PLANNING COMMITTEE
5 DECEMBER 2013
13/00564/FUL
ITEM 03
3 Alexandra Road Epsom Surrey KT17 4BH
Demolition of existing detached dwellinghouse (currently split into 2no. 2-bed flats) and erection of
new three-storey development comprising 7no new build flats (1no. 1-bed, 5no. 2-bed and 1no. 3bed apartments) with undercroft parking.
College
11 October 2013
Notes
Recommendation:
Part A
Subject to a satisfactory Section 106 Agreement being
completed by no later than 28 February 2014 to secure the
following heads of terms
£85,726.04:
Education (Primary & Secondary)
£15,438.28
Transport (O/s Town Centre)
£7624.00
Libraries
£526.24
Open Space – Children & Young People
£200.20
Open Space – Parks and Gardens
£331.76
Open Space – Amenity Green Space
£629.20
Open Space - Outdoor Sports Facilities
£5233.80
Environmental Improvements
£2860.00
Recycling
£180.00
Sub Total
£81,643.85
Monitoring Charge 5%
£4,082.19
Total contributions sought
£85,726.04
The Committee authorise the Head of Planning and Building
Control to grant planning permission subject to the following
conditions:
(1)
The development hereby permitted shall be begun before
the expiration of three years from the date of this
permission.
Reason: To comply with Section 91(1) of the Town and Country
Planning Act 1990 as amended by Section 51 (1) of the Planning
and Compulsory Purchase Act 2004.
(2)
Prior to the commencement of development, details and
samples of the materials to be used for the external
surfaces of the development shall be submitted to and
approved in writing by the Local Planning Authority.
Thereafter, the development shall be carried out in
accordance with the approved details.
Reason: To enable the Local Planning Authority to exercise
control over the type and colour of the materials so as to secure
a satisfactory appearance in the interests of the visual amenities
and character of the locality as required by Policies BE1 and DC1
of the Epsom and Ewell District Wide Local Plan (May 2000) and
CS5 of the Core Strategy (July 2007).
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PLANNING COMMITTEE
5 DECEMBER 2013
13/00564/FUL
(3)
Prior to the commencement of the development a
comprehensive and detailed hard and soft landscaping
scheme shall be submitted to and approved in writing by
the Local Planning Authority. These details shall include
where appropriate means of enclosure, car park surfaces,
details of vehicle and pedestrian access and circulation
areas, gates, hard surfacing materials, lighting and bin and
cycle storage. The landscape works shall be implemented
prior to occupation of any part of the development, or
within an alternative timescale to be first agreed in writing
by the Local Planning Authority. Thereafter, the landscaped
areas shall be retained and they shall be cultivated and
maintained for a period of 5 years from the date of
implementation and any plant failures within that five year
period shall be replaced as per the original landscaping
scheme unless otherwise agreed in writing by the Local
Planning Authority.
Reason: To ensure the provision and maintenance of
landscaping in the interests of visual amenity as required by
Policies NE7 and DC1 of the Epsom and Ewell District Wide Local
Plan (May 2000).
(4)
Before the development is occupied the proposed
vehicular/pedestrian/cycle accesses to Alexandra Road
shall be designed/constructed and provided with visibility
zones in accordance with the approved plans , all to be
permanently maintained to a specification to be agreed in
writing with the Local Planning Authority and the visibility
zones shall be kept permanently clear of any obstruction.
Reason: The above condition is required in order that the
development should not prejudice highway safety nor cause
inconvenience to other highway users.To satisfy the
requirements of policy MV8 of the Epsom and Ewell District Wide
Local Plan (May 2000).
(5)
No new development shall be occupied until space has
been laid out within the site in accordance with the
approved plans for maximum 7 cars and a minimum 7
cycles to be parked and for vehicles to turn so that they
may enter and leave the site in forward gear.
The
parking/turning area shall be used and retained exclusively
for its designated purpose.
Reason: The above condition is required in order that the
development should not prejudice highway safety nor cause
inconvenience to other highway users. To satisfy the
requirements of policy MV8 of the Epsom and Ewell District Wide
Local Plan (May 2000) and CS16 of the Core Strategy 2007.
(6)
No development shall start until a Method of Construction
Statement, to include details of:
(a) parking for vehicles of site personnel, operatives
and visitors
(b) loading and unloading of plant and materials
Page 2 of 13
ITEM 03
PLANNING COMMITTEE
5 DECEMBER 2013
13/00564/FUL
(c) storage of plant and materials
(d) programme of works (including measures for traffic
management)
(e) provision of boundary hoarding behind any
visibility zones
has been submitted to and approved in writing by the Local
Planning Authority. Only the approved details shall be
implemented during the construction period.
Reason: The above condition is required in order that the
development should not prejudice highway safety nor cause
inconvenience to other highway users.To satisfy the
requirements of policy MV8 of the Epsom and Ewell District Wide
Local Plan (May 2000).
(7)
Prior to the commencement of the development, full details
of works and measures to promote sustainability both
during and after construction, to include a minimum of 10%
of the total energy requirements to be provided from
renewable energy sources, shall be submitted to and
approved in writing by the Local Planning Authority. The
development shall then be carried out and maintained in
accordance with the approved details.
Reason: In order to promote sustainable construction and
development in accordance with Policy CS6 of the Epsom and
Ewell Local Development Framework Core Strategy July 2007.
(8)
Before the flats hereby approved are occupied the
approved provision on site for refuse storage and recycling
bins shall be implemented. Thereafter no change therefrom
shall take place without the prior written consent of the
Local Planning Authority.
Reason: In order that the development should take into account
the need to minimise the dispersal of waste and facilitates the
collection of recyclable waste in accordance with the provisions
of Policy CS6 of the Epsom and Ewell Adopted Core Strategy
2007.
(9)
The development hereby permitted shall be carried out in
accordance with the following approved plans:
A GA (00) 01 Existing and Proposed Site Plan
A GA (00) 02 Rev B Proposed Site Plan
A GA (10) 01 Rev E Proposed Undercroft and Ground Floor
Plans
A GA (10) 02 Rev D Proposed First and Second Floor Plans
A GA (11) 02 Rev C Proposed Elevations North and South
A GA (11) 03 Rev B Proposed Elevations East and West
A GA (12) 01 Proposed Section A-A
Reason: For the avoidance of doubt and in the interests of
proper planning as required by Policy BE1 (General Policy on the
Built Environment) and DC1 (General Policy) of the Epsom and
Ewell District Wide Local Plan (May 2000).
Page 3 of 13
ITEM 03
PLANNING COMMITTEE
5 DECEMBER 2013
13/00564/FUL
Informative(s):
1.
From the 6th April 2008, the Town and Country Planning
(Fees for Applications and Deemed Applications)
Regulations 2008 require that all requests for confirmation
of compliance with planning conditions require a fee
payable to the Local Planning Authority. An application to
the Local Planning Authority will be required using the new
national standard application forms. Printable forms, or
online
application
forms,
can
be
found
at
www.planningportal.gov.uk. The charge for this type of
application is £97.
2.
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 Local Transportation Service before any
works are carried out on any footway, footpath,
carriageway, verge or other land forming part of the
highway.
3.
Details of the highway requirements necessary for the
inclusion in any application seeking approval of reserved
matters may be obtained from the Transportation
Development Control Division of Surrey County Council
4.
The permission hereby granted shall not be construed as
authority to obstruct the public highway by the erection of
scaffolding, hoarding or other device or apparatus for
which a licence must be sought from the Highway Authority
Local Transportation Service.
5.
A pedestrian inter-visibility splay of 2m by 2m shall be
provided on each side of side of the access, the depth
measured from the back of the footway and the widths
outwards from the edges of the access. No fence, wall or
other obstruction to visibility between 0.6m and 2m in the
height above ground level shall be erected within the area
of such splays.
6.
The applicant is advised that as part of the detailed design
of the highway works required by the above condition(s),
the County Highway Authority may require necessary
accommodation works to street lights, road signs, road
markings, highway drainage, surface covers, street trees,
highway verges, highway surfaces, surface edge restraints
and any other street furniture/equipment.
7.
The Council confirms that in assessing this planning
application it has worked with the applicant in a positive
and proactive way, in line with the requirements of
paragraph 186-187 of the National Planning Policy
Framework 2012.
Page 4 of 13
ITEM 03
PLANNING COMMITTEE
5 DECEMBER 2013
8.
ITEM 03
This permission is granted on the basis that the
development either meets or does not significantly conflict
with the relevant policies of the Epsom and Ewell District
Wide Local Plan 2000, Local Development Framework Core
Strategy 2007 and does not cause demonstrable harm to
interests of acknowledged importance. The application was
considered having taken account of all material
considerations and all representations. The specific
policies of the Local Plan and Local Development
Framework Core Strategy taken into account were:
Policy BE1
Policy BE19
Policy NE7 and
NE8
Policy HSG11
Policy MV8
Policy DC1
Policy
DC13
and DC14
Policy CS1
Policy CS4
Policy CS5
Policy CS6
Policy CS12
9.
13/00564/FUL
General Policy on the Built Environment
Design of New Buildings
New Development
New Residential Developments
Parking Standards
General Policy
Residential
Infilling
and
Backland
Development
Creating Sustainable Communities
Open Space and Green Infrastructure
The Built Environment
Sustainability in New Developments
Developer Contributions to Community
Infrastructure
The applicant is required to restrict hours of construction
work to 07.30 to 18.30 hours Mondays to Fridays; 08.00 to
13.00 hours Saturdays with no work on Saturday
afternoons (after 13.00 hours), Sundays, Bank Holidays or
Public Holidays. Any work outside these hours which is
audible at the site boundary may result in formal action
under the Control of Pollution Act 1974.
Recommendation B:
In the event that the section 106 Agreement referred to in
Recommendation A not being completed by 28 February
2014, the Head of Planning and Building Control be
authorised to refuse the application for the following reason:
Without an appropriate agreement to secure infrastructure
improvements the proposal is contrary to the provisions of
Policy CS12 of the Epsom and Ewell adopted Core Strategy
2007
Summary
This application concerns demolition of the existing detached dwellinghouse (currently split into
2no. 2-bed flats) and the erection of a new three-storey development comprising 7 no new build
flats (1no. 1-bed, 5no. 2-bed and 1no. 3-bed apartments) with undercroft parking.
The application has been called to Committee by Councillor Jones.
Page 5 of 13
PLANNING COMMITTEE
5 DECEMBER 2013
13/00564/FUL
ITEM 03
CONSULTATIONS
The application was advertised by means of letters of notification to 23 neighbouring properties.
The applicant has displayed a site notice.
9 letters have been received from local residents and their comments are summarised below:
The proposal has the potential to generate a need for 14 parking spaces which for one
development is unacceptable.
The parking and access arrangements are inadequate. The car park would have only 7
parking spaces and it would be difficult to manoeuvre a vehicle into and out of the spaces and
to get out of or into a parked car. There is no provision for visitors or delivery vehicles. There
are double yellow lines on the road outside the site and there is currently a high demand for
on-street parking due to people visiting the nearby Old Cottage Hospital. .
Drivers exiting the underground car park on the ramp would have difficulty seeing oncoming
traffic and passing pedestrians.
The 5 ways junction (Mill Road/Church Road/Upper High Street/Alexandra Road) is an
extremely busy and dangerous junction. The proposed development would add further traffic
to an already complicated section of Alexandra Road.
The bollard outside the existing house restricts the flow of traffic.
There is an existing island right in front of number 3. Traffic coming down Alexandra Road is
often travelling above the speed limit and at this point is following a long sweeping downhill
bend which has a continuous blind spot on it.
The proposal conflicts with surrounding properties. The buildings on either side and further up
the road are mainly Edwardian/Victorian properties with pitched roofs, whereas the proposed
structure has a flat roof.
The size and height of the proposed building is out of keeping with neighbouring properties
and represents over-development of the site.
The overall appearance and character of the proposed building is out of keeping with the
properties in the conservation area just across the road.
The proposed building would go beyond the existing footprint. It would be a floor taller than
existing properties and have balconies, creating opportunities to overlook neighbouring
properties and their gardens.
Due to the height and position of the proposed development it would result in loss of outlook
for neighbouring residents and be overbearing and cause loss of light.
The proposed development may result in drainage and flooding problems.
This construction will most likely require an enormous amount of excavation of soil, pile driving
and a large amount of concrete for foundations. This will require a large amount of plant and
machinery to access the site on a very difficult and busy section of road and adjacent to a
notorious junction. Also, there is a risk that the foundations of existing properties would be
disturbed and these works would cause noise and disturbance.
At present, it can be quite a struggle to get an appointment with a GP at your desired day and
time. With this development potentially having 14 new residents, they are likely to want to
register with the GPs at the Old Cottage Hospital, which will increase the already stretched
workload that the GPs have to deal with.
College Ward Residents Association
We consider that planning permission should be refused. The proposal does not accord with
policies BE1, DC1 (I & II) and 14.3.3.
The proposed design (for example the flat roof) is out of keeping with the current character of
the area.
There will not be enough parking for a 14 bed building with associated visitors and deliveries
Page 6 of 13
PLANNING COMMITTEE
5 DECEMBER 2013
13/00564/FUL
ITEM 03
Increased traffic at a busy and often dangerous junction will make matters worse.
Due to the height of the proposed building there will be opportunities to overlook neighbouring
properties.
The dairy across the road has closed and the site is probably going to be developed. We urge
the Council to consider a unified planning strategy for the area.
Epsom Civic Society
We think that the proposed building is an interesting example of contemporary architecture.
However, we are of the opinion that the proposed building would be out of place in this location.
We are also concerned that there would be inadequate parking provision and about the traffic to
and from the underground car park.
Heritage Planning Officer
The scheme is unashamedly contemporary and I think that this is one of its strengths. The
surrounding housing on Alexandra Road is fairly non-descript and mixed in terms of style and
design ranging from three storey blocks of flats to two storey houses, the area is outside the Pikes
Hill Conservation Area and any development on this site will not have any impact on it; it would be
a wasted opportunity if we were to ask the architects to produce a pastiche building.
The proposed building does respond to its context in terms of height and proportion, the front
elevation is broken up by the protruding bays, which gives it a more domestic scale and the use of
brick as the main materials will tie the building into the local context. The height and scale of the
building do not appear to be over dominant in the street and reflect other blocks nearby.
New buildings should positively enhance an area and provide visual interest for onlookers, the
proposed block of flats has been designed with protruding bays and recessed openings and
balconies which not only serve to break up the mass of the façade but provide visual interest for
those passing by. Materials appear to have been considered as an integral part of the design
process and the architects have chosen a buff brick as the main material which, with its varying
colours, will reflect the surrounding brick buildings, the translucent glass panel system will add
interest to the building and break up the mass of the façade. Powder coated grey/black windows
are entirely appropriate for a building of this design. I would recommend a condition requiring
submission of materials in the event of an approval.
The proposed building is set back from the edge of the pavement and whilst the photomontage
shows a wall with the name of the building attached, I couldn’t see a landscaping plan showing
what is proposed for this area. In the event of an approval a condition requesting details of this
should be submitted and approved.
I have no objections to this application and it is my opinion that attention has been given to both
form and detail producing a building that will sit well in its context.
SCC Highways Officer
The proposed development has been considered by the County Highway Authority who have no
highways objections. If planning permission is granted the Highway Authority recommends that
conditions (4), (5) and (6) be imposed.
Transport and Waste Services Manager
He has confirmed that the proposed bin store which would include one 180 L bin, five 240L bins
and two 1100L euro bins is acceptable.
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ITEM 03
FURTHER RELEVANT INFORMATION
Site Details
The existing building comprises 2 large, 2 bedroom flats, one at ground floor (no. 3) and one at
first floor (no. 3A) The property is of relatively grand proportions with the floor to ceiling heights
estimated to be in the region of 3m. There are also a series of lean-to and flat roof extensions to
the rear, side access to flat no. 3A and two single garages to the West. The varying additions
leave the building mass feeling discordant with varying pitches and differing colours of masonry.
The facades are in need of repainting and in a poor state of repair.
Alexandra Road forms a portion of the A2022 which at the junction of Mill Road becomes Upper
High Street. The street is comprised of a variety of domestic / commercial and mixed use
developments and as such the character of the street is very varied.
1 Alexandra Road (Wadcroft Court) comprises 6 flats, mostly 2 bedroom over three storeys.
Adjacent to no 1 sits 1A, a good sized detached, 4 bedroom, family house. A Chiropractic Clinic
occupies the ground floor of No. 5 Alexandra Road with the remainder in residential use. No. 7 is a
3 storey block of 6 flats.
Opposite the site are a variety of low lying, single storey pitched roof industrial units which were
last used as a Dairy Crest depot.
The variety of usage and occupation means that the street lacks any real sense of vernacular with
no set typology dominant. The street has the character of an arterial route rather than a domestic
street with dominant street frontages and large scale units.
The site rises steeply from west to east along Alexandra Road with some 2m rise in ground floor
level between the property at No. 1A to that at No. 5.
Relevant Planning History
11/00261/PREAPP: Demolition of existing properties and erection of 9 residential units comprising
8 houses and 1 flat with integral garage
12/00892/FUL (Withdrawn): Demolition of an existing property currently divided into two flats, and
erection of a new apartment block comprising 7 x 2-bed units and 1 x
1- bed unit (amended description 26.11.12)
The Proposal
It is proposed to demolish the existing detached dwellinghouse (currently split into 2no. 2-bed flats)
and erect a three-storey development comprising 7no new build flats.
The flats would have open plan living kitchen arrangements and the master bedrooms would have
an en-suite. At ground floor there would be two 2 bedroom flats and one 1 bedroom affordable unit
(flat 7) which would have its own parking space and separate pedestrian access. On the first floor
there would be three 2 bedroom flats and on the second floor there would be one 3 bedroom flat.
To the West of the site a ramp would lead down to proposed undercroft car parking which would
include 6 parking spaces and a 5m diameter turntable to enable drivers to turn and leave the car
park in forward gear. It would also include cycle parking spaces access through to the rear garden.
A lift and stairs would give access from the car park to flats 1 to 6. A ramp is proposed up to the
main pedestrian entrance for flats 1 to 6. A bin store is proposed on the west side of the site next
to the gable wall of flat 1 with level access to Alexandra Road for collection of bins by the refuse
disposal service.
Page 8 of 13
PLANNING COMMITTEE
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ITEM 03
Planning Policy
Epsom and Ewell District-Wide Local Plan 2000
General Policy on the Built Environment
Policy BE1
Design of New Buildings
Policy BE19
New Development
Policy NE7 and NE8
New Residential Developments
Policy HSG11
Parking Standards
Policy MV8
General Policy
Policy DC1
Residential Infilling and Backland Development
Policy DC13 and DC14
Local Development Framework – Core Strategy 2007
Creating Sustainable Communities
Policy CS1
Open Space and Green Infrastructure
Policy CS4
The Built Environment
Policy CS5
Sustainability in New Developments
Policy CS6
Developer Contributions to Community Infrastructure
Policy CS12
Development Management Policies Document – Pre-submission Draft 2013
Biodiversity and New Development
Policy DM4
Townscape Character and Local Distinctiveness
Policy DM9
Design Requirements for New Developments(including House
Policy DM10
Extensions)
Housing Density
Policy DM11
Housing Standards
Policy DM12
Building Heights
Policy DM13
Environmentally Sustainable Development Standards/Renewable
Policy DM20
Energy
Housing Mix
Policy DM22
Parking Standards
Policy DM 37
Supplementary Planning Guidance 2003
Single Plot and other types of Residential Infill Development
Supplementary Planning Document 2010
Developer Contributions
Supplementary Planning Document 2012
Sustainable Design
PLANNING CONSIDERATIONS
Principle of Development
The application site is located in the built-up area of Epsom. It is previously developed land and in
a sustainable location close to Epsom town centre. It is not within a conservation area and the
existing building is not listed. Therefore the proposal is acceptable in principle.
Layout, Design and Scale
The buildings in Alexandra Road are a variety of ages, styles, heights and external appearance.
The street is comprised of a variety of domestic, commercial and mixed use developments and as
such the character of the street is very varied. The street lacks any real sense of vernacular with
no set typology dominant. The street has the character of an arterial route rather than a domestic
street with dominant street frontages and large scale units.
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ITEM 03
The form of the proposed building is broken into a series of 5 vertical elements on the front façade.
2 protruding bays would give the mass a domestic scale; the architect’s over-arching aim has been
to design the building to have the outward appearance of being a single abode. The vertical forms
are then broken down with recessed openings and balconies which would aid in blending the
building into the current streetscape with the flank wall to no.1A only being two storeys so as not to
overshadow the neighbour. The principal elevation accents the sweeping nature of the street as it
rises up the hill.
The Heritage Officer has commented that the proposed building does respond to its context in
terms of height and proportion. She accepts that because the front elevation is broken up by the
protruding bays, it does have a more domestic scale. It is proposed to use buff facing bricks as the
main material for the external walls and the Heritage Officer believes that this will tie the building
into the local context. She considers that the height and scale of the building would not be over
dominant in the street and reflect other blocks nearby. The proposed block of flats with its
protruding bays and recessed openings and balconies which not only serve to break up the mass
of the façade would provide visual interest for those passing by.
The Heritage Officer has commented that the use of powder coated grey/black windows (as is
proposed) is appropriate for a building of this design.
She considers whilst the proposed building is a contemporary form of development its design is
high quality and high quality materials are proposed, and it would contribute positively to the wider
area. She has recommended that if planning permission is granted a condition (condition 2) be
attached requiring the submission and approval of details of all external materials before the
development is commenced.
Impact on Neighbour Amenity
The west elevation of the proposed building would face no. 1a Alexandra Road, a detached house.
The separation would be 3m and no windows are proposed in this elevation. The height of the
proposed building on its west side would be 7.15m above the “assumed” street level. At 1a
Alexandra Road there is a door and 2 windows at ground floor level and at first floor level there are
2 windows in the elevation facing the application site. None are to habitable rooms. The rears of
proposed flats 1 and 3 would extend 1.892m beyond the back of 1a Alexandra Road. The rears of
flats 2, 4 and 6 would extend 10.8 m from the back of 1a Alexandra Road and would not go
beyond a 45 degree angle measured from the closest ground floor window in the rear elevation of
1a Alexandra Road. A secondary window to flats 2 and 4 would face the garden of 1a Alexandra
Road, 9.5m from the boundary. It is not considered these proposals would result in loss of privacy
and, because the proposed building would be to the east and extend to the north of 1a Alexandra
Road and the separation from the boundary, the proposed development would not be overbearing
or cause loss of light for the occupiers of 1a Alexandra Road.
The east elevation of the proposed building would face no.5 Alexandra Road, a detached building
which includes a Chiropractic Clinic and a dwelling. The height of the proposed building on its east
side would be 8.9m above the “assumed” street level. There would be no windows in the east
facing elevation of the building. The side elevation of flat 7 would be 6m from the west facing
elevation of 5 Alexandra Road and the side elevation of flats 2, 4 and 6 would be between 6.7m
and 8.7m from the west facing elevation of 5 Alexandra Road. The west facing elevation of 5
Alexandra Road contains a number of windows (at ground floor 2 windows and a door – it is not
thought these are to habitable rooms) at first floor to a staircase and a bathroom and three
windows providing light to accommodation in the roofspace. The proposed development would not
result in loss of privacy and, because of the proposed separation from the boundary with no 5
Alexandra Road the proposed building would not be overbearing or cause loss of light for the
occupiers of no.5 Alexandra Road.
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PLANNING COMMITTEE
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13/00564/FUL
ITEM 03
On the rear (north facing) elevation of the proposed building there would be living/dining room
windows to flats 2, 4 and 6 and bedroom windows to all flats. Flats 4 and 6 would have balconies
on the rear elevation facing the communal amenity area. From the balcony to flat 6 there would be
obstructions preventing direct overlooking of the rears of nos 1a and 5 Alexandra Road. From the
balcony to flat 4 there would be a side view onto the rear garden of 1a Alexandra Road and an
oblique view of the back of the house. The distance to the nearest property to the north-west (2
Mill Road which is subdivided into flats) is over 20m. There are no buildings immediately to the
north of the application site. It is not considered these proposals would be harmful to the privacy of
the occupiers of the neighbouring properties and the building would not result in loss of light or be
overbearing for the occupiers of 2 Mill Road.
At the front the proposed building would face onto a vacant dairy depot.
Amenity Space
At the rear of the flats the existing large garden would be converted into a landscaped, communal
amenity space for use by all the occupiers of the proposed flats. Flats 1 and 2 would be provided
with semi-private terraces at the rear. Flats 4 and 6 would be provided with balconies and the
other first and second floor flats would have large openable windows to give an “inside/outside”
feel. It is considered that proposed level of private amenity space for the flats is acceptable.
Parking and Access
The application proposes that 6 parking spaces would be provided in an undercroft car park. The
spaces would be 4.8 metres long and range in width form 2.4m to 2.7m. To enable drivers to turn
and leave the car park in forward gear a 5m diameter turntable is to be provided in the
manoeuvring space. A 2.4m x 50m visibility splay would be provided at the entrance/exit to the car
park.
The proposed affordable flat would have its own parking space constructed at a right angle to
Alexandra Road, immediately in front of the flat. The space would be 5m long and 3m wide, and
there would be a separate path to the front door. A vehicle parked in the space should not
therefore overhang the pavement or obstruct access to the flat’s front door. A 2.4m x 50m visibility
splay is to be provided.
The Highway Authority has no objections to these proposals on highways safety, capacity or policy
grounds and recommends that if planning permission is granted conditions should be attached
requiring implementation of the submitted details, the visibility splays to be kept permanently clear
of any obstruction, parking spaces to be provided for 7 cars, the turning facility in the undercroft
car park to be provided so that vehicles can leave the site in forward gear and a parking facility for
a minimum of 7 cycles to be provided.
Objectors have made a number of highways related comments:
•
The car parking provision would be inadequate.
Response: The proposed parking provision is in accordance with the Surrey County Council
Vehicular and Cycle Parking Guidance.
•
It would be difficult to manoeuvre a vehicle into and out of the spaces and to get out of or
into a parked car.
Response: The normal size of a parking space is 4.8m long and 2.4 m wide. None of the
proposed parking spaces would be below these measurements and some would exceed them.
The agent has amended the application to include a turntable to make it easy to turn a vehicle and
drive out of the car park in forward gear.
•
Drivers exiting the underground car park on the ramp would have difficulty seeing
oncoming traffic and passing pedestrians.
Response: The Highway Authority has required the proposal to be amended to include adequate
visibility splays and a condition is recommended to keep the visibility splays clear of obstructions.
Page 11 of 13
PLANNING COMMITTEE
5 DECEMBER 2013
13/00564/FUL
ITEM 03
•
The existing highway conditions are unsafe.
Response: The Highway Authority considers the existing highway conditions are satisfactory.
Cycle Parking
10no. Sheffield stand cycle parking spaces are to be provided within the secured undercroft carparking area which satisfies the Highway Authority’s requirements.
Section 106 Contributions
The scale of the proposed development triggers the following contributions:
Education (Primary & Secondary)
Transport (O/s Town Centre)
Libraries
Open Space – Children & Young People
Open Space – Parks and Gardens
Open Space – Amenity Green Space
Open Space - Outdoor Sports Facilities
Environmental Improvements
Recycling
Sub Total
Monitoring Charge 5%
Total contributions sought
£15,438.28
£7624.00
£526.24
£200.20
£331.76
£629.20
£5233.80
£2860.00
£180.00
£81,643.85
£4,082.19
£85,726.04
The applicant has agreed to make payments regarding developer contributions amounting to
£85726.04, including a monitoring charge, in line with the adopted SPD Developer Contributions.
Sustainability Measures
In accordance with policy CS6 of the Core Strategy new development should result in a
sustainable environment and reduce, or have a neutral impact upon, pollution and climate change.
The Sustainable Design Supplementary Planning Document sets out advice and the information
required to assess whether a proposal constitutes sustainable development. All new development
should ensure they minimise use of energy by incorporating energy efficient design measures.
The agent has not stated what level rating it is proposed to achieve under the “Code for
Sustainable Homes”. However, he has stated in the Design and Access Statement that a 10%
reduction in CO2 output will be achieved and at least 10% of the predicted energy needs of the
dwellings would come from renewable sources, which will be achieved through the use of MHVR
units and solar thermal. In addition, the agent has confirmed the new building would be built in line
with modern Building Regulations resulting in a much more energy efficient building than the
existing building.
A condition (condition 7) is recommended to secure compliance with the Council’s sustainability
policy.
Landscaping
As well as the landscaping proposals for the communal space behind the proposed flats, it is
proposed to provide a landscaped, ramped pedestrian entrance with planters and sculpted trees,
shrubs and grasses. Where appropriate soft landscaping will be used to re-enforce boundaries
and achieve privacy without the need for domineering fences and railings. A condition (condition 3)
is recommended to secure details of the proposals and the implementation and maintenance of an
agreed scheme.
Refuse
Page 12 of 13
PLANNING COMMITTEE
5 DECEMBER 2013
13/00564/FUL
ITEM 03
It is proposed to provide a bin store next to the side elevation of flat 1. It would include one 180 L
bin, five 240L bins and two 1100L euro bins. It would be screened so it could not be seen from the
street. A 1.7m wide gate would provide access to the bin store and there would be a ramped
access from the street. The Council’s Transport and Waste Services Manager is satisfied with the
proposal.
The affordable unit would be provided with a sheltered bin store for a 140L Wheelie Bin &
recycling next to the flat entrance. (Condition 8)
Article 2(3) Development Management Procedure (Amendment) Order 2012
Working in a positive/proactive manner
In assessing this application, officers have worked with the applicant in a positive and proactive
manner consistent with the requirements of paragraphs 186-187 of the NPPF. This included the
following:a)
b)
c)
d)
Provided pre- application advice to seek to resolve problems before the application was
submitted and to foster the delivery of sustainable development.
Provided feedback through the validation process including information on the website, to
correct identified problems to ensure that the application was correct and could be
registered.
Have negotiated amendments to the scheme to resolve identified problems with the
proposal and to seek to foster sustainable development.
Have proactively communicated with the applicant through the process to advise progress,
timescales or recommendation
Summary and Recommendation
The proposed building would sit well in its context. The proposed height and proportions, and the
design, would create interest in the street and give the building a domestic scale. There would be
a communal amenity space for use by the residents of the proposed development. Due to the
thought given to the design and layout of the proposed building, the development would not be
harmful to the amenities of local residents. There would be sufficient parking provision within the
site and a safe access would be provided. The applicant has agreed to make contributions through
a Section 106 in line with the adopted SPD Developer Contributions.
The proposal is therefore recommended for APPROVAL subject to the above conditions and
completion of a Section 106 Agreement.
Contact: David Townsend
Page 13 of 13
© Fletcher Crane Architects Ltd
Mill R
Mill R
oad
oad
Figured dimensions only are to be taken from this drawing.
All dimensions are to be checked on site before any work is put in hand.
Where applicable this drawing must be read in conjunction with
additional information prepared by Fletcher Crane Ltd and/ or others.
1
1a
3
1
5
Alexan
1a
3
5
Alexan
dra Ro
dra Ro
ad
ad
Mark
Revision
Drawn
Date
Checked
FLETCHER CRANE
A R C H I T E C T S
Studio 3, Pond Way, Teddington, Middlesex, TW11 9LH. T: 020 8943 4664
Client's name
Mr Kennedy
Existing Site Plan
Job title
Proposed Site Plan
3 Alexandra Road, Epsom
New Apartments
Drawing title
Existing & Proposed Site Plan
Scale
1 : 500 @ A1; 1: 1000 @ A3
metres
20
Drawn
Checked
Job No
Drawing No
N
Date
June 13
1034
Status
PLANNING
A GA(00) 01
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© Fletcher Crane Architects Ltd
Figured dimensions only are to be taken from this drawing.
All dimensions are to be checked on site before any work is put in hand.
Where applicable this drawing must be read in conjunction with
additional information prepared by Fletcher Crane Ltd and/ or others.
N
A
A
Red hatch denotates previous application footprint
Line of existing building
20
M
22
2000
M
Access to
garden from
car park
Living / Dining
FLAT 2
3.4
GIA = 788sqft
9.5M
Kitchen
Access
to
Garden
8.1M
Bedroom 2
Bedroom 1
135
Lift
1892
2700
25
2400
45
4800
1500
2M
En-Suite
Bedroom 1
Lift
Bedroom 2
Shower
3M
2400
5
6M
Store
Bathroom
Kitchen
Undercroft Car Park
TF
C
Basement parking amended
TF
03.10.13
TF
B
Title updated, Dims added
TF
14.08.13
A
Further footprint reduction at each level TF
21.05.13
Mark
Revision
Drawn
Date
TF
TF
Checked
Mr Kennedy
FLAT 7
140L bin
Entrance
to Car Park
Job title
2M
2M
2M
drop
kerb
A
3 Alexandra Road, Epsom
New Apartments
Affordable
Entrance
Drawing title
2M
Undercroft and Ground Floor Plans
2M
2M
drop
kerb
A
TF
21.10.13
Client's name
Entrance
2M
7
20.11.13
TF
Studio 3, Pond Way, Teddington, Middlesex, TW11 9LH. T: 020 8943 4664
Bathroom
2700
bespoke 1700mm wide hardwood gate with
horizontal timber slats galvanised frame,
side hung with rolling wheel to allow full
unpeded access to the wheelie bins
TF
Car turntable intorduced
A R C H I T E C T S
Living / Dining
Kitchen
7.6M
2400
bespoke 1700mm wide hardwood gate with
horizontal timber slats galvanised frame,
side hung with rolling wheel to allow full
unpeded access to the wheelie bins
Refuse shown
D
FLETCHER CRANE
Living / Dining
GIA = 472sqft
Level access from
road to bin store
Ramp
Bedroom 1
E
No 5
4800
Cycle parking
Landing
GIA = 809sqft
2M
6
approx.
800mm
En-Suite
3753
6025
4
180L bin 240L bin 240L bin 240L bin 240L bin 1100L euro bin 1100L euro bin
No 1
4800
Undercroft Car Parking
Indicative layout
FLAT 1
UP
UP
5m diameter
'spin-it' car
turnable
2300
UP
3
2
7.0M
1
drop
kerb
Scale
1 : 100 @ A1; 1: 200 @ A3
drop
kerb
metres
Drawn
Ground Floor Plan
10
Checked
Date
SH
TF
Job No
Drawing No
Rev
A GA(10) 01
E
1034
Status
PLANNING
June 13
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© Fletcher Crane Architects Ltd
Figured dimensions only are to be taken from this drawing.
All dimensions are to be checked on site before any work is put in hand.
Where applicable this drawing must be read in conjunction with
additional information prepared by Fletcher Crane Ltd and/ or others.
63.2m Parapet
62.7m SF Ceiling
60.2m SF Floor
59.9m FF Ceiling
57.4m FF Floor
57.1m GF Ceiling
54.6 GF Floor
1 Alexandra Road - Building Outline
52.1m Undercroft
1a Alexandra Road - Building Outline
+50m Datum
Western Elevation
63.2m Parapet
62.7m SF Ceiling
60.2m SF Floor
59.9m FF Ceiling
B
A
Further footprint reduction at each level SH
Elevations updated
SH
Mark
Revision
Drawn
21.05.13
16.11.12
Date
TF
TF
Checked
FLETCHER CRANE
A R C H I T E C T S
Studio 3, Pond Way, Teddington, Middlesex, TW11 9LH. T: 020 8943 4664
57.4m FF Floor
57.1m GF Ceiling
Client's name
Mr Kennedy
5 Alexandra Road - Building Outline
1.8m Boundary
Job title
54.6 GF Floor
3 Alexandra Road, Epsom
New Apartments
Drawing title
52.1m Undercroft
Proposed Elevations
East & West
+50m Datum
Scale
Eastern Elevation
1 : 100 @ A1; 1: 200 @ A3
metres
Drawn
5
Checked
Date
SH
TF
Job No
Drawing No
Rev
A GA(11) 03
B
1034
Status
PLANNING
June 13
© Fletcher Crane Architects Ltd
Figured dimensions only are to be taken from this drawing.
All dimensions are to be checked on site before any work is put in hand.
Where applicable this drawing must be read in conjunction with
additional information prepared by Fletcher Crane Ltd and/ or others.
A
FLAT 2
FLAT 1
No 1
No 5
Entrance
FLAT 7
Affordable
Entrance
Entrance
to Car Park
A
Section Location Plan
63.2m Parapet
62.7m SF Ceiling
60.2m SF Floor
59.9m FF Ceiling
Mark
Revision
Drawn
Date
Checked
57.4m FF Floor
57.1m GF Ceiling
FLETCHER CRANE
A R C H I T E C T S
54.6 GF Floor
Studio 3, Pond Way, Teddington, Middlesex, TW11 9LH. T: 020 8943 4664
droom
2.1m hea
3m @ 1 in 12
line @
max inc
52.1m Undercroft
1 in 6
Client's name
Mr Kennedy
3m @ 1 in 12
Job title
3 Alexandra Road, Epsom
New Apartments
+50m Datum
Proposed Section A-A
Drawing title
Proposed Section A-A
Scale
1 : 100 @ A1; 1: 200 @ A3
metres
Drawn
5
Checked
SH
TF
Job No
Drawing No
1034
Status
PLANNING
A GA(12) 01
Date
June 13
Rev
© Fletcher Crane Architects Ltd
site boundary
site boundary
Figured dimensions only are to be taken from this drawing.
All dimensions are to be checked on site before any work is put in hand.
Where applicable this drawing must be read in conjunction with
additional information prepared by Fletcher Crane Ltd and/ or others.
65.95
65.31
64.12
63.77
63.2m Parapet
62.7m SF Ceiling
61.98
60.85
60.2m SF Floor
59.9m FF Ceiling
57.4m FF Floor
57.1m GF Ceiling
54.6 GF Floor
Assumed Existing Street Level
1A Alexandra Road
3 Alexandra Road
5 Alexandra Road
7 Alexandra Road
+50m Datum
site boundary
Northern Elevation (Alexandra Road)
site boundary
1 Alexandra Road
52.1m Undercroft
64.12
C
Heights to existing dwellings added
SH
14.08.13
B
Further footprint reduction at each level SH
21.05.13
A
Elevations updated
SH
16.11.12
Mark
Revision
Drawn
Date
TF
TF
TF
Checked
63.2m Parapet
62.7m SF Ceiling
61.98
FLETCHER CRANE
A R C H I T E C T S
60.2m SF Floor
59.9m FF Ceiling
Studio 3, Pond Way, Teddington, Middlesex, TW11 9LH. T: 020 8943 4664
Client's name
Mr Kennedy
57.4m FF Floor
57.1m GF Ceiling
Job title
3 Alexandra Road, Epsom
New Apartments
54.6 GF Floor
Drawing title
Assumed Existing Street Level
Proposed Elevations
North & South
52.1m Undercroft
Scale
5 Alexandra Road
3 Alexandra Road
1A Alexandra Road
+50m Datum
1 Alexandra Road
1 : 100 @ A1; 1: 200 @ A3
metres
Southern Elevation (Rear Garden)
Drawn
5
Checked
Date
SH
TF
Job No
Drawing No
Rev
A GA(11) 02
C
1034
Status
PLANNING
June 13