APPLICATION NO:
REPORT OF:
HEAD OF BUILDING & DEVELOPMENT SERVICES
AUTHOR:
Trent McLauchlan
TELEPHONE:
01737 276752
E-MAIL:
trent.mclaughlan@reigate-banstead.gov.uk
TO:
PLANNING COMMITTEE
DATE:
8 September 2004
AGENDA ITEM:
8
03/00848/F
WARD:
MSJ
RECEIVED:
AGENT:
Mr B J King
15/04/03
APPLICANT:
Pilgrim Band Trust
LOCATION:
13 FURZEFIELD ROAD, REIGATE
DESCRIPTION:
Single storey side extension to form group rehearsal room, instrument
store and disabled toilet facilities
DRAWING NUMBERS:
O/S location plan, existing floor plans, PB/1/04, Management Plan
dated 20/10/2003
SUMMARY
Consideration of this application was deferred at the meeting held on 25 February 2004
to seek an amended plan showing the main entrance to the extension relocated to the
front, further advice on the acoustic assessment, and to review the proposed conditions.
A report was subsequently prepared for the Committee on 12 May 2004, however it was
withdrawn from the agenda to allow further negotiations with the applicant.
A copy of the previous report to the February meeting is appended, with addendum
items included in italics for ease of reference. The Certificate of Lawfulness, referred to
in that report, is also appended.
Amended Plan
An amended plan was received on 5 April 2004 showing changes to the main entrance
as requested. This change fulfils the requirements of recommended condition 2, which
may now be removed.
Interested parties were re-notified by letter on 6 April 2004. 82 further letters have been
received, largely in the form of a circular letter re-stating previous objections and raising
the following points:
Issue
Response
The existing premises are ‘nonconforming’ in this predominantly
residential area
The premises have a lawful use for
music tuition
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Movement around the side and rear of
the extension would lead to increased
noise
The design of the extension has been
revised and its entrance has been
located to face the road
The proposal does not accord with
Local Plan policies
See attached report
The proposal is the equivalent of twostoreys and is not subservient
The proposed extension is single storey
with a pitched roof
Concern that the level of use cannot be
controlled by conditions
The proposed conditions have been
reviewed and amended and are
considered to meet the required tests of
Circular 11/95
Other premises are available
The application has to be considered on
its own merits
The noise report is misleading as it
does not include adult rehearsal or
those occasions when the band is in
concert
Environmental health officers have
considered the noise report. See
attached report paragraphs 5.5 – 5.7
The building would not be attractive to
domestic buyers if the Pilgrim Band
Trust were to become insolvent
This is not a material planning
consideration
Details of the mechanical ventilation
have not been submitted
See recommended condition 7
The potential for children to play outside
and cause disturbance would increase
Recommended condition 5 would restrict
the number of pupils to that referred to in
the Certificate of Lawfulness
The greater number of group sessions
would increase noise disturbance
The use of the premises is not being
changed and the proposed extension
would be sound insulated, along with
secondary double-glazing to the main
building. See recommended condition 6
External use, even on one occasion a
year, would be wholly unacceptable
Use of the grounds once a year has
taken place for many years and is
therefore identified in the Certificate of
Lawfulness. Recommended condition 4
would bring this under control
Acoustic Assessment
At the Planning Committee’s request, a further consultation with the Council’s
Environmental Health Department was undertaken. This has reaffirmed their view that
the proposed sound insulation measures would reduce the risk of potential noise
pollution from the present un-insulated premises.
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Review of Conditions
The conditions set out in the attached report would place controls over the use of the
premises. The scale of the existing lawful use is indicated by the detailed description of
development in the first schedule of the Certificate of Lawful Use (copy appended).
However, specific details in that description are not necessarily binding. If the present
intensity of use were to change, it would be necessary to judge whether that amounted
to a material change of use from the use described in the Certificate of Lawfulness. In
particular it should be noted that the evidence available when the Certificate was granted
did not permit pupil numbers over the preceding 10 years to be stated with any greater
accuracy than the approximate figures given in the first schedule.
The imposition of conditions would allow greater control over activity on the site. The
recommended conditions have largely been framed to accord with the description of the
existing use in the Certificate of Lawful Use. Where they differ, it is for the purpose of
legibility or ease of monitoring. A comparison of the recommended conditions Certificate
of Lawful use and the proposed are summarised below.
Proposed Condition
Certificate of Lawfulness
3
The premises shall only be used
for the tuition and practice of
musical instruments between the
hours of 15:30 and 20:30 Monday
to Friday inclusive. External use
of musical instruments is
permitted only once per calendar
year and may occur on any day
between 14:00 and 18:30
inclusive.
Each weekday normally between the
hours of 3:30pm- 8:30pm and
occasionally on weekends, normally
only during school term time with
occasional meetings/ instruction
during school holidays. Annual, single
‘outdoor’ concert and occasional
discos held in the summer for
children.
4
The number of musicians using
the building for the tuition and
practice of musical instruments
shall be restricted to a maximum
of 40 musicians at any one time,
and no more than 100 musicians
per calendar week. The maximum
number of 40 musicians shall only
be exceeded on no more than 4
occasions per calendar year
when the maximum number of
musicians shall not exceed 60.
Approximately 100 pupils, with an
average, calculated weekly,
approximately 20 pupils attending
each weekday.
9
For the purposes of monitoring
and enforcement of condition 5
above, the applicant or any
subsequent manager of the
premises shall maintain a detailed
log of the attendance of
musicians/ pupils entering and
existing the premises. The log
No condition
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shall be available for the Local
Authority to review upon request,
if required, and archived for a
minimum period of 24 months.
Proposed informative
Certificate of Lawfulness
4
No condition
With regards to condition 4, the
maximum number of pupils shall
be taken as ‘per visit’ to the
premises. For example, if the
same pupil visits the premises
seven times in a calendar week, it
will count as seven visits.
Condition 4 above has been clarified with the applicant to reflect the existing operation.
In particular, the applicant has satisfactorily demonstrated that their annual outdoor
concert has previously occurred on Sundays.
Condition 5 has been modified to reflect the existing number of musicians using the
premises and allowing a marginal increase to reflect the increase in floor area hereby
recommended.
The recommended condition stipulates a maximum number of
musicians at any one time as well as per week. This approach allows the Trust to
operate with the flexibility that they currently benefit from, while maintaining an upper
maximum number per week, which is consistent with the Certificate of Lawfulness.
Informative 5 above is recommended to clarify condition 5, that the maximum numbers
relate to ‘per visit’ to the premises.
Condition 10 is recommended to assist in the monitoring of condition 5. In light of the
residential locality and for ease of clarity, this condition is considered necessary. It is
understood that the Trust currently logs their musicians into the premises and therefore it
is not considered unreasonable for the Trust to formalise this procedure and produce the
necessary evidence to the Local Planning Authority as necessary.
Condition 9 has been amended to respond to comments made at the February Planning
Committee, to ensure that windows and doors in the proposed extension remain shut
during any music practice. In addition to standard conditions, and the conditions
described in the above table, the following additional controls are recommended:

Improvements to the sound insulation of existing building (condition 6)

Control over the details of ventilation system (condition 7)

Control over details of openings to proposed extension (condition 9)
With the amendment to the entrance now received, condition 2 and informative 4 both
become redundant and should be deleted. For clarity, the recommended conditions are
set out below.
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RECOMMENDATION
Permission is GRANTED as per conditions below.
CONDITIONS (As amended)
1.
The development hereby permitted shall be begun before the expiration of five
years from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990.
2.
The proposed external finishing materials shall match those of the existing building
and there shall be no variation without the prior approval in writing of the Local
Planning Authority.
Reason:
To ensure that the development hereby permitted is only constructed using the
appropriate external facing materials or suitable alternatives in the interest of the
visual amenities of the area.
3.
The premises shall only be used for the tuition and practice of musical instruments
between the hours of 15:30 and 20:30 Monday to Friday inclusive. External use of
musical instruments is permitted only once per calendar year and may occur on
any day between 14:00 and 18:30 inclusive.
Reason:
In the interests of neighbour amenity.
4.
The number of musicians using the building for the tuition and practice of musical
instruments shall be restricted to a maximum of 40 musicians at any one time, and
no more than 100 musicians per calendar week. The maximum number of 40
musicians shall only be exceeded on no more than 4 occasions per calendar year
when the maximum number of musicians shall not exceed 60.
Reason:
To control the level of activity on the site in the interests of the amenities of
neighbouring residents.
5.
Prior to use of the extension hereby permitted, the windows of the existing
dwelling, as indicated by an asterisk on the Management Plan dated 20/10/2003,
and referred to in the letter by BJK Planning & Development Consultant dated
07/11/2003, shall be secondary glazed and fixed shut.
Reason:
In the interests of neighbour amenity.
6.
Before the development hereby permitted is commenced the developer shall
obtain the Local Planning Authority's written approval of a mechanical ventilation
system for the extension, which shall be installed in accordance with the approved
details.
Reason:
To ensure that the Local Planning Authority may be satisfied with the detailed
design of the proposal and to ensure that ventilation of the extension does not
result in noise disturbance to the detriment of neighbour amenity.
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7.
Before the development hereby permitted is commenced the developer shall
obtain the Local Planning Authority's written approval of full details of both hard
and soft landscape works and these works shall be carried out as approved.
Reason:
In the interests of maintaining the character and appearance of the area.
8.
Before the development hereby permitted is commenced the developer shall
obtain the Local Planning Authority's written approval of the detailed design of the
doors and windows of the development and the development shall be carried out
in accordance with the approved details and the windows and doors shall remain
shut during music practice.
Reason:
To ensure that the design of the windows and doors meet satisfactory acoustic
standards.
9.
For the purposes of monitoring and enforcement of condition 4 above, the
applicant or any subsequent manager of the premises shall maintain a detailed log
of the attendance of musicians/ pupils entering and existing the premises. The log
shall be available for the Local Authority to review upon request, if required, and
archived for a minimum period of 24 months.
Reason:
To assist the Local Authority in monitoring the intensity of the use and in the
interests of residential amenity.
Informatives
1. The detailed design of doors and windows, as per condition 8 above, should
incorporate the recommendations listed in the report submitted with the application
by Adnitt Acoustic Services and dated 24/03/03.
2.
For the avoidance of doubt, the use of rooms within the existing building, as
described on the Management Plan dated 20/10/03, supersede the use of the
rooms described on DRW No. 98.21.01 Rev.E. This is to ensure that practice and
tuition of musical instruments is contained to rooms fitted with secondary glazed
windows.
3.
The permission hereby granted shall not be construed as authority to carry out
works on the highway. The applicant is advised that a licence must be obtained
from the Highway Authority before any works are carried out on any footway,
footpath, carriageway, verge or other land forming part of the highway.
4.
With regards to condition 4, the maximum number of pupils shall be taken as ‘per
visit’ to the premises. For example, if the same pupil visits the premises seven
times in a calendar week, it will count as seven visits.
REASON FOR PERMISSION
The development hereby permitted has been assessed against policies PE10, and MT5
of the Surrey Structure Plan 1994; policies Cf2, Cf3 and Mo7 of the Reigate and
Banstead Borough Local Plan 1994; policy SE4 of the Surrey Structure Plan (Deposit
Draft) 2002; and all relevant material considerations, including third party
representations. It has been concluded that subject to conditions the development would
accord with the development plan and there are no other material considerations that
justify refusal in the public interest.
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REPORT TO THE MEETING OF 25 FEBRUARY 2004 WITH ADDENDUM IN ITALICS
Application No:
P/03/00848/F
Case Officer:
Trent McLauchlan
Ward:
MSJ
Agent:
Received:
15/04/03
Applicant:
Pilgrim Band Trust
Address:
13 FURZEFIELD ROAD, REIGATE
Description:
Single storey side extension to form group rehearsal room,
instrument store and disabled toilet facilities
B J King
(Drawing Numbers: 98.21.01 rev E, 98.21.02, Management Plan dated 20/10/2003)
SUMMARY
This is a full application for the construction of a single storey extension on the western
side of the property. The extension would provide a group rehearsal room for members
of the Pilgrim Band Trust and would also provide an instrument store and disabled toilet.
The proposed extension would be sited where there is currently a double garage that is
used for storage. The double garage would be demolished.
The design of the extension is considered subservient to the existing dwelling, and
would complement the appearance of the building and the wider character of the area.
Neighbouring residents have expressed concern regarding intensification of the existing
use. However I am satisfied, following the submission of additional information, that the
level of use and impact on the residential amenity of the locality can be adequately
controlled by the imposition of conditions. One of these conditions reserves the details
of the entrance to the extension, so that it can be repositioned at the front of the building,
away from the neighbour’s rear garden. As part of the works the applicant has agreed to
undertake secondary glazing to music rooms on the main building.
RECOMMENDATION
Planning permission is GRANTED subject to conditions.
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Consultations:
Highway Authority: no objection.
Environmental Health: note the report from acoustic consultants, request a condition be
added to ensure that the proposed secondary glazing cannot be opened, and advise that
if some form of air cooling is required, it may need to be conditioned with regard to
noise.
Representations:
Neighbours were notified by letter dated 22/04/03. 21 letters have been received
supporting the application. 25 letters have been received objecting on the following
grounds:
Issue
Response
The proposed extension is too large and out
of character
See paragraph 5.4
Objection to the use of the site
The use is lawful and no change of
use is proposed
Restrictive covenants on the site
Not a material planning consideration
Lack of consultation with neighbours by the
applicant
Not a material planning consideration
The existing Certificate of Lawfulness is
flawed
Not relevant to this application
Other premises are available
See paragraph 3.2
Concern over increased noise levels
See paragraphs 5.6 - 5.8 and
conditions 4, 5, 6, 7 & 9
Disruption due to intensification of the use
resulting in a loss of residential amenity
See paragraphs 5.9 - 5.11 and
conditions 4 & 5
Overlooking/loss of privacy/loss of light
See paragraph 5.13
Highways and parking issues
See paragraph 5.14
Loss of garden to create parking
See paragraph 5.5
Impact on property values
Not a material planning consideration
1.0
Site and Surroundings
1.1
The application site is occupied by a large two storey detached building, with a
double garage on the western side and a large garden area. This building was
originally a residential property with music tuition given by the occupant. Since
1985, the building has been used by the Pilgrim Band Trust to provide music
tuition and practice for young people.
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1.2
The site is located in a residential area, which is characterised by large, detached,
well spaced residential properties in Furzefield Road. Dwellings to the north and
west of the application site are at a higher density.
1.3
The site slopes down to the west, with the result that the site of the proposal is
approximately one metre lower that the existing building.
2.0
Relevant Planning History
2.1
Relevant planning history is as follows:
98P/14180/F
Single storey annex to form group
rehearsal room and disabled toilet
99P/14900/CLE
Certificate of Lawfulness for
existing use of the property by the
Pilgrim Band Trust for music tuition
and practice
Withdrawn 16/12/98
Granted 19/04/01
Judicial review by third
party abandoned
3.0
Current Proposal
3.1
This is a full application for the construction of a single storey extension on the
western side of the property. The extension would provide a group rehearsal room
for members of the Pilgrim Band and would also provide an instrument store and
disabled toilet. The proposed extension would be sited where there is currently a
double garage that is used for storage. The double garage would be demolished.
3.2
The extension would improve the facilities for the Pilgrim Band Trust and would
enable them to practice together as a group. Currently, the band uses alternative
premises such as church halls and schools for group practice. The proposed
extension would also provide a 'soundproof' room for the tuition and practice of
louder instruments such as steel drums and electric guitars.
3.3
Further details of the development are as follows:
Site area
0.136 hectares
Existing use
Music tuition and practice
Proposed use
Music tuition and practice
Floor space to be demolished
29 square metres
Proposed floor space
107 square metres
Existing parking spaces
2
Proposed parking spaces
4
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4.0
Policy Context
4.1
Local Plan Designation
Urban Area
4.2
Surrey Structure Plan 1994
Protecting the Environment
Movement
4.3
Reigate and Banstead Borough Local Plan 1994
Community Facilities
Movement
4.4
Cf2, Cf3
Mo7
Surrey Structure Plan First Alteration Deposit Draft 2002
Sustaining the Environment
4.5
PE10
MT5
SE4
Other Material Considerations
Planning Policy Guidance Notes
Supplementary Planning Guidance
Other
5.0
Principal Issues
5.1
The main issues to consider are:




PPG 1
Surrey Design
A Parking Strategy for Surrey
Parking Standards for Development
Human Rights Act 1998
Character of the area
Noise
Neighbour amenity
Highway considerations
Character of the Area
5.2
The character of Furzefield Road is one of large detached houses well separated,
standing in mature landscaped plots. The proposal would be single storey and
positioned at the side of the building. The roof would have a gable feature at the
front and rear and would be hipped at the side. The windows and other detailing
would be of a style to match that of the existing building.
5.3
The proposal would be in keeping with the character of the existing building. It
would be a sizeable extension in terms of its scale with the existing building, but
would retain sufficient spacing to the side boundary and the street frontage. Given
that dwellings in Furzefield Road are of a substantial size, it is considered that the
proposal would not have a detrimental impact on the character of the area.
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5.4
The application also proposes to double the width of the existing access to create
two additional on-site parking spaces. This would have the effect of increasing the
amount of hard standing at the front of the site. However, landscaping could
screen this additional hard standing, and there is sufficient garden land remaining
to maintain the character of the area.
Noise
5.5
Concern has been raised that the proposal would result in an increased level of
noise and disruption to neighbouring properties from the playing of instruments.
The applicant has submitted a report from an acoustic consultant, and proposes
noise attenuation measures for the extension. They have also offered to install
secondary glazing for windows to rooms in the existing house that are used for
music practice. A condition to secure this is recommended (condition 6). A lobby
is proposed between the rehearsal room and the external doors and the applicant
has confirmed that these doors would be self-closing.
5.6
It is considered that the noise attenuation measures proposed would be sufficient
to mitigate the noise effects of musicians practicing. To ensure that specific details
are controlled, it is considered appropriate to attach conditions to any permission
requiring full details of the doors, windows and other noise mitigation measures. It
is also considered appropriate to attach a condition requiring the doors to remain
closed during music tuition and practice.
5.7
The applicant is proposing a mechanical air ventilation system for the proposed
extension, because the windows would be non-opening. Approval of the details of
this system can be secured by condition.
Other Neighbour Amenity
5.8
Concern has been raised by neighbouring residents that there would be more
disruption from a greater number of people arriving and leaving.
5.9
The applicant has stated that the proposal is to improve the existing facilities and
allow pupils to practice as a group rather than in separate rooms. The applicant
has also stated that there is no intention to increase the number of pupils or to
increase the level of activity at the site. That said, the group rehearsal room within
extension would be far larger than any rooms in the existing building, and is
designed to accommodate full band practices, which are only possible off-site at
the moment. A Certificate of Lawfulness for the existing use was granted in April
2001 and indicates that the number of pupils then using the site was 100, with an
average of 20 pupils on site at any one time each weekday. With suitable
management this level of activity need not be increased and can be controlled by
recommended condition 5.
5.10 Objectors have also expressed concern that disruption could be caused to
neighbouring properties by visitors using a side path and doors at the rear of the
proposed extension. The applicant has declined a request to remove these doors,
advising that the proposed rear entrance is designed for disabled and emergency
access only, with the existing entrance at the front of the building being retained as
the primary entry/egress for the building. Whilst this may reflect the applicant’s
intentions, it is evident from the submitted plans that the doors at the rear are
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capable of being used as the principal access to the extension and that they may
be more attractive to people carrying musical instruments than passing through the
main building. In fact they are annotated “Main Entrance To Annex” on the
submitted plans. A change in management arrangements could result in this
entrance becoming the main entrance to the group rehearsal room. Furthermore,
it would be far preferable for the disabled person’s entrance to be at the front of the
building. Consequently, and being mindful of the applicant’s reluctance to change
their plans I feel that approval of the scheme as submitted would risk disturbance
to the occupiers of the adjacent house, number 17. As an alternative to refusing
planning permission a condition withholding approval of he entrance to the
extension is recommended (condition 2).
5.11 To ensure that the proposal would not have an increased impact on neighbours, it
is also considered appropriate for a condition limiting hours of use to be added.
The Certificate indicates that in 2001 there was music-related activity between
3:30pm and 8:30pm and this is considered to be appropriate for this site, having
regard to its residential location.
5.12 Given that the level of use of the site would be restricted to a level no greater than
that currently existing, it is considered that there would not be a significant
increase in any disruption caused by pupils arriving and leaving.
5.14 Concern has also been raised that the proposed extension would result in a loss of
privacy and overlooking and would result in a loss of light to neighbouring
properties. The windows of the proposed extension would be at a lower level than
existing windows due to the lower ground level. In addition the closest property
that the windows would face is at a distance of 28 metres, which is considered to
be sufficient to prevent overlooking or a loss of privacy.
Highways
5.15 Concern has been expressed by neighbours that the proposal would result in
additional on-street parking which would not only cause parking problems and
inconvenience for neighbours but would also cause problems for emergency
services vehicles. Given that a planning condition can prevent an increase in
numbers attending the site, these problems should not arise. Widening of the
access would also reduce the level of on street parking available. Given that no
intensification of the use is proposed and that the level of activity would be
controlled by condition, it is considered that the proposal would not result in
additional on-street parking problems. Provision of two additional on-site parking
spaces would further limit any on-street parking that may occur. The Highway
Authority has raised no objection to the development.
CONDITIONS
1.
The development hereby permitted shall be begun before the expiration of five
years from the date of this permission.
Reason:
To comply with Section 91(1) of the Town and Country Planning Act 1990.
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3.
This permission shall not be taken as granting approval to the main entrance to the
annex as shown on drawing 98.21.01 Rev E. The development shall not be
commenced until such time as the Local Planning Authority has given written
approval for an alternative entrance.
Reason:
In order to protect the amenities of the occupiers of the adjacent dwelling at 17
Furzefield Road from noise and general activity from use of the rear entrance
shown on the plan.
4.
The proposed external finishing materials shall match those of the existing building
and there shall be no variation without the prior approval in writing of the Local
Planning Authority.
Reason:
To ensure that the development hereby permitted is only constructed using the
appropriate external facing materials or suitable alternatives in the interest of the
visual amenities of the area.
4.
The premises shall only be used for the tuition and practice of musical instruments
between the hours of 15:30 and 20:30 Monday to Friday inclusive. External use of
musical instruments is permitted only once per calendar year and may occur on
Monday to Saturday inclusive between 15:30 and 20:30 inclusive.
Reason:
In the interests of neighbour amenity.
5.
The number of musicians using the building for the tuition and practice of musical
instruments shall be restricted to no more than twenty at any one time. This
number shall only be exceeded on no more than 4 occasions per calendar year
where the maximum number of musicians shall not exceed fifty.
Reason:
To control the level of activity on the site in the interests of the amenities of
neighbouring residents.
6.
Prior to use of the extension hereby permitted, the windows of the existing
dwelling, as indicated by an asterisk on the Management Plan dated 20/10/2003,
and referred to in the letter by BJK Planning & Development Consultant dated
07/11/2003, shall be secondary glazed and fixed shut.
Reason:
In the interests of neighbour amenity.
7.
Before the development hereby permitted is commenced the developer shall
obtain the Local Planning Authority's written approval of a mechanical ventilation
system for the extension, which shall be installed in accordance with the approved
details.
Reason:
To ensure that the Local Planning Authority may be satisfied with the detailed
design of the proposal and to ensure that ventilation of the extension does not
result in noise disturbance to the detriment of neighbour amenity.
8.
Before the development hereby permitted is commenced the developer shall
obtain the Local Planning Authority's written approval of full details of both hard
and soft landscape works and these works shall be carried out as approved.
Reason:
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In the interests of maintaining the character and appearance of the area.
9.
Before the development hereby permitted is commenced the developer shall
obtain the Local Planning Authority's written approval of the detailed design of the
doors and windows of the development and the development shall be carried out
in accordance with the approved details and the windows and doors shall remain
shut during music practice.
Reason:
To ensure that the design of the windows and doors meet satisfactory acoustic
standards.
Informatives
1.
The detailed design of doors and windows, as per condition 9 above, should
incorporate the recommendations listed in the report submitted with the application
by Adnitt Acoustic Services and dated 24/03/03.
2.
For the avoidance of doubt, the use of rooms within the existing building, as
described on the Management Plan dated 20/10/03, supersede the use of the
rooms described on DRW No. 98.21.01 Rev.E. This is to ensure that practice and
tuition of musical instruments is contained to rooms fitted with secondary glazed
windows.
3.
The permission hereby granted shall not be construed as authority to carry out
works on the highway. The applicant is advised that a licence must be obtained
from the Highway Authority before any works are carried out on any footway,
footpath, carriageway, verge or other land forming part of the highway.
4.
The revised entrance details required under condition 2 shall allow for the
relocation of the main entrance to the group rehearsal room to the front of the
extension.
REASON FOR PERMISSION
The development hereby permitted has been assessed against policies PE10, and MT5
of the Surrey Structure Plan 1994; policies Cf2, Cf3 and Mo7 of the Reigate and
Banstead Borough Local Plan 1994; policy SE4 of the Surrey Structure Plan (Deposit
Draft) 2002; and all relevant material considerations, including third party
representations. It has been concluded that subject to conditions the development would
accord with the development plan and there are no other material considerations that
justify refusal in the public interest.
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