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PLANNING COMMITTEE 09/00285/FUL ITEM 03
3 SEPTEMBER 2009
West Hill Court, Court Lane, Epsom
Demolition of existing sheltered housing and erection of new part two/part three storey building,
comprising 38 sheltered one and two-bedroom flat units with associated communal facilities,
landscaping and parking. (Amended drawings received 12.08.2009)
Stamford 23 September 2009
PLANS AVAILABLE HERE
Notes
RECOMMENDATION (S)
Recommendation A:
Subject to a legal agreement being completed and signed by
no later than 23.09.2009 to secure:
(a) A financial contribution of £37,378.74, comprising the
following:
£ 18,115.47 towards transport
£1,250.28 towards libraries
£1,739.52 towards healthcare
£5,391.83 towards the provision and maintenance of
open space
£6,795.00 towards environmental improvements
£1,766.70 towards community facilities
£540.00 towards recycling, and a
5% monitoring charge of £1,779.94
(b) 38 affordable sheltered flat units.
PERMIT subject to the following conditions:-
(1) The development hereby permitted shall be begun
before the expiration of three years from the date
of this permission.
Reason: To comply with Section 91(1) of the Town and
Country Planning Act 1990 as amended by Section 51 (1) of
the Planning and Compulsory Purchase Act 2005
(2) Prior to the commencement of development, details
and samples of the materials to be used for the
external surfaces of the development shall be
submitted to and approved in writing by the Local
Planning Authority . The development shall be
carried out in accordance with the approved
details.
Reason: To enable the Local Planning Authority to exercise
control over the type and colour of the materials so as to
secure a satisfactory appearance in the interests of the visual
amenities and character of the locality as required by Policies
BE1 and DC1 of the Epsom and Ewell District Wide Local Plan
(May 2000).
(3) Prior to the commencement of development,
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
3 SEPTEMBER 2009
detailed drawings shall be submitted to and
approved in writing by the Local Planning
Authority of the following parts of the
development:
(a) Typical windows and reveals (1:20)
(b) Eaves, roof edge capping to all elevations (1:20)
(c) Timber privacy screens (1:20)
(d) Balconies and balustrades (1:20)
(e) Pedestrian ramp to the pond (1:20)
Development shall be carried out in accordance
with the approved details.
Reason: To enable the Local Planning Authority to exercise
control over the type and details of the materials so as to
secure a satisfactory appearance in the interests of the visual
amenities and character of the locality as required by Policies
BE1 and DC1 of the Epsom and Ewell District Wide Local Plan
(May 2000).
(4) The development shall not be occupied until full
details of both hard and soft landscape works
have been submitted to and approved in writing by
the Local Planning Authority and the agreed works
carried out as approved. These details shall
include where appropriate means of enclosure, car
park surfaces, details of vehicle and pedestrian
access and circulation areas, gates, hard surfacing
materials, lighting and bin and cycle storage.
Reason: In order to ensure a satisfactory form of development
in the interests of visual amenity and the impact of the
development on the surrounding area as required by Policies
DC1, BE1, and BE19 of the Epsom and Ewell District Wide
Local Plan (May 2000).
(5) Detailed drawings shall be submitted for the
approval of the Local Planning Authority of a
landscaping scheme for the planting of trees and
shrubs and showing areas to be grass seeded or
turfed. The landscape scheme should incorporate
tree, shrub and grassland planting to compensate
for the loss of habitats during construction on site.
Nectar rich plants with flowers (that are scented at
night) be used in any landscaping scheme and
alterations to the pond should include planting
native marginal species. All landscaping in
accordance with the scheme, when approved, shall
be carried out within a period of twelve months
from the date on which the development of the site
is commenced or shall be carried out in the first
planting season (and seeding season) following
completion of the development and shall be
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
3 SEPTEMBER 2009
maintained to the satisfaction of the Local
Planning Authority for a period of five years, such
maintenance to include the replacement of any
plants which die.
Reason: To ensure the provision and maintenance of
landscaping, in the interests of visual amenity as required by
Policies NE7 and DC1 of the Epsom and Ewell District Wide
Local Plan (May 2000) and to protect the nature conservation
and biodiversity importance of the site in accordance with
Policy CS3 of the Core Strategy Plan 2007
(6) Prior to the commencement of any development
works including ground preparation and
demolition; a detailed Tree Protection Plan (TPP)
shall be submitted to and approved in writing by
the Local Planning Authority. The TPP shall show
the root protection areas of all trees to be retained
and details of the specification and location of tree
protection barriers (barrier fencing fixed into the
ground and/or ground protection). The TPP shall
also include method statements on all measures
necessary too prevent tree damage during any
construction activity, including road, drive and
path construction, service installation and other
excavation or level changes that may take place
within the protected root area of trees shown on
the TPP. Tree protection measures as agreed shall
commence prior to demolition, ground preparation
and development works and shall remain in place
for the duration of the construction works. The
protection barriers shall only be removed on the
completion of all construction activity and with the
written agreement of the Local Planning Authority.
All works shall be carried out in strict accordance
with the approved details.
Reason: To ensure satisfactory protection of trees in the
interest of amenity and environmental protection as required
by Policies CS1 and CS5 of the Local Development Core
Strategy July 2007 and policies NE5, NE6 NE7 NE8 of Epsom
and Ewell District –Wide Local Plan dated May2000
(7) Prior to the commencement of any development
works including ground preparation and
demolition a method statement is to be submitted
to and approved in writing by the Local Planning
Authority which sets out how tree protection will
be supervised and enforced on site. The method
statement shall include; the details of a suitably
qualified independent Arboriculturalist that will be
appointed by the developer for this process: The
statement will also includes the level and
frequency of site supervision to be undertaken by
the arboriculturalist and the means by which they
will demonstrate that monitoring is carried out.
The method statement shall be implemented as
approved.
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
3 SEPTEMBER 2009
Reason: To ensure satisfactory protection of trees in the
interest of amenity and environmental protection as required
by Policies CS1 and CS5 of the Local Development Core
Strategy July 2007 and NE5, NE6 NE7 and NE8 of District Wide
Local Plan May 2000.
(8) In connection with site clearance or development
works - no tree, hedge or hedgerow shall be
pruned (including roots in excess of 30mm
diameter) or removed (other than trees and hedges
clearly identified for removal in the approved
plan) without the prior consent from the Local
Planning Authority in writing.
Reason: To exercise control over tree/hedge retention and
surgery operations during the development of the site in the
interest of amenity and environmental protection as required
by Policies CS1 and CS5 of the Local Development Core
Strategy July 2007 and NE5, NE6 NE7 and NE8 of District Wide
Local Plan May 2000.
(9) Details of the provision of bird boxes, bat roosts,
reptile hibernacula and stag beetle loggeries
within the applicant site shall be submitted prior to
commencement of development.
Reason: In order to protect the nature conservation and
biodiversity importance of the site in accordance with Policy
NRM5 of the South East Plan 2009, PPS 9 and Policy NE8 of
the Epsom and Ewell District Wide Local Plan 2000 and Policy
CS3 of the Core Strategy Plan 2007
(10) Evidence confirming that the development
achieves a BREEAM (Building Research
Establishment Environmental Assessment
Method) rating of no less than 'Very Good' shall be
submitted to and approved in writing by the Local
Planning Authority. The evidence shall be provided
in the following formats and at the following times:
a) a design stage assessment, supported by
relevant BRE interim certificate(s), shall be
submitted at pre-construction stage prior to
commencement of works above foundation level
on the building; and b) a post-construction
assessment, supported by relevant BRE
accreditation certificate(s), shall be submitted
following the practical completion and prior to the
first occupation of the building. The development
shall be carried out strictly in accordance with the
details so approved, shall be maintained as such
thereafter and no change there from shall take
place without the prior written consent of the Local
Planning Authority.
Reason: In the interest of addressing climate change and to
secure sustainable development in accordance with Policy
CS6 of the Core Strategy Plan 2007
(11) The development may not commence until details
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
3 SEPTEMBER 2009
of the scheme of on-site renewable energy which
provides for no less than 10% of the schemes
energy requirement, is submitted to and approved
in writing by the Local Planning Authority. The
details shall include: a) the resulting scheme,
along with machinery/apparatus location,
specification and operational details; b) An energy
assessment confirming that the resulting scheme
shall provide for no less than 10% of the scheme‟s
energy requirements from on-site renewable
sources. The agreed scheme of renewable energy
shall be installed and operational prior to the first
occupation of the building. The development shall
be carried out strictly in accordance with the
details so approved, shall be maintained as such
thereafter and no change there from shall take
place without the prior written consent of the Local
Planning Authority.
Reason: In order to promote sustainable construction and to
ensure that the Local Planning Authority may be satisfied that
the 10% target is met in accordance with Policy CS6 of the
Epsom and Ewell Core Strategy Plan 2007.
(12) Before the development is occupied the proposed
vehicular/pedestrian/cycle access and modified
accesses to Court Lane shall be
designed/constructed and provided with visibility
zones in accordance with the approved plans, a
scheme to be submitted to and approved in writing
by the Local Planning Authority, all to be
permanently maintained to a specification to be
agreed in writing with the Local Planning Authority
and the visibility zones shall be kept permanently
clear of any obstruction.
Reason: In order that the development should not prejudice
highway safety nor cause inconvenience to other highway
users and to accord with the provisions of Policy CS16 of the
Epsom and Ewell Adopted Core Strategy Plan (2007).
(13) No new development shall be occupied until space
has been laid out within the site in accordance
with the approved plans for a maximum of 12 cars
and a minimum of 12 cycles (6 Sheffield Stands) to
be parked and for vehicles to turn so that they may
enter and leave the site in forward gear. The
parking/turning area shall be used and retained
exclusively for its designated purpose.
Reason: In order that the development should not prejudice
highway safety nor cause inconvenience to other highway
users and to accord with the provisions of Policy CS16 of the
Epsom and Ewell Adopted Core Strategy Plan (2007).
(14) No development shall take place until a Method of
Construction Statement, to include details of:
(a) parking for vehicles of site personnel, operatives and
visitors
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
3 SEPTEMBER 2009
(b) access to the site for constructors traffic, including
enforcement measures to ensure that the approved
route is observed
(c) loading and unloading of plant and materials
(d) storage of plant and materials
(e) programme of works (including method and phasing
of demolition and construction works, measures for
traffic management
(f)provision of boundary hoarding; and
(g) Facilities for the recycling of materials on site and
location of plant and spoil.
has been submitted to and approved in writing by
the Local Planning Authority. Only the approved
details shall be implemented during the
construction period.
Reason: In order that the development should not prejudice
highway safety nor cause inconvenience to other highway
users and to accord with the provisions of Policy CS16 of the
Epsom and Ewell Adopted Core Strategy Plan (2007).
(15) Before any of the operations hereby approved are
started on site, a pedestrian inter-visibility splay
of 2m by 2m shall be provided on each side of the
access, the depth measured from the back of
footway (or verge) and the widths outwards from
the edges of the access. No fence, wall or other
obstruction to visibility between 0.6m and 2m in
height above ground level shall be erected within
the area of such splays.
Reason: In order that the development should not prejudice
highway safety nor cause inconvenience to other highway
users and to accord with the provisions of Policy CS16 of the
Epsom and Ewell Adopted Core Strategy Plan (2007).
(16) Before development commences a method
statement shall be submitted which details how air
pollutants such as dust will be controlled during
construction. The statement should include, inter
alia, the following considerations:
(a) The use of “deconstruction” demolition techniques to
reduce dust dispersion, noise and vibration;
(b) The reduction of drop heights into lorries, skips or
onto the ground to reduce dust dispersion, noise and
vibration
(c) All ground surfaces within and to and from the site
where dust accumulates to be damped down so that it
is not re-suspended into the air by wind or vehicle
movements.
Reason : To ensure that the proposed activities at the
development will not cause pollution of the environment or
harm to human health and to safeguard against the emission
of noise and protect the amenities of the occupants of the
proposed development in accordance with PPS 23-Planning
and Pollution Control and Policy CS6 of the the Epsom and
Ewell Adopted Core Strategy Plan (2007).
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
3 SEPTEMBER 2009
(17) Before any of the operations which involve the
movement of materials in bulk to or from the site
are commenced, facilities shall be provided as
must be agreed with the Local Planning Authority,
in order that the operator can make all reasonable
efforts to keep the public highway clean and
prevent the creation of a dangerous surface on the
public highway. The agreed measures shall
thereafter be retained and used whenever the said
operations are carried out.
Reason: In order that the development should not prejudice
highway safety nor cause inconvenience to other highway
users and to accord with the provisions of Policy CS16 of the
Epsom and Ewell Adopted Core Strategy Plan (2007).
(18) Prior to commencement of the development hereby
approved a Site Waste Management Plan should
be submitted to, and agreed in writing by the Local
Planning Authority. This should provide details of:
(i) the amount and different types of construction,
demolition and excavation waste (CDEW) likely to
be generated on site, including tarmacadam,
bricks, concrete and soil; (ii) how the re-use or
recycling of these materials will be maximised on-
site - including details of the amount of demolition
spoil to be used as a sub-base to create terraces
and berms/bunds for the car park; (iii) how much
material will be sent to a licensed recycling facility;
(iv) the amount of material to be sent to landfill;
and (v) how sustainable waste management
principles will be integrated into the design of the
new development.
Reason: In order to promote waste minimisation by
encouraging developers and contractors to design and
manage construction contracts in ways that minimise waste in
the construction process, in accordance with Policy W1 of the
South East Plan 2009 and PPS10 (Planning for Sustainable
Waste Management)
(19) No construction work shall be carried out in such a
manner as to be audible at the site boundary
before 07.30 hours on Monday to Friday or after
18.30 hours on Monday to Friday; no construction
work shall be audible at the site boundary before
08.00 and after 13.00 hours on Saturdays and no
construction work of any nature shall be carried
out on Sundays or Bank Holidays or Public
Holidays.
Reason: To ensure that the proposed development does not
prejudice the enjoyment of neighbouring occupiers of their
properties as required by Policy DC1 of the Epsom and Ewell
District Wide Local Plan (May 2000).
(20) Before the development hereby permitted is
commenced a scheme to deal with contamination
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
3 SEPTEMBER 2009
of land or groundwater that may effect the future
occupiers of the site or the environment shall be
submitted to, and approved in writing by, the Local
Planning Authority and building works shall not
commence until the measures approved in that
scheme have been implemented. The scheme
should reference the EEBC guidance document
„Planning Advice Note on the Assessment and
Remediation of Contaminated Land‟. The
development shall then proceed in strict
accordance with the measures so approved.
Reason: To control significant harm from land contamination
to human beings, controlled waters, buildings and
or/ecosystems as required by Policy DC7 of the Epsom &
Ewell District-Wide Local Plan (May 2000).
(21) The flat units hereby approved shall be constructed
to Lifetime Home Standards. Confirmation that the
standards have been met shall be submitted to and
approved in writing by the Local Planning
Authority prior to any works for the development
commencing on site and provided in the following
format:
(a) a Lifetime Homes Schedule documenting, in relation to
each unit, how the Lifetime Homes criteria have been
met.
Prior to the first occupation of the flat units hereby
approved, the following audit shall be submitted to and
approved by the Local Planning Authority;
(b) an „as built‟ Lifetime Homes checklist completed by a
suitably qualified 3rd party.
The development shall be constructed strictly in
accordance with the details so approved and no change
therefrom shall take place without the prior written
consent of the Local Planning Authority.
Reason: To ensure, flexible, visitable and adaptable homes
appropriate to diverse and changing needs, in accordance
with Core strategy Policy CS5 and Policy H5 of the South East
Plan 2009
Informative(s):
(1) For further information and technical guidance
regarding the requirements of the Contaminated Land
condition, applicants should contact the Borough
Council's Environmental Health Services Section
(01372 732 000) and / or reference the EEBC guidance
document „Planning Advice Note on the Assessment
and Remediation of Contaminated Land‟.
(2) The applicant is advised that the Sycamore tree T8 and
the Yew tree T9 as indicated on Drawing No J38.56/01
are outside the site boundary and cannot be felled.
(3) The applicant is advised to investigate the possibility of
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
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providing “sun pipes” to the kitchens in order to
provide an increased level of daylighting from a
sustainable resource.
(4) This permission is granted on the basis that the
development either meets or does not significantly
conflict with the relevant policies of the Epsom and
Ewell District Wide Local Plan 2000, Local Development
Framework Core Strategy 2007 and does not cause
demonstrable harm to interests of acknowledged
importance. The application was considered having
taken account of all material considerations and all
representations. The specific policies of the Local Plan
and Local Development Framework Core Strategy
taken into account were BE1, BE19,DC1,CF1, HSG11,
NE5, NE7, NE8, MV2, MV8, CS4,CS5, CS6, CS12 , CS13
and CS16
Recommendation B:
Should the legal agreement not be completed by 23rd
September 2009, the application shall be refused on the
following grounds:
(1) Without an appropriate agreement to secure a
contribution of £41,409.75 towards transport,
libraries, healthcare, open space, environmental
improvements, community facilities and recycling
infrastructure, the proposal is contrary to the
provisions of Policy CS4, CS12 and CS16 of the
Epsom and Ewell adopted Core Strategy 2007
(2) Without an appropriate agreement to secure the
provision of 38 affordable units on site, the
proposal is contrary to the provisions of Policies
CS9 and CS12 of the Epsom and Ewell adopted
Core Strategy 2007
Summary
Planning permission is sought for the demolition of the existing building on the site and the
erection of a part two/part three storey building which would provide 31 one bedroom and 7 two
bedroom sheltered flat units, associated communal facilities, landscaping and parking.
The proposed scheme would provide a building of high quality , sustainable design which
would enhance its immediate environment and it would meet the Borough’s and Governments
sustainability agenda in terms of land, provision of housing, and energy efficient design.
CONSULTATIONS
Public Consultation
The application was advertised by means of letters of notification to 27 neighbouring properties,
and site notices and press advert were also displayed. To date (27.07. 2009) 2 letters of
objection, have been received regarding:
The proposed design being out of character;
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
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Overlooking (to West Hill House);
Loss of daylight (to West Hill House);
Traffic congestion;
Loss of trees
Representations were also received from:
Epsom Protection Society: No objection.
External Consultation
Surrey Wildlife: No comments
Natural England: No comments.
Surrey CC (Highways): No objection. Recommends conditions No. 12, 13, 14 and 15 to be
imposed on any planning permission granted
Internal Consultation
Design and Conservation Officer: No objection.
Tree Officer: Concerns regarding visibility of cars exiting the ramp from the basement car
parking area, being obscured by two street trees and proximity of the enlarged pond to an Oak
Tree. (Officer Comment: Amended drawings have been submitted which indicate that the pond
would not encroach within the root protection zone of the tree. Highways have no objection to
vehicle visibility/ sightlines at the junction of the proposed ramp and Court Lane)
Contaminated Land Officer: Conditions to be imposed on any planning permission granted.
FURTHER RELEVANT INFORMATION
Site Details
The applicant site has an area of approximately 0.42 hectares and is located immediately south
of the Court Recreation Ground. The site is bounded to the west by Court Lane, the “Eclipse”
light industrial estate to the east, and the grounds of West Hill House to the south. The site falls
from west to east with a difference in ground levels of some 3m.
The site contains a large two storey (c1970‟s) face brick building which accommodates 31 one
bedroom flats and 1 two bedroom house for the elderly (sheltered accommodation). There is a
forecourt parking area with 8 parking spaces. There is an existing man-made pond in the north
west corner of the site and beyond the outer edge of the pond are a substantial number of
trees.
The site is located in a suburban low density residential area on the edge of the Epsom town
centre. Surrounding residential properties (to the west and north west) consist primarily of
detached houses within generous plots. The environmental quality provided by the relatively low
density housing, the sylvan nature of the applicant site and the proximity of the recreational
ground provide high levels of residential amenity.
The site is located within the Stamford Green Conservation Area.
An application for Conservation Area Consent (09/00493/CAC) for the demolition of the
existing building is under consideration
Relevant Planning History
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08/01207/FUL Demolition of existing old persons home and erection of replacement building
(part two/part three storey) accommodating 33 1 bed and 5 2 bed sheltered
flats, and associated underground parking: WITHDRAWN
The Proposal
This application seeks permission for the demolition of all the existing buildings on site and the
erection of a part two storey/part three storey building which would provide 31 one bedroom and
7 two bedroom sheltered accommodation units, communal living room, dining area and other
associated facilities.
The proposed building would comprise three wings arranged around a central landscaped
courtyard. There would be two storeys to the north and west of the site and three to the east,
where the site slopes downwards and provides the opportunity for a lower ground floor level.
The proposed building would be of contemporary design with a combination of reddish coloured
brick and horizontal timber clad elevations, articulated with balconies featuring vertical timber
clad privacy screens. The building would have a part asymmetrical, low pitched tiled roof/ part
flat roof.
The proposed development would retain the existing entry and exit points, with a ramp, running
parallel to the shared boundary with West Hill House, providing access/egress to the lower
ground floor parking area for 10 vehicles, including one disabled parking space. Two parking
spaces (including a disabled parking space) and an emergency vehicle parking space would be
provided at ground floor level, immediately to the front (Court Lane) of the new building.
Refuse bins would be located in a recess in the forecourt area, accessed via a hydraulic
system.
The existing pond in the north west corner of the site would be renovated and retained, and
enhanced with new planting
This application is supported by the following documents:
- Design and Access Statement
- Ecological Impact Assessment
- Extended Phase 1 Habitat Survey & Desktop Review
- Great Crested Newt Suitability Habitat Index Survey
- Great Crested Newt Survey
- Bat Survey
- Topographical Survey Drawings
Planning Policy
Epsom and Ewell District wide Local Plan (2000)
NE5 Trees Hedgerows and Woodlands
NE7/NE8 New Development Landscape and Nature Conservation
CF1 Community Facilities
BE1 General Policy on Built Environment
BE19 Design of New Buildings
DC1 General Development Control Policy
HSG11 New Residential Developments
MV2 Accessibility of development
MV8 Parking Standards
MV22 Cycle Parking
Core Strategy 2007
CS4 Open Spaces and Green Infrastructure
CS5 Built Environment
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
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CS6 Sustainability in New Developments
CS12 Developer Contributions to Community Infrastructure
CS13 Community Facilities
CS16 Managing Transport and Travel
Supplementary Planning Document 2008
Developer Contributions
South East Plan 2009
Policy CC1 Sustainable Development
Policy CC2 Climate Change
Policy CC4 Sustainable design and Construction
Policy CC6 Sustainable Communities and Character of The Environment
Policy CC7 Infrastructure and Implementation
Policy H5 Housing Design and Density
Policy NRM5 Conservation and Improvement of Biodiversity
PolicyNRM11 Development Design for Energy Efficiency and Renewable Energy
Policy T4 Parking
PLANNING CONSIDERATIONS
Layout
A significant influence on the design of the proposal is the presence of a small man made pond
in the north western portion of the site, the dense vegetation and trees around the perimeter of
the pond, and the slope of the site from west to east.
These constraints have generated a “U” shaped building, with a central landscaped courtyard,
which would respect the root protection zones of the significant trees on the site and enabled
the retention of the pond. The frontage elevation would be setback some 14m from the highway
boundary and would generally respect the established building line in the immediate vicinity.
Pedestrian access to the building would be via a level entrance set in the Court Lane elevation
and vehicular access to the lower ground floor parking area via an adjacent ramp.
Scale (height and massing)
The downward slope of the site from west (Court Lane) to east has provided the opportunity for
a lower ground floor. This has resulted in a two story wing to the west (Court Lane frontage) and
three storey wings to the north and the east (rear). This would accord with Local Plan Policy
BE19 and would acceptably relate to the predominant 2 storey height dwellings in the nearby
conservation area.
In terms of footprint area, the new building would not be significantly larger than the existing
building and would generally have the same street frontage width, with the bulk of the building
extending across the (east) rear of the site. It is considered that the distinctively curved
elevation to the rear wing and the “U” shaped footprint would successfully reduce the perceived
bulk and massing of the proposal. The design would result in the provision of adequate space
about the building and it is considered that the site would not appear unacceptably cramped.
Appearance
The building would be of contemporary design with a palette of both contemporary and
traditional materials comprising facing brickwork, self-coloured render and horizontal timber
panelling. The elevations would be further articulated by balconies with distinctive timber
privacy screens. The scheme would have a part asymmetrical, low pitched tiled roof/ part flat
roof. A continuous linear rooflight would be provided on the rear roof slopes to provide light to
the first floor access corridors below. Photo-voltaic roof panels would be located on the flat roof
section to the rear of the northern and western wings, but would not be visible in the
streetscape.
Whilst it acknowledged that the proposed building is of a contemporary design, it is considered
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PLANNING COMMITTEE 09/00285/FUL ITEM 03
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that the articulation of the building in both plan and elevational form would successfully integrate
the building within the streetscene of Court Lane and the wider conservation area. It is therefore
concluded that the proposed scheme accords with Policy BE1, BE3 and BE19
Impact on Character and Appearance
The present application would require the demolition of the existing building on site to enable
the construction of the new scheme.
This can only take place following a grant of planning permission, if conservation area consent
is granted.
The existing building is of nondescript appearance and it is considered that it does not make a
positive contribution to the character and appearance of the conservation area. Its demolition
would accordingly not harm the character and appearance of the conservation area.
In view of the above it is concluded that the demolition of the existing building would not be in
conflict with Policy BE2 and accordingly the granting of conservation area consent would be
supported.
Landscaping and Trees
The site contains a numerous trees, particularly in the north west corner of the site, around the
pond. The applicants have submitted an Arboricultural Implications Assessment which states
that a total of 54 trees were inspected of which 14 individual trees and one group are
recommended to be removed. 13 of the trees are Class C (low quality and value) and 2 are
Class B (moderate quality and value). The retained majority of the trees would be complimented
by new low level planting. The pond would be renovated and upgraded and the area around the
pond enhanced with new planting which will improve biodiversity at the site
The central courtyard would have a pergola with seating underneath, with the rest of the area
laid to grass and low level planting.
The Tree Officer has no objections.
A condition requiring the submission of a detailed landscape plan is recommended to be
imposed.
Traffic, Parking and Access
Objections received relate to the lack of on site parking and potential parking and traffic
congestion in Court Lane.
12 car parking spaces are shown to be provided, plus one ambulance parking space. Ten of the
spaces would be provided in the lower ground floor parking area. The Borough‟s Parking
Standards require a maximum of .5 spaces per unit plus a minimum of 1 space per member of
staff in residence. The proposed scheme would therefore be required to provide 20 spaces.
The site is in a highly sustainable location in proximity to public transport routes and it is noted
that the existing development has a provision of 10 parking spaces. The 5 additional flat units
proposed are not considered to have a disproportionate effect on traffic levels on local roads.
On street parking is available in Court Lane and there is a public parking area at the end of
Court Lane. The shortfall in parking provision is therefore not considered to prejudice highway
safety and efficiency, and refusal on these grounds is not considered to be robust.
The Highway Authority has no objection to the proposal and recommends conditions (12, 13, 14
and 15) be imposed on any planning permission granted.
Residential Amenity
Density
PPS3 advocates that rather than one broad density range, local authorities may set out a range
of densities across the plan area, although 30 dwellings per hectare should be used as a
national indicative minimum until local density policies are in place. The current scheme
proposes a density equivalent to 88 dwellings per hectare. Whilst this density is in excess of the
overall regional target of 40 d/p/ha set by Policy H5 of the South East Plan, the target should
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not be taken as a „maximum‟ and where circumstances permit a higher density may be
acceptable. This depends upon whether any other material adverse impacts are manifested as
a result of the level of density or scale and massing of the building concerned.
It is considered that the footprint and siting of the buildings would provide adequate space about
the building, and the site would not appear unacceptably cramped, and it would not impinge on
neighbour amenity. The site is in a highly sustainable location, and it is accordingly concluded
that the density would be appropriate to the site.
Outlook, Overlooking, Loss of Privacy, Sunlight and Daylight
There would be a gap of around 16m between the blank flank elevation of the Court Lane wing
and the rear elevation of West Hill House. The south facing flats in the northern wing of the new
scheme would be setback some 35m from the rear elevation of West Hill House. These
separation distances are considered acceptable and it is concluded that there would be no
harmful impact on the living conditions of the offices in West Hill Court in terms of outlook, loss
of daylight, overlooking or loss of privacy.
Ecology
Bats
A Bat Survey has been submitted by the applicants which states that no bats were recorded
emerging or returning to roost in the existing building or surrounding trees. English Nature have
raised no objection to the proposed scheme. However in order to enhance the proposed
development for bats, it is recommended that conditions be imposed requiring that bat boxes
be incorporated in the new building and on suitable trees around the site, nectar rich plants
with flowers(that are scented at night) be used in any landscaping scheme and alterations to the
pond include planting native marginal species.
Great Crested Newts
A great crested newt survey was submitted by the applicants which stated that a survey of the
pond on the applicant site and two other ponds within a 500m radius was undertaken, and that
no great crested newts were found to be present.
It is therefore concluded that the development would be acceptable in ecological terms and
would comply with Policies NE7 and NE8 of the Local Plan.
Renewable Energy and Sustainability
The applicants aim to achieve a” Very Good” rating in the BREEAM (Building Research
Establishment Environmental Assessment Method) assessment, which is supported.
The scheme would deliver a low energy, low maintenance and environmentally sustainable
development.
The applicants propose to use either photovoltaic roof tiles or solar thermal panels to meet the
10% renewable energy requirement. The proposal is indicative and further details and
implementation of these measures should be secured through a planning condition.
The orientation of the building is not ideal as most rooms are east facing and single aspect, with
internal kitchens. The provision of “sun pipes” to the first floor kitchens and possibly to the
ground floor kitchens would partially mitigate this concern. However it is noted that the
orientation of the building is a response to the site constraints (the existing trees, pond and the
topography) and the overall benefits of the scheme are considered to outweigh the concerns
raised.
Developer Contributions
The proposed scheme would provide 9 shared ownership and 29 social rented flat units, and as
required by Policy CS12 of the Core Strategy and in accordance with the approved Developer
Contributions SPD 2008, the applicants have been requested in total, to make developer
contributions of £41,409.75 to transport, libraries, healthcare, open space, environmental
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improvements, community facilities and recycling infrastructure. (Inclusive of a 5% monitoring
charge of £1971.89)
Contact: John Robinson
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