Application No: 2016/4061 Application Type:

FULL

Case Officer: Steve Elliott Ward: Long Ditton Ward

Location: Thames Ditton Marina Portsmouth Road Long Ditton Surbiton Surrey KT6 5QD

Proposal: 4 detached single storey buildings for Office use (B1a) (350sqm) with associated parking and landscaping and retention and remodelling of existing boathouse.

Applicant: Thames Ditton Marina Agent: Mr Andy Ryley

16 Cedar Grove Bisley Woking Surrey GU24 9EF

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

Recommendation: Permit Representations: 43 letters of representation have been received from 24 separate households raising the following concerns:

Overdevelopment of the site Increased traffic Existing cars parked in the area are used by the car garages situated on Portsmouth

Road Lack of parking Access to the site is only via Ditton Reach and is very narrow and refuse lorries

struggle to collect waste The existing carriageway is in a poor state of repair and will only get worse Delivery vehicles are likely to damage resident’s cars Poor provision of public transport Views of the river obscured Noise and disruption during the construction phase Use of a Construction Method Statement may help Additional pollution Type of businesses are unknown Hours of use are unknown, suggested Mon-Fri 9am-5pm and Sat 10am-5pm (not Sun) Additional potential for anti-social behaviour to take place Impact upon local wildlife

***This application qualifies for Public Speaking***

R e p o r t

Description

1. The application site is a marina located on the northern side of Portsmouth Road and the southern bank of the River Thames.

Constraints

2. The relevant planning constraints are:

Flood Zone 3B

Classified ‘A’ Road Potential contaminated land

Policy

3. In addition to the National Planning Policy Framework and the National Planning Practice Guidance, the following local policies and guidance are relevant to the determination of this application: Core Strategy 2011 CS8 – Thames Ditton, Long Ditton, Hinchley Wood and Weston Green CS12 – River Thames Corridor CS17 – Local Character, Density and Design CS26 – Flooding Development Management Plan 2015 DM1 – Presumption in favour of sustainable development DM2 – Design and amenity DM7 – Access and parking DM13 – Riverside uses DM20 – Open space and views Design & Character SPD 2012 Thames Landscape Strategy

4. Relevant Planning History

2018/0258 (northern end)

4 detached single-storey buildings for Office Use (B1a) (160sqm).

Granted

2016/4060 4 detached single storey buildings for Office use (B1a) (160sqm)

Proposal

5. Permission Planning permission is being sought for 4 detached single storey buildings for

Office use (B1a) (350sqm) with associated parking and landscaping and retention and remodelling of existing boathouse).

6. The proposal includes the removal of all of the buildings on the site with the exception of the boathouse. This would still allow for the repair and maintenance of boats. The proposed new buildings would accommodate a variety of B1a business uses.

Consultations

7. The Environment Agency – Originally raised an objection, due to the site being located within

Flood Zone 3B. This objection was removed following confirmation of the existing flood defence gate, as such the scheme can be assessed as being within Flood Zone 3A.

8. Surrey County Council Highways – The Highway Authority has assessed the impact of the proposal on highway safety and capacity and subject to the additional information provided and a further site visit raised no objections. The development is considered to be in accordance with policy CS25 of the Core Strategy 2011 and DM7 of the Development Management Plan 2015.

9. Head of Environmental Services (Noise and Pollution) – Raised no objection, subject to a suitably worded condition being imposed relating to hours of use.

10. Surrey Wildlife Trust – Raised no objection, subject to the recommendations within Section 6 of the submitted report being carried out.

Positive and Proactive Engagement

11. In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of 186-187 of the NPPF by making available pre-application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

12. A formal pre-application enquiry was submitted prior to the submission of this proposal (Ref - PreApp1227550). It was considered that the proposal in principal appeared to be acceptable, however, it was identified that there was a need to balance the economic benefits with the constraints of the site (namely, flooding risk).

Planning Considerations

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

The principle of the development The design of the proposal and its impact on the character of the area and the street

scene The impact on the amenity of neighbouring properties Impact upon the highway Flooding Ecology

The principle of the development

14. The application site known as the southern wharf currently benefits from an existing detached

building along with a boathouse to repair and maintain boats. As a result, it is considered that the site has an established history of commercial use and this proposal would only increase the commercial potential of this site. The design of the proposal and its impact on the character of the area and the street scene

15. The proposed buildings are all single storey in nature and will be set on a land level that is much lower than Portsmouth Road. The site is accessed via Ditton Reach. The access road slopes down from the entrance into Ditton reach and therefore also sits lower in level than the residential properties situated in Ditton reach.

16. The existing character of the area is one that varies considerably, given that Hampton Court Palace and the River Thames are located to the north with BMW and Mini garages to the south and a row of residential properties to the west (Ditton reach). As a result, given the eclectic mix of buildings within the locality in conjunction with the location and design of the proposed single storey office buildings are not considered to represent any adverse impact upon the general character of the area.

The impact on the amenity of neighbouring properties

17. Due to the fact that the proposed buildings will be sited at a land level that is much lower than the properties located in Ditton Reach and when viewed from within Portsmouth Road, it is considered that the proposed buildings will not result in any adverse loss of light or privacy being created upon the occupiers of the neighbouring residential properties, nor will the proposal adversely impact upon the views across the river.

18. In terms of loss of amenity, the access road to the site has been in situ for a considerable period of time. Whilst the site has not been used to its full capacity for a number of years it never the less the access road could have been used to a considerably greater extent. The Head of Environmental Services has however suggested a condition to restrict the hours in

which the offices can be used. This condition is considered reasonable and will ensure that the amenity of the occupiers of the Ditton Reach is not significantly impacted upon.

19. Given the comments received from the Head of Environmental Services in conjunction with the concerns raised by local residents it is considered reasonable to impose a condition to restrict the hours of use of the new businesses to normal business hours. Therefore, it is suggested that the proposed hours of use are Monday – Friday 08:00 -18:00 hours, Saturday 09:00-17:00 and not at all on Sundays and public Holidays.

20. The proposal does indicate that there is space for additional planting. It is considered appropriate that this be secured through imposing a suitably worded condition. Impact upon the highway

21. A number of supporting documents have been provided with the application to satisfy the concerns originally raised by the Highway Authority. These documents included a Car Park and Servicing Management Plan (CPSMP) was submitted together with a car parking survey in conjunction with a further site visit by the Highway Officer. The Highway Authority consider that this proposal has demonstrated that sufficient on street parking was available to accommodate any overspill without causing a road safety or capacity concerns. In addition, the CPSMP demonstrated that on site parking could occur alongside the service arrangements of the new units with appropriate management.

22. It is therefore considered reasonable that the CPSMP be secured by way of imposing a condition to ensure that the on-site management will consistently prevent off site highway safety and capacity issues. With this condition in place, it is considered that the proposal subject to the inclusion of a Construction Transport Management Plan condition being imposed will not result in any adverse impact being created upon highway capacity or safety.

Flooding

23. The application site is located within Flood Zone 3B. However, due to the existing flood defences that are in place the Environment Agency have confirmed that the application can be assessed as being within Flood Zone 3A. The Technical Guidance to the National Planning Policy Framework, indicates within Table 2 the Flood Risk Vulnerability Classification. The classification for Flood Zone 3A is Less Vulnerable development. As a result, buildings used for shops, financial, professional and other services, restaurants and cafes, hot food takeaways, offices, general industry, storage and distribution, non–residential institutions not included in “more vulnerable”, and assembly and leisure are appropriate.

24. In this regard, given that this proposal is for uses falling within Class B1a it is accepted that office use other than those falling within Class A2 would be appropriate within the less vulnerable category.

25. The applicants have provided a suitable Flood Risk Assessment and the sequential test is considered to be accepted given, A Commercial Property Market Study 2014 (CMPS) undertaken by Elmbridge Council as referred to in paragraph 3.1.10 of the Elmbridge Local Plan Land Availability Assessment (LAA) September 2016, assessed the strength of the market for employment uses such as offices, factories and warehouses and included and assessment of future demand for such uses. The CMPS and LAA identified that demand had increased slightly for offices to between 30-40,000sqm additional required. The LAA identifies in Section 4 that there has been a substantial decline in office floor space and land supply attributed to the Governments agenda to convert poor, underused and vacant office floorspace into residential (paragraph 4.1.8) together with a decline in office completions. The LLA identifies that: ‘Following the Government’s amendment to the General Permitted Development Order in 2013 permitting the lawful change of use of Offices (B1a) to residential through seeking Prior

Approval 4,094sqm of office space has been lost. At the end of the 2015/16 monitoring year, a further 4,500sqm of office floor space was lost to residential. Since the adoption of the Core Strategy 9,720sqm of B1 office floor space has been lost to residential use and a further 38sqm through unimplemented planning permission.’ (paras 4.13 and 4.14)

26. In this regard, the additional office space being provided on this site will go some way to providing the level of demand indicated within the CMPS.

27. With the above in mind it is considered that this form of development is acceptable and accords with the flood risk compatibility table in the NPPG which identifies development for ‘less vulnerable’ proposals in Flood Zone 3A are appropriate. As such, it is not considered that this proposal would have a material increase in flood risk. Ecology

28. Surrey Wildlife Trust have raised no objection to this proposal, as a result it is unlikely that any impact will be created on any existing protected species. It is noted that a number of concerns have been raised in this regard. Should any harm be created to any protected species the applicant/developer would be contravening the Protective Species Legislation.

Matters raised in Representations 29. The issue raised in relation to anti-social behaviour is a matter for the police and not one that

can be controlled via this planning application.

30. The poor state of the existing highway, is an issue for the Highway Authority and not a material consideration as part of this proposal. Conclusion

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

Recommendation: Grant Permission

Conditions/Reasons 1 TIME LIMIT (FULL APPLICATION)

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

Reason: To comply with Section 51 of Part 4 of the Planning and Compulsory Purchase Act 2004.

2 LIST OF APPROVED PLANS

The development hereby permitted shall be carried out in strict accordance with the following list of approved plans: PL001, 005, 006, 007, 008, 009, 010, 011 and 012 received on 15 December 2016 and PL002 received on 20 December 2016.

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

3 MATERIALS - APPROVED

The buildings shall not be erected other than in the following materials as listed on the application form:

Walls - Stained Timber Roof - Tiles Doors & Windows - UPVC

or such other materials as have been approved in writing by the borough council.

Reason: To ensure that a satisfactory external appearance is achieved of the development in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015.

4 LANDSCAPING - SCHEME

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

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

5 LANDSCAPING - IMPLEMENTATION

ALL HARD AND SOFT LANDSCAPING WORKS SHALL BE CARRIED OUT IN ACCORDANCE WITH THE APPROVED DETAILS. ARBORICULTURAL WORK TO EXISTING TREES SHALL BE CARRIED OUT PRIOR TO THE COMMENCEMENT OF ANY OTHER DEVELOPMENT, OTHERWISE ALL REMAINING LANDSCAPING WORK AND NEW PLANTING SHALL BE CARRIED OUT PRIOR TO THE OCCUPATION OF ANY PART OF THE DEVELOPMENT OR IN ACCORDANCE TO THE TIMETABLE AGREED WITH THE BOROUGH COUNCIL. ANY TREES OR PLANTS, WHICH WITHIN A PERIOD OF FIVE YEARS OF THE COMMENCEMENT OF ANY WORKS IN PURSUANCE OF THE DEVELOPMENT DIE, ARE REMOVED, OR BECOME SERIOUSLY DAMAGED OR DISEASED, SHALL BE REPLACED AS SOON AS PRACTICABLE WITH OTHERS OF SIMILAR SIZE AND SPECIES, FOLLOWING CONSULTATION WITH THE BOROUGH COUNCIL, UNLESS THE BOROUGH COUNCIL GIVES WRITTEN CONSENT TO ANY VARIATION.

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

6 METHOD OF CONSTRUCTION STATEMENT

NO DEVELOPMENT SHALL COMMENCE UNTIL A CONSTRUCTION TRANSPORT MANAGEMENT PLAN, TO INCLUDE DETAILS OF:

(A) PARKING FOR VEHICLES OF SITE PERSONNEL, OPERATIVES AND VISITORS (B) LOADING AND UNLOADING OF PLANT AND MATERIALS (C) STORAGE OF PLANT AND MATERIALS (D) PROGRAMME OF WORKS (INCLUDING MEASURES FOR TRAFFIC MANAGEMENT) (E) PROVISION OF BOUNDARY HOARDING BEHIND ANY VISIBILITY ZONES (F) MEASURES TO PREVENT THE DEPOSIT OF MATERIALS ON THE HIGHWAY (G) BEFORE AND AFTER CONSTRUCTION CONDITION SURVEYS OF THE HIGHWAY AND A

COMMITMENT TO FUND THE REPAIR OF ANY DAMAGE CAUSED (H) ON-SITE TURNING FOR CONSTRUCTION VEHICLES

HAS BEEN SUBMITTED TO AND APPROVED IN WRITING BY THE LOCAL PLANNING AUTHORITY. ONLY THE APPROVED DETAILS SHALL BE IMPLEMENTED DURING THE CONSTRUCTION OF THE DEVELOPMENT.

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

7 PARKING AND TURNING/RETENTION OF PARKING AND TURNING

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

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

8 CAR PARK AND SERVICE MANAGEMENT PLAN

The Car Park and Servicing Management Plan shall be implemented on occupation and for each and every subsequent occupation of the development shall be thereafter maintained and developed.

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

9 ECOLOGY

The development hereby permitted shall be carried out in accordance with the recommendations set out within Section 6 of the Preliminary Ecological Assessment prepared by Middlemarch Environmental dated March 2016.

Reason: To ensure compliance with CS15 of the Elmbridge Core Strategy and the NPPF.

10 USE CLASS LIMITATION

The premises shall be used for Class B1a use only and for no other purpose (including any other purpose of the Town and Country Planning (Use Classes) Order 2015 as amended, or in any provision equivalent to that Class in any Statutory Instrument revoking or re-enacting that Order with or without modification).

Reason: The use of the building for other purposes could have an adverse environmental impact on the surrounding area and would not comply with Policy DM2 of the Elmbridge Development Management Plan 2015.

11 HOURS OF OPENING

The use hereby permitted shall not be open for business or receive deliveries outside of the following times Monday-Friday 08:00-18:00 hours, Saturdays 09:00-17:00 hours and not at all on a Sunday or a Bank Holiday.

Reason: To safeguard the amenities of the locality in accordance with Policy DM5 of the Elmbridge Development Management Plan 2015.

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Unit 2 91.23sqm

Unit 3 95.46sqm

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Total 412.56sqm

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