and there would typically be 3-4 deliveries per day. The Applicants
propose that the highway works be secured by a S278 agreement and
would be fully funded by the developer.
6.11
With regard to parking, the Council's adopted maximum standards for
individual shops is 1 car space per 30sqm plus 1 lorry space and 1 cycle
space per 500sqm. On this basis, the maximum number of spaces that
could be expected would be 12. The ·provision of 6 spaces are proposed
on the forecourt is well within the maximum standard. The applicant has
proposed a layby for lorry deliveries and three cycle stands, which would
comply with the standard
6.12
In the Transport Statement, the Applicants estimate that during the peak
hour, there could be up to 30 vehicles seeking to access the site. In order
to calculate parking demand , they have used average duration stay data
from other Tesco Express outlets, which indicates an average stay of 7.6
minutes . Using a higher average stay of 1Ominutes, they conclude that
each parking space could accommodate 6 vehicles per hour and therefore
11
that the 6 spaces could theoretically accommodate 36 vehicles per hour.
They suggest that any inter hour or exceptional peaks could be
accommodated by the existing and new on-street parking , with 2 new
spaces proposed in the lay-by (though these would not be available in the
morning peak). Clearly these can only ever be estimates of likely demand ,
and self-evidently the disabled space would not be generally available to
able-bodied customers. In addition , the efficiency of use of the car park is
also restricted by the single access point and need to turn on site.
6.13
Inadequate parking has been cited by many objectors, and reference
made to parking problems in the centre , and to the charging scheme
recently introduced at the Black Prince Public House opposite. The Police
Road Safety Officer has also commented that parking on The Broadway is
already at a premium and that he would be concerned that violations of the
existing waiting restrictions and possible obstructive parking would occur.
The County Highway Authority have considered objections raised , but
comment that the on-site parking will be able to accommodate at least part
of the development vehicle parking demand. They comment that at times ,
patrons will probably need to use the existing stock of on-street parking
available in the local neighbourhood centre , in the same pattern as patrons
park to visit the other existing retail outlets in New Haw centre which have
little or no off street vehicle parking. They comment that essential parts of
the local roads necessary for the safe operation of the public highway are
protected by existing waiting restrictions, which should help reasonably
manage on-street parking associated with the development, as they do
now for the existing neighbourhood centre premises. They conclude that
within the context of the NPPF transport advice, these circumstances in
themselves are not likely to create a significant impact that needs to be
limited, nor a severe impact that justifies refusal.
6.14
Letters of objection have raised concern about the adequacy of the parking
at the site. However, the parking standards are maximum not minimum
standards, the site is accessible by bus, and on foot, and there this also
on-street parking available close by. It is considered likely that passing
trade would generally not choose to stop and shop if the off-street parking
at the site was fully occupied. However, the management of the parking
spaces will play a significant part in ensuring the spaces have maximum
availability for customers. A condition is therefore imposed to require a car
parking management plan to avoid (inter alia) the on-site parking being
used by staff and to ensure that its use is managed appropriately.
6.15
The application proposes that servicing be undertaken from a new lay-by to
be provided on The Broadway (accessed from the roundabout, and exiting
along the Broadway). It is proposed to restrict the use of the lay-by to
loading/unloading only in the mornings by implementing a post-planning
traffic order to this effect (which would need to be secured by condition on
any permission) . Outside the restricted hours, the lay-by is intended to be
available to all road users fo r un-regulated on-street parking. The lay-by is
proposed to be constructed wholly within the public highway, but the
developer would need to enter into a highways agreement with the County
12
Council to construct the lay-by. The County Highway Authority advises that
they would not have the power to deny enabling highway permission to
prevent developers constructing their highway works on public roads which
are part and parcel of a valid planning permission and cites a judicial review
which effectively fetters their discretion .
6.16
A road safety audit of the proposed lay-by has been carried out by the
County Highway Authority to ensure that no in-principle highway safety
problems occur associated with the proposed alteration to the public
highway. The audit made recommendations regarding the detailed design
of the lay-by, and associated signing and in relation to pedestrian crossing
on The Broadway to improve safety for drivers and pedestrians, but did not
raise any fundamental issues with regard to the lay-by or its siting . The
recommendations of the audit have been agreed by the applicants, and
are reflected in the conditions recommended by the Highway Authority.
The Applicants have agreed that the New Haw sign , lamp-post and
Christmas tree electric point could be relocated on the reduced build-out at
the end of the lay-by (at the Applicant's expense)
6.17
Saved Local Plan policy BE2 requires that proposals respect the
townscape character of recognised high quality and the 2013 Submission
Draft policy SP05 seeks to ensure that development proposals respect and
improve the quality of the built and natural environment in the Borough .
The NPPF advises that developments should function well and add to the
overall quality of the area; establish a strong sense of place to create
attractive places; optimise the potential of the site to accommodate
development; respond to local character and history and reflect the identity
of local surroundings and materials; create safe and accessible
environments where crime and disorder and the fear of crime do not
undermine quality of life or community cohesion; and are visually attractive
as a result of good architecture and appropriate landscaping.
6.18
The squat tower of the existing building is identified as a recognisable local
skyline feature in the Council's Urban Area Character Appraisal on
Woodham and New Haw (this is one of the evidence based documents
which supports the new Local Plan). The Appraisal also identifies the
importance of The Broadway in terms of the public realm , with its seating
and pedestrian friendly layout and environment, noting the distinctive
quality of the Broadway boulevard . As such, the area is considered to have
a high townscape quality. The application site itself is important to the
townscape due to its siting on the roundabout, affording longer views of it
along Woodham Lane , and Scotland Bridge Road , because it notably
marks the commercial end of the shopping area , and as a result of the
configuration of the existing buildings on the site, notably the 2 storey
tower at its centre, which is an important skyline feature .
6.19
The existing car sales use, its canopy and signage clutter are considered
to detract from the qual ity of the environment. The removal of the canopy,
the unattractive signage , and the extensive parking , has the potential to
improve the appearance of the site . The application has been amen ded
13
since submission to remove the proposed first floor flat roof extension to
the tower, and to increase the height of the false pitched roof on the single
storey part, in order to screen the roof-top plant and equipment from wider
views. The moving of the plant and equipment into the tower has been
explored by the applicant, but rejected as impractical, primarily for reasons
of space, access, vibration noise and ventilation. The extension reflects
the design and materials of the existing car showroom building, with its
false pitched roof and white render finish . Whilst the building will inevitably
reflect the corporate design of Tesco outlets in terms of shop windows and
advertising, nevertheless, the revised design is now considered to be
acceptable under Local Plan and National policy outlined above.
6.20
The site adjoins semi-detached family dwellings on Woodham Lane, but
the car repair garage is to remain immediately adjacent to this dwelling.
There is mixed commercial and residential on the opposite side of
Woodham Lane, and adjoining the site to the north on The Broadway.
Given the nature of the existing uses and the location of the unit at the
edge of the local centre where other shops are located, it is considered
that the proposed retail use would be consistent with the range of uses in
the vicinity of the site.
6.21
The proposal incorporates plant and equipment on the roof which has the
potential to cause noise and disturbance, and the coming and going of
customers and potential late night activity could also cause noise and
disturbance. A noise report was submitted with the application which has
been reviewed by the Council's Environmental Protection Officer, who
recommends conditions on any permission as set out in paragraph 4.4
above. The Applicants have requested opening hours of 07 :00-23:00 7
days a week, and comment that they consider that the level of activity
associated with the store during the more sensitive hours would not
adversely impact upon the amenity of local residents. They have provided
supplemental information regarding footfall (including pedestrian trips)
from 4 existing Tesco Express stores which experience approximately 1
customer a minute between 07:00 and 08:00 on weekdays, and
significantly less at weekends, with only 0-5 customers between 22:00 and
23:00. They also include an appeal decision for a small Sainsbury's store
in a residential area in West Molesey in which the Inspector awarded costs
against the Council, and concluded that hours of operation and delivery
could be controlled under condition to ensure noise and disturbance
caused by vehicles would be within acceptable limits, and that there was
no real reason to suppose that it would give rise to antisocial behaviour or
undue disturbance outside the shopping hours. The hours of opening
proposed are greater than with the existing use, but are not considered to
be unreasonable in the context of the area, and given the separation of the
access from the nearest residential property. The Council's Environmental
Protection Officer comments that the hours proposed appear to be fair and
reasonable operating hours for the business and nearby residents.
Therefore, subject to the imposition of conditions restricting operating
hours and delivery times, it is considered that there would be no significant
harm to residential amenities arising from the proposed change of use.
14
6.22
Concerns have been raised regarding air quality by objectors. The site is
not in an Air Quality Management Area where pollutants are identified as
being particularly high. The Applicants comment that the number of 'new'
vehicle trips to the site would be low (since they will attract passing trade) ,
and that the deliveries are limited hence would not have a materially
detrimental impact on air quality. The Council 's Environmental Protection
Officer agrees that the increase in vehicle emissions over and above the
existing would be negligible in the vicin ity.
6.23
The Applicant has included a crime and disorder section in the Addendum
to the Planning, Design and Access Statement. In this, they highlight the
provision of security bollards to protect pedestrians and prevent vehicles
colliding with the building; display of signage alerting potential offenders to
the presence of surveillance; CCTV cameras with appropriate lighting .
These can be secured by condition. Other measures the applicant refers
to such as restriction of sales of alcohol/liqueur chocolates/cigarettes/
tobacco/national lottery products and age-restricted entertainment
products/ knives/ fireworks/lighter fuels and solvents to customers under
the age of 25, would be a matter for the Council's licensing section to
consider.
6.24
There is no Government or Local Plan policy which would specifically
restrict the loss of a car showroom. The site is not in a traditional
employment use, but saved Local Plan policy LE1 seeks to contribute to
economic growth by promoting employment development opportunities in
the Borough . It is a material consideration that the proposed change of
use would increase employment on the site (existing use employs 3-5 full
and part-time equivalent staff, and the proposed , 20-25) . Concerns have
been raised by objectors that the change of use could lead to the closure
of other shops in New Haw, one aspect of which might be the loss of
employment from the units. However, as stated above, it is not for the
planning system to prevent competition between different business uses.
6.25
In terms of waste and recycling , food waste bins would be accommodated
within an internal allocated storage area, and would be collected 2-3 times
a week. The vast majority of refuse (including materials to be recycled)
generated by the store would be removed by the delivery vehicles after
they have unloaded stock. This therefore would not result in any additional
vehicle movements or any external refuse storage.· No objections are
raised by the Council's Direct Services Manager, though the
Environmental Protection Officer recommends limiting the hours that food
waste be collected to limit disturbance to nearby residents at sensitive
times , and that a management plan produced which covers how deliveries
and waste removal will take place to minimise the generation of noise
which could cause annoyance for nearby residen ts.
6.26
An Energy Statement has been submitted wi th the applicati on which
identifies energy efficiency measures and ana lyses different renewable
energy options. The report concludes that air source heat pumps as the
15
most appropriate technology for inclusion within the store. The report and
renewable energy proposals accord with the Council's Interim Guidance
on Renewable Energy.
6.27
The application includes a unilateral undertaking which proposes a
payment of £7296.07 to mitigate impact on infrastructure associated with
new development.
This accords with the Council's Supplementary
Planning Guidance on Planning Obligations.
6.28
There is clearly a very significant level of opposition to the proposal
expressed in the petition entitled 'New Haw against Tesco Express. Help
preserve our community and say no to Tesco. Please sign below to
petition against Tesco coming to New Haw'. Whilst the people signing may
have had wider concerns (and this cannot be discounted), it would appear
that a significant source of concern is the proposed occupier - Tesco.
Indeed, this concern is common to the majority of the individual letters. The
individual letters (some 69) do express wider concerns, some of which are
detailed and wide-ranging . These are summarised in paragraph 4.1, and
referred to within the report where appropriate. The scale of objection is
material, but the NPPF (and Submission Draft policy SP12) makes it clear
that there is a presumption in favour of sustainable development and that
any decision must be taken in accordance with the development plan
unless there are material considerations that indicate otherwise .
6.29
In the balancing exercise required it is necessary to consider whether any
adverse impacts of granting permission would significantly and
demonstrably outweigh the benefits when assessed against the policies in
· the NPPF taken as a whole , or specific policies in that Framework indicate
that development should be restricted. The NPPF contains a presumption
in favour of sustainable development. The modest increase in traffic
generation would have a small degree of impact which can be mitigated by
improvements to the bus stops and pedestrian crossing facilities in the
vicinity. It is therefore considered that the proposed change of use of the
current car showroom to a retail shop within Class A 1 is consistent with the
NPPF and saved policies in the 2001 Local Plan and the 2013 Submission
Draft Local Plan Core Strategy.
7.
7.1
Conclusion
Consideration has been given to Articles 1 and 8 of the First Protocol of the
European Convention on Human Rights It is not considered that the
decision would result in a violation of any person's rights under the
Convention
7.2
The development has been assessed against the following Development
Plan policies - saved Policies LE1 , TC1, SH01, SH05, MV3, MV4, MV9,
MV12, BE2, BE25 of the Runnymede Borough Local Plan Second
Alteration April 2001 , Policies LP01 , LP03, SP04, SP05, SP08, SP09,
SP12 of the Runnymede Local Plan Core Strategy (Submission Document
2013) , the policies of the NPPF, and other material considerations
including third party representations. It has been concluded that the
16
development would not result in any harm that would justify refusal in the
public interest. The decision has been taken in compliance with the
requirement of the NPPF to foster the delivery of sustainable development
in a positive and proactive manner.
Officer's Recommendation :
1
GRANT subject to the following conditions
The development for which permission is hereby granted must be
commenced not later than the expiration of three years beginning with the
date of this permission.
Reason : To comply with Section 51 of Part 4 of the Planning and
Compulsory Purchase Act 2004.
2
Before the development hereby permitted is commenced , samples of the
materials to be used in the external elevations shall be submitted to and
approved by the Planning Authority and no variations in such materials
when approved shall be made without the prior approval, in writing , of the
Planning Authority. Development shall be carried out in accordance with
the approved details.
Reason :
In order that the development harmonises with the
surroundings in the interests of visual amenity and to comply with saved
Policy BE2 of the Runnymede Borough Local Plan Second Alteration
April 2001 and guidance within the National Planning Policy Framework.
3
(a)
No development shall take place until full details of both hard and
soft landscaping works have been submitted to and approved in
writing by the Local Planning Authority and these works shall be
carried out as approved prior to the first occupation of the
development. This scheme shall include indications of all changes
to levels, hard surfaces, walls, fences, access features , and minor
structures, together with the new planting to be carried out.
(b)
All hard and soft landscaping works shall be carried out in
accordance with the approved details. Landscaping work and new
planting shall be carried out prior to the occupation of any part of
the development or in accordance to the timetable agreed with the
Local Planning Authority. Any trees or plants, which within a period
of five years of the commencement of any works in pursuance of
the development die, are removed , or become seriously damaged
or defective, shall be replaced as soon as practicable with others
of similar size and species, following consultation with the Local
Planning Authority, unless the Local Planning Authority gives
written consent to any variation .
17
Reason: To preserve and enhance the character and appearance of the
surrounding area and to comply with saved Policies NE14, NE15 and
BE2 of the Runnymede Borough Local Plan Second Alteration 2001 and
guidance in the NPPF.
4
5
The development hereby permitted shall be built in accordance with the
approved renewable energy statement and thereafter retained,
maintained and operational with no variations to the approved measures
or details made without the prior approval, in writing, of the Local
Planning Authority.
Reason:
To ensure that a mm1mum of 10% of the energy
requirement of the development is produced by on-site renewable energy
sources and to comply with guidance in the NPPF.
No display or storage of goods, materials, plant or equipment shall take
place within the site curtilage other than within the building other than in
accordance with the approved drawings.
Reason: To avoid the loss of car parking and vehicle circulation space
and in the interests of visual amenity and to comply with saved Policies
BE2, LE1, MV4 and MV9 of the Runnymede Borough Local Plan Second
Alteration 2001 and guidance in the NPPF
6
No deliveries shall be taken into the site outside the hours of 07:00 to
1200.
Reason: In order to protect the residential amenities of the neighbouring
properties and to allow the lay-by to be used for parking at other times of
the day and to comply with saved Policy MV4 of the Runnymede Borough
Local Plan Second Alteration 2001, Policy SP09 of the 2013 Submission
Draft and guidance in the NPPF.
7
The premises hereby approved shall not be open to customers outside
the following hours: 07 :00 to 23:00
properties in accordance with guidance in the NPPF.
8
Details of any external lighting including floodlighting sh(311 be submitted to
and approved in writing by the Local Planning Authority before the use
hereby permitted commences . Development shall be carried out in
accordance with the approved details and be retained as such thereafter.
Reason: To protect the appearance of the surrounding area and the
residential amenities of the neighbouring properties and to comply with
saved Policy H09 of the Runnymede Borough Local Plan Second
Alteration 2001 and guidance in the NPPF.
18
9
Prior to the commencement of development details of surface water
drainage works shall be submitted to and approved in writing by the Local
Planning Authority. Before these details are submitted an assessment
shall be carried out of the potential for disposing of surface water by
means of a sustainable drainage system and the results of the
assessment provided to the local planning authority. Where a sustainable
drainage scheme is to be provided the submitted details shall:
i)
provide information about the design storm period and intensity,
the method employed to delay and control the surface water
discharged from the site and the measures taken to prevent
pollution of the receiving groundwater and/or surface waters;
ii)
include a timetable for its implementation; and
iii)
provide a management and maintenance plan for the lifetime of the
development which shall include the arrangements for adoption by
any public authority or statutory undertaker and any other
arrangements to secure the operation of the scheme throughout its
lifetime.
Prior to the occupation of the buildings hereby approved the surface
water drainage works shall be carried out and the sustainable urban
drainage system shall thereafter be managed and maintained in
accordance with the agreed management and maintenance plan .
Reason: To ensure that surface water does not discharge into the
surface water sewer and to provide a sustainable development.
10
A Management Plan covering deliveries and waste removal shall be
submitted to and approved by the Local Planning Authority prior to the
first use of the retail unit hereby permitted . The Plan should include (inter
alia) measures to limit noise and disturbance to adjoining residential
occupiers and limitation of hours for collection and food waste (it is
recommended that 07:00 to 22:00 hours Monday to Saturday and 09:00
to 18:00 on Sundays and Bank Holidays are incorporated).
Reason : In order to protect the residential amenities of neighbouring
occupiers and to comply with guidance in the NPPF
11
Plant and equipment shall be restricted to those units identified in the
submitted Noise Report (KA Associates dated 14/1/14 and referenced
KR03280) unless otherwise agreed in writing by the Local Planning
Authority. The only units operating between the hours of 23:00 to 07 :00
shall be the 2 Searle Condenser Fans (or any suitable replacement as
may be agreed). The other units/plant/equipment hereby approved shall
not operate during these hours. The units/plant/equipment shall be
enclosed in the hit-and-miss timber fence enclosure which shall be
adequately maintained unless otherwise agreed in writing by the local
Plann ing Authority.
19
Reason :
In order to protect the residential amenities of adjoining
occupiers and to accord with guidance in the NPPF
12
No cashpoint machine shall be installed on the outside of the building
hereby permitted unless first agreed in writing by the Local Planning
Authority
Reason : In the interests of the residential amenities of adjoining
occupiers, and to accord with advice in the NPPF
13
The retail development hereby approved shall not be first opened for
trading unless and until the proposed The Broadway lay-by has been
constructed in accordance with drawing number PL05 revision A
produced by Transport Planning Associates and the use of that lay-by
has been restricted to loading and unloading only between 0700 hours
and 1200 hours daily by means of a traffic order.
Reason : In order that the development should not prejudice highway
safety nor cause inconvenience to other highway users, in accordance
with saved Policy MV4 of the Runnymede Borough Local Plan 2001,
policy SP09 of the 2013 Submission Draft and guidance in the NPPF #
14
trading unless and until the existing uncontrolled pedestrian crossing
facility across the northern arm of the Woodham Lane - The Broadway Scotland Bridge Road roundabout has been improved, as per the
Recommendation of item number A3 .1 of the Surrey County Council
Road Safety Audit Stage 1 reference number 51160E91, in accordance
with details to be submitted to and approved in writing by the local
planning authority.
safety nor cause inconvenience to other highway users in accordance
with saved Policy MV4 of the Runnymede Borough Local Plan 2001 ,
Policy SP09 of the 2013 Submission Draft and guidance in the NPPF
15
trading unl~ss and until the existing two number bus stops, one outside
number 282 Woodham Lane and the other outside number 297
Woodham Lane, have been improved to include raised roadside kerbing
and raised adjacent footway (bus borders) in accordance with details to
be submitted to and approved in writing by the local planning authority.
20
16
trading unless and until existing accesses from the site to The Broadway
have been permanently closed and any kerbs , verge , footway, fully
reinstated.
17
trading unless and until space has been laid out within the site in
accordance with the approved plans for vehicles and cycles to be parked
and for vehicles to turn so that they may enter and leave the site in
forward gear. Thereafter the parking and turning area(s) shall be retained
and maintained for their designated purpose(s).
18
The existing vehicle parking and turning area at the garage premises
shall be permanently retained and maintained for their designated
purpose(s).
19
No retail 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) provision of boundary hoarding along The Broadway application site
frontage
(e) measures to prevent the deposit of materials on the highway
(f) measures to prevent deliveries at the beginning and end of the school
day
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.
safety nor ca use incon venience to other highway users in accordance
with saved Policy MV4 of the Ru nnymede Boroug h Local Plan 2001 ,
21
20
No delivery of goods for sale from the retail development hereby
approved shall be made by vehicles exceeding 8.4m in length.
Reason: In order that the development should not prejudice highway
21
Measures to address crime and security (namely CCTV, signage and
bollards) as detailed in the Addendum to the Planning Design and Access
Statement shall be implemented in the development hereby permitted
unless otherwise agreed in writing by the Local Planning Authority. The
parking area and cycle racks shall be appropriately lit and a barrier
(potentially in the form of a raised planter) erected to prevent drivers
exiting the car parking area other than by the designated vehicular access
in accordance with a scheme to be submitted to and approved by the
Local Planning Authority prior to the first use of the shop hereby
permitted .
Reason: To reduce the likelihood of crime and disorder and to meet the
Local Authority's duty under the Crime and Disorder Act 1998, and to
accord with Policy SP05 of the 2013 Submission Draft of the Runnymede
Borough Local Plan and guidance in the NPPF
22
The development hereby permitted shall not be carried out except in
complete accordance with the following approved plans PL05A, 10472415, 213G, 214E, 215C, 216E, 411D, 212G, 200, 215, 210, 211, 217,
201, 11281-10A
Reason: To ensure an acceptable scheme and to comply with saved
Policy BE2 of the Runnymede Borough Local Plan Second Alteration
2001 .
23
Unless otherwise agreed by the Local Planning Authority, development
other than that required to be carried out as part of an approved scheme
of remediation must not commence until Conditions (i) to (iv) or otherwise
agreed remedial measures have been complied with. If unexpected
contamination is found after development has begun, development must
be halted on that part of the site affected by the unexpected
contamination to the extent specified by the local planning authority in
writing until Condition (iv) has been complied with in relation to that
contamination.
(i)
Site Characterisation
No development must take place until an assessment of the nature and
extent of contamination on the site has been submitted to and approved
in writing by the Local Planning Authority. The investigation and risk
assessment must be undertaken by competent persons and shall assess
any contamination on the site whether or not it originates on the site. The
report of the findings must include :
22
(a)
(b)
a survey of the extent, scale and nature of contamination;
an assessment of the potential risks to:
o human health
o property (existing or proposed)
o adjoining land
o ground waters and surface waters
o ecological systems
(ii)
Submission of Remediation Scheme
If found to be required no development shall take place until a detailed
remediation scheme to bring the site to a condition suitable for the
intended use by removing unacceptable risks to human health, buildings
and other property and the natural and historical environment has been
submitted to and approved in writing by the local planning authority. The
scheme must include all works to be undertaken, proposed remediation
objectives and remediation criteria , an appraisal and remedial options,
proposal of the preferred option(s) , a timetable of works and site
management procedures. The scheme must ensure that the site will not
qualify as contaminated land under Part 2A of the Environmental
Protection Act 1990 in relation to the intended use of the land after
remediation.
(iii)
Implementation of Approved Remediation Scheme
If found to be required , the remediation scheme shall be implemented in
accordance with the approved timetable of works.
Following the completion of measures identified in the approved
remediation scheme, a verification report (referred to in PPS23 as a
validation report) that demonstrates the effectiveness of the remediation
carried out must be submitted to the local planning authority.
(iv)
Reporting of 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 and once the
Local Planning Authority has identified the part of the site affected by the
unexpected contamination , development must be halted on that part of the
site.
An assessment must be undertaken in accordance with the
requirements of Condition (i) or otherwise agreed and where remediation
is necessary, a remediation scheme, together with a timetable for its
implementation must be submitted to and approved in writing by the Local
Planning Authority in accordance with the requ irements of Condition (ii) in
the form of a Remediation Strategy which follows DEFRA CLR11
approaches. The measures in the approved re med iation scheme must
then be implemented in accordance with the approved timetable.
23
Following completion of measures identified in the approved remediation
scheme, a validation (verification) plan and report must be submitted to
and approved in writing by the Local Planning Authority in accordance
with Condition (iii)
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 off-site receptors in accordance with
guidance in the NPPF.
24
A car parking management plan shall be submitted to and approved by
the Local Planning Authority prior to the first retail use of the property
hereby permitted which shall include (inter alia) measures to prevent staff
parking on site, and measures to restrict length of stay in the on-site car
parking spaces and associated enforcement measures.
Reason: To ensure that the on-site parking spaces are managed to limit
impact on off-street parking in the centre, and in the interests of highway
safety, in accordance with saved Policy MV4 and MV9 of the Runnymede
Borough Local Plan 2001, Policy SP09 of the 2013 Submission Draft and
guidance in the NPPF
Informatives
1
The decision has been taken in compliance with the requirement in the
NPPF to foster the delivery of sustainable development in a positive and
proactive manner.
2
The applicant is advised that an area of land within the curtilage of the
application site may be required for future highway purposes, details of
which may be obtained from the Transportation Development Control
Division of Surrey County Council.
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
The permission hereby granted shall not be construed as authority to carry
out works on the highway or any works that may affect a drainage
channel/culvert or water course. The applicant is advised that a highways
licence or 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. 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-andcommunity/emergency-planning-and-community-safety/flooding-advice
24
PLANNING COMMITTEE
R
FOR LOCATION PURPOSES ONlY
Date: 23/04/2014
21 Trotsworth Avenue, Virginia Water
unnymede
~
BOROUGH COUNCIL
Station Road
Addlestone
Surrey KT15 2AH
Pipers Lodge
Swim .P (open)
Scale:
1:1,250
o.__.1o===2~o._. . . .~~m
RU.14/0283
''""-b:: \
26
G
'<~~~
5
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 developer's
expense.
6
The developer is advised that as part of the detailed design of the highway
works required by the above condition(s), the County Highway Authority and
Runnymede Borough Council may require necessary accommodation works
to the Christmas Tree socket, 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.
25
Planning Committee : 23 April 2014
RU.14/0283
Date reg:
25 February 2014
WARD:
VIRGINIA WATER
LOCATION:
21 TROTSWORTH AVENUE
VIRGINIA WATER
SURREY
GU25 4AL
PROPOSAL
DEMOLITION OF ROOF, SIDE AND REAR WALLS AND PART OF FRONT
WALL OF EXISTING BUNGALOW, CONSTRUCTION OF EXTENDED
SIDE, FRONT AND REAR WALLS AND ERECTION OF NEW ROOF TO
FORM NEW EXTENDED 1.5 STOREY DWELLING WITH BEDROOMS
WITHIN THE ROOF SPACE
TYPE:
APPLICANT:
Mr Chris Liddiard
OFFICER
Christine Kelso
EXP DATE
18 April2014
SUMMARY OF RECOMMENDATION: GRANT subject to conditions
1.
1.1
Site
No. 21 Trotsworth Avenue is a detached bungalow on the eastern side of the
road, off the turning circle of a cul-de-sac head. This end of Trotsworth Avenue
is characterised by bungalow and chalet style dwellings, with the exception of
No. 22 Trotsworth Avenue, on the southern side of the site, which is a
conventional two-storey dwelling. The land levels rise towards the head of the
cul-de-sac, and the gardens of the dwellings on the east side of the road fall in
land levels towards a railway cutting which is situated towards the rear. The
side boundaries of the rear garden are defined by mature screening . Within the
rear garden of the site, land levels have been altered, for which planning
permission was recently granted.
1.2
The site lies in the urban area, and within the 5km travel distance of the
Thames Basin Heath Special Protection Area.
2.
2.1
Planning History
RU.11/0997: Demolition of roof and side and rear walls of existing bungalow,
construction of extended side, front and rear walls and erection of new roof to
form new extended 1.5 storey dwelling with bedrooms within the roof space Refused
2.2
RU .12/0960: Replacement dwelling following demolition of the existing
dwelling and retention of change in land levels and rear retaining wall -would
have refused but the applicant had already appealed against nondetermination. The appeal was dismissed (30 May 2013) as the Inspector
considered the design of the dwelling to be harmful to the character and
appearance of the area, and the bulk of the dwelling and its proximity to the
boundary with No. 22 Trotsworth Avenue, combined with the change in land
levels, was considered to have an overbearing impact on this neighbour's
amenity.
27
2.3
RU .13/0703: Retention of retaining walls and land levelling of soil to rear
garden of dwelling- Granted 22.08.2013.
2.4
RU.13/0861: Demolition of roof, side and rear walls and part of front wall of
existing bungalow, construction of extended side, front and rear walls and
erection of new roof to form new extended 1.5 storey dwelling with bedrooms
within the roof space- Granted 3.10.2013
3.
3.1
Application
This is an amendment to the approved scheme RU .13/0861. It is still
proposed to demolish the roof, side and rear walls and part of the front wall of
the existing bungalow, and extend the side, front and rear walls , and erect a
new roof over the extended building to form a 1.5 storey dwelling with
bedrooms within the roof space. The only change is on the southern side
elevation , to change from a narrow single storey element 1 metre in width to
incorporate a first floor over with a sloping roof, still 1 metre wide. Both this
new roof and the northern roof slope would have a new gable feature .
3.2
As previously granted planning permission, the dwelling would have a total
width of 10.8m, and a maximum depth of 16m. The site plan shows a distance
of 2m would be retained to the side boundaries of the site. It would have a
hipped roof with central flat area of just over 6m high. The resultant dwelling
would have two storey accommodation with a single storey rear element.
There would be two dormer windows to the front of 1.5m wide , and 1.9m high.
On the rear elevation of the new raised roof there would be two juliette
balconies.
3.3
The applicant has submitted amended plans and an indicative view of the
street scene. The amended plans have removed the gable window feature
from both side roof elevations (with rooflights proposed instead) and proposes
the installation of solar panels on the southern side roofslope . The applicant
has also submitted a revised site plan providing further details of how he
intends to deal with car parking within the site. Space for two/three cars to be
parked would be provided on the driveway to the front of the dwelling enabled
by regrading the access drive and providing a retaining wall in front of the
dwelling .
4.
4.1
Consultations
Five neighbouring properties were consulted in addition to being advertised on
the Council's website and six letters have been received in response to the
original submission, the main points summarised as follows :
•
•
•
•
Insufficient parking space for the cars and commercial vehicles owned
by the applicants - the turning circle is blocked causing inconvenience
and danger to all vehicles - delivery vans have to reverse up
Trotsworth Avenue
There is congestion in the turning circle
The Council's refuse truck reverses up to the end of the cui de sac;
difficulties for emergency vehicles
Widening of the drive over highway land might involve relocating
teleph one box and cables
28
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
No change is shown to the existing steep slope which makes reversing
put a strain on a vehicle's clutch - application should include provision
for adequate gentle sloping off-road parking for at least 2 cars to park in
parallel
Often blocking of drive to No.19 Trotsworth Avenue
Object because of the effect of the development on the character and
appearance of the area and its effects on the living conditions of the
occupiers of No. 22 Trotsworth Avenue with regard to outlook and
overbearing appearance.
Unacceptable width - out of place with neighbouring bungalows which
have spacious frontages - applicants have not addressed grounds of
dismissal of previous appeal
·
Agrees with Inspector's conclusion for RU.12/0960 about impact on No.
22 Trotsworth Avenue
Four bedrooms are shown - 4 parking spaces needed
Overbearing construction disproportionate to size of plot
Increase in first floor would add to overcrowding between Nos. 20-22 would be closer than said on plan - visual impact - not in accordance
with Wentworth Estate's planning rules
Unappealing out of balance look
Additional space would be virtually unusable
No street scene plan submitted
Fail to understand why new plans have been submitted
Disputes accuracy of the submitted plans and distance to boundary of
No. 20 Trotsworth Avenue
Adding to the upper floor would result in an overbearing construction
bringing the whole building nearer to No. 20 Trotsworth Avenue adding
to the overcrowding between Nos. 20-22 with Nos. 21 and 22 would
become even more on top of one another
Actual distances to boundary with No. 20 Trotsworth Avenue would
mean that proposed distance to this boundary would be only 1.3 metres
Permitted scheme has front elevation that is not displeasing - proposal
would result in unappealing out of balance look
Any increase on south upper floor would be virtually unusable
No revised street scene has been submitted (note: this has now been
submitted together with amended plans)- as No. 21 is nearer the road
than Nos. 20 and 22, the visual impact of an enormous house is much
greater than can be portrayed in a drawing
Not in accordance with Wentworth Estate's planning rules
No. of cars parked outside No. 21 causes problems for vehicles turning
Fail to understand why these plans have been submitted- concern that
further applications to increase the size of the building will be submitted
5.
5.1
2001 .BE2 , H09
5.2
Runnymede Local Plan Core Strategy (Submission Document 2013):SP05
5.3
Adopted Supplementary Planning Guidance Householder Guide 2003
29
6.
6.1
In the determination of this application regard must be had to the Development
Plan and National policy within the NPPF. The application site is located
within the urban area where the principle of such development is considered
to be acceptable subject to detailed consideration. This must be considered in
light of the presumption in favour of sustainable development advocated by
the NPPF. The emerging Runnymede Local Plan Core Strategy was
approved by the full Council on 12 December 2013 for submission to the
Secretary of State, and this was duly submitted in January 2014. At this
stage, it has the potential of being a material consideration and has some but
limited weight.
The Government published the new Planning Practice
Guidance on 61h March 2014, which is a material consideration for planning
decisions. The key planning matters are whether the proposed alteration to
the roof raises any additional issues regarding impact on the street scene and
impact on neighbouring amenity in comparison with the appeal scheme and
the approved scheme, primarily the impact on Nos. 20 and 22 Trotsworth
Avenue .
6.2
The proposed scheme would have exactly the same footprint as the previous
permission and exactly the same configuration, with the exception of the
change to the roof slope on the eastern side elevation so that the southern
side wing would be two storeys not single storey. This has resulted in a small
increase in width at first floor level on the southern side. The configuration of
the additional roof continues the roof slope so that the eaves of the extended
dwelling would be closer to the southern boundary but lower. From the street
scene, the increase in height of this element would be 1.9 metres higher than
the single storey element in the approved scheme. The design of the revised
roof form and the resultant scale of the additional part of the first floor would
be complementary to the rest of the development as previously approved.
Given the set back from the road, it is not considered that this current scheme
would have a significant impact on the street scene or the visual amenities of
the area. Letters of objection have also referred to the appeal decision for
RU .12/0960 in terms of impact on the character of the area and impact on 22
Trotsworth Avenue. During the consideration of the subsequent planning
application RU .13/0861, it was concluded that the applicant had overcome the
Inspector's reasons for dismissing the appeal. This current scheme is
essentially the same scheme as that granted planning permission
RU.13/0861 . In comparison with the appeal scheme, the current proposal
would have a less complex roof form and would be lower in height with
reduced mass and bulk. The removal of the gable window features on each
side elevation further reduces bulk and in combination with the separation
distances to boundaries, maintains the spacious nature of the plot, consistent
with the area . Therefore it is considered that the scheme still overcomes the
appeal Inspector's concerns, and does not raise any new issues in terms of
impact on the character of the area.
6.3
The alteration from the approved scheme means that although the first floor
has been widened and therefore closer to No. 22 Trotsworth Avenue, the
design of the roof has resulted in low eaves on this southern side . There
would be no windows other than ground floor windows on the flank elevation
facing the neighbour, and a rooflight. There would therefore be no overlooking
30
or loss of privacy arising from this additional element of the scheme. The flank
wall would be 1 metre closer to the boundary with No. 22 Trotsworth Avenue,
but due to the low eaves, it is considered that in combination with the
separation distance of 5 metres, the proposed scheme would not have an
overbearing impact on this neighbour. The proposed increase in the first floor
on the southern side would only extend up to the rear elevation of the existing
dwelling. In combination of the distance between Nos. 21 and 22 Trotsworth
Avenue, this enlargement would not breach the 45 degree line taken from No.
22 Trotsworth Avenue. The scheme still falls within the 60 degree line from
the neighbour in respect of the single storey rear part. It is therefore
considered that the amended scheme would not have an overbearing impact
and would not give rise to significant harm to the amenities of No. 22
Trotsworth Avenue, particularly as the neighbouring dwelling is a two storey
dwelling. Therefore, it is considered the proposed amended scheme would
have no significant harm to the amenities of No. 22 Trotsworth Avenue . The
proposed enlarged dwelling would be closer to No. 20 Trotsworth Avenue as
in the previous approved scheme , which was considered to have no impact on
the amenities of that property. The removal of the gable window feature would
further maintain the visual separation between these neighbours. The
proposal therefore complies with the Adopted Householder Guide.
6.4
Letters of objection have raised concern about parking. The approved scheme
proposal showed parking for two cars within the site frontage. This complies
with the Council's Adopted maximum parking standards for dwellings of this
size. The amended site plan illustrates how the applicant intends to provide
space for two/three parking spaces in the site frontage, which would be in
excess of the parking standard but which would address concerns of
neighbours about on-street parking. The amended site plan appears to show
that the crossover would be widened. If this is the case, the applicant would
need a licence from the highway authority, and the County Highway Authority
has recommended conditions and informatives.
6.5
Letters have referred to the parking of vehicles by the applicant within the
turning circle of Trotsworth Avenue. However, this is not a planning matter.
Other points raised in objections refer to emergency and refuse vehicle
movements along Trotsworth Avenue . However, the proposed amendments
to the approved scheme would have no bearing on existing vehicle access
along Trotsworth Avenue . Concern has been raised about encroachment by
garden works into the footway along the frontage of the site which is within the
highway. This would be a matter for the County Highway Authority, and an
informative is included advising the applicant of this.
7.
7.1
Conclusion
European Convention on Human Rights . It is not considered that the decision
would result in a violation of any person's rights under the Convention.
7.2
The development is considered to have an acceptable appearance with no
impact on the street scene and no impact on neighbouring residential
amenities.
The development has been assessed against the following
Development Plan policies - saved Policies BE2 and H09 of the Runnymede
Borough Local Plan Second Alteration April 2001, Policy SP05 of the
31
Runnymede Local Plan Core Strategy (Submission Document 2013,) the
policies of the NPPF, guidance in the PPG, and other material considerations
including third party representations.
It has been concluded that the
development would not result in any harm that would justify refusal in the public
interest. The decision has been taken in compliance with the requirement of
the NPPF to foster the delivery of sustainable development in a positive and
proactive manner.
Officer's Recommendation :
1
GRANT subject to the following conditions:
The development for which perm1ss1on is hereby granted must be
Reason: To comply with Section 51 of Part 4 of the Planning and
2
complete accordance with the following approved plans : Location Plan,
01a, and 02b, 05b, 06b received 9.4.14.
Reason: To ensure an acceptable scheme and to comply with saved Policy
BE2 of the Runnymede Borough Local Plan Second Alteration 2001.
3
Notwithstanding the provisions of Schedule 2, Part 1 and Classes A and C
of the Town and Country Planning (General Permitted Development) Order
1995 (or any orders amending or re-enacting that Order with or without
modification), the flat roof area of the extension hereby approved shall not
be used as a balcony, roof terrace, sitting out area or similar amenity area
nor shall any railings or other means of enclosure be erected on top of or
attached to the side of the extension without the grant of further specific
permission from the Local Planning Authority.
Reason : In the interests of the amenities of the occupiers of adjoining
residential properties and to comply with saved Policy H09 of the
Runnymede Borough Local Plan Second Alteration April 2001 and guidance
in the National Planning Policy Framework.
4
Notwithstanding the provisions of Part 1 to Schedule 2 of the Town and
Country Planning (General Permitted Development) Order 1995 (or any
orders amending or re-enacting that Order with or without modification) , no
development following within the descriptions of Class B shall be
constructed or carried out, without the prior written permission of the Local
Planning Authority.
Reaso n: To ensure that a satisfactory form of development takes place and
to protect the amenities of occupiers of adjoining properties and the
surrounding area and to comply with saved Policies BE2 and H09 of the
Runnymede Borough Local Plan Second Alte rati on 2001 and guidance in
the NPPF.
32
5
Prior to the commencement of the development hereby approved, details of
the existing and proposed levels of the front garden and driveway, including
details of the proposed retaining walls, shall be submitted to and approved
in writing by the Local Planning Authority. The development shall thereafter
be carried out in complete accordance with the approved details.
Reason: In order to obtain a satisfactory form of development in respect of
parking , and to comply with saved Policies BE2 and MV9 of the Runnymede
Borough Local Plan Second Alteration 2001 and guidance in the NPPF.
6
No development shall take place, including any works of demolition, until a
Method of Construction Statement, to include details of:
a)
b)
c)
d)
e)
f)
parking for vehicles of site personnel, operatives and visitors
loading and unloading of plant and materials
storage of plant and materials
programme of works (including measures for traffic management)
provision of boundary hoarding behind any visibility zones
wheel washing facilities
has been submitted to and approved in writing by the Local Planning
Authority. Only the approved details shall be implemented and retained
during the demolition and construction period.
Reason : The above condition is required in order that the development
should not prejudice highway safety, nor cause inconvenience to other
highway users and to comply with saved Policy MV4 of the Runnymede
7
Prior to the commencement of development details of surface water
drainage works shall be submitted to and approved in writing by the Local
Planning Authority. Before these details are submitted an assessment shall
be carried out of the potential for disposing of surface water by means of a
sustainable drainage system and the results of the assessment provided to
the local planning authority. Where a sustainable drainage scheme is to be
provided the submitted details shall:
i)
provide information about the design storm period and intensity, the
method employed to delay and control the surface water discharged
from the site and the measures taken to prevent pollution of the
receiving groundwater and/or surface waters ;
ii)
include a timetable for its implementation; and
iii)
provide a management and maintenance plan for the lifetime of the
development which shall include the arrangements for adoption by
any public authority or statutory undertaker and any other
arrangements to secure the operation of the scheme throughout its
lifetime.
33
Prior to the occupation of the buildings hereby approved the surface water
drainage works shall be carried out and the sustainable urban drainage
system shall thereafter be managed and maintained in accordance with the
agreed management and maintenance plan.
Reason: To ensure that surface water does not discharge into the surface
water sewer and to provide a sustainable development.
8
Before any other operations are commenced the proposed modified access
to Trotsworth Avenue shall be constructed in accordance with the approved
plans , all to be permanently maintained to a specification to be agreed in
writing with the Local Planning Authority.
Reason: In the interests of highway safety and to achieve an acceptable
scheme and comply with saved Policy MV4 of the Runnymede Borough
Local Plan Second Alteration 2001 and the NPPF.
9
No new development shall be occupied until space has been laid out within
the site in accordance with the approved plans for cars to be parked. The
parking area shall be used and retained exclusively for its designated
purpose.
Reason: To achieve an acceptable scheme and to comply with saved Policy
MV9 of the Runnymede Borough Local Plan Second Alteration 2001 and the
NPPF.
lnformatives
1
The decision has been taken in compliance with the requirement in the
NPPF to foster the delivery of sustainable development in a positive and
proactive manner.
2
The permission hereby granted shall not be construed as authority to carry
out works on the highway or any works that may affect a drainage
channel/culvert or water course. The applicant is advised that a licence
must be obtained from the Highway Authority Local Highway Service Group
before any works are carried out on any footway, footpath , carriageway,
verge or other land forming part of the highway. 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-andcommunity-safety/flooding-advice.
3
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.
34
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 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 nonstatutory nature within the limits of the highway.
5
The Applicant has indicated a strip of Highway land is within the curtilage of the
property. This remains the property of the Highway Authority until the Applicant
approaches the Highway Authority to purchase the land. The Applicant may
apply for Highway Rights to be removed by applying for a 'Stopping Up Order'
please see:
http://www.planningportal .gov.uklpermission/responsibilities/beforeyoustart/oth
erpermissions/stoppingup for further details.
6
The topographical nature of the site means constructing a suitable driveway for
two vehicles may be difficult. The Applicant is advised to refer to the Surrey
Design Technical Appendix:
http://www.surreycc.gov.ukl_data/assets/pdf_file/0011/166358/Surrey-DesignTechnicai-Appendix.pdf for appropriate guidance on access geometry.
Please note the gradients mentioned under Section 5.3, page 35 under
'Driveway Fundamentals'.
35
PLANNING COMMITTEE
FOR lOCATiON PURPOSES
Date: 23/04/2014
R
unnymede
~
BO RO UGH COUNCiL
NlV
Bella Fiori, 64 Station Road, Addlestone
Station Road
Addlestone
Surrey KT15 2AH
''
ADDLESTONE
Scale:
1:1,250
o.__.1o==~
2o._. . . . .
~m
RU.14/0312
Planning Committee : 23 April 2014
RU.14/0312
DATE REG:
27/02/14
LOCATION :
BELLA FIORI
64 STATION ROAD
ADDLESTONE, SURREY
KT152AF
PROPOSAL
CHANGE OF USE OF PROPERTY FROM USE CLASS A1 (RETAIL) TO
MIXED USE CLASS A3 (RESTAURANT CAFE) AND USE CLASS A5 (HOT
FOOD TAKEAWAY
TYPE:
APPLICANT:
MRHALTIN
OFFICER
Justin Williams
EXP DATE
24 April 2014
SUMMARY OF RECOMMENDATION :
WARD:
GRANT
ADDLESTONE BOURNESIDE
subject
to
conditions
1.
1.1
Site
64 Station Road is a mid-terrace property with an A 1 (retail) use at ground
floor level and residential use above. The site is located within the
Addlestone Town Centre and is adjacent to a general store and a
hairdressers. The site is within a secondary frontage as defined by the
Addlestone Town Centre Strategy and lies within the urban area.
2.
2.1
Planning history
No previous planning history relating to change of use of the property.
3.
3.1
Application
The applicant has applied for Full Planning Permission to change the use of
the property from use class A 1 (retail) to mixed use A3 RestauranUCafe and
Use Class AS (hot food takeaway). The proposal also includes internal
alterations and a replacement shopfront. However the plans are annotated
stating that any signage and alterations to the shopfront would be considered
in a further application.
3.2
The applicant has submitted a supporting letter to accompany the application
which states that the proposed occupier of the building would be the current
proprietor of the Golden Cafe, whose property is scheduled for
redevelopment. The current proprietor of the Golden Cafe states that he
maintains a lively trade in the existing premises and is keen to continue in the
new premises. The proposed opening hours are 06.30- 17.00 Monday to
Saturday and 08.00 - 16.00 on Sundays and Bank Holidays. The applicant
has also submitted details of the proposed cooking extraction system which
would comprise of an extraction flue installed on the rear elevation of the
unit.
4.
4.1
Consultations
17 Neighbouring properties were consulted in addition to being advertised on
the Council's website and 4 letters of objection have been received . A
summary of these concerns is deta iled below.
37
•
•
•
•
•
•
•
•
•
•
There are already two coffee shops in this area and a third coffee
shop will affect business and income.
The current proprietor of the adjacent unit No. 62 Station Road sells
fresh fruits and vegetables which are sited outside the shop. The
increase in customers smoking outside No. 64 will affect the quality of
the fruit and vegetables for sale at No. 62 Station Road.
There is a problem with parking for customers. Customers coming to
the coffee shop stay for longer taking up parking spaces for long
periods of time. This will affect the business at No. 62 Station Road
because there will be reduced spaces for people to park and come to
No. 62 Station Road .
The proposed cafe will be in close proximity to an existing cafe which
have different clientele. The siting of the cafe will be detrimental to the
business operation of existing cafe in this frontage because of the
potential level of friction between the different clientele at the cafes in
this part of the town .
The applicant should be encouraged to acquire premises more
suitable to their business type.
The proposal would cause noise and smell disturbance to occupiers of
adjacent neighbouring property's particularly in the early morning from
deliveries and usage.
The proposal would not comply with wheelchair access regulations.
There is insufficient parking for a takeaway food outlet in this location,
Possibility of associated litter
The loss of a retail shop to another takeaway is detrimental to
Addlestone.
4.2
The Council's Environment Protection Officer (Food) - raises no objection to
the application.
4.3
The Council's Refuse Manager has no comments to make.
4.4
The County Highways Authority raise no objection to the proposed change of
use.
5.
5.1
2001 - SH02, SH04, SHO?
5.2
Supplementary Planning Guidance - Addlestone Town Centre Strategy
Adopted September 1999.
5.3
Runnymede Local Plan Core Strategy (Submission Document 2013): LP03
6.
6.1
In the determination of this application regard must be had to the
Development Plan and National policy within the NPPF. The application site
is located within the urban area where the principle of such development is
considered to be acceptable subject to detailed consideration. This must be
considered in light of the presumption in favour of sustainable development
38
advocated by the NPPF. The emerging Runnymede Local Plan Core
Strategy was approved by the full Council on 12 December 2013 for
submission to the Secretary of State, and this was duly submitted in January
2014. At this stage, it has the potential of being a material consideration and
has some but limited weight. The Government published the new Planning
Practice Guidance on 61h March 2014, which is a material consideration for
planning decisions. The key planning matters are the impact the change of
use would have on the vitality and viability of the town centre, impact on the
highway I traffic and the residential amenities of the occupiers of the adjacent
neighbouring properties.
6.2
The NPPF advises that planning should operate to encourage and not act as
an impediment to sustainable growth. Significant weight should be placed on
the need to support economic growth through the planning system. Saved
Policy SH02 reflects these principles and states that uses for restaurants,
hot food takeaways will be acceptable provided that they comply with Saved
Policy SHO?. Saved Policy SHO? of the Local Plan advises that when
considering proposals for restaurant and hot food takeaways, the Council will
require to be satisfied that the proposal will not create any unacceptable
traffic hazards and will not detract from the residential amenities, particularly
by the generation of pedestrian and vehicular traffic or odour. The Council's
Supplementary Planning Guidance for Addlestone Town Centre and advises
that changes of use from retailing to food or drink will not be permitted where
they would result in more than 50% of a secondary frontage being in nonretail use.
6.3
The proposal is for the relocation of an existing cafe business from a building
which is to be demolished to make way for the Addlestone Town Centre
redevelopment scheme. The proposed site would be located in the next
block going east on Station Road. The proposed change of use would
enable the current business to continue to contribute to the cafe mix of the
town centre. The current frontage of shops comprises of eight units including
a general store, flower shop, hairdresser, pizza takeaway, cafe , charity shop,
funeral parlour and opticians. Two units are in use for in food and drink use
and six are in retail use. The proposed change of use would change this use
to 3 units in food and drink use, and 5 in retail use. There would be less than
50% of the frontage in non-retail use and therefore comply with the adopted
Supplementary Planning Guidance.
6.4
The applicant has submitted details of the proposed ventilation and
extraction equipment which would be installed in the proposed unit. The
residential units above are set back from the ground floor rear elevation and
separated by a communal area. Therefore it is considered that because of
this relationship the proposed ventilation and extraction proposals would not
materially harm the residential amenities of the occupiers of the flats above.
There are residential units to the south west at 1-4 Devonshire Cottages, but
they would be at some distance from the proposed ventilation and extraction
system and would not be materially affected. The Council's Environmental
Protection Officer's raise no objection to the application .
39
6.5
There is provision for bins at the rear of the unit accessed from the existing
service area at the rear of the block, and the Council's Refuse Manager
raises no objection .
6.6
The proposed cafe/hot food takeaway would not have any parking spaces
associated with it, but there are on street parking spaces in front of the unit.
In addition there is a public car park in Garfield Road nearby. The County
Highways Authority raise no objection to the application in terms of highway
safety or parking .
6.7
The application site is located with in an existing parade of shops with
residential units above. It is accepted that there would be a degree of
disturbance to the occupiers of the flats above from customers arriving and
leaving the site. However this would be consistent with other town centre
uses, and other cafes operating in the area.
The opening hours of
neighbouring cafes in the area have cond itions restricting hours of opening
and hours of delivery, notably the cafe at No. 70 Station Road . Given the
residential accommodation above, it is considered that similar conditions are
necessary in order to maintain residential amenities. In addition , a condition
is imposed requiring details to be submitted in the event that the applicant
intends to have seating outside the unit.
6.8
The letters of objection raise concern about the impact of the change of use
of the existing unit and the impact of the cafe on No. 70 and 62 Station Road.
However competition between businesses is not a planning matter.
Neighbours have also raised concern that the proposal would not be
compliant with disability regulations. This would be considered under
Building Regulations.
7.
7.1
Conclusion
would result in a violation of any person's rights under the Convention.
7.2
The development is considered would be an acceptable town centre use,
would not create unacceptable traffic hazards and would not materially harm
the residential amenities of the occupiers of neighbouring properties. The
development has been assessed against the following Development Plan
policies- saved Policies SH02 , SH04 and SH07 of the Runnymede Borough
Local Plan Second Alteration April 2001 , Supplementary Planning Guidance
'Addlestone Town Centre Strategy' adopted September 1999 Policy LP03 of
the Runnymede Local Plan Core Strategy (Submission Document 2013) the
policies of the NPPF, guidance in the PPG , and other material considerations
including third party representations.
It has been concluded that the
development would not result in any harm that would justify refusal in the
public interest.
The decision has been taken in compl iance with the
requirement of the NPPF to foster the delivery of sustainable development in a
positive and proactive manner.
Officer's recommendation: GRANT subject to the following conditions :
40
1
The development for which perm1ss1on is hereby granted must be
Reason : To comply with Section 51 of Part 4 of the Planning and
2
complete accordance with the following approved plans Fan Details, letter to
owner of the site, 10.01 , 10.02, red line plan and supporting letter received
24 February 2014.
Reason : To ensure an acceptable scheme and to comply with saved Policy
BE2 of the Runnymede Borough Local Plan Second Alteration 2001 .
3
The premises hereby approved shall only be open to customers between the
hours of 06.30- 17.00 Monday- Saturdays 08.00- 16.00 Sunday and Bank
Holidays
Reason : In order to protect the residential amenities of the neighbouring
properties and to comply with saved Policy SH07 of the Runnymede
4
Sales shall be carried out from the front of the unit only and not from the rear.
Reason : In the interests of the residential amenities of the occupiers of the
flats above the unit and to comply with Saved Policy SH07 of the
Runnymede Borough Local Plan Second Alteration April 2001.
5
Prior to the commencement of the development hereby approved details of
the measures to be undertaken to acoustically insulate and ventilate the
building for the containment of internally generated noise shall be submitted
to and approved in writing by the Local Planning Authority and implemented
prior to first occupation.
Reason: To protect the amenities of the adjoining premises and to comply
with Saved Policy SH07 of the Runnymede Borough Local Plan Second
Alteration April 2001.
6
No deliveries shall take place outside the hours of 06.30 to 18.30 Monday to
Saturday and not at any time on Sundays, Bank or Public Holidays.
properties and to comply with Saved Policy SH07 of the Runnymede
Borough Local Plan Second Alteration April 2001 .
41
7
No outdoor seating shall take place unless details are submitted to and
approved in writing by the Local Planning Authority.
properties and to comply with Saved Policy SH07 of the Runnymede
Borough Local Plan Second Alteration April 2001.
lnformatives
1
The decision has been taken in compliance with the requirement in the NPPF
to foster the delivery of sustainable development in a positive and proactive
manner.
42
PLANNING COMMITTEE
FOR
Date: 23/04/2014
N
R
Elm House, Blays Lane, Englefield Green
Scale: 1:1,250
o.__.
l o===2~o....e..~m
RU.14/0328
R~
NLV
Station Road
Addlestone
Planning Committee : 23 April2014
04 March 2014
WARD:
ENGLEFIELD GREEN WEST
RU.14/0328
Date reg:
LOCATION :
ELM HOUSE
BLAY'S LANE
ENGLEFIELD GREEN
EGHAM
SURREY
TW200PH
PROPOSAL
VARIATION OF CONDITION 2 OF PLANNING PERMISSION RU .12/0948
(ERECTION OF ONE/TWO BEDROOM BUILDING AT REAR OF ELM
HOUSE CONTAINING 7 NO. ONE BEDROOM FLATS) AS EXISTING SITE
BOUNDARIES WERE INCORRECTLY SHOWN ON APPROVED PLAN
TYPE:
VARY- VARIATION OF PLANNING PERMISSION
APPLICANT:
Hystar Construction Ltd
OFFICER
Justin Williams
EXP DATE
18 April2014
This application has been referred to the Planning Committee at the request of Councillor
Kusneraitis.
SUMMARY OF RECOMMENDATION: GRANT
1.
1.1
Site
The site is on the western side of Slay's Lane south of the junction with
Brackendale Close. The site contains a detached part two storey, part single
storey building containing 6 no. flats (Elm House) with associated car parking at
the front located . The frontage of the site is some 24 metres with the site having
an overall depth of 92 metres.
1.2
The site is raised slightly above the level of the adjoining highway with land at
the rear of the existing buildings being relatively flat backing onto the adjoining
properties within Elmbank Avenue. The northern and western boundary of the
site has a 1.8 metre close boarded fence with the western boundary being
covered by mature trees and shrubs. The southern boundary of the site has an
existing hedge to approximately 1.8 metres and mature trees.
1.3
The site lies within the Urban Area of Englefield Green. The entrance to a public
footpath is located directly opposite the site, this linking Slay's Lane to Bagshot
Road. The site has an area of approximately 2,114 square metres or 0.2
hectares. The site lies within the Thames Basin Heath Special Protection Area
(SPA) .
1.4
A second block of flats is currently under construction behind the frontage block,
which was granted planning permission in December 2012 .
2.
2.1
Planning History
The front block of flats on the site was granted consent in March 2000,
RU .00/0184 Erection of one and two storey block of 6 x one bedroom flats
with parking, k/as 1-6 Elm House.
44
2.2
RU .12/0948 - Erection of one I two storey building at the rear of Elm House
containing 7 no. one bedroom flats. Granted December 2012
2.3
RU .13/1284 - Approval of Conditions 3 (materials) , 6 (Landscaping), 8
(Surface Water) and 9 (Renewable Energy) of planning permission
RU .12/0948
2.4
RU .13/1322- Non-material amendments to planning permission RU.12/0948
(comprising canopy over entrance doors, solar panels on roof and deeper
windows to living rooms)- Granted 7 January 2014.
3.
3.1
Application
Construction of the new block of 7 flats has commenced. However, the
building has been sited in a slightly different position to that approved, being
0.5m closer to neighbouring properties. The applicant has applied to vary
Condition 2 of planning permission RU.12/0948 to regularise the situation.
The size of the building under construction is unchanged. Discrepancies in
the site plan approved under RU.12/0948 have also been clarified with this
revised submission .
4.
4.1
Consultations
11 neighbouring properties were consulted in addition to being advertised on
the Council's website and five letters of representation have been received, 4
from the same dwelling at Cromlech , Slay's Lane. The main points raised are
summarised as follows :
• The proposed building has a harmful impact on the neighbouring
property.
• There is limited access for emergency vehicles to the site.
• The limited parking has damages adjacent highway verges in Slay's
Lane.
• The application is being proceeded within in a stealthy manner because
the Council is closely involved with the redevelopment of the site.
• The building causes overlooking and loss of privacy to the amenities of
the occupiers of the adjacent neighbouring properties.
• The building is closer to Cromlech by 1.25 metres. This reduced
separation distance and revised angle enables the upstairs window to
look into both the kitchen and upstairs bedroom windows in Cromlech .
• There-sited electricity pole is an eyesore when viewed from Cromlech .
• RU.07/1162 was refused on grounds of it being too close to boundaries
and causing los·s of privacy. This is the same as the revised
application. This application was refused on the building being too
close to buildings close to the western boundary and not the southern
boundary.
• Has a building Inspector visited the site (Officer comment - The site is
being inspected by the NHBC (National House Building Council).
• Runnymede Borough Council does not permit back land development
due to loss of amenity to existing residents . (Officer comment - The
principle of this development was approved under RU .12/0948.)
• The discrepancies with the plans should have been picked up by
Council's Officer' s prior to the planning appli cati on and not occupiers of
neighbouring properties.
45
•
The application has impacted on the value of the houses in the area .
(Officer comment- House prices are not a planning consideration.)
4.2
The County Highways Authority have no comments to make regarding the
application.
4.3
The applicant has submitted supporting information following the letters of
representation which have been received. These points are summarised
below:
• The discrepancy in the site dimensions and planning drawings occurred
due to two fences in the southern boundary hedge. Measurements
taken to plot out the footprint was taken from a different point to that
used in the proposed drawings.
• The applicant was not aware of irregularities with the position of the
drawing until they were informed by the neighbour at Cromlech .
Following which works on the site stopped .
• An objection has been made on the grounds of the layout. The layout
has not changed, solely the siting of the building has changed .
• The building currently under construction has been built lower into the
ground by 0.5 metres to minimise the impact on neighbours. (Officer
comment - the size of the building under construction is the same as
the approved scheme).
• Notwithstanding the errors on the site plan , the building currently on site
has only been built 0.5 metres closer to Cromlech than the approved
plan .
• The position of the cables are unchanged from the situation prior to
commencement of development on the site. The poles have been
moved to facilitate development on their own land. This is an option
open to all.
5.
5.1
2001. H09 and BE2
5.2
Runnymede Local Plan Core Strategy (Submission Document 2013): SP05
6.
6.1
In the determination of this application regard must be had to the Development
Plan and National policy within the NPPF. The application site is located
within the urban area where the principle of such development is considered
to be acceptable subject to detailed consideration . This must be considered in
light of the presumption in favour of sustainable development advocated by
the NPPF.
The emerging Runnymede Local Plan Core Strategy was
approved by the full Council on 12 December 2013 for submission to the
Secretary of State, and this was duly submitted in January 2014. At this
stage, it has the potential of being a material consideration and has some but
limited weight.
The Government published the new Planning Practice
Guidance on 61h March 2014 , which is a material consideration for planning
decisions. The key planning matter is the impact of the revised siting of the
building has on the residential amenities of the occupiers of the adjacent
neighbouring properties .
46
6.2
The principle of building to the rear of Elm House was accepted in the granting
of the original permission RU.12/0948. It was considered that due to the
design of the building with a low hipped roof, layout of rooms and siting of
windows , and the generous separation distances to neighbouring dwellings,
there would be no impact on the residential amenities of neighbouring
dwellings. The difference between the approved scheme and what is currently
being built on site is that the building under construction is a maximum 0.5
metres closer to the neighbour to the north , Cromlech . There is now a
separation distance of 25 metres at first floor level and 18 metres at ground
floor level between the building and Cromlech. It is considered that due to the
limited difference of 0.5 metres in separation distance, the revised siting does
not materially impact upon the residential amenities of the occupiers of
Cromlech (which has been extended).
6.3
In relation to concerns raised in letters of objection, there was originally an
electricity pole in the centre of the site which was required to be moved in
order to facilitate the development. The pole held the electricity wire which
extended through the site both to the north and the south. The applicant has
put the electricity line underground and replaced the electricity pole with two
other poles on either side boundary in order to continue to support the existing
electricity supply wire. These poles were erected by the electricity company.
It is considered that whilst they are visible from neighbouring properties, they
do not materially impact upon the amenities of the occupiers of the adjacent
neighbouring property any greater than the previous situation.
6.4
Letters of objection have also referred to inaccuracies in the previous site
plan. The applicant has reviewed the matter and has submitted a revised site
plan with this current application . Notwithstanding this, the building remains
the same size as approved, and is in the same position in the site as approved
albeit 0.5m closer to the northern boundary.
7.
7.1
Conclusion
would result in a violation of any person's rights under the Convention .
7.2
The re-siting of the building is considered does not materially harm the
amenities of the occupiers of the adjacent neighbouring properties any greater
than the approved building at the site. The development has been assessed
against the following Development Plan policies - saved Policies H09 and BE2
of the Runnymede Borough Local Plan Second Alteration April 2001, Policy
SP05 of the Runnymede Local Plan Core Strategy (Submission Document
2013,) the policies of the NPPF, guidance in the PPG, and other material
considerations including third party representations. It has been concluded that
the development would not result in any harm that would justify refusal in the
public interest.
The decision has been taken in compliance with the
requirement of the NPPF to foster the delivery of sustainable development in a
positive and proactive manner.
47
Officer's recommendation: GRANT subject to the following conditions:
1
The development hereby permitted shall not be carried out except in complete
accordance with the following approved plans 6219/01,02,03,05,06,07,
renewable energy statement received 11/09/2012 , design and access
statement received 15/11/2012, HY012/A/P/02 Rev P2 received 3 March
2014, supporting letter received 21 February 2014, and supporting letter
received 1 April 2014
BE2 of the Runnymede Borough Local Plan Second Alteration 2001.
2
The development shall be carried out fully in accordance with the conditions
attached to planning permission RU.12/0948 with the exception of condition 2
which is hereby varied by condition 1 above.
BE2 of the Runnymede Borough Local Plan Second Alteration and the NPPF.
lnformatives
1
The decision has been taken in compliance with the requirement in the NPPF
to foster the delivery of sustainable development in a positive and proactive
manner.
48

DRAFT AGENDA ITEM - Runnymede Borough Council

Transcription

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