Rydens Enterprise School and Sixth Form College, Hersham Road

Report To North Area Planning Sub-Committee – List A – Applications For Decision
Application No:
2015/2627
Application Type:
Case Officer:
Edward Chetwynd-Stapylton
Ward:
Expiry Date:
25/03/2016
Rydens Enterprise School and Sixth Form College Hersham Road Hersham Waltonon-Thames KT12 5PY
Reserved Matters application (housing development) for Appearance, Landscaping,
Layout and Scale pursuant to application 2013/5035 (296 residential units for means
of access)
Bewley Homes
Mr Kris Mitra
Genesis Town Planning Ltd
26 Chapel Street
Chichester
West Sussex
PO19 1DL
Location:
Proposal:
Applicant:
Agent:
Decision Level:
Recommendation:
RM
Hersham
North
If Permit – Planning Committee
If Refuse – Sub Committee
Permit (approve reserved matters)
Representations
115 Objections received to the plans as originally submitted, concerned with the following issues:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Traffic impact
Scale / density
Highway Safety
Strain on infrastructure
Alternative Sites available
Proposed school not required
Use of Felcott Rd by contractors
Financial gain
Parking
Overlooking / loss of privacy
Loss of light / overshadowing
Layout
Flooding
Loss of playing Field
Antisocial behaviour
Loss of Trees
Overdevelopment
Ecology
Lack of Open Space within development
A further 12 letters have been received in connection with the amended plans consultation reiterating
the above concerns.
*** This application qualifies for public speaking ***
Report
Description
1
The application site comprises the existing Rydens Enterprise School (RES) and associated
playing field to the north. The site is located north and west of Hersham Road and is currently
served by two vehicular accesses, one off Felcott Road and the main access off Hersham
Road. The site is bounded to the west by residential development on Millers Close, Felcott
Close and Felcott Road, to the north by the London to Portsmouth railway line and to the east
and south the proposed school site and playing fields and Bell Farm Junior School.
Constraints
2
The following constraints apply:
•
•
•
Hersham Settlement Area
Queensway, Robinsway and Green Lane Environs character area
Open Space
Policy
3
In addition to the National Planning Policy Framework and the National Planning Practice
Guidance, the following local policies and guidance are relevant to the determination of this
application:
Core Strategy 2011
CS5 – Hersham
CS17 – Local Character, Density and Design
CS19 – Housing Type and Size
CS25 – Travel and Accessibility
CS27 – Sustainable Buildings
Development Management Plan 2015
DM1 – Presumption in Favour of Sustainable Development
DM2 – Design and Amenity
DM6 – Landscape and Trees
DM7 – Access and Parking
Design & Character SPD 2012
Relevant Planning History
4
There is an extensive planning history associated with this site. Of direct relevance to the
determination of this application are the following applications (most recent first):
Reference
2016/0214
Description
Confirmation of Compliance with Conditions: 6
(Drainage Strategy- Residential Development), 8
(Secure by Design - Residential Development), 11
(Bat Survey), 12 (Additional Tree Information and
Pre-Commencement Inspection - Residential
Development), 14 (Landscaping - Full Survey
(Outline)), 15 (Landscaping - Implementation), 19
(Parking Area Management Plan - School
Development), 23 (Protection of Highway from Mud
Etc - School Development), 25 (Travel Plan), 26
(Archaeology - Scheme of Working (Large Surface
Area) - School Development and 28 (Archaeology Scheme of Working (Large Surface Area) Residential Development) of planning permission
2013/5035
Decision
Under consideration
2015/4383
2015/4382
2015/4055
2015/4046
2015/3890
2015/0640
2013/5035
Confirmation of Compliance with Conditions 4
(Archaeology) and 9 & 10 (Protection of School
Playing Field) of Reserved Matters application
2015/0640
Confirmation of Compliance with Conditions: 13
(additional tree information), 22 (method of
construction statement), 24 (protection of highway
from mud) & 27 (archaeology - scheme of working)
of planning permission 2013/5035
Variation of Condition of 1 (Approved Plans) of
reserved
matters
approval
2015/0640
for
amendments to the external appearance and scale
of the school building
Reserved Matters application (school development)
for Landscaping pursuant to outline planning
permission 2013/5035
Confirmation of Compliance with Condition: 5
(Drainage Strategy), 7 (Implementation of Flood
Risk Assessment), 10 (Additional Tree Information
and Pre-Commencement Inspection) and 12
(Landscaping) of planning permission 2013/5035
Reserved Matters application (school development)
for Appearance, Layout & Scale pursuant to outline
planning permission 2013/5035
Outline planning application (means of access only
to be determined at this time) for development
comprising 296 residential units, replacement
secondary school and sixth form college along with
associated modified access, landscaping and
parking following demolition of the existing school
and sixth form college
Compliance confirmed
Compliance confirmed
Granted
Approved
Under consideration
Approved
Granted
Proposal
5
The quantum of development has previously been established by virtue of the grant of outline
planning permission and this application does not seek to alter that. In addition the percentage
of affordable housing has also been established and no variation is sought. As such approval
of reserved matters is now being sought for the appearance, landscaping, layout and scale for
a scheme of 296 dwellings pursuant to application 2013/5035 (296 residential units for means
of access).
6
The schedule of accommodation below shows the composition of the 296 dwellings proposed,
achieving 43% affordable housing with 128 of the 296 units being affordable.
Affordable (Rented)
1 bed flat
Dwellings
26
Parking Provision
1 space
2 bed flat
31
1 space + 0.5 visitor
space
2 bed house
2
3 bed house
4 bed house
Total
Affordable (Shared
Ownership)
1 bed flat
2 bed flat
24
7
90
Dwellings
1 space + 0.5 visitor
space
2 spaces
2 spaces
–
Parking provision
20
18
1 space
1 space + 0.5 visitor
Parking Spaces
27 (1 extra visitor
space provided)
49 (46.5 rounded to
47 + 2 extra visitor
spaces)
3
48
14
141
Parking spaces
20
27
Total
Market
(Private)
1 bed flat
2 bed flat
7
Housing
space
–
Parking provision
38
Dwellings
13
53
2 bed house
4
3 bed house
4 bed house
Total
SITE TOTALS
43
55
168
296
1 space
1 space + 0.5 visitor
space
1 space + 0.5 visitor
space
2 spaces
2 spaces
–
–
47
Parking spaces
13
79.5 (rounded to 80)
6
86
110
295
530
The affordable housing mix follows the percentages agreed within the S106, set out below.
1 bed flat
2 bed flat
2
bed
house
3
bed
house
4
bed
house
Affordable
rented
17%
24%
Shared
Ownership
16%
14%
5%
_
19%
_
5%
_
Minimum gross internal area (sqm)
50
70 (for affordable rent and 61 (for
shared ownership/0)
83 (two storey house)
87 (4 bed spaces) and 96 (5 bed
spaces) – for two storeys
100 (5 bed spaces) & 107 (6 bed
spaces) – for two storeys 106 (5 bed
spaces) and 113 (6 bed spaces) – for
three storeys
8
As set out in the accommodation schedule plot by plot, plots 1 – 127 and 213 – 278 are
‘market’ housing with plots 42 – 57 and 111 – 167 being ‘affordable’ and plots 168 – 212 and
plots 279 – 296 being ‘shared ownership’.
9
Of these, the market housing is to be provided in the form of flats, terraced, semi-detached and
detached housing.
• Plots 213 – 278 are ‘market flats’ 7 of which are 1-bed with the remainder (27) being 2bed units.
• Plots 1 – 4, 13 – 22, 31 – 33, 58 – 63, 76 – 81, 93 – 98 and 120 – 127 are terrace or end
of terrace units
• Plots 40, 41, 64 – 75, 82 – 89, 91, 92, 99 – 110 are semi-detached
• Plot 90 is link detached.
10
The breakdown of dwelling type for the affordable and shared ownership housing is as follows:
• Affordable flats: Plots 46 – 48 and 139 – 167
• Shared ownership flats: Plots 168 – 212 and 279 – 296
• Affordable terraced housing: Plots 42 – 57 and 111 – 138
• No shared ownership or affordable terraced, semi-detached or detached housing is being
provided.
Appearance, Landscaping, Layout and Scale
11
As set out in the Design and Access Statement submitted with the application, and as shown
on the proposed layout plan (Drawing No 30739 A-02-001 Rev P3), the site offers the
opportunity to create a scheme with varied character. The centre of the site is focused around
the School Square with the scale of the buildings increasing towards the contemporary
proposed school. The School Square connects to the apron of the new school, providing an
amenity space framed between the school entrance and the apartment buildings. The square
terminates with the school being the highest built form at 18.3m.
12
The development will have a clear road hierarchy with the main route through the site as a
wide avenue with a clear and legible entrance to the scheme off Hersham Road. Focal
buildings punctuate the main route through the site highlighting gateways and key junctions.
Secondary routes are interspersed with key green spaces and will have a contrasting surface.
A secondary access is proposed to Felcott Road to the northwest boundary (albeit that the
quantum of development to be served by this access has been reduced – see the summary of
amendments below). In terms of appearance the proposed dwellings will follow the character,
detailing and materials of many of the surrounding local buildings.
13
As shown in the concept diagram above, the proposed site layout allows for five distinct
character ‘zones’ to be created namely the ‘Gateway’, the ‘Avenue’, ‘School Square’, ‘Town
Square’ and ‘Pocket Park’. As set out in the Design and Access Statement this offers the
opportunity to create a scheme with varied character, centred on the School Square with a
clear road hierarchy.
14
The site is to be built out in two phases with Phase 1 being the units accessed off Felcott
Road and Phase 2 being those located on the existing school site.
15
In terms of scale, the scheme has been designed so that the highest buildings will be located
around the School Square and the flatted blocks backing onto the railway line with scale
decreasing towards the site boundaries.
16
In terms of storey heights, the breakdown by plot no. is as follows:
• 2 storey: Plots 17 – 22, 70 – 75, 90- 100 and 128, 129
• 2 ½ storey: Plots 1 – 6, 11 – 16, 42 – 60, 64 – 69, 82 – 89, 101 – 119 and 130 – 138
• 3 storey: Plots 7 – 10, 23 – 41, 61 – 63, 76 – 81 and 120 – 127
• 3+ storey: Plots 139 – 296
17
Since the submission of the application in August 2015, a number of adjustments have been
made (all as shown on the amended plans received on 12 January 2016) and these comprise,
inter alia:
•
•
•
•
•
•
•
•
•
•
•
18
Reducing the height of the apartment blocks adjacent to the railway line from five to four
storeys
The apartment blocks have been reduced in massing and split into smaller groupings
A new road connecting the main square and Felcott Road, with parking around square
adjusted as necessary
The stopping up of Felcott Road at plot 112 (once the school opens and the new access
off Hersham Road provided), crossing point indicated and turning head introduced next to
Block A1 – emergency only route through between Felcott Road and the main
development
The redesign of Plots 46-49 so that they now consist of one 4-bed affordable house, two
2-bed affordable flats and one 1-bed affordable flat. This now places the large tree in a
communal garden which will be less of an overshadowing issue to residents
The rotation of Plots 70-75 through 90 degrees so that a 15m distance is maintained from
properties on Felcott Close
The redesign of Plots 111-119 into three plot terraces to allow space for the new road
The redesign of Plots 120-127 in two rows of four plot terraces
The redesign of Plots 128-132 to introduce three additional 3-bed units in place of three 2bed units
Adjustments made to the internal roads to ensure that all technical standards are met
Additional work carried out with Thames Water and SCC to agree mitigation strategy for
surface and foul water
In terms of landscaping, the proposed details, as shown on the general arrangement plan
(drawing no 1197_GA_100 Rev D) and planting plan (Drawing No 1197-PP300 and 301) will
comprise hard surfacing, boundary treatments, grassed areas and tree and shrub planting in
accordance with the details shown on those plans.
19
Typical materials will comprise a variety of sustainable, quality materials comprising:
•
•
•
•
•
Brickwork and render walls.
Clay and slate effect tiled roofs.
Tile hanging to emphasise details at gables to key buildings located at the end of vistas.
Reconstituted stone to brickwork façades and brick arch details to rendered façades are
introduced to emphasise window and door cills and head details in certain areas.
Protruding / recessed bands are proposed as features at key levels to particular buildings
Details of the actual materials to be used will be secured by way of pre-commencement
condition.
Consultations
20
Asset Management: No views received
21
SCC Spatial Planning: No views received
22
SCC SUDS: No objection subject to conditions
23
SCC Archaeology: No objection, subject to a condition requiring a Written Scheme of
Investigation.
24
SCC Highways & Transportation: The County Highway Authority has undertaken an
assessment in terms of the likely net additional traffic generation, access arrangements and
parking provision and are satisfied that the application would not have a material impact on
the safety and operation of the adjoining public highway. The County Highway Authority
therefore has no highway requirements.
25
Surrey Police (Secure by Design): No objection subject to a condition requiring the
development to achieve ‘Secured by Design’.
26
Planning – Conservation: No objection
27
Planning – Landscaping: No objection
28
Planning – Trees: No objection subject to a condition requiring details of tree planting and
aftercare.
29
Head of Environmental Care: No objection subject to the scheme complying with the Council’s
standards for refuse collection
30
Head of Environmental Health & Licensing: No objection subject to noise mitigation measures
as contained within the submitted noise impact assessment being implemented in full.
31
Natural England : No objection
32
Environment Agency SE: No objection
33
Surrey Bat Group: No views received
34
Surrey Playing Fields Association: No views received
35
Surrey Wildlife Trust: No objection subject to the applicant undertaking the recommended
actions as set out in Section 5 of the Biodiversity Report submitted with the application
36
Thames Water: No objection
37
Network Rail: No objection, subject to stringent requirements regarding Future
maintenance, Drainage, Plant & materials, Scaffolding, Fencing, Lighting, Noise & vibration,
Landscaping
38
Sport England: No objection
39
Whilst a number of adjoining and adjacent local authorities were consulted at the outline
application stage where wider strategic views were considered important in establishing the
principle of the development, their input into the detailed design and layout issues now under
consideration is not considered to be of overriding importance.
Positive and Proactive Engagement
40
In assessing this application, officers have worked with the applicant in a positive and
proactive manner consistent with the requirements of 186-187 of the NPPF by making
available pre-application advice to seek to resolve problems before the application was
submitted and through the setting up of a member liaison group composed of local ward
councillors to foster the delivery of sustainable development.
Planning Considerations
41
The principle of the re-development of the existing school site for a development of 296 units
has previously been accepted by virtue of the grant of outline planning permission with the
issues of principle being set out in full within the officer report to that application. Therefore
there is no further requirement for the applicant to demonstrate the acceptability of the site for
the proposed housing or its proposed access arrangements. Indeed, as cautioned within
Planning Practice Guidance (Paragraph 049), a planning authority may be considered to have
acted unreasonably, and therefore be liable for costs, if it refuses to approve reserved matters
when the objections relate to issues that have been considered at the outline stage (officer
emphasis). Notwithstanding this the main planning considerations in the determination of this
reserved matters application are:
• The acceptability of the appearance, layout and scale of the proposed development
• The acceptability of the proposed landscaping
• Other matters, comprising, inter alia, affordable housing and traffic and parking issues
42
In this case whilst ‘access’ was the only matter for detailed consideration at the outline stage,
consideration was given to matters of appearance, layout, landscaping and scale which are
subject to further detailed examination below.
43
The National Planning Policy Framework (NPPF) provides the overarching planning policies in
relation to development. It maintains a presumption in favour of sustainable development and
encourages the effective re-use of previously developed land. Further, it seeks to secure high
quality design and a good standard of amenity for all existing and future occupants of land and
buildings. The NPPF retains the primacy of design making to be made by the Local Plan.
44
As set out in Paragraph 3 above, the following Core Strategy and Development Management
Plan policies are material to the consideration of this application: CS5 (Hersham), CS17 (Local
Character, Density and Design), CS19 (Housing Type and Size), CS21 (Affordable Housing),
CS27 (Sustainable Buildings) and CS28 (Implementation and Delivery). CS5 acknowledges
that Hersham’s primary role is as a residential area and that all new development will be
focused on previously developed land, to be well designed and to integrate with and enhance
local character. CS17 maintains that development must respect the local character of the
area, must provide efficient use of land through development density, promote sustainable
design provide an inclusive development. CS19 requires a range of housing types and sizes
to be secured in order to create inclusive and sustainable communities. CS21 provides the
Council’s targets on delivering affordable housing, both on site and by contribution. CS27
seeks to provide sustainable buildings and recycling/waste facilities. CS28 seeks to ensure
that local communities are supported by the provision of high quality infrastructure that is
commensurate with the scale of development and the needs of the Borough. In addition
Development Management Plan Policies DM2 (Design and Amenity), DM6 (Landscape &
trees) and DM7 (Access and Parking) are also relevant as is the council’s Design and
Character SPD.
45
As defined in Article 2 of the Town and Country Planning (Development Management
Procedure) (England) Order 2015:
• Appearance is defined as those aspects of a building or place which affect the way it
looks, including the exterior of the development
• Landscaping is defined as how the development would improve or protect the amenities of
the site and the area and the surrounding area, this could include planting trees or hedges
as a screen
• Layout is defined as the way in which buildings, routes and open spaces within the
development are provided, situated and orientated in relation to each other and to
buildings and spaces outside the development.
• Scale is defined as the height, width and length of each building proposed within the
development in relation to its surroundings.
Appearance, Layout and Scale,
46
In terms of appearance, layout and scale, it is considered that the redevelopment of the
existing Rydens School site with the housing proposed represents a unique opportunity for the
council to meet its housing target on a site in the urban area thereby taking pressure off
having to look at sites not in the urban area (i.e. green belt). Whilst it is recognised that
proposed density is higher than that prevailing in the area, the Core Strategy does state in
paragraph 7.16, that, ‘much of the borough is characterised by low density developments
which are sought after by residents and which make a major contribution to the character and
identity of many sought after residential areas. However replicating such development as new
across the Borough would not only mean that housing targets could not be met within the
urban area but would also result in people having to travel further distances to access facilities
and services.’
47
With respect to the proposed mix, Core Strategy Policy CS19 seeks to ensure that there is a
range of housing types and sizes on development across the Borough in order to create
inclusive and sustainable communities. In this regard the Core Strategy identifies that there is
a need for 90% of all new housing development to deliver 1, 2 and 3 bedroom dwellings in
equal proportions in the private market housing sector. Whereas the indicative market
housing mix at the outline application comprised 27% 1-bed flats, 50% 2-bed flats and houses,
3% 3-bed houses and 20% 4-bed houses this has been revised as follows:
•
•
•
•
1-bed flats (13) = 8%
2-bed flats (53) and 2-bed houses (4) = 34%
3-bed houses (43) = 25%
4-bed houses (55) = 33%
48
With regard to the proposed 128 units of ‘affordable’ housing (90 units of affordable rented
and 38 units of shared ownership), the percentage mix is as follows:
• 36% 1-bed flats (46)
• 40% 2-bed flats and houses (51)
• 19% 3-bed houses (24)
• 5% 4-bed houses (7)
49
Overall therefore the mix is as follows:
• 1-bed flats – 20%
• 2-bed houses and flats – 36%
• 3-bed houses – 23%
• 4 bed houses – 21%
50
This revised mix is considered to accord broadly with the requirements of Policy CS19.
51
In terms of internal space standards, all the units within the scheme satisfy or exceed the
1
nationally prescribed space standards published in March 2015 .
52
With regard to matters of appearance, layout and scale, having regard to the NPPF, pursuing
sustainable development involves seeking positive improvements in the quality of the built,
natural and historic environment, as well as in people’s quality of life, including, inter alia,
replacing poor design with better design and improving the conditions in which people live,
work, travel and take leisure. It is also a core planning principle that high quality design and a
good standard of amenity should be sought for all existing and future occupants of land and
buildings. As set out in the NPPF, paragraphs 56 - 66, the Government attaches great
importance to the design of the built environment stating that good design is a key aspect of
sustainable development, is indivisible from good planning, and should contribute positively to
making places better for people.
53
Policy within paragraphs 60, 61, 63, 65 and 66 of the NPPF is also material as it emphasises
that great weight should be given to outstanding or innovative designs which help raise the
standard of design in an area regardless of compatibility with the existing townscape. In
particular, paragraphs 60 and 61 require that planning policies and decisions should not
attempt to impose architectural styles or particular tastes and they should not stifle innovation,
originality or initiative through unsubstantiated requirements to conform to certain
development forms or styles and that although visual appearance and the architecture of
individual buildings are very important factors, securing high quality and inclusive design goes
beyond aesthetic considerations.
54
This approach is advocated within the Core Strategy which seeks to support and promote
exemplary and appropriately landscaped designed schemes (Policy CS17) and also within the
Development Management Plan (Policy DM2). Policy CS17 states that new development will
be required to deliver high quality and inclusive sustainable design which maximises the
efficient use of urban land whilst responding to the positive features of individual locations,
integrating with the locally distinctive townscape and protecting the amenities of those within
the area.
55
The proposed site layout is depicted on the site plan attached to this report. Whilst perhaps
not that readily visible on the plan the applicant has sought to create a number of character
areas within the site to ensure that there is variety across the site in terms of building size and
type. This is expanded on in more detail within the design and access statement.
56
The proposed layout proposes a gateway entrance leading onto The Avenue which in turn
leads onto ‘School Square provides a main focal point of the development and is the location
of the majority of the flats within Blocks C, D, E, F, G and J (Plot No’s 213 – 296 inclusive).
The building form around ‘School Square’ is of 3 – 4 storey blocks which results in a vertical
scale similar to the proposed, approved, school building. The remainder of the development is
typically domestic in scale being either two storey or two storey with rooms in the roof. An
exception to this is the blocks of flats proposed adjacent to the railway line (Blocks A1, A2,
and B1 – B3) (Plots 139 – 212 inclusive) which will be single aspect and due to their mass and
height provide a barrier to the railway line.
57
The remainder of the development is comprised of terraces of between 4 and 6 units, pairs of
semi-detached houses and also link detached house arranged around the secondary access
roads. The layout shows all the houses with private rear gardens, either 11 or 15 metres in
depth depending on storey height. In addition the minimum required 22 metre back to back
separation to prevent loss of privacy due to overlooking is provided across the site. A further
feature of the layout is that the dwellings proposed adjacent to the perimeter of the site. i.e.
those adjacent to Millers Close, Felcott Close and Felcott Road all respect the pre-existing
street layout.
1
https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/421515/150324__Nationally_Described_Space_Standard____Final_Web_version.pdf
58
In terms of living conditions for future occupiers, as noted above, all required separation
distances in order to prevent loss of privacy and / or to provide adequate private amenity
spaces have been provided and the flats adjacent to the railway line are to be single aspect so
that all habitable rooms will face away from the railway line. In addition dedicated open
spaces in the form of a LEAP and a LAP have been provided notwithstanding the site’s
location close to public open space at the Coronation Recreation Ground. It should be noted
that the principle and size of the public open space within the site was considered acceptable
under the outline application and will be safe and inclusive by virtue of surveillance from the
adjacent dwellings.
59
In terms of car-parking, a total of 530 spaces will be provided across the site broken down as
follows:
Affordable (Rented)
1 bed flat
Dwellings
26
Parking Spaces
27
Council Standard
1 space per unit
2 bed flat
31
49
1.5 spaces per unit
2 bed house
3 bed house
4 bed house
Total
Affordable
(Shared
Ownership)
1 bed flat
2 bed flat
Total
Market Housing (Private)
1 bed flat
2 bed flat
2 bed house
3 bed house
4 bed house
Total
SITE TOTALS
2
24
7
90
Dwellings
3
48
14
141
Parking spaces
1.5 spaces per unit
2 spaces per unit
2 spaces per unit
20
18
38
Dwellings
13
53
4
43
55
168
296
20
27
47
Parking spaces
13
80
6
86
110
295
530
1 space per unit
1.5 spaces per unit
1 space per unit
1.5 spaces per unit
1.5 spaces per unit
2 spaces per unit
2 spaces per unit
60
This level of provision accords with the Council’s standards as set out above. In addition,
cycle parking in accordance with Council standards is proposed within the back gardens of
each house and within dedicated stores at ground floor level for each of the apartment blocks.
As such the level of car / cycle parking is considered appropriate for a scheme of this size. In
addition, there is also a requirement that electric vehicle (EV) charging points be provided in
new development at the ratio of one trickle charging point per dwelling and one trickle
charging point per every 5 spaces for flats be provided. This will be secured by way of a
suitably worded planning condition.
61
In terms of scale, the scale parameters have been dictated by the approved new school
buildings and existing development surrounding the site, as shown on the building storey
heights plan within the submitted Design and Access statement. This shows the highest
buildings to be located around the ‘School Square adjacent to the new school with building
heights generally decreasing towards the site boundaries. An exception to this is the
proposed flats adjacent to the railway line at the northern end of the site which at 4-storeys will
provide a useful noise barrier and focal point for the development.
62
With regard to appearance, the scheme reflects the character of the area. The design and
access statement confirms that bespoke houses have been designed for this site, will be
detailed in a traditional vernacular style and be finished in traditional materials, i.e. facing
brickwork, render, clay tile and slate roofs, tile hanging and reconstituted stone to emphasise
window and door cills. This overall design approach and proposal for character materials is
considered to be entirely appropriate for such a residential development in this location.
63
Following the submission of amended plans in January this year which will result in the
changes outlined in paragraph 17 above, it is considered that the appearance, layout and
scale of the development is policy compliant, will deliver housing within the urban area in
accordance with the stated aims of the core strategy and will result in a development
appropriate to the character of the area.
Landscaping
64
With regard to landscaping, the details as submitted have been assessed by the Council’s
Landscape and Heritage Manager and Tree Officer against the requirements of Policy DM6,
Landscape and Trees.
65
Relevant information submitted with the application includes the Landscape Management Plan
(Ref 1197/MP/600 rev A), General arrangement Plan (Ref. 1197/GA/1 00 ref 0) and Planting
Plans (Refs. 1197/PP/300, /301 and /302 rev A). The majority of the hard surface is tarmac
with block paving to the car parks, plus 1.8m timber close boarded fencing to external and
internal rear garden boundaries and timber car port details in some areas. Existing boundary
vegetation has been retained where possible and the Council’s Tree Officer has commented
on the importance of using forest sized tree species to provide scale. Larger trees include a
central avenue of fastigiate Norway Maple with Hornbeam, Beech, Lime, London Plane and
Tulip trees planted at generous sizes in key locations. Ornamental trees including Birch spp,
Field Maple, Wild Cherry, Pear and Honey Loqust are also proposed and together these will
provide variety and interest throughout the year and in the longer term. A total of 99 new trees
are proposed and although it would have been desirable to also provide tree planting along
the railway line the comments from Network Rail are noted. The shrub and other plant lists
and layout will also provide variety, interest and amenity for future residents. One item that
was not clear however is the proposal to plant 37 pleached Field Maple around the access
square to the new school as these are shown on the key but not on the most recent landscape
plans. The Landscape Management Plan is a generic report covering the all soft landscape
maintenance aspects for the initial 5 years to ensure establishment.
66
In conclusion it is considered that the applicant has addressed and satisfied all the
landscaping requirements pursuant to the original outline permission.
Other Matters
Affordable Housing
67
The quantum of affordable housing (43.2%) has been agreed under the Outline Planning
Permission and accords with the requirements of Core Strategy policy CS21 and the S106
Agreement submitted pursuant to the Outline Application dated 13 February 2015. The
applicant has submitted a Schedule of Accommodation as part of the application submission.
This confirms that 128 units will be affordable of which 90 units (70%) will be affordable rented
and 38 units (30%) will be shared ownership. The Head of Housing Services supports the
application on this basis.
New Homes Bonus
68
Section 70 subsection 2 of the Town and Country Planning Act 1990 (as amended) states that
any local financial considerations are a matter to which local planning authorities must have
regard to in determining planning applications; as far as they are material for the application.
The weight to be attached to these considerations is a matter for the Council.
69
The New Homes Bonus is a grant paid by central government to local councils for increasing
the number of homes and their use. The New Homes Bonus is paid each year for 6 years. It
is based on the amount of extra Council Tax revenue raised for new-build homes, conversions
and long-term empty homes brought back into use. There is also an extra payment for
providing affordable homes.
Community Infrastructure Levy (CIL)
70
The development comprises development which is liable for CIL. As agreed at the outline
application stage, the CIL liability is £1,668,805.24 and a liability notice has been issued to
secure this.
Sustainability
71
The applicant has confirmed that the development will meet the development will meet the
standards for Code for Sustainable Homes Level 3. This will include water saving measures to
meet building regulations and will have design elements that promote a secure by design
ethos. The site during the construction phases will be registered with the considerate
contractors scheme and all timber used on site will be FSC approved material. During
construction a 90% target for recycling of waste will be set.
72
It should be noted however, that following the announcement of a new approach to the setting
of technical housing standards that from 1 October 2015, the Government has withdrawn the
Code for Sustainable Homes.
73
Issues regarding Archaeology, Ecology and Surface Water Flooding have all been considered
under the Outline Planning application and are covered by pre-commencement conditions. As
such, these issues do not require any further analysis under this application.
Traffic and Parking
74
Whilst access was the one reserved matter ‘fixed’ approved at the outline stage thereby
confirming compliance with part (a) access of Policy DM7, this application has been assessed
by the County Highway Authority (Surrey County Council) in respect of parking and layout. As
a result of this the Highway Authority have not raised any objection, subject to the conditions
placed on the outline application (Ref 2013/5035) being maintained.
75
In this regard the County Highway Authority has undertaken detailed negotiations with the
applicant addressing various issues as summarised below:
76
i.
General visibility requirements along the central spine road did not meet the
requirements for a 30mph road. Subsequently, the developer has agreed the
inclusion of traffic calming in the form of junction tables which will reduce prevailing
traffic speed to a level which results in the proposed levels of junction visibility being
acceptable.
ii.
The County expressed concerns relating to the width of the carriageway within the
return loop road on the western side of the development, due to the potential for onstreet parking on the first corner restricting access for larger vehicles. Subsequently,
the developer has agreed a localised widening on this corner to reduce the potential
risk of such obstructions.
iii.
The County expressed concern in relation to the available visibility at the tight right
hand bend in the northern section of the scheme, in that it was unlikely that two
vehicles could pass each other in opposing directions while negotiating a 90 degree
bend with a carriageway width of 4.8m. Subsequently, the developer has agreed to
widen the carriageway to 5.5m in the mid-section of the bend.
iv.
The County expressed concern in relation to the operation of the central square as a
potential area of public highway, as it would be difficult in operational / management /
maintenance terms to have such a relatively complex mix of highway and private
parking in the form proposed. As a result, it has been agreed that the edge of the
central square will mark the limit of highway adoption within the proposed scheme.
With regard to parking, as set out in paragraphs 59 and 60 above, the proposed level of
provision accords with the Council’s standards. In addition, cycle parking in accordance with
Council standards is proposed within the back gardens of each house and within dedicated
stores at ground floor level for each of the apartment blocks. It should be noted however that
there is also a requirement that electric vehicle (EV) charging points be provided in new
development at the ratio of one trickle charging point per dwelling and one trickle charging
point per every 5 spaces for flats be provided. This will be secured by way of a suitably
worded planning condition.
Matters raised in Representations
77
The concerns raised as summarised above are either covered in the above report or relate to
matters of principle which have been dealt with during the determination of the outline
application.
Conclusion
77
This proposal is considered to create a residential development with an appropriate layout,
scale, appearance and landscaping that is not considered to have a materially adverse impact
on the amenity of neighbouring properties or the character of the surrounding area. It creates
a satisfactory environment for future residents. The application has been considered against
Core Strategy 2011 policies CS5, CS17, CS19, CS21, CS25, CS27 and Development
Management Plan 2015 policies DM1, DM2, DM6, DM7, the Council’s Design & Character
SPD and the National Planning Policy Framework.
Case Officer Checklist
Neighbour Notifications
Consultations
Drawings
Site Visit Notes
ECS – 25/08/15
12/01/16
ECS – 25/08/15
12/01/16
ECS – 24/02/16
ECS – 24/02/16
&
&
Recommendation: Approve Reserved Matters & Conditions
Conditions/Reasons
1
OUTLINE (DURATION)
The development hereby permitted shall be begun before the expiration of two years from the
date of approval of the last of the Reserved Matters to be approved.
Reason: To comply with Section 51 of Part 4 of the Planning and Compulsory Purchase Act
2004.
2
LIST OF APPROVED PLANS
The development hereby permitted shall be carried out in strict accordance with the list of
approved plans as set out in the Drawing Registers (Broadway Malyan Rydens School
Hersham (Job No. 30739) and MJA Consulting Drawing Register (Job No. 5114)) received on
25 February 2016.
Reason: To ensure that the development is carried out in a satisfactory manner.
3
GARAGES - NO CONVERSION
That part of the buildings indicated for use as a garage shall be kept permanently for that
purpose, and shall not be converted to living accommodation or other use.
Reason: To comply with the Borough Council's approved standards for the parking and
garaging of vehicles in accordance with Policy DM7 of the Elmbridge Development
Management Plan 2015.
4
PD LIMITATION
Notwithstanding the provisions of the Town & Country Planning General Permitted
Development Order 2015 (or any Order revoking or re-enacting that Order) no development
falling within Part 1 Classes D and E of Schedule 2 to the said Order shall be carried out within
the curtilage of any dwellinghouse, unless planning permission is first granted by the Borough
Council.
Reason: To safeguard the character and amenities of the premises and adjoining properties
and to comply with Policy DM2 of the Elmbridge Development Management Plan 2015.
5
MATERIALS SAMPLES
NO DEVELOPMENT SHALL TAKE PLACE UNTIL SAMPLES OF THE MATERIALS TO BE
USED ON THE EXTERNAL FACES AND ROOF OF THE BUILDINGS HAVE BEEN
SUBMITTED TO AND APPROVED IN WRITING BY THE BOROUGH COUNCIL.
DEVELOPMENT SHALL BE CARRIED OUT IN ACCORDANCE WITH THE APPROVED
DETAILS.
Reason: To ensure that a satisfactory external appearance is achieved of the development in
accordance with Policy DM2 of the Elmbridge Development Management Plan 2015. It is
considered necessary for this to be a pre-commencement condition because the use of
satisfactory external materials goes to the heart of the planning permission.
6
SURFACE MATERIALS
DETAILS OF THE SURFACE MATERIALS FOR THE ROADS, CAR PARKING AREAS
DRIVEWAYS SHALL BE SUBMITTED TO, AND APPROVED IN WRITING, BY
BOROUGH COUNCIL PRIOR TO THE COMMENCEMENT OF DEVELOPMENT.
APPROVED MATERIALS SHALL BE USED IN THE CONSTRUCTION OF
DEVELOPMENT HEREBY PERMITTED.
AND
THE
ALL
THE
Reason: To safeguard the visual amenities of the locality in accordance with Policies DM2 and
DM7 of the Elmbridge Development Management Plan 2015.
7
ADDITIONAL WINDOWS
The development hereby permitted shall have no windows or other openings (other than those
shown on the approved plans) inserted into any elevation unless planning permission has first
been granted by the Borough Council.
Reason: To preserve the reasonable privacy of neighbouring residents in accordance with
Policy DM2 of the Elmbridge Development Management Plan 2015 and the Elmbridge Design
and Character SPD 2012.
8
LANDSCAPING - TREE PLANTING AND AFTERCARE
NO WORKS OR DEVELOPMENT SHALL TAKE PLACE UNTIL FULL DETAILS OF ALL
PROPOSED TREE PLANTING, THE PROPOSED TIMES OF PLANTING, AND
ARRANGEMENTS FOR AFTERCARE OVER A PERIOD OF 5 YEARS HAVE BEEN
APPROVED IN WRITING BY THE BOROUGH COUNCIL. ALL TREE PLANTING AND
AFTERCARE SHALL BE CARRIED OUT IN ACCORDANCE WITH THOSE DETAILS AND
AT THOSE TIMES. IF WITHIN A PERIOD OF FIVE YEARS FROM THE DATE OF THE
PLANTING OF ANY TREE, THAT TREE, OR ANY PLANTED IN REPLACEMENT FOR IT, IS
REMOVED, UPROOTED OR DESTROYED OR DIES, ANOTHER TREE OF THE SAME
SPECIES AND SIZE AS THAT ORIGINALLY PLANTED SHALL BE PLANTED IN THE SAME
PLACE, UNLESS THE BOROUGH COUNCIL GIVES ITS WRITTEN CONSENT TO ANY
VARIATION.
Reason: To preserve and enhance the visual amenities of the locality in accordance with
Policy DM6 of the Elmbridge Development Management Plan 2015.
9
LANDSCAPING - IMPLEMENTATION
ALL HARD AND SOFT LANDSCAPING WORKS SHALL BE CARRIED OUT IN
ACCORDANCE WITH THE APPROVED DETAILS. ARBORICULTURAL WORK TO
EXISTING TREES SHALL BE CARRIED OUT PRIOR TO THE COMMENCEMENT OF ANY
OTHER DEVELOPMENT, OTHERWISE ALL REMAINING 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
BOROUGH COUNCIL. 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
DISEASED, SHALL BE REPLACED AS SOON AS PRACTICABLE WITH OTHERS OF
SIMILAR SIZE AND SPECIES, FOLLOWING CONSULTATION WITH THE BOROUGH
COUNCIL, UNLESS THE BOROUGH COUNCIL GIVES WRITTEN CONSENT TO ANY
VARIATION.
Reason: To preserve and enhance the visual amenities of the locality in accordance with
Policy DM6 of the Elmbridge Development Management Plan 2015.
10
ARCHAEOLOGY - SCHEME OF WORKING (LARGE SURFACE AREA)
A WRITTEN SCHEME OF ARCHAEOLOGICAL INVESTIGATION FOR THIS LARGE SITE
SHALL BE SUBMITTED TO AND AGREED IN WRITING WITH THE BOROUGH COUNCIL
BEFORE THE COMMENCEMENT OF THE DEVELOPMENT HEREBY APPROVED. NO
DEVELOPMENT SHALL TAKE PLACE UNTIL THE APPLICANT HAS SECURED THE
IMPLEMENTATION OF A PROGRAMME OF ARCHAEOLOGICAL WORK AND RECORDING
IN ACCORDANCE WITH THE FINDINGS OF THAT INVESTIGATION.
Reason: The development proposed covers a large surface area and it is therefore considered
likely that it will affect currently unknown archaeological information. It is important that the
site is surveyed and work is carried out as necessary in order to preserve as a record any
such information before it is destroyed by the development, in accordance with Policy DM12 of
the Elmbridge Development Management Plan 2015.
11
PERMISSION TO DISCHARGE
Prior to commencement of development, evidence of permission to connect into the surface
water sewer/main river and agreement of the discharge rate must be submitted to and
approved by the local planning authority.
Reason: To ensure that the proposed discharge method is agreed by the appropriate authority
in accordance with Elmbridge Core Strategy Policy CS26
12
CONSTRUCTION PHASING
BEFORE THE COMMENCEMENT OF THE CONSTRUCTION OF THE DEVELOPMENT
HEREBY APPROVED, DETAILS OF HOW THE SITE RUNOFF WILL BE DEALT WITH AND
HOW THE SUSTAINABLE DRAINAGE SYSTEM WILL BE PROTECTED AND MAINTAINED
DURING THE CONSTRUCTION OF THE DEVELOPMENT SHALL BE SUBMITTED TO AND
APPROVED BY THE LOCAL PLANNING AUTHORITY.
Reason: To ensure the drainage system is maintained throughout its life time to an acceptable
standard in accordance with Elmbridge Core Strategy Policy CS26
13
SUDS MANAGEMENT AND MAINTENANCE
PRIOR TO CONSTRUCTION OF THE DEVELOPMENT HEREBY APPROVED, DETAILS OF
THE PROPOSED MAINTENANCE REGIMES FOR EACH OF THE SUDS ELEMENTS MUST
BE SUBMITTED TO AND APPROVED BY THE LOCAL PLANNING AUTHORITY.
DEVELOPMENT SHALL THEN BE CARRIED OUT IN ACCORDANCE WITH THE
APPROVED DETAILS.
Reason: To ensure the Sustainable Drainage System has been constructed as agreed in
accordance with Elmbridge Core Strategy Policy CS26
14
VERIFICATION
Prior to the occupation of the development hereby permitted, a verification report carried out
by a qualified drainage engineer must be submitted to and approved by the Local Planning
Authority to demonstrate that the Sustainable Drainage System has been constructed as per
the agreed scheme.
Reason: To ensure the Sustainable Drainage System has been constructed as agreed in
accordance with Elmbridge Core Strategy Policy CS26
15
a)
(i)
(ii)
(iii)
CONTAMINATED LAND - Potential Land Contamination
To ensure the potential for contamination has been investigated and the necessary action
taken to make the development site suitable for its proposed use, the following steps must be
completed to the satisfaction of the Council.
Site Investigation, Method Statement and Remediation
A written site specific investigation plan using the information obtained from the 'GeoEnvironmental Desk Study and Preliminary Risk Assessment' (ARUP, 05/12/2013) must be
prepared and submitted to the Council for written approval. It must provide details of the
investigation for soil, gas and controlled waters where appropriate.
The site investigation shall be undertaken in accordance with the scheme agreed by the
Borough Council. The results of the site investigation, a refined conceptual model and a risk
assessment of any contamination found shall be submitted in writing to, and approved by, the
Council.
A written Method Statement detailing any remediation requirements shall be submitted to, and
approved by, the Council.
b)
Development in accordance with the Method Statement
The development of the site shall be carried out in accordance with the approved Method
Statement, and any addenda submitted by the developer, and agreed in writing by the
Borough Council. Any post remediation monitoring identified in the Method statement, shall be
installed by the developer within the timescales identified in the Method Statement and
maintained and operated for as long as identified by the Method Statement.
c)
Unsuspected Contamination
If, during development, contamination not previously identified, is found to be present at the
site then no further development shall be carried out until the developer has submitted, and
had approved by the Council, a written addendum to the Method Statement detailing how the
unsuspected contamination shall be dealt with.
d)
Imported material
Clean, uncontaminated rock, soil, brick rubble, crushed concrete or ceramic only shall be
permitted as infill material. The developer shall not import any material until a sampling
program has been submitted in writing, and approved by, the Council.
e)
Completion of Remediation
Upon completion of the remediation detailed in the Method Statement, and before occupation
of any part of the site by any end user, a written report shall be submitted to, and agreed by,
the Council that provides verification that the required works regarding decontamination and
installation of post remediation monitoring, have been carried out in accordance with the
agreed Method Statement and any addenda thereto. The verification report shall be signed by
an appropriate person, stating that remediation was carried out in accordance with the
approved remediation scheme and that the site is suitable for the permitted end use.
Reason: To avoid adverse effects from pollution on health, the natural environment or general
amenity, in accordance with the National Planning Policy Framework.
16
DETAILS OF ELECTRICAL VEHICLE CHARGING POINTS
PRIOR TO THE COMMENCEMENT OF THE DEVELOPMENT HEREBY APPROVED, A
SCHEME PROVIDING DETAILS OF THE PROVISION ELECTRICAL VEHICLE (EV)
CHARGING POINTS IN ACCORDANCE WITH THE GUIDANCE PROVIDED IN APPENDIX
1, ELMBRIDGE PARKING STANDARDS IS TO BE SUBMITTED FOR APPROVAL BY THE
LOCAL PLANNING AUTHORITY. THE SCHEME AS APPROVED IS TO BE IMPLEMENTED
IN ACCORDANCE WITH THE APPROVED DETAILS.
Reason: To ensure that adequate and satisfactory provision is made for Electric Vehicle (EV)
charging points in accordance with Policy DM7 of the Elmbridge Development Management
Plan 2015.
Informatives
1
SECTION 38 AGREEMENT
The Highway Authority has no objection to the proposed development, subject to the
conditions placed on the original application (2015/5035) If it is the applicant's intention to offer
any of the roadworks included in the application for adoption as maintainable highways,
permission under the Town and Country Planning Act should not be construed as approval to
the highway engineering details necessary for inclusion in an Agreement under Section 38 of
the Highways Act 1980. Further details about the post-planning adoption of roads may be
obtained from the Transportation
Development Planning Division of Surrey County Council. The potential limit of any adoption
would be restricted to those areas indicated on MJA Consulting Drawing Number 5114:500
Rev B (dated 23.02.16).
2
ENVIRONMENTAL HEALTH CONSULTATION
Before carrying out any site investigation or remediation of a site the developer is strongly
recommended to contact the Environmental Health Division for guidance on the requirements
for such investigations or remediation. Investigations, in particular, which do not adequately
fulfil these recommendations, may result in additional work having to be carried out.
3
ASBESTOS
Please be aware that buildings constructed before 2000 may contain asbestos and we would
recommend a suitable asbestos survey is undertaken before any redevelopment commences.
Advice is available in The Health and Safety Executive's Asbestos Survey Guide HSG264.
4
NETWORK RAIL REQUIREMENTS
The applicant's attention is drawn to the requirements of Network Rail as set out in their
consultation response dated 27 January 2016.
Bewley Homes Layout
Original Layout by Bewley Homes
Proposed Amendments to Layout
3
Residential Development at Rydens School for Bewley Homes
Hersham, Walton on Thames
Design & Access Statement: Revision D – 18.12.2015
Use and Amount
The schedule of accommodation shows the composition of the
The affordable housing mix follows the percentages agreed
296 dwellings proposed, achieving 43% of affordable housing
within the S106, set out below.
with 128 of the 296 units being affordable.
Affordable
(Rented)
Dwellings
Parking
Provision
Parking
Spaces
1 bed flat
26
1 space
27 (1 extra
visitor space
provided)
2 bed flat
31
1 space + 0.5
visitor space
49 (46.5
rounded to 47
+ 2 extra visitor
spaces)
2 bed house
2
1 space + 0.5
visitor space
3
3 bed house
24
2 spaces
48
4 bed house
7
2 spaces
14
Total
90
Affordable
(Shared
Ownership)
Dwellings
Parking
provision
Parking
spaces
1 bed flat
20
1 space
20
2 bed flat
18
1 space + 0.5
visitor space
27
Total
38
–
47
Private
Dwellings
1 bed flat
–
141
Affordable Shared
rented
Ownership
Minimum gross internal
area (sqm)
1 bed flat
17%
16%
50
2 bed flat
24%
14%
70 (for affordable rent and 61
(for shared ownership/0)
2 bed
house
5%
_
83 (two storey house)
3 bed
house
19%
_
87 (4 bed spaces) and 96
(5 bed spaces) – for two
storeys
4 bed
house
5%
_
100 (5 bed spaces) & 107
(6 bed spaces) – for two
storeys 106 (5 bed spaces)
and 113 (6 bed spaces) – for
three storeys
The proposed density is 56.4 dwellings per hectare. The
diagram below shows the locations of the types of units
proposed.
Parking
provision
Parking
spaces
13
1 space
13
2 bed flat
53
1 space + 0.5
visitor space
79.5 (rounded
to 80)
2 bed house
4
1 space + 0.5
visitor space
6
3 bed house
43
2 spaces
86
4 BED HOUSES
4 bed house
55
2 spaces
110
1+2 BED FLATS
Total
168
–
295
AFFORDABLE: RENTED
SITE TOTALS
296
–
530
2 BED HOUSES
3 BED HOUSES
AFFORDABLE: SHARED OWNERSHIP
AFFORDABLE: SHARED OWNERSHIP
TO GROUND FLOOR
Dwelling distribution plan
© Broadway Malyan
15
NOTE: This drawing is the copyright of UBU Design LLP, all rights reserved.
Do not scale from this drawing, except for planning purposes only. All dimensions/levels to be checked. UBU
Design LLP accept no liability for any expense loss or damage of whatsoever nature and however arising from any
variation made to this drawing or in the execution of the work to which it relates which has not been referred to
them and their prior approval obtained.
B3
/
p139
B3
141
p141 p
B3
p139
B3
p140
B3
/
p142
B3
145
p142 p
B3
p145
B3
p143
B3
p144
LEGEND
Rotary washing line
B3
p148
B3
/
p146
B3
149
p149 p
B3
p146
6x4ft timber garden shed
B3
p151
B3
p150
B3
p147
B3
p1
52
Proposed pedestrian macadam surface
Ref dwg 1197-DE-200-1
B2
p165
B2
p162
B2
p167
B3
p153
Proposed vehicular macadam surface
Ref dwg 1197-DE-200-2
B2
p164
38
B2
p163
B2
/
p161
B2
164
p161 p
B2
p166
p1
Tarmac Ulticolour colour Light Grey
Supplied by Lafargetarmac
Ref dwg 1197-DE-200-3
36
p1
p1
35
p1
35
p1
34
p1
34
p1
33
B
p1 2
58
Block paving Tegula Bracken
Ref dwg 1197-DE-200-4
p1
32
B
p1 2
81
p1
32
B
p1 1
80
B1
p178
A2
p196
B1
p175
/
p178
A2
p197
B1
p175
B
p1 2
59
LAP
100mm upstand saxon kerb
Ref dwg 1197-DE-200-8
p1
33
A2
p197
/
B1
B1
p168
p168
B
p1 2
57
B1
p169
Plot 198 - 212
B2
p155
B1
p173
B
p1 2
p1 57/
60
B1
p170
B1
p172
Tarmac Ulticolour colour Dark Grey
Supplied by Lafargetarmac
Ref dwg 1197-DE-200-3
B2
p154
B2
/
p154
B2
156
p156 p
B
p1 2
60
B1
p170
/
P171
B1
p171
Plot 182 - 197
p1
3
0
p1
30
p1
31
B
p1 1
77
B
p1 1
79
Block paving Tegula Slate Grey
Ref dwg 1197-DE-200-5
Patio 450x450mm buff slabs
Ref dwg 1197-DE-200-6
Patio 450x450mm natural slabs
Ref dwg 1197-DE-200-7
p111
p111
1.8m brick wall to Architects
specification
p112
p112
p110
p108
p1
25
1.8m timber close board fence
Ref dwg 1197-DE-200-9
p109
p1
p107
D
p235
C
24
p2
C
p2
17
C
p2
14
C
p2
15
Plot 228 - 239
E
p246
Plot 95
C
p2
1
p2 7/
18
C
p2
18
C
19
p2
C
p2
16
E
p244
/
p246
Plot 94
E
p257
E
p251
E
p245
Plot 93
Plot 101
E
p244
Plot 92
Plot 102
Plot 127
C
p213
/
p215 P C
213
Plot 103
Plot 126
C
p2
20
D
p228
E
/
p257
p258
Plot 104
E
p258
E
p250
E
p255
E
/
p255
E
259
p259 p
E
0/
p25 2
p25
Plot 105
E
p254
E
/
p253
E
254
p253 p
E
p252
D
p230
/
p228
Plot 106
D
p232
D
p229
Plot 108
Plot 107
Timber car port to Architect
specification
Plot 125
C
p2
1
p2 9/
21
C
p2
21
D
/
p234
D
236
p236 p
Plot 109
p101
D
p234
D
p231
D
p233
Plot 110
p103
p102
D
/
p231
p233
p105
p104
27
Plot 124
D
p230
p106
p94
p93
Plot 91
p90
p92
Plot 213 - 227
p94
p92
p93
p95
p91
p91
E
p247
/
p248
Plot 90
p95
E
p247
D
p237
Plot 240 - 259
p89
Plot 89
D
p237
/
p239
D
p239
p99
9 spaces
p98
p99
p96
p98
Plot 88
p88
p96
Plot 98
p100
p100
Plot 99
Plot 100
50-60cm girth
Plot 97
Plot 96
50-60cm girth
F
p274
p87
Plot 87
F
p272
/
p274
50-60cm girth
0
Plot 260 - 278
5
10
15
20
25m
F
p273
p27
F
p267
F
p271
F
p264
/
p267
F
p278
F
p264
8 spaces
6 spaces
F
p269
F
p260
/
p269
F
p260
p86
F
p270
/
p271
F
p270
F
p276
/
p277
F
p277
p85
Plot 76
G
p286
Plot 77
Plot 85
G
p287
Plot 78
J
p295
Plot 79
J
p296
Plot 80
G
p279
J
p288
Plot 81
G
p285
Plot 86
p27
F
p272
SCALE
F
p276
F
p275
p80
F
p275
/
p81
F
p268
Plot 84
p84
G
p284
p79
J
p288
J
p289
p51
p52
p52
p53
p53
p83
p62
J
p291
J
p290
p50
p50
Plot 82
p51
G
p282
G
p281
p63
G
p280
p76
G
p279
p77
Plot 83
Plot 279 - 287
G
p283
p78
J
p292
Plot 63
Plot 75
p82
Plot 61
p75
p60
J
p294
Plot 49
15
20
25m
p74
Plot 53
p73
Plot 60
p72
Plot 54
Plot 46-48
p54
Plot 68
p44
p55
Plot 57
p42
p6
4
Plot 66
Plot 44
p43
p57
p43
p57
p56
p6
5
Plot 67
Plot 45
p44
p6
6
Plot 69
p56
p70
Plot 56
p45
p73
p55
p45
p75
p69
p74
p54
Plot 55
7
p71
Plot 58
p6
8
p71
p82
p72
Plot 59
p6
Plot 43
p42
p3
0
Plot 64
Plot 29
Plot 28
Plot 21
Plot 25
p1
Plot 38
p2
6
p2
0
p37
p1
9
p27
p1
9
Plot 39
p37
p27
Plot 26
p1
8
p38
p28
Plot 22
p1
p1 7/
8
Plot 40
p38
p28
Plot 27
p39
p29
Plot 20
p39
p29
Plot 19
p36
p2
0
p2
p2
5
Plot 24
p2
2
p2
p3
p3
Plot 36
p4
p2
4
p2
p3
5
5
Plot 23
Plot 37
p3
5
p2
p2 1/
2
p36
p2
6
p2
1
Plot 1
Plot 41
p40
Plot 18
p2
4
4
p3
Plot 2
p2
p3
3
3
p3
4
Plot 3
Plot 35
3
Plot 4
p2
Plot 5
p3
3
p3
2
Plot 34
p3
2
Plot 7
Plot 8
p5
Plot 33
Plot 32
Plot 31
p6
Plot 9
p7
p8
Plot 10
D
C
B
A
05/01/16
16/11/15
12/11/15
28/04/15
REV
DATE
General update
General update
Change in status to planning
Pergolas added to parking bays
p1
6
p1
3
p1
4
p1
5
p1
5
Plot 12
p9
p1
0
DRN CHK
Plot 13
p1
1
Plot 14
Plot 15
p1
2
MJ
MJ
MJ
MJ
UBU Design LTD
Alligator Business Centre
20 Moorside Road
Winchester, Hants, SO23 7RX
+44 (0) 1962 856 008
[email protected]
www.ubu-design.co.uk
p3
1
Plot 11
RG
RG
RG
RG
COMMENTS
p3
1
p1
6
p4
Plot 6
p1
3
p1
7
Plot 42
p41
Plot 30
Plot 65
Plot 17
p1
p70
10
p58
Plot 70
5
p59
Plot 71
0
SCALE
p58
Plot 72
Plot 52
p1
4
Plot 73
p 49
p48
p47
p59
p48
p46
Plot 51
p49
p46
Plot 62
Plot 74
p47
p61
p60
J
p293
Plot 50
LEAP
20-25cm girth
PROJECT:
RYDENS RESIDENTIAL
Plot 16
TITLE:
GENERAL ARRANGEMENT PLAN
CLIENT:
BROADWAY MALYAN
DATE:
SCALE:
17/04/2015
1:500@A0
0
5
10
20
30
40
50m
JOB NO:
DWG NO:
1197_GA_100
1197
SCALE
STATUS:
PLANNING
REV:
D
APP
Elevation 3
8
Elevation 4
9
9
W.I.P.
8
3
7
7
4
Client
4
Bewley Homes
6
Project
Development of Rydens School
5
6
Description
2
Streetscene elevations 1 of 4
5
1
Status
Preliminary for comment
2
3
1
Scale
DrawnDate
Not to scale
CJ
May15
Job number
Drawing number
Date revision
30739
A-05-SS-101 –
Original size 100mm @ A1 Copyright Broadway Malyan Limited
Elevation 3 (continued)
8
Elevation 4 (continued)
9
9
W.I.P.
8
3
7
7
4
Client
4
Bewley Homes
6
Project
Development of Rydens School
5
6
Description
2
Streetscene elevations 2 of 4
5
1
Status
Preliminary for comment
2
3
1
Scale
DrawnDate
Not to scale
CJ
May15
Job number
Drawing number
Date revision
30739
A-05-SS-102 –
Original size 100mm @ A1 Copyright Broadway Malyan Limited
Elevation 7 – Felcott Road
8
Elevation 1 – Hersham Road
9
9
W.I.P.
8
3
7
7
4
Client
4
Bewley Homes
6
Project
Development of Rydens School
5
6
Description
2
Streetscene elevations 3 of 4
5
1
Status
Preliminary for comment
2
3
1
Scale
DrawnDate
Not to scale
CJ
May15
Job number
Drawing number
Date revision
30739
A-05-SS-103 –
Original size 100mm @ A1 Copyright Broadway Malyan Limited
Elevation 7 – Felcott Road (continued)
Elevation 8 – Plots 128-138
8
Elevation 6 – Plots 76-82
Elevation 9 – Block A1-A2
9
9
W.I.P.
7
8
3
Elevation 5 – Plots 64-75
7
4
Client
4
Bewley Homes
6
Project
Development of Rydens School
5
6
Description
2
Streetscene elevations 4 of 4
5
1
Status
Preliminary for comment
2
Elevation 2 – Plots 17-23 and Plot 31
3
1
Scale
DrawnDate
Not to scale
CJ
May15
Job number
Drawing number
Date revision
30739
A-05-SS-104
–
Original size 100mm @ A1 Copyright Broadway Malyan Limited