APPENDIX A SURBITON PLANNING SUB- … A - Planning... · detached garage and formation of new...

APPENDIX A

SURBITON PLANNING SUB- COMMITTEE

THURSDAY 25 OCTOBER 2007 REPORT BY

SERVICE DIRECTOR (PLANNING AND TRANSPORTATION) PLANNING APPLICATIONS

INDEX

ITEM NO

REGISTER NO

ADDRESS DESCRIPTION RECOMMENDATION PAGE NO

SUR Agenda 25-10-2007 (S)

A1 07/16301 Southwood Activity Centre, On Open Land Adjacent To Elm Close, Malden Way, New Malden

Erection of detached log cabin adjacent to Hogsmill for use by Scouts

PERMIT A1

A2 07/16421 Tudor Lodge, 8 Oakhill Road, Surbiton, KT6 6EH

Erection of 2 storey side and rear extension and external alterations to facilitate the conversion into 1 x 1 studio and 3 x 1 bedroom and 5 x 2 bedroom self contained flats

SUBJECT TO LEGAL AGREEMENT PERMIT

A9

APPENDIX A




INDEX

ITEM NO

REGISTER NO



A3 07/16484 Car Compound, 2a Ellerton Road, Surbiton, KT6 7TX

Development of mixed used part three part four storey building comprising retail floorspace on the ground floor and 9 x 1 bed and 13 x 2 bedroom flats and 1 x 3 bedroom (including 8 affordable units) with 27 car parking spaces provided within a basement car park and a further five car parking spaces at ground level


A20

A4 07/16487 St Andrews Church, Maple Road, Surbiton, KT6 4AB

Demolition of existing vestry and erection of an extension to provide meeting rooms and associated church facilities

PERMIT A41

A5 07/16491 St Marks Church, St Marks Hill, Surbiton, KT6 4LS

Erection of a new parsonage with detached garage and formation of new access to St Marks Hill


A51

APPENDIX A




INDEX

ITEM NO

REGISTER NO



A6 07/16486 St Marks Church, St Marks Hill, Surbiton, KT6 4LS

Erection of a church hall and associated church facilities

PERMIT A62

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SURBITON PLANNING SUB-COMMITTEE

25TH OCTOBER 2007

REPORT BY THE

SERVICE DIRECTOR (PLANNING AND TRANSPORTATION)

PLANNING APPLICATIONS

All recommendations for planning permission in this section are automatically subject to the condition limiting the duration of the permission required by Sections 91 and 92 of the Town and Country Planning Act (as amended) 1990 unless permission is to be granted for a limited period or unless there is a specific recommendation that the period for such duration be other than the period referred to in the standard condition. All background papers are incorporated into Planning Application Reports.

The policies listed are those from the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

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Surbiton Planning Sub -Committee

Date of Meeting: 25/10/2007

A1 REGISTER NO: 07/16301/FUL

ADDRESS: SOUTHWOOD ACTIVITY CENTRE, ON OPEN LAND ADJACENT TO ELM CLOSE, MALDEN WAY, NEW MALDEN

(c) Crown Copyright. All right reserved. Royal Borough of Kingston 2007. Licence number 100019285.

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WARD: Alexandra

DESCRIPTION OF PROPOSAL: Erection of detached log cabin adjacent to Hogsmill for use by Scouts

PLAN TYPE: Full Application

EXPIRY DATE: 29/11/2007

APPLICANT'S PLAN NOS:

OS extract Received 06/06/2007

Side elevations Received 06/06/2007

Front and rear elevations Received 06/06/2007

Floor plans Received 06/06/2007

Flood Risk Assessment Report Received 02/10/2007

DEVELOPMENT PLAN: Mayor for London - The London Plan Royal Borough of Kingston upon Thames -Unitary Development Plan First Alteration

UDP POLICIES

BE9 Trees and Soft Landscaping

BE11 Design of New Buildings and Extensions

BE12 Layout and Amenity of Buildings and Extensions

H1 Protection of Residential Amenities

OL11 Sites of Nature Conservation Importance

OL18 Flooding

OL4 Metropolitan Open Land

OL5 New Buildings in the Green Belt and Metropolitan Open Land

RES3 Determination of Planning Applications

RL2 New Indoor Recreation and Leisure Uses

STR7 Safeguarding and Enhancing Open Land

Development Plan: Mayor for London - The London Plan

Royal Borough of Kingston upon Thames -Unitary Development

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BASIC INFORMATION:

Total Site Area 0.1sq m

Total Floor Area 20sq m

Consultations

Highways and Transportation – No objection

Environment Agency- Advises that the site is within a flood risk zone and that the cabin should not be sited closer than 8 metres from the edge of the Hogsmill. The applicants have submitted a Flood Risk Assessment as required by EA. The EA’s response to this FRA will be reported.

Trees and Landscape Section – No objection

Thames Water Utilities –Advises that no building should take place within 3 metres of a public sewer

Borough Valuer – No observations but advises that the land is leased from the Council and that the Council’s consent as landlords will be required for the proposed work

28 neighbouring properties were consulted.

3 letters received, all the letters express concern about additional parking in Elm Close and inconvenience to residents, one in addition objecting on grounds of loss of privacy.

Site and Its Surroundings

1. The site is located at the end of Elm Close which provides the main access to the Royal Kingston Scout Headquarters. The site adjoins the Hogsmill River and also has a gated (normally locked) entrance from Tolworth Rise South. There is a scout hall and other smaller storage buildings on the site set within a grassed area amid trees fringing the Hogsmill River.

2. The site adjoins a bungalow on each side of the end of Elm Close. The site is within the Metropolitan Open Land and is also within a Local Nature Reserve as defined by the UDP.

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Relevant Planning History

3. None directly relevant. The proposal would find an alternative site for a log cabin which was erected without planning permission at 20 Croylands Drive but has been removed following successful enforcement action. The owner of that property has offered the log cabin to the Scouts for their own use

The Proposal

4. The application proposes the siting of a log cabin for use by the Scouts. The building is wooden and has a shallow pitched roof. It has a floor area of 20 square metres and has a maximum height of 3 metres. It is to be sited next to a group of small buildings in the middle of the site.

Considerations

5. The main planning issues are considered to be the following:

• The acceptability of the development in the Metropolitan Open Land

• The impact of the development on character and appearance of the area

• Impact on residential amenity

• The appropriateness of the development in the light of the flood risk

• Effect on trees

• Effect on habitats

The acceptability of the development in the Metropolitan Open Land

6. The hall is long established, having been provided as a community hall in the 1950s. Therefore although this use is not one of the uses that is regarded as appropriate to the Metropolitan Open Land, the Scouts use of the site includes outdoor activities and the proposed log cabin would complement this use. As such it is concluded that the log cabin would not harm the purposes of the Metropolitan Open Land.

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The impact of the development on character and appearance of the area

7. The siting of the cabin amongst trees would ensure that it would not be a prominent feature. It would be glimpsed from the public open space on the opposite side of the Hogsmill River. It is therefore concluded that the log cabin would not harm the openness of the MOL.

Impact on residential amenity

8. The log cabin would be sited adjacent to the Hogsmill and as such would around 35 metres from the side boundaries of the adjoining residential properties in Elm Close. It would not therefore be visually intrusive and its use would be unlikely to cause undue noise and disturbance. As the cabin would be ancillary to the existing Scout use, it is unlikely to generate additional on-street parking problems.

The appropriateness of the development in the light of the flood risk

9. It is a requirement of PPS25-Development and Flood Risk that a sequential risk-based approach is applied to all new development. The purpose of the sequential test, particularly in the case of major developments, such as the current application, is to ensure that it has been demonstrated that there are no reasonably available sites in areas with a lower probability of flooding that would be appropriate to the type of development or land use proposed. The aim is to direct development to sites at the lowest probability of flooding from all sources. The application site lies largely within Flood Zone 3 (relating to the Hogsmill River), which is the zone with the highest probability of flooding. The proposed log cabin is classified by PPS 25 as a ‘less vulnerable’ development, which can be allowed within FZ3 subject to an appropriate assessment of the flood risk involved.

10. The applicant’s Flood Risk Assessment addresses this issue. Subject to the response of the EA it is concluded that the proposed log cabin is unlikely to increase flood risk.

Effect on Trees

11. The log cabin would not require the removal of trees.

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Effect on habitats

12. As the cabin would not require removal of trees and is to be sited within a maintained grass area, it is concluded that its siting would not harm habitats within the Local Nature Reserve.

Sustainability

13. The siting of the cabin complies with a fundamental principle of sustainable development and waste management to resources wherever possible.

Recommendation:

REASON FOR APPROVAL

The proposal would not harm the purposes and openness of the Metropolitan Open Land. The proposal would not harm residential amenity and would not increase risk of flooding. The proposal would not require removal of trees nor would harm nature habitats. The proposal would involve a sustainable form of development. For these reasons the proposal complies with policies H1, BE9, BE11, BE12, OL4, OL5, OL11, OL18, T20, and RES3 of the Unitary Development Plan First Alteration.

APPROVE Subject to the following conditions:

1. The development hereby permitted shall be commenced within 3 years from the date of this decision.

Reason: In order to comply with Section 91 of the Town and Country Planning Act, 1990. (As amended)

2. Details of the siting of the proposed log cabin shall be submitted to and approved by the Local Planning Authority before development commences The siting of the log cabin shall be no nearer than 8 metres from the Hogsmill River.

Reason: In the interests of the amenities and appearance of the area.

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3. The accommodation hereby permitted shall be occupied solely for purposes incidental to the occupation and enjoyment of the application property as a Scout headquarters and shall not be used as overnight living accommodation.

Reason: In the interests of the amenities of adjoining residential properties and in order to minimise flood risk in accordance with Policies BE12 (Layout and Amenity of Buildings and Extensions) and (H1 (Protection of Residential Amenities) and OL18 (Flooding) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

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Surbiton Planning Sub -Committee



ADDRESS: TUDOR LODGE, 8 OAKHILL ROAD, SURBITON, KT6 6EH


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WARD: Surbiton Hill

DESCRIPTION OF PROPOSAL: Erection of 2 storey side and rear extension and external alterations to facilitate the conversion into 1 x 1 studio and 3 x 1 bedroom and 5 x 2 bedroom self contained flats




2830/13b Received 20/08/2007

OS extract Received 03/08/2007

2830/01 Received 03/08/2007

2830/02 Received 03/08/2007

2830/04 B Received 03/08/2007

2830/05 A Received 03/08/2007

2830/06 A Received 03/08/2007

2830/07 Received 03/08/2007

2830/08 Received 03/08/2007

2830/09 Received 03/08/2007

2830/10 Received 03/08/2007

2830/11 Received 03/08/2007

2830/12 Received 03/08/2007

Legal Agreement dated 10 September 2007 Received 11/09/2007


UDP POLICIES

BE3 Development in Conservation Areas

BE8 Buildings of Townscape Merit


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H5 New Residential Development

H6 Residential Density

H7 Residential Conversions and Houses in Multiple Occupation

STR6 Conserving and Enhancing the Built Environment

T1 Transport Safety

T20 Compliance with Car and Cycle Parking Standards

BASIC INFORMATION:

Total Site Area 634sq m


Density 315

Dwellings 9

Habitable rooms 23

No.oF Units 9

Car Parking: required 3

Car Parking: proposed 3

Consultations

Highways and Transportation – shortfall in off-street parking requirements meaning car capping legal agreement required; local area is designated as a CPZ

Borough Cycling Officer – welcomes the inclusion of 6 spaces but 9 should be included in line with policy (1 per flat)

Conservation and Design Team – no response received but in previous application (06/16060/FUL) no objections were received

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Surbiton Conservation Area Advisory Committee – object on grounds that the proposal will be overdevelopment and due to a number of design issues.

91 neighbouring properties were consulted. Four letters of objection received from all residents at No.5 Oakhill Road by virtue of the residents association, No.3 Oakhill Road and Nos.10 and 11 Russell Court. Issues raised include:

• Overdevelopment of host property, when considering all extensions to original house

• Oppose principle of extending existing houses in locality

• Increased use will lead to more cars and subsequent detrimental affect on local parking and traffic issues as well as the global environment

• Increased noise and disruption should the flats be rented out

• Proposal is contrary to fundamental aims of preserving and enhancing conservation area as property will alter (meaning it will not be preserved)

• Loss of trees

Some non-planning issues were also raised including loss of property values, issues relating to transient populations (should the flats be rented) and noise and disturbance generated by building work.


The site has recently benefited from permission for the erection of a 2 storey side and rear extension and external alterations to facilitate the conversion into 7 x 1 bedroom and 2 x 2 bedroom self contained flats. Permission was granted on 29 September 2006 under application No: 06/16060/FUL.

The Site

1. The site comprises a large (4 storey with rooftop accommodation) detached building which appears to be in use as a house in multiple occupation with 10 bedrooms. It is a designated Building of Townscape Merit. There are two existing two storey flat roofed projections at the rear, a front and rear garden and a detached double garage at the rear of the site next to 9 Oakhill Crescent.

2. The site is located in the Oakhill Conservation Area which is characterised by large (4 storey) detached buildings in residential use.

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The Proposal

3. The proposal is for the erection of a two storey rear extension, a two storey side extension and external alterations to facilitate the conversion into 4 x 1 bedroom and 5 x 2 bedroom self contained flats. The two storey rear extension would be sited on the eastern side of the building where there is an existing two storey rear projection. It would be 2.9m deep and up to 6.8m wide and would have a pitched roof to match the main building. The side extension would represent an infill of the existing two storey element on the southern side. It would be 2.2m deep and 1.9m in width, level with the existing two storey projection on this side.

4. Three uncovered parking spaces would be provided at the rear of the site where there is an existing access onto Oakhill Crescent. Amenity space measuring some 30sq m in area would be provided immediately to the rear of the building.

5. The submitted drawings indicate external alterations to the building including the installation of French windows on the third floor at the rear (adjacent to no. 6 Oakhill Road), new slate tiles on the main roof, velux windows in the west facing roofslope and installation of iron railings at the rear on the first, second and third floors.

6. The details approved are similar to that proposed under the current application. The differences include the rearrangement of the internal space to provide 4 x 1 bedroom and 5 x 2 bedroom self contained flats and the addition of a further entrance on the side elevation facing Oakhill Crescent.

Considerations

7. Policy H7 of the RBK Unitary Development Plan states that large houses can be converted into smaller units as long as the character and appearance of the area, the amenities of nearby residents and the free flow of traffic and the safety of highway users is not unduly affected. A large house is defined as having more than 3 bedrooms and a net floorspace in excess of 116m2. It is clear therefore that the application property satisfies the above criteria for a large house and as such, its conversion into smaller units is, in principle, acceptable.

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8. In light of the recent approval (app: 06/16060/FUL) in September 2006, the issues regarding external appearance, principle of development, impact on residential amenity, parking and trees have been largely resolved. However, following the above mentioned differences between the current proposal and that which has been approved, the issues to be considered are:

a) the effect on character and appearance of Conservation Area b) the impact on residential amenities c) parking and highways d) the impact on trees

The Effect on the Character and Appearance of the Conservation Area

9. The proposals are not considered to detract from the character or appearance of the site or the Conservation Area. The two storey rear extension is considered to be appropriate in terms of its size and design. It would incorporate a pitched roof to match the main roof and would not detract from the character of the original building. The front elevation would remain unaltered and the side extension would represent an infill which would be compatible with the existing side wing in terms of its dimensions and details.

10. The formation of nine flats would be compatible with the surrounding area. There are large detached properties further along Oakhill Road also in use as flats. No. 2 appears to comprise 8 flats, and nos. 4, 5 and 7 each have 4 flats. The density of development would be relatively high (142 dwellings per hectare/315 habitable rooms per hectare) however given the size of the building and the proximity to the town centre it is considered to be appropriate.

11. With respect to the issues raised by the Surbiton CAAC, parking levels and the external appearance of the building have already been approved under app: 06/16060/FUL and therefore cannot be considered reasons for refusal in this case. The new entrance to the side elevation is considered to be acceptable in terms of its size and siting and a condition is recommended to ensure details of the materials and finish used are approved before building operations commence.

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12. A sample synthetic roof tile has been submitted with this proposal. In consultation with the Council’s Conservation Officer, this form of roof tile is considered to be unsympathetic to the character of the surrounding conservation area and the application property as a Building of Townscape Merit. As such, a condition is recommended for sample materials to be submitted for approval.

Impact on Residential Amenities

13. The proposed extensions, being sited on the eastern side of the building, alongside Oakhill Crescent, would not result in any significant loss of light, privacy or outlook for the occupiers of neighbouring dwellings. The French windows proposed in the rear elevation next to 6 Oakhill Road would replace existing French windows and would not result in any additional overlooking.

14. The intensification of residential use on this site, providing an additional 3 bedrooms by virtue of the rise in the number of 2 bedroom flats would not result in excessive levels of noise or disturbance.

Parking and Highways

15. The proposal includes three on-site parking spaces. Application of the Council’s maximum parking standards would generate a requirement for nine spaces. Given the proximity of the site to Surbiton station and local bus routes, it is considered that the new flats would not require the maximum number of spaces. However, to ensure there is no undue increase in pressure for on-street parking spaces, a legal agreement is recommended to ensure that the occupiers of the new flats would not be eligible for a Council parking permit.

16. The proposal also identifies an area for parking for six cycles. The Council’s UDP states that new developments should provide 1 cycle parking space for each flat. As such, a condition is recommended for details of cycle parking for nine cycles to be submitted for the Council’s approval.

Trees

17. There is a Malus tree to the rear of the application property and a Lawsons Cypress to the rear of the adjacent property, 6 Oakhill Road. Both of these trees are of value to the character and appearance of the area and should be safely retained. A condition relating to the provision of an Arboricultural Method Statement to ensure the safe retention of these trees is recommended.

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Provision of community benefit

18. The applicant has been asked to complete a legal agreement which requires them to make a financial contribution towards education facilities in the Kingston borough, should the development be completed. The proposal if approved will require a contribution of £3,750. The recommendation is therefore subject to the signing of this legal agreement.

Reason for Approval

The proposed extensions and conversion of this building into nine flats would be consistent with the Council’s policies for residential conversions and would not detract unduly from the character or appearance of the site or the Conservation Area, the residential amenities of neighbouring dwellings or the safety and free flow of traffic on the highway. The proposal would therefore comply with Policies STR6, H1, H5, H6, H7, BE3, BE8, BE9, BE11, BE12, T1 and T20 of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

Recommendation

Subject to a legal agreement requiring the applicant to make a financial contribution of £3,750 towards the provision of educational facilities in the local area and to ensure that residents of the development would not be eligible for permits to park on-street or in Council owned car parks,

APPROVE subject to the following conditions:



2. The development shall be completed in accordance with the following details which shall have been submitted to and approved in writing by the Local Planning Authority, before building operations commence:

a) materials for all external finishes (including their colour and texture).

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b) boundary treatment, (including walls, fences and gates). c) treatment and layout of all parts of the site not covered by the

approved buildings, including hard and soft landscaping. d) refuse storage and recycling facilities e) cycle parking facilities

Reason: In order to preserve or enhance the character or appearance of this part of the Conservation Area in accordance with Policy BE3 (Development in Conservation Areas) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

3. The new windows shall be double hung painted timber sashes which in normal operation shall open only by sliding within a vertical plane, and shall have the overall dimensions and design indicated on the approved drawings.

Reason: In order to preserve or enhance the character or appearance of this part of the Conservation Area in accordance with Policy BE3 (Development in Conservation Areas) and Policy BE9 (Trees and Soft Landscaping) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

4. The following external details of the development hereby permitted shall match in form and detail that of the existing building:

a) the window heads, surrounds, cills and the frame set-back and details shall match those of the existing windows on the same elevation.

b) the bargeboard and eaves detail shall match the existing bargeboard and eaves at the rear.

c) The parapet detail and associated cornice to the proposed side extension shall match the existing parapet and cornice profile at the side.

Reason: In order to preserve or enhance the character or appearance of this part of the Conservation Area in accordance with Policy BE3 (Development in Conservation Areas) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

5. Prior to the commencement of the development an Arboricultural Method Statement detailing the method of construction and measures to be taken to protect existing trees shall be submitted to and approved by the Local Planning Authority. Unless otherwise agreed in writing by the Local Planning Authority the development shall be undertaken in accordance with the approved Arboricultural Method Statement.

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Reason: To prevent unnecessary damage occurring to the trees during building operations, thereby safeguarding the visual amenities of the site in accordance with Policy BE9 (Trees and Soft Landscaping) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

6. No development shall commence until a landscaping scheme for the front and rear amenity areas, including where applicable the retention of the existing trees, shall have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented within the first planting season following completion of the development and the tree planting and landscaping shall thereafter be maintained for five years to the satisfaction of the Local Planning Authority. Any trees or shrubs which die during this period shall be replaced in the first available planting season, and the area shown to be landscaped shall be permanently retained for that purpose only.

Reason: In the interests of visual amenity and also that the Local Planning Authority shall be satisfied as to the details of the development in accordance with Policy BE9 (Trees and Soft Landscaping) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

7. The garden area as shown on the approved drawings shall be permanently retained as open amenity space for the use of all the occupiers of all flats in the building and for no other purpose. Notwithstanding the provisions of Class A of Part 2 of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 1995, (or any other Order revoking or re-enacting this Order), no walls, fences or any other means of enclosure whatsoever shall be erected so as to subdivide the amenity area shown on the approved drawing.

Reason: To ensure the satisfactory provision and retention of amenity space for use by all the occupiers of the flats as approved in accordance with Policies BE12 (Layout and Amenity of Buildings and Extensions) and STR2 (Residential Environment) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

8. The garage or car parking accommodation shown upon the approved drawings shall be provided with a hard bound dust free surface, adequately drained before the development to which it relates is occupied and thereafter it shall be kept free from obstruction at all times for use by the occupier of the development and shall not thereafter be used for any purposes other than the parking of vehicles for the occupiers of the development and visitors to it.

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Reason: To ensure the provision of adequate off-street parking accommodation and to avoid the congestion of surrounding roads by parked vehicles in accordance with Policies T1 (Transport Safety) and T20 (Compliance with Car and Cycle Parking Standards) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

9. Secure, covered cycle parking for at least nine bicycles shall be provided before the development is first occupied and retained permanently thereafter for that purpose in accordance with details to be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of development.

Reason: To ensure the provision of secure and sheltered parking for cycles in accordance with Policies T1 (Transport Safety) and T20 (Compliance with Car and Cycle Parking Standards) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

Informatives:

1. It had been noted that work has started on the site. The applicant’s attention is drawn to the conditions attached to both this approval and to the previous approval under app: 06/16060/FUL which require details of various works to be submitted prior to the commencement of building operations. The applicant is therefore advised to satisfy the conditions where relevant prior to any further commencement of works. Should any conditions remain unsatisfied, the works could be in breach of the approvals granted and may result in enforcement action being taken.

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Surbiton Planning Sub-Committee



ADDRESS: CAR COMPOUND, 2A ELLERTON ROAD, SURBITON, KT6 7TX


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WARD: Surbiton Hill

DESCRIPTION OF PROPOSAL: Development of mixed used part three part four storey building comprising retail floorspace on the ground floor and 9 x 1 bed and 13 x 2 bedroom flats and 1 x 3 bedroom (including 8 affordable units) with 27 car parking spaces provided within a basement car park and a further five car parking spaces at ground level

PLAN TYPE: FULL APPLICATION



PL 101 Received 07/09/2007

PL 102 Received 18/09/2007

PL 103 Received 18/09/2007

PL 104 Received 18/09/2007

PL 105 Received 18/09/2007

PL 106 Received 18/09/2007

PL 108 Received 18/09/2007

PL 107 Received 18/09/2007

PL 109 Received 18/09/2007

PL 111 Received 18/09/2007

PL 112 Received 18/09/2007

PL 110 Received 18/09/2007

FE 07 Received 07/09/2007

Design Statement Received 18/09/2007

Access Statement Received 07/09/2007

Sustainability Statement Received 07/09/2007

Arboricultural Method Statement Received 07/09/2007

Flood Risk Assessment Received 17/09/2007

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BASIC INFORMATION


UDP POLICIES

BE9 Trees and Soft Landscaping BE11 Design of New Buildings and Extensions BE12 Layout and Amenity of Buildings and Extensions BE14 Height of Buildings H1 Protection of Residential Amenities H2 Residential and Other Uses in Residential Areas H5 New Residential Development H6 Residential Density H9 Low Cost and Affordable Housing MW3 Energy Efficiency and Conservation in Developments MW4 Renewable Energy and Energy Recovery OL18 Flooding RES3 Determination of Planning Applications RES8 Community Benefit STR13 A Sustainable Transport Strategy STR6 Conserving and Enhancing the Built Environment T1 Transport Safety T20 Compliance with Car and Cycle Parking Standards T21 New Development and On-Street Parking Development Plan: Mayor for London - The London Plan Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration

Total Site Area 0.143sq m Total Floor Area 3365sq m Density 240 Dwellings 23 Habitable rooms 60 No.oF Units 23 Car Parking: proposed 34

Consultations

Highways and Transportation – Advises that the development provides one fewer space than the maximum permissible. Recommends specific conditions.

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Economic Development Officer - No objection

Environment Agency - Objected to the previous application. An amended FRA has been provided by the applicants in response to the reasons for objecting. The EA’s response to this amended FRA will be reported.

Waste Management – No observations received.

Trees and Landscape Section – No objection to the loss of the Leyland cypress trees and suggests that the line of plane trees could be supplemented with new planting.

Thames Water Utilities – No objection

Borough Valuer – No objection

Head of Housing - Advises as follows:

Number and proportion of affordable units – The amended planning application does not comply with the Council's Supplementary Planning Document (SPD). The total number of units is unchanged at 23 and the proportion of proposed affordable housing units is also unchanged at 8. This represents 35% which is 15% less than the criteria of 50% (12 units)

The financial appraisal submitted by the applicant fails to justify the shortfall provision of affordable housing. The Borough Valuer’s, and Housing Services, previous comments in response to planning application 07/16012 are relevant.

Tenure split - the application is silent on the tenure split. The applicant had previously verbally indicated that 6 of the 8 proposed units would be social rented accommodation, but this would need to be formally confirmed as part of the proposal.

The amended plan does not conform to the policy criteria in terms of dwelling mix. Based on the 8 units proposed, a preferable mix would be - social rent – 1 x 1-bed, 2 x 2-bed and 2 x 3-bed; and 2 x 1-bed intermediate accommodation.

As previously indicated, there is scope to achieve a greater number of large family units. A further 3-bedroom unit can be accommodated on the second floor.

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Wheelchair accommodation - the wheelchair housing requirement of 10% is being met, however the layout of the 2-bed accessible unit is small at 72.8m² and is unlikely to allow sufficient manoeuvrability. The unit sizes have been reduced further with re-design. The Access Officer has provided detailed comments on the location, design and access issues relating to this proposal. These issues will need to be addressed.

Unit size - the sizes of three of the proposed affordable units are smaller than the average standard sizes and therefore do not comply with Council’s good practice requirements.

Parking - the planning application provides no indication as to the number of parking spaces to be provided for the affordable housing element. Confirmation is required as Council seeks the provision of at least one parking space per affordable unit. Three disabled parking space are proposed for the residential component. The allocation of all the parking spaces and its management will need to be addressed within the legal (s106) agreement including access to visitor parking bays.

Amenity - the affordable units either have small balconies or access to a landscaped communal amenity area.

Sustainability and Design - the applicant suggests that all the units will meet Lifetime Homes Standards (LHS). In addition, in accordance with the new standards recently published by the Housing Corporation, all the affordable units must meet the Code for Sustainable Homes requirement, a minimum of 3 stars, and the Design & Quality Standards - April 2007. These standards will need to be addressed by the legal (S106) agreement.

The revised planning application fails to accord with the Council's Supplementary Planning Document on affordable housing and Housing Services therefore does not support this planning application.

Access Officer:

- Confirms that the scheme broadly complies with Lifetime Homes standards although further detailed plans are required to confirm full compliance. Advises that at least 10% of the units should be wheelchair accessible (Note: 2 units (out of 23) are provided).

- Supports the intention that the retail units follow the adopted guidance – Access for All. Recommends the inclusion of a standard legal agreement to ensure that priority is given to wheelchair users when marketing the one private wheelchair accessible unit.

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102 neighbouring properties were consulted.

One letter raising no objections, six letters received objecting for the

following reasons:

� Inadequate parking provision given that Ellerton Road is already

congested at all times.

� Increased flood risk

� Adverse impact on the character of the area

� Loss of mature trees

� Loss of sunlight

� Increased risk of accidents in the locality

� Excessive scale and density of development

� Loss of privacy

� Disruption during building work

� Object to the inclusion of retail floorspace-Ewell Road is already well

served

� Inadequacy of the drainage system to cope with additional development

� Lack of need for one and two bedroom flats

One letter of support considering the proposal to be a considerable improvement on the existing site.

Site and Its Surroundings

1. The site is located on the corner of Ewell Road and Ellerton Road. The site has been vacant for around the last 5 years, having previously been used as a car compound by the Metropolitan Police (the previous owners). It is largely hard surfaced with the foundations of a temporary office building also evident. Access top the site is from Ellerton Road.The site includes a line of large plane trees on the Ewell Road frontage and a line of small Leyland cypress trees on the Ellerton Road frontage.

2. Ewell Road is designated as a local shopping centre and therefore has a mix of commercial uses at ground floor with the upper floors being largely occupied by residential accommodation. The scale of the buildings in Ewell Road is a maximum of three storeys (to be found in the buildings on the opposite side of Ewell Road but is mainly two storey in height. Ellerton Road is typified by semi detached two storey Victorian houses. The application site adjoins a triangle of public open

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space on the road junction. The side boundary also faces another area of open space that separates Ellerton Road from Ditton Road.


3. A similar form of development ref: 07/16012/FUL proposing the same mix of uses and the same number and mix of residential flats was refused by Committee on 19 July 2007 for the following reasons:

1. The proposal would due to its scale massing and appearance result in overdevelopment of the site at excessive density and would harm the character of the surrounding area, and for these reasons would be contrary to policies H5, H6, BE11 and BE14 of the Unitary Development Plan First Alteration.

2. The Flood Risk Assessment submitted with the application fails to assess adequately the flood risk arising from the development. For this reason the proposed development would be contrary to policy OL18 of the Unitary Development Plan First Alteration

The Proposal

4. The application is for full planning permission for the erection a mixed use development comprising 310 square metres of retail floorspace on the ground floor together with two wheelchair accessible flats and 23 flats on the upper floors. The building would be four storeys high although it would step down to three storeys where it adjoins the neighbouring properties in Ewell Road and Ellerton Road. The flats would comprise 14 two bedroom flats and 9 one bedroom flats, of which 3 two bedroom flats and 5 one bedroom flats would be affordable units.

5. Because of the siting of the plane trees the building would be set back 11 metres behind the front building line of Ewell Road. This enables the building to be provided with a forecourt adjoining the public footpath. On the Ellerton Road frontage the building would be set back a distance of 1.0 to 1.8 metres from the back edge of the pavement.

6. The existing means of access would be used to serve the bin stores loading/unloading area and a basement car park.

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7. The design of the building would be contemporary and the external appearance of the walls building would consist of a combination of rendered finish and traditional brick in character with the finish of the majority of existing buildings in the locality. The building is articulated through the use of set backs at roof top level, use of bay details, an entrance tower feature and definition of the entrance to the affordable housing. The main roof of the building would be finished with a metal standing seam and would be gently sloping to allow water run off.This roof would cover balconies which would be a feature of this corner of the building.

• The scheme differs in the following key respects from the refused scheme:

• An overall reduction in the height of the main part of the development of 0.6 metres

• Removal of the sloping upturn of the roof on the street corner.

• Use of red brick as a predominant facing material

• Amendments to the site layout to provide more convenient access to the affordable housing units and the ground floor wheelchair accessible units in particular

• Amendment to the alignment of the basement ramped access thereby providing more opportunity for landscaping at ground floor level.

Considerations

8. The main planning issues are considered to be the following:

• The principle of development including the appropriateness of the development in the light of the flood risk

• The impact of the development on character and appearance of the area

• Impact on residential amenity

• Highway safety and Parking provision

• Planning obligations

• Accessibility

• Sustainability

• The principle of development including the appropriateness of the development in the light of the flood risk

9. The site lies within a residential area and is not designated for any Specific use on the Proposals Map to the UDP. Residential use would therefore be in accordance with Policy H2. Similarly the level of retail floor space involved would complement the predominant character of this part of Ewell Road as a local shopping centre as defined by the UDP and would not be likely to undermine the viability of centre as a whole. The amount of retail floor space provided would therefore comply with policy S2 of the UDP.

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10. It is a requirement of PPG25-Development and Flood Risk that a sequential risk-based approach is applied to all new development. The purpose of the sequential test particularly in the case of major developments such as the current application is to ensure that it has been demonstrated that there are no reasonably available sites in areas with a lower probability of flooding that would be appropriate to the type of development or land use proposed. The aim is to direct development to sites at the lowest probability of flooding from all sources. The application site lies largely within Flood Zone 3 (relating to the Hogsmill Stream), which is the zone with the highest probability of flooding.

11. Officers have applied the sequential test and the conclusion is that there are other reasonably available sites designated within the UDP which could accommodate the proposed development. However, there are several factors that justify setting aside the strict application of the sequential test in this case. These are as follows:

(i) The site has been previously developed and is therefore regarded as a brownfield site suitable for development

(ii) This site is in an accessible location wherein PPS3 – Housing promotes housing development.

(iii) The development has been designed to ensure that ground floor flats are located on that part of the site that lies outside the Flood Risk zone and the retail floor space on the rest of the ground floor is regarded by PPS25 as a ‘less vulnerable’ form of development that is not discouraged within flood risk areas.

In the case of the previous application the Environment Agency was satisfied that these circumstances satisfied the ‘exception test’. Provided the EA considers that the revised Flood Risk Assessment is acceptable, it is concluded that the proposed development would not increase flood risk.

The impact of the development on character and appearance of the area

12. In accordance with Policies H5 and H6 any proposal should be sympathetic to the character of the area in terms of prevailing density, scale and siting, location of parking and safeguarding of important features.

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13. The density of development would be 240 habitable rooms per hectare. There is no reference point for density of housing particularly on the Ewell Road frontage to which the building would primarily relate. In the circumstances, there is considered to be no objection in principle the proposed density provided the building is of an appropriate scale and mass.

14. The building has been carefully sited to ensure that the large trees on the site frontage would not be affected. As such, the building is set back behind the building line of adjoining properties in Ewell Road. Although it would be higher than the adjoining properties and this would be evidence when viewed from various vantage points in the locality, there are examples of three storey buildings on both sides of Ewell Road in the vicinity of the site. The scale of these buildings, which include sloping roofs, is similar to the scale of the flat roofed four storey building proposed. As there is a mix of building styles in the locality, there is considered to be no objection to the contemporary design that is proposed and it is considered that the building would provide interest to the street scene and represents an appropriate treatment of this corner site. Details of materials are reserved for approval.

Impact on residential amenity

15. As the development is sited to the north of Ellerton Road and Worthington Road, it would not cause overshadowing of residential properties in those roads. As these properties are situated at right angles to the development, there would be no significant effect on the skyline visible from these properties.

16. The development would be sited 14 metres from the rear boundary with 2 Ellerton Road. There is a 2 metre high wall on this boundary which would prevent overlooking from ground and first floor windows of the flats facing 2 Ellerton Road. There would be overlooking from the 5 flats at second and third floor levels that would face this property. However, the siting of the proposed building is as far away from this property as practicable, which ensures that the effect on amenity would not justify refusal in the circumstances.

17. There would be no windows to habitable rooms facing towards the properties in Ewell Road. Amended plans include rear facing balconies for affordable housing units above ground floor level. These would only have a partial view towards the rear of properties in Ewell Road and would not harm amenity. Few of these properties make use of the rear areas as garden space.

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Highway safety and Parking provision

18. The development would not harm the safety or free flow of traffic on the highway since it makes use of the existing driveway.

19. The level of parking provision is considered reasonable given that this site is reasonably well served by public transport. Amended plans show convenient siting of spaces for people with disabilities.

Trees

20. The application ensures retention of the substantial plane trees that are prominent features in the street scene. The amenity value of the trees in combination with the forecourt will be enhanced since sensitive treatment of this area with appropriate use of surfacing would complement the existing adjoining public open space. Further planting can be provided and details are required by condition.

Planning Obligations

21. As the proposal involves two bedroom flats, a contribution to the provision of educational facilities in the Borough is required in accordance with Policy RES 8 of the UDP. The applicant has agreed to the payment of the necessary contribution of £13,750 relating to the private flats (at a rate of £1,250 per two bedroom flat).

22. The application involves provision of 23 flats in the development. The threshold in policy H9 and the associated Supplementary Planning Document (SPD) for requiring provision of between 30 and 50% affordable housing in new developments is 10 units. If less than 50% affordable housing is offered, it is for the applicant to demonstrate by means of a financial appraisal the maximum reasonable proportion that could be provided. The SPD also specifies the ratio of social rented:intermediate housing and the mix of size of affordable units that will be sought in order to meet the housing needs of the Borough.

23. The main issues in determining the adequacy of the affordable housing provided in this case are therefore firstly whether the percentage of affordable housing is acceptable and secondly whether the mix and size of affordable units is acceptable having regard to the relevant policies.

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24. The applicant has provided a financial appraisal in support of the level of provision offered (35%).

25. The appraisal seeks to demonstrate that the scheme cannot provide more than the 8 affordable housing units proposed. This includes: an assessment of typical build costs and unit prices in the area valuation of the development proposal, which estimates the costs, values and revenue from the development valuations based on 50% affordable housing compared with 35% affordable housing as proposed and a comparison valuation if the site were to be developed with commercial floor space with the same amount of floor space as is proposed.

26. In the case of the previous application concern was expressed by the Borough Valuer and the Head of Housing in relation to the percentage of affordable housing provided and the mix of size of units proposed. The overall officer conclusion on balance is that, given that the percentage of affordable housing is considered reasonable in the circumstances and that wheelchair accessible units are provided, the remaining concerns about the mix of size of affordable units would not alone justify refusal of the application.

27. The current application does not alter the percentage and mix of affordable housing from that in the previous application. Given that the Committee considered that the level of affordable housing was acceptable in that case, it is therefore similarly concluded that the current application is acceptable in this respect.

Accessibility

28. The scheme broadly complies with Lifetime Homes standards. Two wheelchair accessible units are provided (the SPD sets out that 10% are required i.e. 2.3 units).The Head of Housing and the Access Officer are concerned that one of the units would not provide adequate internal circulation space. The applicant has agreed to adjust the internal layout to address this concern. Condition 20 requires further details to confirm Lifetime Homes compliance. Furthermore, there is concern that access to these units from the parking area would not be convenient. However, the location of the wheelchair units is determined by the need to ensure that the risk of flooding of these units is minimised. In the circumstances, the applicant has sought to provide disabled parking spaces in the most convenient location available.

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29. Details of access to the retail units can be secured by condition.

Sustainability

30. The design statement confirms that the scheme will include a number of features designed to ensure a sustainable and energy efficient form of development. These features include the following:

a) Orientation of the building will ensure benefit from passive solar energy to south facing units.

b) Solar thermal panels will be used and it is estimated that this will reduce the energy demand for hot water by 50%.

c) Materials to be used will comply with ratings in the Building Research Establishment Green Guide to Housing Specification

d) Cycle parking and recycling facilities will be included

Recommendation:

REASON FOR APPROVAL

The proposal would result in housing development at a scale and density appropriate to this locality and provides retail floor space to complement Ewell Road Local Shopping Centre. The proposal would not harm residential amenity and ensures retention of a trees of amenity value. The proposal would not materially increase flood risk. The proposal provides planning obligations that are appropriate in scale and nature. For these reasons the proposal complies with policies H1, H5 H6, H9, S2, BE9, BE11, BE12, OL18, T20, RES3 and RES8, of the Unitary Development Plan First Alteration.

Subject to the completion of an agreement under Section 106 of the

Town and Country Planning Act 1990 to secure:

(i) a financial contribution of £13,750 to secure funding of additional school places, and

(ii) to provide 8 affordable housing units of the mix detailed in the above report,

(iii) a scheme for marketing of the private wheelchair accessible unit to ensure that for a minimum period of six months the wheelchair housing unit shall not be sold to persons other than wheelchair users (unless agreed in writing by the local planning authority beforehand)

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APPROVE Subject to the following conditions:


Reason: In order to comply with Section 91 of the Town and Country Planning Act,1990. (As amended)



3. Before any part of the development hereby approved is commenced, details of the apportioning of parking spaces between the retail floor space, private market housing and affordable housing and measures to ensure the security of the basement car parking area shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented before any part of the development is first occupied and thereafter permanently retained.

Reason: In order to reserve car parking spaces for the use of residents in accordance with Policies BE12 (Layout and Amenity of Buildings and Extensions), T1 (Transport Safety), T20 (Compliance with Car and Cycle Parking Standards) and T21a (Provision and Management of Public Car Parking) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

4. By the time the development hereby permitted is substantially complete, pedestrian/vehicular intervisibility splays of 2.8m x 3.3m shall have been provided in each direction where the access meets the back edge of footway, and shall be permanently retained free from any obstruction to visibility higher than 1.0m above ground level.

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Reason: To maintain pedestrian/vehicular intervisibility in the interest of highway safety in accordance with Policy T1 (Transport Safety) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration

5. The levels of buildings, roads, parking areas and pathways within the site shall only be in accordance with details which shall have previously been submitted to and approved in writing by the Local Planning Authority before development is commenced.

Reason: To ensure that the appearance and functioning of the development is satisfactory and to safeguard the amenities of adjoining occupiers in accordance with Policies BE11 (Design of New Buildings and Extensions), BE12 (Layout and Amenity of Buildings and Extensions), H1 (Protection of Residential Amenities) and T13 (Facilities for People with Disabilities) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

6. All works on site shall take place in accordance with the following details which shall have previously been submitted to and approved in writing by the Local Planning Authority prior to the commencement of work:

(a) provision for loading/unloading materials.

(b) storage of plant, materials and operatives vehicles.

(c) temporary site access.

(d) signing system for works traffic.

(e) measures for the laying of dust, suppression of noise and

abatement of other nuisance arising from development works.

(f) location of all ancillary site buildings.

(g) measures to protect any tree, shrubbery and other landscape

features to be retained on the site during the course of development.

(h) means of enclosure of the site.

(i) wheel washing equipment.

Reason: In order to safeguard the amenities of the surrounding residential occupiers and to safeguard highway safety and the free flow of traffic in accordance with Policies H1 (Protection of Residential Amenities), STR6 (Conserving and Enhancing the Built Environment) and T1 (Transport Safety) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

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7. A sample of the facing materials to be used shall be submitted to and approved in writing by the Local Planning Authority before any works on site are commenced.

Reason: To ensure a satisfactory appearance on completion of the development in accordance with Policies BE11 (Design of New Buildings and Extensions) and STR6 (Conserving and Enhancing the Built Environment) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

8. The levels of buildings, roads, parking areas and pathways within the site shall only be in accordance with details which shall have previously been submitted to and approved in writing by the Local Planning Authority before development is commenced.

Reason: To ensure that the appearance and functioning of the development is satisfactory and to safeguard the amenities of adjoining occupiers in accordance with Policies BE11 (Design of New Buildings and Extensions), BE12 (Layout and Amenity of Buildings and Extensions), H1 (Protection of Residential Amenities) and T13 (Facilities for People with Disabilities) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

9. Refuse storage and recycling facilities shall be provided prior to the occupation of the development hereby permitted in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development, such facilities to be permanently retained at the site.

Reason: To ensure the provision of refuse facilities to the satisfaction of the Council in accordance with Policies H1 (Protection of Residential Amenities), STR6 (Conserving and Enhancing the Built Environment) and MW2 (Waste and Environment) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

10. No fans, louvres, ducts or other external plant other than those shown on the drawings hereby approved shall be installed without the prior written approval of the Local Planning Authority.

Reason: To safeguard the amenities of the occupiers of the neighbouring properties and the visual amenities of the area in accordance with Policies H1 (Protection of Residential Amenities) and BE11 (Design of New Buildings and Extensions) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

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11. No part of the site shall be used for open storage.

Reason: To safeguard the amenities of the occupiers of the neighbouring properties in accordance with Policy RES3 (Determination of Planning Applications) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

12. The open area around the building hereby approved shall be permanently retained as amenity space for the occupiers of that building and shall not be used for any other purposes.

Reason: To ensure the retention of amenity space and to safeguard the amenities of adjoining occupiers in accordance with Policies BE12 (Layout and Amenity of Buildings and Extensions), H1 (Protection of Residential Amenities), RES3 (Determination of Planning Applications), and STR7 (Safeguarding and Enhancing Open Land) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

13. Before the first occupation of the building hereby approved, adequate access shall be provided for people with disabilities, in accordance with details which shall have been previously submitted to and approved in writing by the Local Planning Authority.

Reason: In order that the proposed building is accessible to persons with disabilities and to comply with Section 76 of the Town and Country Planning Act 1990. (As amended) in accordance with Policy T13

(Facilities for People with Disabilities) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

14. No demolition, site clearance or building operations shall be commenced until fencing to the standards set out in BS5837: 2005 "Protection of Trees on Construction Sites" (figures 4 and 5) of a height not less than 1.5 metres has been erected around the trees shown on the approved drawings as being retained on the site. The fencing shall enclose either:-

(a) the area described by the limit set out in Table 1

or

(b) a radius as set out in Figure 2 of BS 5837: 2005,

or alternatively

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(c) such an area as may have previously been approved in writing by the Local Planning Authority.

Such fencing shall be maintained during the course of development, and no storage, site structures, parking or any other operation shall be permitted within the area thereby enclosed.

Within the fencing:

(a) levels shall not be raised or lowered in relation to the existing ground level,

(b) no roots shall be cut, trenches dug, or soil removed or drains and services laid,

(c) no buildings, site huts, roads or other engineering operations shall be constructed or carried out,

(d) no vehicles shall be driven over the area,

(e) no materials or equipment shall be stored.

and

(f) the destruction by burning of any materials shall not take place on the site or adjoining land unless the fires are at a minimum distance from the fenced area of 6.00 metres.


15. No development shall commence until a landscaping scheme including where applicable the retention of the existing trees shall have been submitted to and approved in writing by the Local Planning Authority.

The approved scheme shall be implemented within the first planting season following completion of the development and the tree planting and landscaping shall thereafter be maintained for five years to the satisfaction of the Local Planning Authority. Any trees or shrubs which die during this period shall be replaced in the first available planting season, and the area shown to be landscaped shall be permanently retained for that purpose only.


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16. Prior to the commencement of the development a detailed statement of works 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 which should include the following:

(i) details of the solar water heating and other renewable technologies

(ii) details for rainwater collection

(iii) details for permeable surfacing material used for the driveway.

Reason: In order to promote sustainable construction in accordance with policy MW4 of the Unitary Development Plan First Alteration.

17. No external lighting shall be installed without the prior written approval of the Local Planning Authority.

Reason: In order that the lighting shall not cause nuisance to nearby occupiers or be a source of danger to road users in accordance with Policies H1 (Protection of Residential Amenities) and T1 (Transport Safety of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

18. No delivery or collection of goods for the retail units hereby approved shall take place before 08:00 hours or after 21:00 hours.

Reason: To safeguard the amenities of the occupiers of the neighbouring properties in accordance with Policies BE12 (Layout and Amenity of Buildings and Extensions) and H1 (Protection of Residential Amenities) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

19. a) No construction of any residential unit hereby permitted shall begin until details of the lifetime homes specification/standards have been submitted to and approved in writing by the Local Planning Authority.

(b) The lifetime homes specification/standards referred to in (a) above shall be in accordance with ‘Meeting Part M and Designing Lifetime Homes’ published in 1999 (or the latest edition thereof) by the Joseph Rowntree Foundation and incorporate the features listed in Appendix 1 of the Royal Borough of Kingston Upon Thames Supplementary Planning Advice ‘Design, Sustainability and Access Statements’ dated June 2006 (or as modified or replaced).

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Reason: In the interests of people with mobility difficulties in accordance with Policy BE12 (Layout and Amenity of Buildings and Extensions) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration, Supplementary Planning Guidance ‘Design, Sustainability and Access Statements’ 2006 and Policies 3A.4, 3A.14 and 4B.5 of the London Plan 2004.

20. Secure, covered cycle parking for at least 25 bicycles shall be provided before the development is first occupied and retained permanently thereafter for that purpose in accordance with details to be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of development.

Reason: To ensure the provision of adequate cycle accommodation in accordance T20 (Compliance with Car and Cycle Parking Standards) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

Informatives:

1. Any vehicular crossing must be constructed and any redundant crossing reinstated as footway in accordance with the provisions of the Highways Act, 1980 by the Head of Highways & Transportation, Directorate of Environmental Services, Guildhall II, Kingston upon Thames.

2. You are advised that this planning permission has an accompanying Planning Obligation/Legal Agreement which requires the payment of a Financial Contribution towards Education Facilities prior to the occupation of the residential accommodation hereby permitted.

3. It is a requirement under the London Building Acts (Amendment) Act 1939 and regulations made pursuant to that Act to display the number and any name of any building

(i) in colours contrasting with the background on which it is displayed

(ii) of sufficient size to make them clearly visible

(iii) in durable materials (this includes paint)

(iv) in arabic numerals

(vi) less than 6 metres above the ground level if on the building, and more than 2.44 metres or less than 0.75 metres above the ground if elsewhere.

To secure a new property name, number or address or to change an existing address you need to write to Naming and Numbering, Admin &

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Customer Care, Environmental Services, Guildhall II, or telephone 020- 8547-5904 for further information.

4. The applicant is reminded that it assists deliveries if a letter box is installed in any communal doorway fitted with locks or entry controls.

Your attention is drawn to the guidance contained in

(i) the Council's publication "Access for All" and

(ii) Approved Document M (2004 edition) to the Building Regulations 2000; and

(iii) Sections 4 and 7 of the Chronically Sick and Disabled Persons Act 1970; and

(iv) to the Code of Practice for Design of Buildings and their Approaches to meet the needs of disabled people (BS8300:2001) (v) the Disability Discrimination Act 1995 and the relevant Regulations and Codes of Practice Further advice in this regard can be obtained by contacting the Council's Access Officer on 020 8547 5314

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ADDRESS: ST ANDREWS CHURCH, MAPLE ROAD, SURBITON, KT6 4AB


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WARD: St Marks

DESCRIPTION OF PROPOSAL: Demolition of existing vestry and erection of an extension to provide meeting rooms and associated church facilities




Design statements Received 07/09/2007

Letter from Howard Sharp & Partners

Received 05/09/2007

718/PL004 Received 05/09/2007

718/PL401 Received 05/09/2007

718/PL402 Received 05/09/2007

718/PL403 Received 05/09/2007

718/PL404 Received 05/09/2007

718/PL405 Received 05/09/2007

718/PL406 Received 05/09/2007

718/PL407 Received 05/09/2007

718/PL408 Received 05/09/2007

0307M Received 05/09/2007

0307G Received 05/09/2007

SUR/02/06 Received 05/09/2007

Arboricultural Assessment Received 05/09/2007

Arboricultural Impact Assessment

Received 05/09/2007


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UDP POLICIES

BE3 Development in Conservation Areas

BE6 Works Affecting the Character of Listed Buildings




CS1 New Community Facilities and the Extension of Existing Community Facilities


MW4 Renewable Energy and Energy Recovery


T1 Transport Safety


BASIC INFORMATION:



Consultations:

23 neighbouring properties were consulted. Three letters of support received

Neighbourhood Traffic Engineering Manager - To be reported

Workplace Travel Officer - recommends conditions to secure a travel plan and cycle parking facilities

English Heritage - To be reported (no objection raised to pre-application proposals on which the current application was based).

Surbiton Conservation Areas Advisory Committee - No objection

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Site and its Surroundings

1. The application relates to St Andrews Church which is a Victorian Grade II listed building. A flat roofed vestry extension with a floor area of 48 square metres was added to the eastern side of the church in the 1950s. The main access to the church is from St Andrews Church is from St Andrews Road, although there is a second (normally unused) entrance (including a gate access) from Maple Road

2. The site is adjoined by residential properties in St Andrews Road and Maple Road. The site is within St Andrews Square Conservation Area.

Current Proposal:

3. The application involves the demolition of the single storey addition and its replacement with a new extension which will provide two meeting rooms, a rehearsal area and associated toilet and kitchen facilities. The front part of the extension would have a gable ended roof (including glazing within the gable end). The rear part of the extension would have a flat roof.

4. Whilst Listed Building Consent would normally also be required for the demolition and extension involved, the Church benefits from Ecclesiastical Exemption from applying for Listed Building Consent.

Relevant History:

5. None relevant

The Main Planning Issues

6. The main issues are as follows:

• The effect on the character and setting of the listed building

• The effect on the character and appearance of the Conservation Area

• The improvement of existing community facilities

• The effect on residential amenity

• The effect on trees

• The sustainability of the development

• Parking and highways implications

• Accessibility

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The effect on the character and setting of the listed building

7. It is considered that the existing extension is not a sympathetic addition to the church both in terms of its design and the brick which has been used. The proposed extension is considered to be a significant improvement. The proposed gable roofed part would harmonise well with the steeply pitched roof on the main part of the church. The flat roofed part would not be either a prominent or dominant part of the design.

The effect on the character and appearance of the Conservation Area

8. The new extension would be built in line with the main front wall of the church (facing Maple Road). Although it would be more prominent in the street scene than the existing extension, for the reason given above it is concluded that the development would preserve and enhance the character and appearance of St Andrews Square Conservation Area.

The improvement of existing community facilities

9. Policy CS1 encourages extended community facilities in appropriate locations. This location close to Surbiton town centre would provide an accessible facility which can be flexibly used by the Church to improve its outreach to the wider community. This is unlikely to result in a significant increase in traffic to and from the church nor is likely to result in a general level of activity that would harm residential amenity. It is therefore concluded that the proposal would comply with policy CS1.

The effect on residential amenity

10. The site of the extension would adjoin flats, which are part of a four storey terrace in Maple Road. The gable roof, and hence the highest, part of the building, would be alongside the side wall of Maple Road. There are no windows in this side wall. The rear part of the extension would be similar in scale to the existing extension. The proposed extension would not therefore be unduly imposing when viewed from the neighbouring flats.

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The effect on trees

11. The development involves removal of two small trees. The front boundary trees would be retained. The loss can be made good in future landscaping (covered by condition).

The sustainability of the development

12. The development is in a sustainable location and has the potential to improve the energy efficiency. The scheme would have a ‘green roof’. Further details are required by condition.

Parking and highways implications

13. Given the proximity to the town centre and in a location with good access to public transport it is considered inappropriate to require additional parking provision on site. It is also important that the setting of the listed building is not harmed by the inclusion of parking space.

Accessibility

14. The development would provide a new entrance to the church via the extension and also provides new toilet facilities. These facilities would improve access to the church for people with disabilities.

Recommendation

Subject to confirmation that English Heritage does not object to the proposed development

APPROVE Subject to the following conditions.

Reason for Approval:

The proposal would not detract from the character or setting of St Andrews Church as a Grade II listed building and would preserve and enhance the character and appearance St Andrews Square Conservation Area. The extension would provide extended accessible community facilities in a sustainable location would not harm the residential amenities of neighbouring properties. The extension would not result in significant loss of trees. For these reasons the complies with Policies CS1, H1, BE3, BE6, BE9, BE11, BE12, MW4 and T20 of the Royal Borough of Kingston Upon Thames Unitary Development Plan First Alteration.

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Subject to the following conditions:



2. Full details of the materials, colour and texture of the external finish of the building shall be submitted to and approved in writing by the Local Planning Authority before development commences and the development shall be constructed in accordance with the approved finishes.





(c) measures for the laying of dust, suppression of noise and abatement of other nuisance arising from development works.

(d) location of all ancillary site buildings.

(e) measures to protect any tree, shrubbery and other landscape features to be retained on the site during the course of development.

(f) means of enclosure of the site.


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Reason: In order that the proposed building is accessible to persons with disabilities and to comply with Section 76 of the Town and Country Planning Act 1990 (as amended) in accordance with Policy T13 (Facilities for People with Disabilities) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.



or


or alternatively



Within the fencing:






and the destruction by burning of any materials shall not take place on the site or adjoining land unless the fires are at a minimum distance from the fenced area of 6.00 metres.

- A49 -



6. No development shall commence until a landscaping scheme including where applicable the retention of the existing trees shall have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented within the first planting season following completion of the development and the tree planting and landscaping shall thereafter be maintained for five years to the satisfaction of the Local Planning Authority. Any trees or shrubs which die during this period shall be replaced in the first available planting season, and the area shown to be landscaped shall be permanently retained for that purpose only.


7. Any alterations to the building, whether or not required by other legislation, involving the installation of

(a) mechanical ventilation including internal fitting and external plant

or

(b) sound insulation between units, including additions to or between floors and ceilings or drylining of internal walls

or

(c) energy conservation measures, including double-glazing or drylining shall be in accordance with details which shall have been submitted to, and approved in writing by, the local planning authority.

Reason: In order that the special architectural and historic interests of this listed building is safeguarded in accordance with Policy BE6 (Works Affecting the Character of Listed Buildings) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

- A50 -


8. All new works and works of making good the retained fabric, whether internal or external, shall be finished to match the adjacent original fabric with regards to the methods used and to material, colour, texture and profile. Similarly, any missing sections or any existing unsympathetic or unmatching internal and external works or features shall be replaced to match the adjacent original fabric. (Particular care should be taken with regards new and existing work to panelling, cornices and doors).

Reason: In order that the special architectural and historic interests of this listed building is safeguarded in accordance with Policy BE6 (Works Affecting the Character of Listed Buildings) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

9. All new external and internal works and finishes and works of making good shall match the existing finishes in respect of materials used, and detailed finished appearance except where indicated on the approved drawings.

Reason: In order that the special architectural and historic character of this listed building is safeguarded in accordance with Policy BE6 (Works Affecting the Character of Listed Buildings) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

10. The facing brickwork shall match the existing original work in size, colour, texture, face bond, mortar colour and pointing style.

Reason: In order that the architectural and historic character of this listed building is safeguarded in accordance with Policy BE6 (Works Affecting the Character of Listed Buildings) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

11. Detailed drawings showing the method by which the existing structure to be retained is to be supported and protected during building works shall be submitted to and approved in writing by the Local Planning Authority before any development commences on site.

Reason: To ensure the retention of those parts of the building which are to be preserved and to ensure that they are adequately protected during development.

- A51 -


Surbiton Planning-Sub Committee



ADDRESS: ST MARKS CHURCH, ST MARKS HILL, SURBITON, KT6 4LS


- A52 -


WARD: St Marks

DESCRIPTION OF PROPOSAL: Erection of a new parsonage with detached garage and formation of new access to st marks hill




Design statements Received 07/09/2007

Letter from Howard Sharpe & Partners Received 05/09/2007

718/PL002 Received 05/09/2007

718/PL101 Received 05/09/2007

718/PL102 Received 05/09/2007

718/PL103 Received 05/09/2007

718/PL104 Received 05/09/2007

718/PL105 Received 05/09/2007

718/PL106 Received 05/09/2007

718/PL201 Received 05/09/2007

718/PL112 Received 05/09/2007

718/PL202 Received 05/09/2007

718/PL203 Received 05/09/2007

06109LS Received 05/09/2007

SUR//01/06 Received 05/09/2007


Aboricultural Impact Assessment Received 05/09/2007

- A53 -


BASIC INFORMATION


UDP Policies

BE8 Buildings of Townscape Merit BE9 Trees and Soft Landscaping BE11 Design of New Buildings and Extensions BE12 Layout and Amenity of Buildings and Extensions CS1 New Community Facilities and the Extension of Existing

Community Facilities H5 New Residential Development H6 Residential Density MW4 Renewable Energy and Energy Recovery RES8 Community Benefit STR6 Conserving and Enhancing the Built Environment T1 Transport Safety T20 Compliance with Car and Cycle Parking Standards

Total Site Area 643sq m Total Floor Area 190sq m

Consultations:

107 neighbouring properties were consulted. 5 letters of support received. 9 letters of objection on the following grounds:

Loss of trees

Inadequate parking

The existing church hall site should be used for a new hall Unneighbourly form of development Harmful visual impact harming the setting of the church

(NB: these letters also relate to other current applications and are not specifically directed at this application).

Neighbourhood Traffic Engineering Manager - Recommends specific conditions (see conditions 13-15 below) and also advises that the proposal will involve alterations to the highway and to traffic orders to be carried out at the applicant’s expense.

- A54 -



1. The application relates the grounds of St Marks Church, which was rebuilt in the 1950s and is a Building of Townscape Merit as defined in the UDP. The church occupies a prominent position at the top of St Marks Hill on a corner which faces Avenue Elmers and Church Hill Road. The application relates to the south west corner of the church grounds. The existing church hall and parsonage and the church car park are situated at a lower level with access from Church Hill Road.

2. The site fronts onto St Marks Hill and also adjoins Assheton Bennett House, which is a five storey flat development.

Current Proposal:

3. The application involves the provision of a new parsonage to replace the existing parsonage that is sited on the land to the west of the church, which is currently also occupied by the church office, the church hall and the car park. The existing house has a floor area of 140 square metres. The new parsonage would be built on the area of the church yard in the south west corner. This area of land is up to around 1.5 metres lower than the rest of the church yard to the north east.

4. The parsonage would be a two storey building with a hipped roof and would also have a detached garage with a new access from St Marks Hill. The site plan indicates that the house would not be divided from the remaining church grounds and would be provided with a pathway linking it to pedestrian routes through the church yard.

Relevant History:

5. None relevant



• The acceptability of the proposal in relation to housing policies

• The effect on the character and setting of the Building of Townscape Merit.

• The effect on the character and appearance of the street scene


- A55 -






• Planning obligations

The acceptability of the proposal in relation to housing policies

7. As the site is located within the urban area within a sustainable location, there is no objection in principle to the development for housing. The notional density involved (108 habitable rooms per hectare) would be significantly lower than the flat developments in the vicinity of the site. However, of more relevance in determining whether a new house is appropriate, in this case, is the effect of the proposed house on the character and setting of the church

The effect on the character and setting of the Building of Townscape Merit

8. The existing church is in an elevated position in relation to the application. It is therefore considered that the built level of the proposed parsonage and its minimum distance of 7.5 metres from the church would ensure that the existing church would remain the dominant feature and the parsonage would be subordinate to it at a lower level. The design of the house would be an improvement on the somewhat mundane and functional design of the existing parsonage and with the use of appropriate materials can complement the character and appearance of the church.

9. It is therefore concluded that whilst the proposed parsonage would reduce the openness of the church grounds, it would not in the context of the whole of the site currently occupied by the church harm the character and setting of the church.

The effect on the character and appearance of the street scene

10. The new parsonage and garage would protrude in front of the southern elevation of the church fronting St Marks Hill. Despite this siting, the development would not be visually intrusive for two reasons. Firstly the development would be viewed against a backdrop of the substantial scale of Assheton Bennett House to the west. Secondly, views of the development would be softened by the retention of a number of trees in the church yard and also within the application site.

- A56 -



11. The extension would face residential properties on the opposite side of Church Hill Road. Although the extension would bring the built form of the church closer to these properties, the existing church is much higher than the extension and would remain the dominant feature, so it is considered that the extension would not be unduly imposing when viewed from the nearest properties, nor would it cause loss of light.

The effect on trees

12. The development involves removal of eight small trees in this part of the church yard. Only one of these trees is considered to be a significant specimen and there is clear potential for replacement tree planting either within the application site or elsewhere within the church grounds.


13. The development is in a sustainable location and has the potential to improve the energy efficiency. Further details are required by condition.


14. Parking space for the parsonage is currently available on the land occupied by the existing church hall. This lies outside the planning application site. The current car park is the subject of a separate planning application ref: 07/16491 that proposes redevelopment of this site for housing. The application includes a new garage for the parsonage. Subject to provision of adequate sight lines to St Marks Hill this would provide suitable parking arrangements.

Planning obligations

15. The applicant has agreed to complete a legal agreement which requires them to make a financial contribution towards education facilities in the Kingston borough, should the development be completed. The proposal if approved will require a contribution of £2,500. The recommendation is therefore subject to the signing of this legal agreement.

- A57 -


Recommendation

Subject to a legal agreement requiring the applicant to make a financial contribution of £2,500 towards the provision of educational facilities in the local area



The proposal would not detract from the character or setting of St Mark Church as a Building of Townscape Merit and would not harm the appearance of the street scene and would provide a new house in a sustainable location. The house would not harm the residential amenities of neighbouring properties. The house would not result in significant loss of trees and provides adequate parking accommodation. For these reasons the complies with Policies H5, H6, BE8, BE9, BE11, BE12, MW4 and T20 of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.







- A58 -













or


or alternatively


- A59 -



Within the fencing:










- A60 -



(i) details of energy efficient lighting

(ii) details for rainwater collection

(iii) details for permeable hard surfacing material (iv) details of the proposed waste management strategy (v) details of measures to ensure sustainable construction

Reason: In order to promote sustainable construction in accordance with policy MW4 of the Unitary Development Plan First Alteration

8. Notwithstanding the provisions of Part 1 of Schedule 2 of the Town & Country Planning (General Permitted Development) Order, 1995 (or any Order revoking or re-enacting this Order) no extensions (including porches or dormer windows) to the dwelling houses or buildings shall be erected within the curtilage.

Reason: To safeguard the privacy and amenity of adjoining occupiers, maintain adequate amenity space and safeguard the cohesive appearance of the development in accordance with Policies BE11 (Design of New Buildings and Extensions), BE12 (Layout and Amenity of Buildings and Extensions), H1 (Protection of Residential Amenities), STR6 (Conserving and Enhancing the Built Environment) and T1 (Transport Safety) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.



- A61 -


10. By the time the development hereby permitted is substantially complete, pedestrian/vehicular intervisibility splays of 2.8m x 3.3m shall have been provided in each direction where the access meets the back edge of footway, and shall be permanently retained free from any obstruction to visibility higher than 1.0m above ground level.

Reason: To maintain pedestrian/vehicular intervisibility in the interest of highway safety in accordance with Policy T1 (Transport Safety) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration

11. Refuse and recycling storage facilities shall be provided prior to the occupation of the development hereby permitted in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development, such facilities to be permanently retained at the site.

Reason: To ensure the provision of refuse facilities to the satisfaction of the Council in accordance with Policies H1 (Protection of Residential Amenities), STR6 (Conserving and Enhancing the Built Environment) and MW2 (Waste and Environment) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

- A62 -





ADDRESS: ST MARKS CHURCH, ST MARKS HILL, SURBITON, KT6 4LS


- A63 -


WARD: St Marks

DESCRIPTION OF PROPOSAL: Erection of a church hall and associated church facilities




718/PL001 Received 05/09/2007

718/PL101 Received 05/09/2007

718/PL102 Received 05/09/2007

718/PL103 Received 05/09/2007

718/PL104 Received 05/09/2007

718/PL105 Received 05/09/2007

718/PL106 Received 05/09/2007

718/PL107 Received 05/09/2007

718/PL108 Received 05/09/2007

718/PL109 Received 05/09/2007

718/PL110 Received 05/09/2007

718/PL111 Received 05/09/2007

718/PL112 Received 05/09/2007

06109LS Received 05/09/2007

0306G Received 05/09/2007

SUR/01/06 Received 05/09/2007

Letter from Howard Sharpe & Partners Received 05/09/2007


Arboricultural Impact Assessment Received 05/09/2007

Design Statements Received 06/09/2007

Details of Pre-Application consultation Received 05/09/2007

Usage of Halls Received 05/09/2007

- A64 -



UDP POLICIES

BE8 Buildings of Townscape Merit




CS1 New Community Facilities and the Extension of Existing Community Facilities


MW4 Renewable Energy and Energy Recovery


T1 Transport Safety


BASIC INFORMATION:



Consultations:

23 neighbouring properties were consulted. 4 letters of support received. 9 letters of objection on the following grounds:

• Loss of trees

• Inadequate parking

• The existing church hall site should be used for a new hall

• Unneighbourly form of development

• Harmful visual impact harming the setting of the church

Neighbourhood Traffic Engineering Manager- Considers that insufficient information has been provided on traffic impact. Advises that parking provision should be provided in accordance with an assessment of traffic generation. Details of refuse storage and collection arrangements are required. The proposal will involve alterations to the highway to be carried out at the applicant’s expense.

- A65 -


Workplace Travel Officer - recommends conditions to secure a travel plan and cycle parking facilities


1. The application relates to St Marks Church which was rebuilt in the 1950s and is a Building of Townscape Merit, as defined in the UDP. The church occupies a prominent position at the top of St Marks Hill on a corner which faces Avenue Elmers and Church Hill Road. The application relates to the church grounds. The existing church hall and parsonage and the church car park are situated at a lower level with access from Church Hill Road.

2. The site is adjoined by residential properties in Church Hill Road and St Marks Hill.

Current Proposal:

3. The application involves the provision of a new church hall to replace the existing hall which is stated to be structurally unsound. The existing single storey hall has a floor area of 210 square metres. The new hall would be added to the north side of the church. The ground at this point slopes downwards in two steps to Church Hill Road.

4. The hall is designed to take advantage of this difference in levels by providing a meeting room at the same level as the existing church with a staircase down to the main hall and associated foyer, office, toilets, and kitchen. Although the main hall would have a single level of accommodation it would have the appearance in terms of scale of a two storey building. The main hall area would have a gable roof with a pitch to match that of the nave of the church. The rest of the extension adjoining the Church Hill Road frontage would have a lower flat ‘green roof’. A gap of one metre would remain along this frontage with a new access being provided at street level to the proposed extension.

5. The built level of the extension would be at the level of Church Hill Road and the development therefore involves significant excavation of this part of the churchyard to an average depth of 1.5 metres. As a comparison of heights, the overall height of the nave of the existing church would be 8.0 metres higher than the ridge roof of the proposed extension.

Relevant History:

6. None relevant

- A66 -




• The effect on the character and setting of the Building of Townscape Merit.

• The effect on the character and appearance of the street scene






• Accessibility

The effect on the character and setting of the Building of Townscape Merit

8. The existing church is in an elevated position in relation to Church Hill Road. However, it is considered that the built level of the proposed extension would ensure that the existing church would remain a dominant feature and the extension would be subordinate to it at a lower level. The proposed gable roofed part would harmonise well with the steeply pitched roof on the main part of the church. The flat roofed part would be visible above the boundary hedgerow, but given the set back from the boundary would not be an unduly prominent or dominant part of the design. The western half of the church would remain unaffected by the extension and would be clearly visible from the street. A significant portion of the grassed bank on this side of the church would also remain.

9. It is therefore concluded that whilst the proposed extension would reduce the openness of the church grounds, it would not in the context of the whole of the site currently occupied by the church harm the character and setting of the church.

The effect on the character and appearance of the street scene

10. The new extension would be built in line with the main front wall of the western end of the church. Although it would be visible in the street scene, given the more substantial scale of housing on the opposite side of Church Hill Road, it is considered that the extension would not be an unduly prominent feature of the street scene.

- A67 -


The improvement of existing community facilities

11. Policy CS1 encourages extended community facilities in appropriate locations. This location close to Surbiton town centre would provide an accessible facility which can be flexibly used by the Church to improve its outreach to the wider community. This is unlikely to result in a significant increase in traffic to and from the church at any one time, although the improved facilities will clearly enable the church facilities to be used on a more regular basis. This is not likely to result in a general level of activity that would harm residential amenity. It is therefore concluded that the proposal would comply with policy CS1.


12 The extension would face residential properties on the opposite side of Church Hill Road. Although the extension would bring the built form of the church closer to these properties, since the existing church is much higher than the extension and would remain a dominant feature, it is considered that the extension would not be unduly imposing when viewed from the nearest properties, nor would cause loss of light.

The effect on trees

13. The development involves removal of two small trees one on the road frontage and one next to the avenue of yew trees fringing the path leading from Church Hill Road. Neither of these trees is considered to be significant specimens.


14. The development is in a sustainable location and has the potential to improve the energy efficiency. The scheme incorporates a ‘green roof’. Further details are required by condition.


15. Parking space for the church is currently available on the land occupied by the existing church hall. This lies outside the planning application site. The current car park is the subject of a separate planning application ref: 07/16491 that proposes redevelopment of this site for housing. That application provides for replacement car parking to be allocated for church use within the proposal. Despite the proximity of St Marks to the town centre and in a location with good access to

- A68 -


public transport, this parking area appears to be well used and it would be appropriate to ensure that it is replaced in order to serve the extended church. Accordingly condition 7 below ensures that without prejudice to consideration of application 07/16491, the church hall extension does not proceed nor is occupied until details of replacement parking space have been approved and the spaces provided.

Accessibility

16 The development would provide a new entrance to the church via the extension and also provides new toilet facilities. These facilities would improve access to the church for people with disabilities.

Recommendation



The proposal would not detract from the character or setting of St Mark Church as a Building of Townscape Merit and would not harm the appearance of the street scene. The extension would provide extended accessible community facilities in a sustainable location would not harm the residential amenities of neighbouring properties. The extension would not result in significant loss of trees. For these reasons the proposal complies with Policies CS1, H1, BE8, BE9, BE11, BE12, MW4 and T20 of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.





- A69 -













- A70 -




or


or alternatively



Within the fencing:









- A71 -



7. Before any part of the development is commenced, details of facilities to provide off street parking for members of the church and visitors thereto shall be submitted to and approved by the Local Planning Authority. The car parking accommodation shown upon the approved drawings shall be provided with a hard bound dust free surface, adequately drained before the development to which it relates is occupied and thereafter it shall be kept free from obstruction at all times for use by the occupier of the development and shall not thereafter be used for any purposes other than the parking of vehicles for the occupiers of the development and visitors to it.


8. All new works and works of making good the retained fabric, whether internal or external, shall be finished to match the adjacent original fabric with regards to the methods used and to material, colour, texture and profile. Similarly, any missing sections or any existing unsympathetic or unmatching internal and external works or features shall be replaced to match the adjacent original fabric. (Particular care should be taken with regards new and existing work to panelling, cornices and doors).

Reason: In order that the special architectural and historic interest of this Building of Townscape Merit is safeguarded, in accordance with Policy BE6 (Buildings of Townscape Merit) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

9. All new external and internal works and finishes and works of making good shall match the existing finishes in respect of materials used, and detailed finished appearance except where indicated on the approved drawings.

- A72 -


Reason: In order that the special architectural and historic interest of this Building of Townscape Merit is safeguarded in accordance with Policy BE6 (Buildings of Townscape Merit) of the Royal Borough of Kingston upon Thames Unitary Development Plan First Alteration.

10. Details of arrangements for maintenance of the planted roof to the extension shall be submitted to and approved by the Local Planning Authority before completion of the arbour. The approved details shall be permanently implemented.



(i) details of energy efficient lighting (ii) details for rainwater collection

(ii) details for permeable hard surfacing material (iii) details of the proposed waste management strategy (iv) details of measures to ensure sustainable construction

Reason: In order to promote sustainable construction in accordance with policy MW4 of the Unitary Development Plan First Alteration

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