Report to South Area Planning Sub-Committee List A Applications …mygov.elmbridge.gov.uk/documents/s23597/Planning... · 2019-04-11 · Report to South Area Planning Sub-Committee

Report to South Area Planning Sub-Committee – List A – Applications for Decision

Application No: 2018/2437 Application Type:

FULL

Case Officer: John Asiamah Ward: Oxshott and Stoke DAbernon Ward

Expiry Date: 09/10/2018

Location: Dalveen Lodge Sandy Lane Cobham Surrey KT11 2EP

Proposal: Detached two-storey house to the rear of Dalveen, associated access drive, 2m high gates and piers, hardstanding and landscaping to both houses following demolition of existing attached garage.

Applicant: Mr & Mrs Crola

Agent: Mr Kean Elliott ECE Architecture Limited Brooklyn Chambers 11 Goring Road Worthing BN12 4AP

Decision Level: If Permit -Sub Committee If Refuse – Sub Committee

Recommendation: Permit subject to the receipt of a satisfactory legal agreement securing the affordable housing contribution Recommendation A Subject to the receipt of a satisfactory legal agreement securing the on-site and financial contribution towards the affordable housing within 3 months of the Committee resolution the recommendation is to grant permission. Recommendation B If a satisfactory legal agreement is not completed within 3 months of the Committee resolution, delegated authority be given to the Head of Planning Services to refuse planning permission for the following reason:

1. In the absence of a completed legal agreement, the proposed development fails to secure the necessary contribution towards the affordable housing contrary to the requirements of Policy CS21 of the Elmbridge Core Strategy 2011 and the Developer Contributions SPD 2012.

Representations: 15 letters of objection and 4 letters of observations the contents of which can be summarised as follows:

• Increase in building density

• Noise and disturbance

• Increase in traffic and congestion

• The proposal would compromise highway safety

• Overdevelopment

• Sandy Lane is narrow road

• The proposal is backland development which is out of keeping with the area

• The development is out of keeping with the area

• The development would detract from the quiet enjoyment of the neighbouring property

• Overlooking and loss of privacy

• The proposal would result in removal of existing screening by trees

• The proposal would affect the health of the trees on the site

• Harm to wildlife

• The development would dominate the area

• The development would set a precedent

• There is no difference between the current and the previous one proposal.

• The proposed plot is very small and not consistent with the character of the area

• There is potential for a 5th bedroom

• The proposal would detract from the amenities of the future occupiers of the donor property

• The proposal is contrary the Council’s Design and Character Guide SPD and Policy DM2

• Overbearing impact

• Inadequate parking provision

• The location of the site entrance is unsafe

• The proposal does not refer to the topography of the site

• Loss of light

• The proposal would affect rainwater

• The development could potentially be extended

• Trees have been removed from the site

• The tree report is inaccurate

• Inadequate access

• Inadequate separation

***This application qualifies for public speaking***

R e p o r t Description

1. The application site forms part of the rear garden of Dalveen Lodge which is located on the northern side of Sandy Lane. The site is bounded to the east and north by the rear gardens of the neighbouring properties and access road to the west. The application site is on a higher land level in comparison to the neighbouring dwellings to the east of the site. There are several trees on and around the site.

2. The surrounding area is residential in character and is made up of relatively large two-storey detached dwellings. The site lies within the settlement area of Cobham, Oxshott, Stoke D’Abernon and Downside as identified in the companion guide to the Design and Character SPD.

Constraints

3. The relevant planning constraint is:

• The site adjoins an area with preserved trees (Area TPO No. EL:07/37) Policy

4. 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 CS1 – Spatial strategy CS2 – Housing provision, location and distribution CS10 – Cobham, Oxshott, Stoke D’Abernon & Downside CS15 – Biodiversity CS17 – Local Character, Density and Design CS19 – Housing type and size

CS21 – Affordable Housing CS25 – Travel and Accessibility Development Management Plan 2015 DM1 – Presumption in favour of sustainable development DM2 – Design and amenity DM6 – Landscape and trees DM7 – Access and parking DM8 – Refuse, recycling and external plant DM10 – Housing DM21 – Nature conservation and biodiversity Design & Character SPD 2012 Developer Contributions SPD 2012

5. Relevant Planning History

Proposal

6. Planning permission is sought for the erection of detached two-storey house to the rear of Dalveen lodge, associated access drive, 2m high gates and piers, hardstanding and landscaping to both houses following demolition of existing attached garage.

7. The site forms part of the garden of Dalveen Lodge. It would be approximately 32m in depth and 20m in width. The proposed building would be approximately 11m in width, 11.5m in depth and 8.4m in height. It would be sited 4-5m away from the side boundaries, 11.7m away from the rear boundary and 8m away from a new front boundary with the donor property.

8. The existing front gate would be removed, and 2 new gates would be created within the site for the donor property and the new dwelling. Consultations

9. Surrey Bat Group – Raised no objection to the proposal.

Reference Description Decision 2018/1502 Detached two-storey house to the rear of

Dalveen, car port, associated access drive, 2m high gates and piers, hardstanding and landscaping to both houses following demolition of existing attached garage.

Withdrawn

2010/1262 Detached front carport (Variation of Condition 1 of planning permission 2007/0533 to extend the time limit for a further 3 years)

Granted

2007/0533 Detached front carport Refused. An appeal against the refusal was allowed

2006/1294 Detached front carport Refused

2006/1219 Single storey rear extension, three rear dormer windows and conversion of garage to habitable room

Granted

1991/0322 Rear extension including new double garage linked to house following demolition of existing garage.

Granted

10. Surrey County Council (County High Authority) – Raised no objection to the proposal subject to inclusion of construction transport management plan and parking and turning area provision conditions.

11. Environmental Services – All their requirements have been met so no comments to make on the proposal.

12. Surrey Wildlife Trust – Raised no objection to the proposal subject to implementation of biodiversity enhancement measures.

13. Tree officer – Raised no objection to the proposal subject to tree protection and pre-commencement conditions.

Positive and Proactive Engagement

14. The National Planning Policy Framework requires local planning authorities to work with the

applicant in a positive and proactive manner to resolve problems before the application is submitted and to foster the delivery of sustainable development. This requirement is met within Elmbridge through the availability of pre-application advice.

15. No pre-application advice was sought prior to submission of the application.

Planning Considerations

16. The main planning considerations in the determination of this application are:

• The principle of development

• Affordable housing provision

• The design of the proposal and its impact on the character and appearance of the area

• The impact on the residential amenities of the neighbouring occupiers

• The standard of accommodation to be provided for the future occupiers

• The impact on parking demand, pedestrian and highway safety

• The impact on trees and biodiversity

The principle of development 17. Policy CS2 of the Core Strategy seeks to ensure effective use of urban land for housing.

Policy DM10 of the Development Management Plan indicates that housing development on garden land and/or to the rear or side of an existing residential property will be appropriate subject to a good design that respects the character of the area, preserves the privacy and amenity of existing and future residents, does not harm amenity by reason of the movement of vehicles and pedestrians, and incorporates a high standard of landscaping.

18. The proposal is for housing development on the rear garden land of an existing residential plot in the urban area. Therefore, the principle of development is considered acceptable subject to the other material planning considerations set out below. Affordable housing provision

19. Policy CS21: Affordable Housing of the Council’s Core Strategy (2011) requires that

development resulting in the net gain of 1 - 4 residential units should provide 20% of the gross number of dwellings on-site as a financial contribution. It is acknowledged that a revised (July 2018) National Planning Policy Framework has been published and is a material consideration in the determination of all relevant planning applications. However, as set out in Section 38(6) of Planning and Compulsory Purchase Act 2004, the starting point for any decision is the Development Plan unless material consideration(s) indicate otherwise. As set out in paragraph 2 of the NPPF, this approach is required by planning law. It is therefore for the decision-maker to determine the weight to be applied.

20. Paragraph 63 of the NPPF states that ‘provision of affordable housing should not be sought for residential developments that are not major developments, other than in designated rural areas (where policies may set out a lower threshold of 5 units or fewer)’. Elmbridge Borough is not a designated rural area and major development sites are defined in the NPPF as development of 10 or more homes, or the site has an area of 0.5 hectares of more. Nevertheless, as set out in paragraph 3 of the NPPF, the Framework should be read as a whole (including its footnotes and annexes). In this context the following NPPF policies are also relevant in regard to the Council’s continuation to apply policy CS21.

21. Paragraph 59 of the NPPF state that within the context of significantly boosting the supply of

homes ‘… that the needs of groups with specific housing requirements are addressed’. Paragraph 61 states ‘… the size, type and tenure of housing needed for different groups in the community should be assessed and reflected in planning policies (including, but not limited to, those who require affordable housing…’ Finally, paragraph 62 states:

‘Where a need for affordable housing is identified, planning policies should specify the type of affordable housing required, and expect it to be on-site unless: a) off-site provision or an appropriate financial contribution in lieu can be robustly justified…’

22. Paragraph 63 of the NPPF is a clear continuation of the approach to developer contributions on small sites as set out in Government’s Written Ministerial Statement (WMS) (28 November 2014) and subsequent changes to Planning Practice Guidance (PPG) dated 19 May 2016. In response to this policy change, the Council set out in its Statement on the WMS (Update – February 2017), that its position was to continue to consider on a case by case basis whether local circumstances with regard to affordable housing and the nature of the development sites in the Borough were sufficient to warrant the application of policy CS21, or whether greater weight should be attached to the WMS and changes to PPG.

23. The Council’s approach has been repeatedly upheld by Appeal Inspectors recognising that policy CS21 was consistent with other policies of the NPPF (paragraphs 47 and 50 (NPPF, 2012)) which required local planning authorities to meet the full, objectively assessed needs for market and affordable housing and where they have identified that affordable housing is needed, set policies for meeting this need on site, unless off-site provision or a financial contribution of broadly equivalent value can be robustly justified. Furthermore, several Appeal Inspectors noted that whilst the WMS was a material consideration of considerable importance and weight, the intention of the WMS is to ensure that financial contributions do not become a disproportionate burden for small scale developers and thus frustrate housing supply. Appeal Inspectors have continuously addressed the Council’s Statement on the WMS (referenced above) and the significant difficulty in the delivery of affordable housing in the least affordable authority in England outside of London, noting that small sites make a significant contribution towards the delivery of affordable housing in the Borough.

24. Appeal Inspectors have also stated that there has been no substantive evidence to demonstrate that the requirements of policy CS21 are placing an unreasonable or disproportionate burden on developers. As a consequence, it has been found that whilst the WMS carried considerable weight, Inspectors do not consider it to outweigh the development plan given the acute and substantial need for affordable housing in the Borough (as evidenced by the Kingston & North-East Surrey Strategic Housing Market Assessment (SHMA)) (2016) and the importance of delivery through small sites towards this.

25. On the basis of the above and the evidence in relation to local housing need, affordability and

housing land supply (as summarised in the Council’s Statement (Update – February 2017)), the Council will continue with its approach to apply Policy CS21 in the decision-making process where relevant. The Council has provided clear evidence of the acute need for affordable housing whereas, little evidence has been submitted by applicants suggesting that policy CS21 is having a disproportionate effect on small schemes. Where evidence is submitted to the contrary, the Council will, in accordance with policy CS21 and the Development Contributions Supplementary Planning Document (SPD) (2012), allow flexibility.

26. Based on the above, the appropriate level of the financial contribution (£42,636.41) towards the affordable housing provision was calculated. The applicant has agreed to make the required contribution, but the required legal agreement to secure this has not yet been provided. As such, subject to the receipt of the required legal agreement the proposal would comply with the requirements of CS21. The design and the impact on the character and appearance of the area

27. Policy CS17 of the Core Strategy requires new development to be high quality and inclusive sustainable design. Policy DM2 of the Development Management Plan also requires all new development to be high quality design.

28. The proposed development is backland development and backland development is not uncharacteristic of the locale. The plot size of the proposed dwelling would be comparable to some of the dwellings in the area. The proposed building would fit satisfactorily within the plot. The design and massing of the proposed building would be appropriate to the context in which it would be located, consistent with the surrounding buildings. The roof-scape of the building would also be acceptable. The spacing around the building including the rear garden depth would be sufficient to ensure that proposal does not appear cramped. Furthermore, the proposed access would not significantly dominate the street scene as there is ample space for soft landscaping.

29. The resultant plot size for the donor property would also be comparable to some of the dwellings in the area and is therefore considered acceptable.

30. Consequently, the layout, siting, scale and design of the proposed development would be acceptable. The proposal would have minimal impact on the character and appearance of the area and the street scene. It would thereby accord with Policy CS17 of the Core Strategy and Policy DM2 of the Development Management Plan.

31. Matters raised in the representations received include the increase in density. Policy CS17 of

the Elmbridge Core Strategy promotes development that contributes to an overall housing target of 40 dwellings per hectare and achieves a minimum of 30 dwellings per hectare (dph). The site area is approximately 0.15 hectares. This results in an approximate density of 13.5dph. The existing density is 6.6dph. The proposal would therefore increase the density of the site and would make more efficient use of urban land, but the resultant density would not be considered to be incongruous. The impact on the amenity of neighbouring properties

32. Policy DM2 (e) requires all new development to protect the amenity of adjoining and potential occupiers and users. It requires development proposals to offer an appropriate outlook and provide adequate daylight, sunlight and privacy.

33. The proposed building would be approximately 8.4m in height at its front, and would be sited on a higher land level and would be visible from the rear garden and habitable room windows of the neighbouring dwellings. The neighbours potentially impacted by the proposal are Barakat, Harcourt, Shaunavon, Laurel House and the donor property. However, the proposed building would be sited 17-24m away from the rear elevation of these properties. Therefore, the proposed building would not infringe a 45-degree line within 8m for single storey elements or 15m for two storey elements when measured from nearest windows serving habitable rooms of the adjoining dwellings. The 45-degree line is used as a guide to ensure that new development does not block light reaching habitable room windows of adjoining properties.

34. Furthermore, the proposed building would be sited 4-5m away from the side boundaries, 11-9m from the front and rear site boundary and majority of the exiting plantings which screen the site would be retained. These separation distances would be sufficient to ensure no undue overbearing impact or detrimental impact on the visual amenity of the neighbouring occupiers.

35. There would be flank, rear and front windows on the proposed dwelling. The flank windows above ground level would be required by a condition to be obscured glazed and non-openable below 1.7m from the finished floor level. The ground floor windows would be screened by the boundary fence and plantings. Consequently, they would not offer direct view into the neighbouring dwellings. The front and rear windows would offer some views into the rear garden of donor property and Laurel House. However, the siting and separation distance would also be sufficient to ensure no undue impact on their privacy or overlooking.

36. Consequently, the proposal would have no undue impact on the residential amenities of the neighbouring occupiers. It would thereby comply with Policy CS17 of the Core Strategy and Policy DM2 of the Development Management Plan. The standard of accommodation to be provided for future occupiers

37. The proposed dwelling would have gross internal floor area that would exceed the minimum

requirement in the Nationally Described Space Standards for a 3 bedroom/two-storey dwelling for 6 persons. The outlook and the layout of the proposed dwelling including the individual rooms would also be acceptable.

38. The retained garden amenity space for the donor property and the proposed dwelling would commensurate with the prevailing garden sizes in the locality. As such, they are considered acceptable. The impact on parking demand, pedestrian and highway safety

39. Provision has been made for thee car parking spaces for the host property and two spaces for the new dwelling. The level of parking provisions for both dwellings is considered acceptable.

40. The existing access onto Sandy Lane would be utilised to provide access to the new dwelling. The existing gate would be removed, and new individual gates would be erected within the site for each dwelling. The proposed access arrangements including the access width would be satisfactory. There would also be sufficient turning space to allow vehicles to enter each dwelling and exit in forward gear.

41. Having assessed the proposal on highway safety, capacity and policy grounds, the County Highway Authority has raised no objection to the proposal subject to conditions requiring the parking and access arrangements to be provided before first occupation and submission of construction transport management plan for approval prior to commencement of work. The suggested conditions are considered acceptable. The impact on trees and biodiversity

42. There are a number of trees on and around the site. Most of the trees are on the periphery of the site and the proposed building and parking has been positioned outside the root protection areas and canopy lines of the retained trees. Sufficient details have been provided to confirm the measures to be implemented during the construction to safeguard the trees to be retained.

43. The Council’s tree officer considers the submitted information sufficient and has therefore raised no objection to the proposal subject to the inclusion of tree protection and pre-commencement inspection conditions. The suggested conditions are considered acceptable.

44. A bat roost and nesting bird report was submitted with the application indicates that no signs of roosting bats or nesting birds were identified internally or externally within the ground floor extension to be affected or the main house. The small garden at the front and rear also lack the potential for any other species or habitats of conservation concern due to the manicured management of the gardens and the rhododendron and leylandii which dominates at the rear of the garden.

45. The submitted report recommends the implementation of the following precautionary and enhancement measures:

• In the unlikely event that during the works a bat is identified works should cease and a licenced bat worker must be contacted.

• One bat box should be placed on one of the mature trees within the garden, at a height of at least four metres above ground level.

46. Surrey Wildlife Trust and Surrey Bat Group consider the submitted survey acceptable and

have raised no objection to the proposal subject to the implementation of the precautionary and enhancement measures identified in the submitted report. They have also suggested that the development should incorporate using native species for any tree and shrub planting, preferably of local provenance from seed collected, raised and grown only in the UK, suitable for site conditions and complimentary to surrounding natural habitat. Planting should focus on nectar-rich flowers and/or berries as these can also be of considerable value to wildlife. The suggested condition is considered acceptable. The would be secured through a suitably worded condition.

Matters raised in Representations

47. Matters raised in the representations received include noise and disturbance, the proposal would affect rainwater, the development could potentially be extended, and trees have been removed. Any likely noise would be during the construction which would be temporary, and any statutory nuisance would be covered under separate legislation. The site is not in an identified area liable to flooding and drainage would be covered under building regulations. A condition would be used to remove permitted development right for subsequent extension to the building without planning permission and any future application for extension to the building would be considered on its own merit. The trees removed from the site prior are not protect by tree preservation order and were removed prior to submission of the application.

Conclusion

48. On the basis of the above and in light of any other material consideration, the proposal is

considered to be in accordance with the development plan.

Recommendation A

49. Subject to the receipt of a satisfactory legal agreement securing the on-site and financial contribution towards the affordable housing within 3 months of the Committee resolution the recommendation is to grant permission.

Recommendation B

50. If a satisfactory legal agreement is not completed within 3 months of the Committee

resolution, delegated authority be given to the Head of Planning Services to refuse planning permission for the following reason:

1. In the absence of a completed legal agreement, the proposed development fails to

secure the necessary contribution towards the affordable housing contrary to the requirements of Policy CS21 of the Elmbridge Core Strategy 2011 and the Developer Contributions SPD 2012.

The proposed development does require a CIL payment

Recommendation: Permit subject to S106 Agreement

Conditions/Reasons 1 TIME LIMIT (FULL APPLICATION)

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

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 following list of approved plans: 6479-CO-01 Rev D, 6479-CO - 03, 6479-CO - 04 Rev. A, 6479-CO-06 Rev B, 6479-CO-08 Rev A, 6479-CO - 09 and FH/1711011 Rev A received on 7/08/2018, 6479-CO 10 received on 14/08/2018, 6479-CO-02 Rev F, 6479-CO-05 Rev D received on 04/10/2018) and D2532.A1.TPP received on 19/11/2018.

Reason: To ensure that the development is carried out in a satisfactory manner.

3 MATERIALS - APPROVED

The development shall not be erected other than in the following materials red brick and cream quoins for the walls, dark grey slate tiles and white sash windows or such other materials as have been approved in writing by the borough council.

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.

4 OBSCURE GLAZING

The first floor front and side elevations of the development hereby permitted shall be glazed with obscure glass that accords with level three obscurity as shown on the Pilkington textured glass privacy levels (other glass suppliers are available) and only openable above a height of 1.7m above the internal floor level of the room to which it serves. The windows shall be permanently retained in that condition thereafter.

Reason: To preserve the reasonable privacy of neighbouring residents in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015.

5 ADDITIONAL WINDOWS

The development hereby permitted shall have no windows or other openings (other than those shown on drawing number 6479-CO-06 Rev B, 6479-CO-06 Rev B, 6479-CO-02 Rev D and 6479-CO-05 Rev D) inserted into the elevations 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.

6 PARKING AND TURNING/RETENTION OF PARKING AND TURNING

The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for vehicles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking and turning areas shall be retained and maintained for their designated purposes.

Reason: In order that the development should not prejudice highway safety, the free flow of traffic nor cause inconvenience to other highway users in accordance with Policy DM7 of the Elmbridge Development Management Plan 2015.

7 METHOD OF CONSTRUCTION STATEMENT

No development shall commence until a Construction Transport Management Plan, to include details of:

a) parking for vehicles of site personnel, operatives and visitors b) loading and unloading of plant and materials c) storage of plant and materials d) measures to prevent the deposit of materials on the highway e) on-site turning for construction vehicles

has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.

Reason: In order that the development should not prejudice highway safety, the free flow of traffic nor cause inconvenience to other highway users in accordance with Policy DM7 of the Elmbridge Development Management Plan 2015. It is considered necessary for this to be a pre-commencement condition because the demolition and construction works could have implications on highway safety and amenity and should be agreed before any works begin.

8 TREE PROTECTION AND PRE-COMMENCEMENT INSPECTION

BEFORE DEVELOPMENT TAKES PLACE TREE PROTECTION MEASURES SHALL BE INSTALLED AND ANY FURTHER INFORMATION PROVIDED IN ACCORDANCE WITH THE SUBMITTED ARBORICULTURAL INFORMATION. THE APPLICANT SHALL ARRANGE A PRE-COMMENCEMENT MEETING AFTER THE INSTALLATION OF THE TREE PROTECTION BETWEEN THE BOROUGH COUNCIL AND THE APPLICANT'S PROJECT ARBORICULTURIST TO ALLOW INSPECTION AND VERIFICATION OF THE PROTECTION MEASURES.

Reason: This permission is granted on the basis that the trees would remain on site to mitigate the impact of the development and to preserve and enhance the visual amenities of the locality in accordance with Policy DM6 of the Elmbridge Development Management Plan 2015. It is considered necessary for this to be a pre-commencement condition because the demolition and construction works could have implications for the future health and amenity of retained trees within the site.

9 TREE PROTECTION

In this condition "retained tree" means an existing tree, which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the first occupation of the development.

a) no retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be pruned other than in accordance with the approved plans and particulars, without the written approval of the Borough Council. Any pruning shall be carried out in accordance with British Standard 3998 (tree work) and in accordance with any supplied arboricultural method statement.

b) if any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Borough Council.

c) tree protection shall be maintained in-situ and not moved or removed until all construction has finished and equipment, materials, or machinery are removed from site.

d) any arboricultural protection information and plans submitted as part of the application, and listed in the approved plans condition, or submitted to meet a condition of consent shall be implemented and adhered to at all times during the construction process unless otherwise agreed in writing with the Borough Council. This shall include any requirement for arboricultural supervision and site monitoring. This condition may only fully be discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of tree protection throughout construction by the appointed arboriculturist.

Reason: This permission is only granted on the basis that the trees would remain on site to mitigate the impact of the development and to preserve and enhance the visual amenities of the locality in accordance with Policy DM6 of the Elmbridge Development Management Plan 2015.

10 BIODIVERSITY MITIGATION The development shall be carried out in accordance with the conclusions and recommendations in Bat Roost and Nesting Bird Potential Report including any biodiversity enhancements by Hone Ecology dated 4th November 2017.

It should also incorporate the following: Using native species for any tree and shrub planting, preferably of local provenance from seed collected, raised and grown only in the UK, suitable for site conditions and complimentary to surrounding natural habitat. Planting should focus on nectar-rich flowers and/or berries as these can also be of considerable value to wildlife.

Reason: In the interest of preserving and enhancing protected species and biodiversity in compliance with Policy DM21 of the Elmbridge Development Management Plan 2015 and the NPPF 2018.

11 PD LIMITATION

Notwithstanding the provisions of the Town & Country Planning General Permitted Development Order 2015 (as amended - or any Order revoking or re-enacting that Order) no development falling within [insert Part 1, Class A of Schedule 2 to the said Order shall be carried out within the curtilage of the dwellinghouse, unless planning permission is first granted by the Borough Council.

Reason: To reduce the overall and local risk of flooding and to comply with policy CS26 of the Elmbridge Core Strategy (adopted 2011) and the Flood Risk SPD (adopted 2016).

12 LANDSCAPING SCHEME

Prior to first occupation [being brought into use] written details and plans of the following landscaping works shall be submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved. This scheme shall include:

a) positions, height, species, design, materials and type of boundary treatment(s); b) hard surfacing materials; c) secure and covered cycle storage; and d) refuse/recycling bin storage and collection

Development shall be carried out in accordance with the approved details and shall be maintained.

Reason: To ensure the provision, establishment and maintenance of an appropriate landscape scheme in the interests of the visual amenities of the locality.

S

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St Cyprien

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Goodwood House

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Heathfield House

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Hardye House

Laurel House

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Ordnance Survey, (c) Crown Copyright 2018. All rights reserved. Licence number 100022432

APPROVAL

Mr & Mrs Crola

Land at Dalveen,

Sandy Lane, Cobham

Location Plan

KE AK 09.04.18

6479-CO 03 -

N

© ECE Architecture Limited. No dimensions to be scaled from drawing except for the purposes of Planning Applications. The contractor should check all dimensions on site. It is the contractors responsibility to ensure compliance with Building Regulations.

CDM 2015 Health & Safety Information:

This information relates only to 'Significant Hazards' identified on this drawing

and is to be read in conjunction with the Designer's Hazard Register.

Rev Dr ChDate Revision Details

Client's Name

Job Title Scale

Drawing Title

CAD Plot date:

Job No

Drawn Date

Rev

Checked

Drawing No

Status

6479 sandy lane site.dwg25/04/2018 - 15:25:07

1:1250 @ A4

metres 10 20 4030 50

76 Great Suffolk Street

London, SE1 0BL

T 0207 928 2773 E [email protected]

Brooklyn Chambers, 11 Goring Road

Worthing, West Sussex, BN12 4AP

T 01903 248777 E [email protected]

Westworks, Colston Tower

Colston Street, Bristol, BS1 4XE


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Barakat

Dalveen

Harcourt

Shaunavon

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APPROVAL

Mr & Mrs Crola

Land at Dalveen,

Sandy Lane, Cobham

Site Layout

AK KE 09.04.18

6479-CO 01 D






Client's Name

Job Title Scale

Drawing Title

CAD Plot date:

Job No

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Drawing No

Status


1:250 @ A3

metres 2 1064 8

www.ecearchitecture.com


London, SE1 0BL


London:




Sussex:




Bristol:

N

2no. parking spaces

New car parking

area for Dalveen

Existing access

Existing trees

retained

New 1.8m high

wall to enclose

rear garden to

existing property

Proposed gates

to demarcate

edge of shared

access drive

Existing hedge

and shrubbery

cut back close to

site boundary

Existing hedge

and shrubbery

cut back close to

site boundary

Existing tree

retained

Existing trees

retained

Proposed

dwelling

Existing garage

and utility room

to be removed

bin storage

area on edge

of shared

access drive

for collection

day only

A 24.04.18 Updated for Planning Submission KE AK

B 26.07.18 House redesigned AK KE

C 27.07.18 House redesigned AK KE

D 30.07.18 Planning Submission NK KE

63

42

Breakfast Room

Kitchen

Utility

Former Garage

Total GIA of Garage &

Utility Room to be

demolished: 50.5sqm

(GEA =59.8sqm)

5659

79

76

1896

25

33

APPROVAL

Mr & Mrs Crola

Land at Dalveen,

Sandy Lane, Cobham

Existing Garage details

(for demolition)

KE AK 24.05.18

6479-CO 009






Client's Name

Job Title Scale

Drawing Title

CAD Plot date:

Job No

Drawn Date

Rev

Checked

Drawing No

Status


1:100 @ A3

metres 1 2 3 4



London, SE1 0BL


London:




Sussex:




Bristol:

PLAN

NORTH ELEVATON

WEST ELEVATON

SOUTH ELEVATON EAST ELEVATON

Garage to be

demolished

Retained dwelling

Garage to be

demolished

Garage to be

demolished

Garage to be

demolished

Retained

breakfast room

Retained

breakfast room

Retained

breakfast room

A 30.07.18 Planning Submission NK KE

84

35

Site B

oundary

Site B

oundary

Smar

tblo

cks.

co.u

k ©

APPROVAL

Mr & Mrs Crola

Land at Dalveen,

Sandy Lane, Cobham

North & West Elevations

KE AK 20.03.18

6479-CO 06 B






Client's Name

Job Title Scale

Drawing Title

CAD Plot date:

Job No

Drawn Date

Rev

Checked

Drawing No

Status


1:100 @ A3

metres 1 2 3 4



London, SE1 0BL


London:




Sussex:




Bristol:

NORTH ELEVATION WEST ELEVATION

A 24.05.18 Ridge height added KE AK

B 30.07.18 Planning Submission NK KE

15

00

45

6

44

0

4403200

440

APPROVAL

Mr & Mrs Crola

Land at Dalveen,

Sandy Lane, Cobham

Gate Details

KE AK 09.04.18

6479-CO 10

ELEVATON

PLAN

PROPOSED FRONT GATES TO BOTH PROPERTIES

Black

Painted

Metal Gates






Client's Name

Job Title Scale

Drawing Title

CAD Plot date:

Job No

Drawn Date

Rev

Checked

Drawing No

Status


1:100 @ A4

metres 1 2 3 4


London, SE1 0BL








Site B

oundary

Site B

oundary

Smar

tbloc

ks.co

.uk ©

8435

obscure glazed and fixed shut up

to 1.7m from FFL


to 1.7m from FFL

APPROVAL

Mr & Mrs Crola

Land at Dalveen,

Sandy Lane, Cobham

South & East Elevations

KE AK 09.04.18

6479-CO 05 D






Client's Name

Job Title Scale

Drawing Title

CAD Plot date:

Job No

Drawn Date

Rev

Checked

Drawing No

Status


1:100 @ A3

metres 1 2 3 4



London, SE1 0BL


London:




Sussex:




Bristol:

SOUTH ELEVATION EAST ELEVATION

A 24.04.18 Elevation coloured KE AK

B 24.05.18 Ridge height added KE AK

C 30.07.18 Planning Submission NK KE

D 04.10.18 Obscure glazing note added KE AK

cloaks

cpd

Family

Room

WC

Utility

Room

Living Room

lobby

hall

Kitchen / Breakfast

Dining Room

76

50

11015

11

46

5

449020354490

15

65

22

50

11

46

5

cpdlarder

cloaks

cpd

11

46

5

landing

76

50

15

65

22

50

11

46

5

bathroom

wdr

Bedroom 2

cpd

en-suite

Bedroom 3

Master Suite

cpd

en-suite

wdr

11015

449020354490


to 1.7m from FFL


to 1.7m from FFL

cpd

APPROVAL

Mr & Mrs Crola

Land at Dalveen,

Sandy Lane, Cobham

Proposed Floor Plans

AK KE 09.04.18

6479-CO 02 F

Accommodation Schedule

1no. 3-Bedroom 6-Person House

2307sqft / 214.36sqm






Client's Name

Job Title Scale

Drawing Title

CAD Plot date:

Job No

Drawn Date

Rev

Checked

Drawing No

Status


1:100 @ A3

metres 1 2 3 4



London, SE1 0BL


London:




Sussex:




Bristol:

A 26.07.18 House redesigned AK KE

GROUND FLOOR PLAN FIRST FLOOR PLAN

B 26.07.18 House redesigned AK KE

C 30.07.18 Planning Submission NK KE

D 04.10.18 Obscure glazing note added KE AK

E 13.03.19 First floor study removed KE AK

F 19.03.19 Master bed en-suite & dressing reconfigured KE AK

Documents

Report to South Area Planning Sub-Committee List A Applications …mygov.elmbridge.gov.uk/documents/s23597/Planning... · 2019-04-11 · Report to South Area Planning Sub-Committee