Report To South Area Planning Sub-Committee – List A – Applications For Decision

Application No: 2016/0951 Application Type:

FULL

Case Officer: Aneta Mantio Ward: Weybridge Riverside Ward

Expiry Date: 28/07/2016 Location: Brooklands College Heath Road Weybridge Surrey KT13 8TU Proposal: All-weather floodlit sports facility comprising 4 five-a-side pitches, 4 seven-

a-side pitches, part two/part single storey detached sports pavilion including reconfiguration of the car park, cycle parking, and landscaping

Applicant: Brooklands College and Powerleague Fives Limited Agent: Mr Philip Allard

Wildstone Planning 22 Bergham Mews Blythe Road Brook Green London W14 0HN

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

Recommendation: Permit Representations: Objections from 22 households have been received concerned with the matters summarised as follows:

• Visual impact on the character of the area; • Noise nuisance and light pollution - impact on residents and biodiversity; • Excessive hours of operation; • Infringement to privacy due to proximity of the application site to gardens in

Caenwood Close; • Traffic implications; • There is no need for further floodlit pitches in the area; • Due to the likely increased pedestrian traffic along Heath Road, the pavement to the

school side should be made; • Disturbance during construction;

In addition, 7 letters of support have been also received. This application has been promoted by Cllr Davis if the recommendation is to permit.

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

R e p o r t

Description

1. The application site is situated in the northeast corner of Brooklands College grounds in

Weybridge. It comprises an area of derelict hardstanding, an existing car park and a scrub land. The site is bound by woodland to its east, north and partly to the south. The nearest residential properties are located approximately 120m, 220m and 140m to the north, east and south respectively. The site lies within the designation of the Metropolitan Green Belt.

Constraints

2. The relevant planning constraints are:

• Green Belt

• Potentially contaminated land (historic landfill site) • Adjacent to a Site of Nature Conservation Importance (SNCI) • Adjacent to common land

Policy

3. In addition to the National Planning Policy Framework, the National Planning Practice Guidance and the Flood and Water Management Act 2010, the following local policies and guidance are relevant to the determination of this application: Core Strategy 2011 CS1 – Spatial Strategy CS4 – Weybridge CS16 – Social and Community Infrastructure CS17 – Local Character, Density and Design CS25 – Travel and Accessibility Development Management Plan 2015 DM1 – Presumption in favour of sustainable development DM5 – Pollution DM6 – Landscape and trees DM7 – Access and parking DM9 – Social and community facilities DM17 – Green Belt (development of new buildings) DM21 – Nature conservation and biodiversity Flood Risk SPD 2016

4. Relevant History Reference Description Decision 2008/1003 Comprehensive re-development including new college

buildings (13,812.4sqm), refurbishment to existing listed building and tower building and associated parking and landscaping following demolition of existing buildings (16,233.1sqm)

Granted

Proposal

5. Planning permission is sought for all-weather floodlit sports facility comprising 4 five-a-side pitches (30m by 20m), 4 seven-a-side pitches (40m by 30m), part two/part single storey detached sports pavilion including reconfiguration of the car park, cycle parking, floodlights and landscaping.

6. The proposed sport pavilion would be approximate maximum 17.3m deep, 14.8m wide with a maximum height of 6.15m. The proposed floodlights would be located in the corners of the individual pitches and the larger pitches (4 seven-a-side) would also benefit from additional two floodlights located centrally to their longer sides. Some of the columns would be shared between the pitches. The proposed parking provision comprises of 193 spaces, 4 additional disabled bays and 24 secure cycle spaces, totalling to 221 spaces (as indicated on the proposed site plan).

7. The application is supported by the following documents: • Design & Access Statement by Bonar Associates (March 2016); • Planning Statement by Wildstone Planning (March 2016); • Arboricultural Impact Assessment Report by Sharon Hosegood Associates (March

2016); • Transport Assessment by vcl2 (March 2016); • Flood Risk Assessment by Dr Paul Garrad (Consultant Hydrologist) (March 2016);

• SuDS Pro-Forma by Dr Paul Garrad (Consultant Hydrologist) (March 2016); • Drainage and Water Management Strategy by Dewar Associates Ltd (March 16); • Sport Impact Statement by Anna Kocerhan (Sport Facility & Funding Consultant)

(February 2016); • Floodlight Report by SJB Floodlighting Ltd (February 2016); • Stage 1 Desk Study by MM-EC Geoenvironmental Ltd (February 2016); • Noise Assessment by Sharps Redmore Partnership Ltd (March 2016); • Preliminary Ecological Appraisal by Greengage Environmental (March 2016); • Bat Activity Survey Report by Greengage Environmental (March 2016); • Reptile Survey Report by Greengage Environmental (March 2016); • Archaeological and Heritage Statement by Wildstone Planning (April 2016); • Report on Community Engagement by GKA Ltd (March 2016).

Consultations

8. Surrey County Council (Transportation) – The Highway Authority has assessed the impact of the proposal on highway safety and capacity and raised no objections. Subject to conditions and informative, the development is considered in accordance with Policy DM7 of the Development Management Plan 2015, CS25 of the Core Strategy and the National Planning Policy Framework 2012.

9. Tree Officer – Raised no objection, subject to conditions.

10. Environmental Health Services (Contamination) – Raise no objection, subject to condition and informative.

11. Environmental Health Services (Pollution) – Raise no objection, subject to conditions (including hours of operation).

12. Head of Leisure & Cultural Services – Raise no objection, subject to a Community Use Agreement being in place prior to the occupation of the development.

13. Sport England – Raise no objection, subject to condition and informative.

14. Surrey County Council (Conservation & Archaeology) – They conclude that no further archaeological work is necessary.

15. Environment Agency – No response at the time of writing the report.

16. Surrey County Council (Lead Local Flood Authority - LLFA) – The original consultation response requested further information. The result of a further consultation will be reported to Members at the sub-committee meeting

17. Surrey Wildlife Trust – Raise no objection, subject to condition.

18. Surrey Bat Group – Raise no objection, subject to condition. 19. Planning Policy – Verbally confirmed that the proposed development was considered

appropriate within the Green Belt.

20. Natural England – Have no comments to make.

Positive and Proactive Engagement

21. 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 to foster the delivery of sustainable development.

22. Formal pre-application advice (ref. PreApp1197855) was sought. The advice was offered in connection with the following matters: principle of development, local need for such facility, Green Belt, character of the area and amenities, impact on trees and biodiversity, potential contamination, highway and parking. The principle of implementation of the proposed development was considered acceptable, subject to satisfactory addressing the above material considerations.

23. The application is accompanied by a Report on Community Engagement that outlines the means of a pre-application consultation carried out with the local residents and Councillors.

Planning Considerations

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

• Principle of development; • Impact on the Green Belt; • The design of the proposal and its impact on the character of the area; • The impact on residential amenities; • Access and parking; • Impact on biodiversity; • Flooding & Sustainable Drainage Systems (SuDS); • Contamination; • Archaeology.

Principle of development

25. Policy CS16 of the Elmbridge Core Strategy seeks to ensure provision of accessible and sustainable social and community infrastructure, which includes sport facilities. Policy DM9 of the Development Management Plan provides further guidance in terms of new development for the above purposes. It states that such development would be encouraged provided that i) it meets identified local need; ii) the site is in a sustainable location that is safe and accessible to the local community; iii) it accords with the character and amenity of the area, particularly in residential areas; iv) it achieves a high quality design that allows for flexible use and provides inclusive access for all; and v) the level of parking provision and the effects on traffic movement and highway safety are acceptable. Furthermore, DM9 supports mixed-use, shared, flexible and adaptable buildings and spaces that meet the needs of the community, subject to the above provisions, and encourages collaboration between service providers, the community and key partners. All these points are addressed below.

26. The previous planning history confirms that a comprehensive redevelopment of the college campus in the form of a masterplan was considered acceptable and the planning permission ref. 2008/1003 to that extend was granted in September 2008. The approved redevelopment was subject to funding from the Learning and Skills Council (LSC), however the LSC was disbanded prior to the development being brought forward.

27. As stated by the agent, Powerleague Fives Ltd (a joint applicant with Brooklands College) is the largest provider of multi-sport pitches in the UK providing floodlit, self-contained multi-sports pitches incorporating the latest synthetic turf playing surfaces. Powerleague offers a partnership approach with educational institutions, whereby the facilities are privately funded and schools have exclusive access and use during the school day. The pitches are available for private hire during the evenings and weekends. They also offer subsidised or free use to local community groups, schools or other registered groups.

28. Sport England has reviewed the submitted information and has consulted with the relevant National Governing Bodies (NGB) for sport on the proposal. The FA commented that there is a high demand for training slots in the area. Elmbridge has a playing population of 63,410 participants, 74 affiliated clubs of which 18 are FA Charter Standard. This equates to 321 teams. Based on FA data there is demand for 261 training slots to meet playing needs. The proposed development could contribute towards meeting this demand.

29. England Hockey commented that due to the size and type of artificial surface (3G) of the proposed pitches it is likely that the facilities would only be used for low-level hockey training or introductory sessions.

30. The application has identified the potential for this facility to be used for community sport, and this is reflected in its design, location and intended hours of operation. Provision of community use of some of the pitches free of charge forms part of the proposal. Subject to the satisfactory establishment of a Community Use Agreement through the requested condition, Sport England is satisfied that the facility will deliver benefits to community sport identified above and raise no objection to the proposal.

31. As identified by the Council’s Leisure and Cultural Services, the proposed development would support many of the actions within the new Elmbridge Sport and Physical Activity Strategy. The pitches would be suitable for training, which is identified within the 2013 Playing Pitch Strategy, although times available for community and club development would need to be identified and secured by means of a Community Use Agreement.

32. The application site is located in a sustainable location, only a short walking distance from the Weybridge railway station and close to the existing bus links. It is considered that the close proximity to the public transport would encourage people from areas such as Esher, Walton and Hersham to use the facility, especially the younger population who may not have access to a car.

33. Based on the above, the proposal satisfies criteria set out in Policy DM9 and criteria i) and ii) of Policy CS16. Impact on the Green Belt

34. Paragraph 87 of the NPPF states that ‘inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances.’ Paragraph 88 of the NPPF states that ‘when considering any planning application, local planning authorities should ensure that substantial weight is given to any harm to the Green Belt.’

35. Paragraph 89 of the NPPF contains a list of exceptions to the inappropriate development in the Green Belt in terms of erection of new buildings. Provision of appropriate facilities for outdoor sport and outdoor recreation, as long as it preserves the openness of the Green Belt and does not conflict with the purposes of including land within it represents one of these exceptions. Should the development not fall within the stated exceptions, it is reasonable to conclude that such development must be inappropriate development which is, by definition, harmful to the Green Belt.

36. Policy DM17 of the Development Management Plan is in line with the NPPF requirements and provides additional clarification on the above exception. It states that built development for outdoor sport and recreation will need to demonstrate that the building’s function is ancillary and appropriate to the use and that it would not be practical to re-use or adapt any existing buildings on the site. Proposals should be sited and designed to minimise the impact on the openness of the Green Belt and should include a high quality landscape scheme.

37. The proposed playing pitches are considered to fall within the above exception to inappropriate development within the Green Belt. The pavilion would be a part single/part two storey building that would accommodate the administrative and changing facilities for the proposed sport facilities. It was designed as the minimum size necessary to meet the operational requirements of both, the College and Powerleague. The function of this building with the other associated structures, including the bike and bin stores and a container, would be ancillary and appropriate to the use of the reminder of the site. It is considered that its scale is the minimum required to satisfactorily accommodate the proposed use. As a result, the proposed development as a whole is considered appropriate within the Green Belt, which would not result in any adverse impact on the openness of the Green Belt.

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

38. The site of the proposed development is currently covered by unused concrete slabs, which are currently fenced off from the remainder of the college’s wider site, a scrub land and a car park. The proposed car park would remain in the same location, while the proposed pitches would be situated in the area of the existing scrubland and concrete slabs.

39. The proposed pitches would be located to the northeast of the application site. These would have a 1.2m kickboard and perimeter fencing with 1.8m high mesh above. Netting will cover the top of the pitches. Each of the pitches would have a floodlight located in the corners with the larger pitches benefiting from further floodlights located centrally within the longer sides of the individual pitch.

40. The proposed pavilion building would be of a contemporary, flat roof design. The external materials include natural boarding, aluminium glazing and curtain wall with powder coated metal doors. These are considered acceptable and their satisfactory implementation could be secured by condition.

41. The existing trees on the periphery of the site, to the north and east, would be retained. The tree officer is satisfied that subject to compliance with the submitted arboricultural information, no adverse effect on trees would occur. This could be conditioned.

42. The proposal is considered to improve the overall visual amenities of the area and due to its ancillary position next to the existing college campus it would appear appropriate in the context of the surrounding area.

43. Based on the above, the appearance and design of the proposed development is not considered to adversely affect the character of the area. The impact on the residential amenities

44. The application site is located in a substantial distance from the nearest residential properties in Brooklands Lane, Caenwood Close and Heath Road. The site is separated from these by dense woodland to the north, east and south. The proposal is accompanied by a noise report and light spillage information, both of which demonstrate that the proposed development would not have any adverse effect on their residential amenities. This was confirmed by the Environmental Health officer, who suggests a number of conditions and informative to safeguard the amenities of the neighbouring occupiers.

45. Loss of privacy was raised by a resident in Caenwood Close. This was due to the proximity of their garden and the application site. However, when measured, the nearest point of the application site is situated at approximate minimum of 115m from the rear boundary of properties in Caenwood Close with interfering woodland. As such, it is very unlikely that the proposed development would result in loss of privacy to these residents.

46. Based on the above and subject to the relevant conditions and informative, the amenities of the future occupiers of the development are not considered adversely affected. Access and parking

47. County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and is satisfied that the application would not have a material impact on the safety and operation of the adjoining public highway. SCC have assessed the junction between Heath Road and the road leading to the site and concluded that this would be appropriate to support the amount of extra vehicle movements created by the development. The extra vehicle movements would take place after the networks peak hours (8am-9am and 5pm-6pm). At that time the traffic flows would be lighter and would therefore leave sufficient opportunities for cars to enter or leave the highway network especially when cars have to turn right to enter the site.

48. In conclusion, subject to conditions suggested by the County Highway Authority the proposed development is not considered to result in any adverse parking or highway implications within the surrounding area. Impact on biodiversity

49. The application is supported by ecological information as stated in paragraph 7 above. Surrey Wildlife Trust (SWT) reviewed this information and confirmed that the submission provides useful information for the LPA to be able to start to assess the potential status of protected and important species and the likely effect of the development on these within the application site. To this extent, the recommendations in terms of the biodiversity enhancements, as detailed in the relevant reports, should be undertaken.

50. However, the SWT advised that further bat activity survey to help establish how likely foraging behaviour by bats from the adjacent ecologically important Brown Long-Eared bat maternity roost may be affected by the development proposals, particularly by the new exterior floodlighting, as identified by Greengage, should be carried out prior to the determination of the application. This would provide sufficient information for the LPA to fully assess the possibility of adverse effect to these legally protected species resulting from the proposed development. The applicant provided further information in terms of the above requirement and scheduled further surveys, which has been reviewed by Surrey Wildlife Trust and Surrey Bat Group, who raise no objections subject to a relevant condition. Flooding and SuDS

51. The application is accompanied by Flood Risk Assessment, which addresses the issues of surface water and SUDs Strategy. The application site lies within Flood Zone 1, which benefits from less than 1:1,000 annual probability of river flooding. The proposal is for outdoor sport, which is classified as ‘water-compatible development’ in the PPG, and in accordance with the NPPF, no sequential or exception test is required. In addition, the development would be located in the area with no records of ground water flooding or surface flooding.

52. Following the introduction of the Flood and Water Management Act 2010, Government announced on 18 December 2014, that Sustainable Drainage Systems (SuDS) would be delivered for all major development through the planning system as of 6 April 2015. Planning Practice Guidance was also amended to reflect the requirement for a provision of SuDS (para 051). The proposed development needs to take into account different factors including the layout of the site, topography and geology. The applicant provided these details, however the SCC LLFA in their consultation response requested further clarification. This information has been submitted to the SCC LLFA for further comments and the outcome of this consultation will be reported to the sub-committee. Contamination

53. The application site comprises an area of the historic landfill that followed the excavation of aggregates. To ensure that the potential contamination has been investigated and the necessary remediation action taken, a site investigation is considered necessary. A suitable condition was suggested by the Council’s Environmental Health Officer, which would be added to the decision. Archaeology

54. The proposed development site has been the subject of a previous planning application (2008/1003) for which an archaeological Desk Based Assessment was produced in 2007. That assessment showed that with the exception of the parcel of land bounded by and including the south entrances to the existing car park, the area of the proposed development had been subject to aggregate extraction at some time between 1960 and 1975, with subsequent landfill and reinstatement. Given that any heritage assets of archaeological significance would have been destroyed by the aggregate extraction, the Surrey County

Council’s conservation and archaeology officer advised that there is no requirement for any archaeological work in relation to the current proposal.

Matters raised in Representations

55. The matters raised have been addressed in the planning considerations above, however the outstanding issues are discussed below:

• Provision of a proper pavement along Heath Road cannot be conditioned as part of

this application, as it lies outside of the application site and would not meet the NPPF test for imposition of such condition. However, such an improvement could be likely financed through CIL mechanism.

• Noise and disruption during construction - While the concerns of the local resident in terms of the disruption that may be caused by the construction works are noted, it is not the planning system’s role to obstruct development on this basis. Inevitably, any construction works may lead to some temporary disruption. Ordinarily, the requirements of Environmental Health legislation will seek to limit any harm so far as reasonably practicable (this includes the working hours). A standard informative is added to permissions to draw this matter to the attention of the applicant.

Conclusion

56. On the basis of the above, and in light of any other material considerations, the proposal is considered to be in accordance with the development plan. Accordingly, the recommendation is to grant permission.

Recommendation: Grant Permission 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 COMMUNITY USE AGREEMENT

Prior to first use of the development a community use agreement prepared in consultation with the FA and Sport England must be submitted to and approved in writing by the Local Planning Authority, and a copy of the completed approved agreement has been provided to the Local Planning Authority. The agreement shall apply to the no.4 5-aside artificial grass pitches; no.4 7-aside artificial grass pitches and sports pavilion and include details of pricing policy, hours of use, access by non-educational establishment users, management responsibilities and a mechanism for review, and anything else which the Local Planning Authority in consultation with Sport England considers necessary in order to secure the effective community use of the facilities. The development shall not be used at any time other than in strict compliance with the approved agreement.

Reason: To secure well managed safe community access to the sports facility/facilities, to ensure sufficient benefit to the development of sport in accordance with the requirements of the NPPF 2012.

3 LIST OF APPROVED PLANS

The development hereby permitted shall be carried out in strict accordance with the following list of approved plans:

SJB-16-050-01, Arboricultural Impact Assessment Report by Sharon Hosegood Associates (ref. SHA 145 Rev A) dated 16/03/2016, and Tree Protection Plan ref. SHA145TPP Rev A dated 16/03/2016, all received on 18/03/2016; and

PL-160101-001 Rev A PL-160101-002 Rev A PL-160101-020 Rev A PL-160101-021 Rev A PL-160101-022 Rev A PL-160101-025 Rev A PL-160101-026 Rev A PL-160101-027 PL-160101-028 PL-160101-029 PL-160101-030 Rev A PL-160101-040 Rev A, all received on 28/04/2016.

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

4 MATERIALS - APPROVED

The development shall not be erected other than in the materials indicated on the approved plans 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.

5 LANDSCAPING - SCHEME

NO DEVELOPMENT SHALL TAKE PLACE UNTIL FULL DETAILS OF BOTH HARD AND SOFT LANDSCAPING WORKS HAVE BEEN SUBMITTED TO AND APPROVED IN WRITING BY THE BOROUGH COUNCIL AND THESE WORKS SHALL BE CARRIED OUT AS APPROVED. THIS SCHEME SHALL INCLUDE INDICATIONS OF ALL HARD SURFACES, WALLS, FENCES, ACCESS FEATURES, THE EXISTING TREES AND HEDGES TO BE RETAINED, TOGETHER WITH THE NEW PLANTING TO BE CARRIED OUT, AND DETAILS OF THE MEASURES TO BE TAKEN TO PROTECT EXISTING FEATURES DURING THE CONSTRUCTION OF THE DEVELOPMENT.

Reason: To preserve and enhance the visual amenities of the locality in accordance with Policy DM6 of the Elmbridge Development Management Plan 2015.

6 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.

7 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.

8 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.

9 HOURS OF USE

The pitches hereby approved shall not be used for sporting or any other activity between the hours of 22:30 and 08:00.

Reason: To avoid adverse impacts on health and quality of life from noise in accordance with paragraph 123 of the National Planning Policy Framework, Policy DM5 of the Development Management Plan 2015 and the Noise Policy Statement for England.

10 FLOODLIGHTING

The floodlighting hereby approved shall be designed, installed and operated in accordance with the plans submitted and so that the light spillage from the floodlights does not exceed that shown in the Flood Lighting Report dated 25/2/2016 (reference Project code 16050).

Reason: To limit the impact of light pollution from artificial light in accordance with paragraph 125 of the National Planning Policy Framework 2012 and Policy DM5 of the Development Management Plan 2015.

11 FLOODLIGHTS HOURS OF USE The floodlighting hereby approved shall not be used between the hours of 23:00 and 08:00. The lights should be fitted with a programmable timer capable of automatically turning the lights off during these times.

Reason: To limit the impact of light pollution from artificial light in accordance with paragraph 125 of the National Planning Policy Framework 2012 and Policy DM5 of the Development Management Plan 2015.

12 ELECTRIC VEHICLE CHARGE POINTS

The car park hereby approved shall provide a trickle electric vehicle charging point to a minimum of 5% of the available spaces.

Reason: To sustain compliance with and contribute towards EU limit values or national objectives for pollutants in accordance with paragraph 124 of the National Planning Policy Framework 2012 and Policy DM5 of the Development Management Plan 2015.

13 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. No construction shall be commenced until step (a) has been completed by a competent person. Furthermore there shall be no occupation of any part of the site by any end user prior to meeting the terms of this condition in full.

a) Site Investigation, Method Statement and Remediation (i) The submitted desk study/ preliminary investigation is accepted by the Council and based

upon the recommendations of this, the Council are satisfied that there is a significant possibility that the site could pose a significant risk under its proposed redevelopment use as a result of contamination. Hence a written site specific investigation plan using the information obtained from the preliminary investigation, providing details of the investigation for soil, gas and controlled waters where appropriate, shall be submitted to, and approved by, the Council.

(iii) 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.

(iv) 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) Piling Development approved by this permission shall not commence unless the method for piling foundations (if piling is to be used on site) has been submitted to, and agreed in writing, by the Borough Council. The piling shall be undertaken only in accordance with the approved method.

e) 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, including appropriate import criteria for the proposed end use and frequency of sampling, has been submitted in writing, and approved by, the Council. The Developer shall carry out the approved sampling program to check that all imported material conforms to the agreed criteria. Where the permitted end use is residential, the sampling program shall also include samples taken from the imported material after final placement. Written confirmation of the suitability of all imported materials shall be provided to the Council as part of step (g). This shall include both the results of the sampling program and also details of the origin, transport, final deposition and any temporary stockpiling of the imported materials.

f) Completion of Remediation and Verification Report Note: Verification by an independent, competent person must be carried out prior to occupation of any part of the site by any end user. It is recognised that in some large scale developments, defined areas will be phased to enable part site occupation prior to completion of the entire site. Where this approach has been implemented separate verification reports for each phase must be prepared and submitted to the Council for written approval prior to occupation of the defined area by any end user.

Upon completion of the remediation detailed in the Method Statement, and before occupation of any part of the site by any end user (see note above), a written Verification Report shall be submitted to, and agreed in writing by, the Council providing 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 shall be carried out and reported by an independent, competent 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 the environment, harm to human health or general amenity, in accordance with the National Planning Policy Framework 2012 and Policy DM5 of the Development Management Plan 2015.

14 CONSTRUCTION TRANSPORT MANAGEMENT PLAN

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) PROGRAMME OF WORKS (INCLUDING MEASURES FOR TRAFFIC MANAGEMENT) (E) PROVISION OF BOUNDARY HOARDING BEHIND ANY VISIBILITY ZONES (F) HGV DELIVERIES AND HOURS OF OPERATION (H) MEASURES TO PREVENT THE DEPOSIT OF MATERIALS ON THE HIGHWAY (J) NO HGV MOVEMENTS TO OR FROM THE SITE SHALL TAKE PLACE BETWEEN THE HOURS OF 7.30 AND 9.00AM AND 4.30 AND 6.00 PM NOR SHALL THE CONTRACTOR PERMIT ANY HGVS ASSOCIATED WITH THE DEVELOPMENT AT THE SITE TO BE LAID UP, WAITING, IN OLD HEATH ROAD AND HEATH ROAD DURING THESE TIMES 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.

15 CAR PARK - ONE WAY SYSTEM

No vehicles shall access the Brooklands College car park unless and until the "1 way system" parking operation has been set out in accordance with the approved plan 322_004. Thereafter the parking area shall be retained and maintained for its designated purpose.

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.

16 TRAVEL PLAN

Prior to first use of the development a Travel Plan shall be submitted for the written approval of the Local Planning Authority in accordance with the sustainable development aims and objectives of the National Planning Policy Framework, Surrey County Council's "Travel Plans Good Practice Guide", and in general accordance with the 'Heads of Travel Plan' document. And then the approved Travel Plan shall be implemented and for each and every subsequent occupation of the development, thereafter maintain and develop the Travel Plan to the satisfaction of the Local Planning Authority. 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 CS25 of the Elmbridge Core Strategy 2012 and Policy DM7 of the Elmbridge Development Management Plan 2015.

17 ECOLOGICAL MANAGEMENT PLAN

AN ECOLOGICAL MANAGEMENT PLAN, FEATURING DETAILS OF SENSITIVE CONSTRUCTION METHODS, LIGHTING DESIGN (INCLUDING HOURS OF USE), PROVISION OF AN AUGMENTED CORRIDOR, REDUCTION OF LIGHT AROUND THE BAT ROOST, BIODIVERSITY ENHANCEMENTS, APPOINTMENT OF ECOLOGICAL CLERK (TO BE PRESENT PRIOR, DURING AND POST CONSTRUCTION) AND A MONITORING SCHEME TO ENSURE EFFECTIVENESS OF THE MITIGATION DURING OCCUPATION OF THE DEVELOPMENT SHALL BE SUBMITTED TO AND APPROVED BY THE LOCAL PLANNING AUTHORITY PRIOR TO THE COMMENCEMENT OF THE DEVELOPMENT HEREBY APPROVED. THE ECOLOGICAL MANAGEMENT PLAN SHALL BE IMPLEMENTED IN FULL AS APPROVED.

Reason: To ensure that protected species and habitats are accorded adequate protection in accordance with Policy CS15 of the Elmbridge Core Strategy 2012, Policy DM21 of the Elmbridge Development Management Plan 2015 and the NPPF 2012.

18 SUDS - ADDITIONAL INFORMATION

PRIOR TO COMMENCEMENT OF THE DEVELOPMENT HEREBY PERMITTED THE FOLLOWING DRAWINGS NEED TO BE SUBMITTED AND APPROVED BY THE LOCAL PLANNING AUTHORITY:

(A) A DRAINAGE LAYOUT DETAILING THE LOCATION OF SUDS ELEMENTS AND ALL ASSOCIATED WORKS SUCH AS MANHOLES, CHAMBERS, PIPES, POINTS OF CONNECTION TO EXISTING SEWER ETC.;

(B) EVIDENCE OF INFILTRATION TESTS AND HOW THE SUDS ELEMENTS HAVE BEEN DESIGNED;

(C) TOTAL AREA OF SITE AND A PLAN SHOWING PERVIOUS/IMPERVIOUS AREA INCLUDING THE ROADS AND FOOTPATHS;

(D) LONG OR CROSS SECTIONS OF EACH SUDS ELEMENT; (E) DETAILS OF STORAGE VOLUMES FOR EACH SUSTAINABLE DRAINAGE SYSTEM

FEATURE; AND (F) TOPOGRAPHY SURVEY.

THE DEVELOPMENT SHALL THEREAFTER BE CARRIED OUT IN STRICT ACCORDANCE WITH THOSE APPROVED DETAILS.

Reason: To ensure the Sustainable Drainage System is implemented meeting the technical standards for SuDS and requirements of NPPF.

19 SUDS - IMPERMEABLE AREA PLAN

PRIOR TO COMMENCEMENT OF THE DEVELOPMENT HEREBY PERMITTED DETAILS OF THE LOCATIONS OF THE IMPERMEABLE AREAS CONTRIBUTING TO THE DRAINAGE NETWORK MUST BE SUBMITTED TO AND APPROVED IN WRITING BY THE

LOCAL PLANNING AUTHORITY. THE DEVELOPMENT SHALL THEREAFTER BE CARRIED OUT IN STRICT ACCORDANCE WITH THOSE APPROVED DETAILS.

Reason: To ensure that the design is appropriately sized to fully meet the national technical standards for SuDS and requirements of NPPF.

20 SUDS - EXCEEDANCE EVENTS

PRIOR TO COMMENCEMENT OF THE DEVELOPMENT HEREBY PERMITTED DETAILS OF HOW THE SUSTAINABLE DRAINAGE SYSTEM WILL CATER FOR SYSTEM FAILURE OR EXCEEDANCE EVENTS, BOTH ON AND OFFSITE, MUST BE SUBMITTED TO AND APPROVED IN WRITING BY THE LOCAL PLANNING AUTHORITY. THE DEVELOPMENT SHALL THEREAFTER BE CARRIED OUT IN STRICT ACCORDANCE WITH THOSE APPROVED DETAILS.

Reason: To ensure that the proposal has fully considered the SuDS system failure in accordance with the national technical standards for SuDS.

21 SUDS - CONSTRUCTION PHASE

PRIOR TO COMMENCEMENT OF THE DEVELOPMENT HEREBY PERMITTED DETAILS OF HOW THE SUSTAINABLE DRAINAGE SYSTEM WILL BE PROTECTED AND MAITAINED DURING THE CONSTRUCTION OF THE DEVELOPMENT SHALL BE SUBMITTED TO AND APPROVED IN WRITING BY THE LOCAL PLANNING AUTHORITY. THE DEVELOPMENT SHALL THEREAFTER BE CARRIED OUT IN STRICT ACCORDANCE WITH THOSE APPROVED DETAILS.

Reason: To ensure that the construction works do not compromise the functioning of the agreed Sustainable Drainage System in accordance with the national technical standards for SuDS.

22 SUDS MANAGEMENT AND MAINTENANCE

PRIOR TO COMMENCEMENT OF THE DEVELOPMENT HEREBY PERMITTED, AN AGREEMENT CONFIRMING WHO WILL OWN AND MAINTAIN THE SUDS FEATURES AND THEIR ASSOCIATED REGIMES, MUST BE SUBMITTED TO AND APPROVED IN WRITING BY THE LOCAL PLANNING AUTHORITY.

Reason: To ensure the drainage system is maintained throughout its lifetime.

23 SUDS VERIFICATION REPORT

Prior to operation, 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 is built in accordance with the approved details.

Informatives 1 MATERIALS DEPOSITED ON THE HIGHWAY

The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders. (Highways Act 1980 Sections 131, 148, 149).

2 ADVICE TO DEVELOPERS REGARDING CONTAMINATION ASSESSMENTS Before carrying out any contamination investigation or remediation of a site, the developer is strongly recommended to contact the Environmental Health & Licensing Team 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 COMMUNITY USE AGREEMENTS - GUIDANCE

Guidance on preparing Community Use Agreements is available from Sport England www.sportengland.org.