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DRAFT AGENDA ITEM - Borough of Runnymede...Planning Business Centre. (Tel Direct Line: 01932 425131)...

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- 1 - Planning Committee Wednesday 17 February 2016 at 7.30pm Council Chamber Runnymede Civic Centre, Addlestone Members of the Committee Councillors Mrs G M Kingerley (Chairman), J M Edwards (Vice-Chairman), J R Ashmore, J Broadhead, H A Butterfield, T Dicks, R J Edis, Mrs E Gill, M T Kusneraitis, Mrs Y P Lay, M J Maddox, H W V Meares, D W Parr, Mrs M Roberts and Mrs G Warner AGENDA Notes: 1) Any report on the Agenda involving confidential information (as defined by section 100A(3) of the Local Government Act 1972) must be discussed in private. Any report involving exempt information (as defined by section 100I of the Local Government Act 1972), whether it appears in Part 1 or Part 2 below, may be discussed in private but only if the Committee so resolves. 2) The relevant 'background papers' are listed after each report in Part 1. Enquiries about any of the Agenda reports and background papers should be directed in the first instance to Mr B A Fleckney, Democratic Services Section, Law and Governance Business Centre, Runnymede Civic Centre, Station Road, Addlestone (Tel: Direct Line: 01932 425620). (Email: [email protected]). 3) Agendas and Minutes are available on a subscription basis. For details, please ring Mr B A Fleckney on 01932 425620. Agendas and Minutes for all the Council's Committees may also be viewed on www.runnymede.gov.uk. 4) Public speaking on planning applications only is allowed at the Planning Committee. An objector who wishes to speak must make a written request by noon on the Monday of the week of the Planning Committee meeting. Any persons wishing to speak should contact the Planning Business Centre. (Tel Direct Line: 01932 425131) or email [email protected] 5) In the unlikely event of an alarm sounding, members of the public should leave the building immediately, either using the staircase leading from the public gallery or following other instructions as appropriate. 1
Transcript
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Planning Committee

Wednesday 17 February 2016 at 7.30pm

Council Chamber Runnymede Civic Centre, Addlestone

Members of the Committee

Councillors Mrs G M Kingerley (Chairman), J M Edwards (Vice-Chairman), J R Ashmore, J Broadhead, H A Butterfield, T Dicks, R J Edis, Mrs E Gill, M T Kusneraitis, Mrs Y P Lay, M J Maddox, H W V Meares, D W Parr, Mrs M Roberts and Mrs G Warner

AGENDA

Notes:

1) Any report on the Agenda involving confidential information (as defined by section 100A(3)of the Local Government Act 1972) must be discussed in private. Any report involvingexempt information (as defined by section 100I of the Local Government Act 1972), whetherit appears in Part 1 or Part 2 below, may be discussed in private but only if the Committeeso resolves.

2) The relevant 'background papers' are listed after each report in Part 1. Enquiries about anyof the Agenda reports and background papers should be directed in the first instance toMr B A Fleckney, Democratic Services Section, Law and Governance BusinessCentre, Runnymede Civic Centre, Station Road, Addlestone (Tel: Direct Line: 01932425620). (Email: [email protected]).

3) Agendas and Minutes are available on a subscription basis. For details, please ringMr B A Fleckney on 01932 425620. Agendas and Minutes for all the Council's Committeesmay also be viewed on www.runnymede.gov.uk.

4) Public speaking on planning applications only is allowed at the Planning Committee. Anobjector who wishes to speak must make a written request by noon on the Monday of theweek of the Planning Committee meeting. Any persons wishing to speak should contact thePlanning Business Centre. (Tel Direct Line: 01932 425131) or [email protected]

5) In the unlikely event of an alarm sounding, members of the public should leave the buildingimmediately, either using the staircase leading from the public gallery or following otherinstructions as appropriate.

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6) Filming, Audio-Recording, Photography, Tweeting and Blogging of Meetings

Members of the public are permitted to film, audio record, take photographs or make use ofsocial media (tweet/blog) at Council and Committee meetings provided that this does notdisturb the business of the meeting. If you wish to film a particular meeting, please liaisewith the Council Officer listed on the front of the Agenda prior to the start of the meeting sothat the Chairman is aware and those attending the meeting can be made aware of anyfilming taking place.

Filming should be limited to the formal meeting area and not extend to those in the publicseating area.

The Chairman will make the final decision on all matters of dispute in regard to the use ofsocial media audio-recording, photography and filming in the Committee meeting.

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If you need help reading this document please contact the Council on 01932 838383. We will try to provide a reading service, a large print version, or another format.

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LIST OF MATTERS FOR CONSIDERATION

PART I

Matters in respect of which reports have been made available for public inspection

Page

1. FIRE PRECAUTIONS 7

2. NOTIFICATION OF CHANGES TO COMMITTEE MEMBERSHIP 7

3. MINUTES 7

4. APOLOGIES FOR ABSENCE 7

5. DECLARATIONS OF INTEREST 7

6. PLANNING APPLICATIONS

APPLICATION NUMBER LOCATION PAGE

RU 15/1760 Sandy Lodge, The Cedars and Ingle Cottage, Middle Hill, Englefield Green

RU 16/0001 Land at 22 Ilex Close, Egham

RU 15/1605 Land adj to 34 and 50 Addlestone Moor, Addlestone

PLEASE BE AWARE THAT THE PLANS PROVIDED WITHIN THIS AGENDA ARE FOR LOCATIONAL PURPOSES ONLY AND MAY NOT SHOW RECENT EXTENSIONS AND ALTERATIONS THAT HAVE NOT YET BEEN RECORDED BY THE ORDNANCE SURVEY

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7. LOCAL PLAN PROGRESS UPDATE 7

8. DEVELOPMENT MANAGEMENT DECISIONS 10

9. EXCLUSION OF PRESS AND PUBLIC 10

PART II

Matters involving Exempt or Confidential Information in respect of which reports have not been made available for public inspection

a) Exempt Information

(No reports to be considered under this heading)

b) Confidential Information

(No reports to be considered under this heading)

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29

35

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GLOSSARY OF TERMS AND ABBREVIATIONS

TERM EXPLANATION

AOD Above Ordinance Datum. Height, in metres, above a fixed point. Used to assess matters of comparative heights in long distance views and flooding modelling.

AQMA Air Quality Management Area BCN Breach of Condition Notice. Formal enforcement action to secure

compliance with a valid condition CHA County Highways Authority. Responsible for offering advice on highways

issues relating to planning applications as well as highways maintenance and improvement

CIL Community Infrastructure Levy – A national levy on development which will replace contributions under ‘Planning Obligations’ in the future

CLEUD Certificate of Lawful Existing Use or Development. Formal procedure to ascertain whether a development which does not have planning permission is immune from enforcement action

CLOPUD Certificate of Lawful Proposed Use or Development. Formal procedure to ascertain whether a development requires planning permission

Conservation Area

An area of special architectural or historic interest designated due to factors such as the layout of buildings, boundaries, characteristic materials, vistas and open spaces

DM Development Management – the area of planning service that processes planning applications, planning appeals and enforcement work

Design and Access

Statement

A Design and Access statement is submitted with a planning application and sets out the design principles that the applicant has adopted to make the proposal fit into its wider context

Development Plan

The combined policy documents of the Local Plan, Minerals and Waste Plans.

EA Environment Agency. Lead government agency advising on flooding and pollution control

EIA Environmental Impact Assessment – formal environmental assessment of specific categories of development proposals

ES Environmental Assessment under the Environmental Impact Assessment Regulations

FRA Flood Risk Assessment GPDO General Permitted Development Order. Document which sets out categories

of permitted development (see ‘PD') LBC Listed Building Consent LDS Local Development Scheme - sets out the programme and timetable for

preparing the new Local Plan Listed building An individual building or group of buildings which require a level of protection

due to its architectural interest, historical interest, historical associations or group value

LNR Local Nature Reserve Local Plan The current planning policy document

LPA Local Planning Authority LSP Local Strategic Partnership – Leads on the Community Strategy

Material Considerations

Matters which are relevant in determining planning applications

Net Density The density of a housing development excluding major distributor roads, primary schools, open spaces serving a wider area and significant landscape buffer strips

NPPF National Planning Policy Framework. This is Policy, hosted on a dedicated website, issued by the Secretary of State detailing national planning policy within existing legislation

PCN Planning Contravention Notice. Formal notice, which requires information to be provided in connection with an enforcement investigation. It does not in itself constitute enforcement action

PD Permitted development – works which can be undertaken without the need to submit a planning application

PINS Planning Inspectorate POS Public Open Space PPG National Planning Practice Guidance. This is guidance, hosted on a

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TERM EXPLANATION

dedicated website, issued by the Secretary of State detailing national planning practice and guidance within existing legislation. Also known as NPPG National Planning Practice Guidance.

Ramsar Site A wetland of international importance RIPA Regulation of Investigatory Powers Act. Provides limitation on covert

surveillance relating to enforcement investigation SAC Special Area of Conservation – an SSSI additionally designated as a Special

Area of Conservation under the European Community’s Habitats Directive 1992 in order to maintain or restore priority natural habitats and wild species

SANGS Suitable Alternative Natural Greenspaces SAMM Strategic Access Management and Monitoring

SCI Statement of Community Involvement. The document and policies that indicate how the community will be engaged in the preparation of the new Local Plan

SEA/SA Strategic Environmental Assessment/Sustainability Appraisal – formal appraisal of the Local development Framework

Sec. 106 A legal agreement for the provision of facilities and/or infrastructure either directly by a developer or through a financial contribution, to meet the needs arising out of a development. Can also prevent certain matters

SEP The South East Plan. The, largely repealed Regional Spatial Strategy for the South East. All policies in this Plan were repealed in March 2013 with the exception of NRM6 which dealt with the Thames Basin Heath SPA

SNCI Site of Nature Conservation Importance. A non-statutory designated area of county or regional wildlife value

SPA Special Protection Area. An SSSI additionally designated a Special Protection Area under the European Community’s Directive on the Conservation of Wild Birds 1979. The largest influence on the Borough is the Thames Basin Heath SPA (often referred to as the TBH SPA)

SPD Supplementary Planning Document – provides additional advice on policies in Local Development Framework (replaces SPG)

SSSI Site of Special Scientific Interest SuDS Sustainable Urban Drainage Systems. Providing urban drainage systems in

a more environmentally sensitive way by systems designed to reduce the quantity of run-off, slow its velocity or provide for filtering, sedimentation and biological degradation of the water

Sustainable Development

Sustainable development is the core principle underpinning planning. It is defined as “development that meets the needs of the present without compromising the ability of future generations to meet their own needs”

TA Transport Assessment – assessment of the traffic and transportation implications of a development proposal

TPO Tree Preservation Order – where a tree or trees are formally protected and prior consent is needed for pruning or felling

TRICS Computerised database and trip rate analysis used to estimate traffic flows to and from a variety of land uses, to assess transportation implications of new development in southern England

Use Classes Order

Document which lists classes of use and permits certain changes between uses without the need for planning permission

Further definitions can be found in Annex 2 of the NPPF

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1. FIRE PRECAUTIONS

The Chairman will read the Fire Precautions, which set out the procedures to be followed inthe event of fire or other emergency.

2. NOTIFICATION OF CHANGES TO COMMITTEE MEMBERSHIP

3. MINUTES

To confirm and sign the Minutes of the meeting of the Committee held on 27 January 2016(Appendix 'A') as a correct record.

4. APOLOGIES FOR ABSENCE

5. DECLARATIONS OF INTEREST

If Members have an interest in an agenda item please record the interest on the orangecoloured form circulated with this Agenda and hand it to the Legal Representative orDemocratic Services Officer at the start of the meeting. A supply of the form will also beavailable from the Democratic Services Officer at meetings. Members are advised tocontact the Council's Legal Section prior to the meeting if they wish to seek adviceon a potential interest.

Members who have previously declared interests, which are recorded in the Minutes to beconsidered at this meeting, need not repeat the declaration when attending the meeting.Members need take no further action unless the item in which they have an interestbecomes the subject of debate, in which event the Member must leave the room if theinterest is a disclosable pecuniary interest or if the interest could reasonably be regarded asso significant as to prejudice the Member’s judgement of the public interest.

6. PLANNING APPLICATIONS

The planning applications to be determined by the Committee are attached. Officers'recommendations are included in the application reports. Please be aware that the plansprovided within this agenda are for locational purposes only and may not show recentextensions and alterations that have not yet been recorded by the Ordnance Survey.

If Members have particular queries or interests in the applications, Officers will bepresent from 7.00pm prior to the meeting in the Chamber. This will be an informalopportunity for Members to discuss and clarify issues. Copies of all letters of representationare available for Members and the public to view on the Planning pages of the Councilwebsite http://planning.runnymede.gov.uk/Northgate/PlanningExplorer/GeneralSearch.aspx.

Enter the planning application number you are interested in, and click on documents, andyou will see all the representations received as well as the application documents.

(To resolve)

Background Papers

A list of background papers is available from the Planning Business Centre.

7. LOCAL PLAN PROGRESS UPDATE (PLANNING)

Synopsis of report:

To update the Committee on the latest position with regard to progress on the Local Plan. As this subject covers a number of complex issues, Members of the Committee are asked to advise Mr Richard Ford, of any detailed questions, which they would like answered at the meeting, by no later than 48 hours prior to the meeting. Mr Ford may be contacted on 01932 425278, email: [email protected]

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Recommendation(s):

None – for information

1. Context of Report

1.1 This is the 28th in the series of reports updating members on progress with the newLocal Plan since Planning Committee agreed at the meeting of 25 June 2014 towithdraw the Local Plan Core Strategy.

2. Report

Strategic Land Availability Assessment (SLAA)

2.1 Officers continue to assess submitted sites to inform the SLAA report. This evidence will in turn help inform housing options for the forthcoming Local Plan Issues and Options consultation. More information will be published in a future edition of this Update report when the publication date for the SLAA is known.

2.2 The first meeting of the Development Market Panel took place on 13 January. The agreed terms of reference and the minutes of the meeting can be found on the Planning Policy webpages.

Green Belt Technical Review (GBTR)

2.3 The technical work on the GBTR, which considers the details of the boundary of the Green Belt across the whole Borough, has been substantially completed. The work has now entered a ‘checking and assembly phase’ and it is anticipated that it will be available to view on the Council’s website in March.

Green Belt Villages Review (GBVR)

2.4 A draft Stage 1 review of Runnymede Green Belt villages has now been completed. The review considered which areas of built development outside of the defined settlements in Runnymede could be treated as a ‘village’ and whether they should stay within the Green Belt, or be excluded and treated as ‘settlement’ for the purposes of Development Management. The findings of the Stage 1 review will be reported to the Member Working Group meeting on 25 February.

Strategic Flood Risk Assessment (SFRA)

2.5 Council officers met with the Environment Agency (EA) on 21 January and discussed the draft SFRA. The document is currently being amended to address the points raised by the EA. More information will be published in a future Local Plan update report, when a date for the publication of the SFRA is known.

Open Space Study (OSS)

2.6 The OSS has now been completed in its draft form and it is anticipated that it will be published by mid-February.

2.7 As part of the update to the OSS, officers produced a draft Local Green Space (LGS) methodology, which was the subject of an informal, focussed public consultation from 13 November to 18 December 2015. Residents and other parties were also asked for their views on whether there are any sites in Runnymede Borough that the Council should consider designating as an LGS. Comments on the

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methodology and nominated sites are currently under assessment by officers. A separate LGS report will be produced as an addendum to the OSS in due course.

Employment Land Review (ELR)

2.8 Chapters 1 to 8 of the ELR have now been completed in draft form. Only two chapters now remain to be drafted; these are concerned with the policy options for employment space and the overall conclusions. A progress meeting with the consultants, to discuss the content of the chapters that they have drafted and the next steps in the project, has been arranged for 4 February.

Transport Impact Assessment (TIA)

2.9 During December and January, officers were compiling the raw data required for Surrey County Council (SCC) to undertake the necessary transport modelling to underpin the new Local Plan. This raw data has now been forwarded to SCC. It is hoped that officers will be able to advise Members as part of the next Local Plan update when this transport modelling is to be completed.

Duty to Co-operate: Heathrow Strategic Planning Group

2.10 The Heathrow Strategic Planning Group met on 28 January 2016. The Government’s positive feedback on forming the Group was acknowledged. The Group discussed setting up various sub-groups for Housing, Economy & Employment, Transport & Infrastructure, and Environment, and agreed chair authorities for each sub-group. The London Borough of Hounslow will write to Government to request financial assistance for the Group’s administrative costs and urged each authority to do likewise and consider making a contribution themselves.

Duty to Co-operate: Local Strategic Statement (LSS)

2.11 On 22 January, the Surrey Council Chief Executives met and considered (amongst other things) a progress report on the LSS. This report recommended that work on the LSS continues with a further progress report being brought back to the Chief Executives in July 2016. The Chief Executives supported this recommendation. On the same day, the officer Planning Working Group (PWG) met and reflected on the work completed by the newly-formed LSS working group since its inception in December 2015, as well as their recommendations for moving the project forward. It was agreed that the focus should now be on:

- Drafting an overarching vision, which should reflect the need to balance competing priorities, manage growth pressures and build on Surrey’s strengths, while recognising that there are challenges associated with the county’s strengths, with a focus on creating high quality places.

- Producing a narrative for each of the five identified sub areas in Surrey (Upper M3, Blackwater Valley, A3 corridor, Rural South Surrey and Gatwick Diamond).

- Continuing work drafting the strategic objectives across the County and identifying the priorities and implementation mechanisms under each objective.

2.12 The LSS working group is due to meet next on 17 February, to move the work forward. Further progress reports will be taken to the Surrey Chief Executives, SPOA and PWG over the coming months.

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(For information)

Background Papers

None

8. DEVELOPMENT MANAGEMENT DECISIONS

A list of Development Management decisions including those recently made by theCorporate Head of Planning and Environmental Services under his delegated powers isattached at Appendix ‘B’. If Members have any particular matter they wish to raise, priornotice to the Chairman would be of assistance.

(For Information)

Background papers

None

9. EXCLUSION OF PRESS AND PUBLIC

If the Committee is minded to consider any of the foregoing reports in private, it is the

OFFICERS’ RECOMMENDATION that -

the press and public be excluded from the meeting during discussion of the relevant report under Section 100A(4) of the Local Government Act 1972 on the grounds that the report in question would be likely to involve disclosure of exempt information of the description specified in appropriate paragraphs of Schedule 12A of the Act.

(To resolve)

PART II

Matters involving Exempt or Confidential information in respect of which reports have not been made available for public inspection.

Para a) Exempt Information

(No reports to be considered under this heading)

b) Confidential Information

(No reports to be considered under this heading)

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PLANNING COMMITTEE

Sandy Lodge, The Cedars and Ingle Cottage, Middle Hill, Englefield Green®

Date: 17/02/2016

1:1,250Scale:0 20 4010 m

© Crown copyright and database rights 2016 Ordnance Survey 100006086

APRU.15/1760

FOR LOCATION PURPOSES ONLY

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RU.15/1760 Date reg: 06 November 2015 Ward: Englefield Green East

LOCATION: Sandy Lodge The Cedars and Ingle Cottage Middle Hill Englefield Green Egham Surrey TW20 0JG

PROPOSAL Demolition of Sandy Lodge, The Cedars and Ingle Cottage and replacement with 2, 3 and 4 storey development with basements, comprising cluster flats and studios for students, together with bin stores, cycle stores, parking and landscaping. The access from Middle Hill to be closed and a new access created from Egham Hill.

TYPE: Full Planning Permission APPLICANT: Danehurst The Pad 2 Ltd OFFICER Melissa Gale EXP DATE 26 January 2016

SUMMARY OF RECOMMENDATION: Grant subject to conditions

1. Site1.1 The application site comprises the residential properties known as Sandy Lodge, The Cedars and

Ingle Cottage, covering a total area of just over 0.4 hectares. The existing buildings are detachedtwo storey dwellings set in a backland location behind existing dwellings within Middle Hill withaccess via a shared driveway located between the properties of Top House and the Hollies,Middle Hill. The properties back onto Egham Hill, with an existing brick wall and a number ofmature trees forming the street scape of Egham Hill. A tree preservation order covers a DeodarCedar tree located to the front of Ingle Cottage (TPO 291) and a Eucalyptus tree located adjacentto the existing access on Middle Hill (TPO 290). In addition, a recent area tree preservation orderhas been placed on land at Sandy lodge and to the rear of The Cedars, Ingle Cottage Top Houseand Tall Trees, Middle Hill. This was to provide temporary protection to existing trees pending theconsideration of the current application and full tree survey to inform a revised order to reflectindividual and groups of trees to be protected.

1.2 Site levels fall about 3 metres from west to east. To the west the site abuts the grounds of Sutherland House, a grade 2 listed building forming part of the Royal Holloway university grounds and sited on higher ground to the application site. Trees within the grounds of Sutherland House are also protected by a tree preservation order TPO 1A dated 19.02.1957 and protecting a number of individual trees and TPO 172, an area order protecting trees within the site as existing on 07/12/88. To the north, fronting Middle Hill are detached bungalows with dormer windows and first floor accommodation within roofspace. To the east, adjacent to the existing access is Top House, a large detached dwelling fronting Middle Hill with long rear garden extending onto Egham Hill.

1.3 The site is located within the urban area and comprises part of the Coopers Hill/Egham Hill Area of Landscape Importance. The surrounding area comprises a mix of dwelling types including detached bungalows towards the north west of the site fronting Middle Hill, as well as a number of older cottages, detached dwellings of varying ages style and form, including flats within Egham Hill and the recent student residences on the opposite side of Egham Hill.

2. Planning history2.1 There is extensive planning history relating to the site including outline consent for 8 dwellings

which was granted in 1966. Ingle Cottage and The Cedars were constructed following thedemolition of the original single dwelling following planning approvals RU.98/0057 andRU.98/0670. Ingle Cottage has been subject to permissions for extensions as follows:

RU.10/0916 – Erection of a brick built garden shed (retrospective) – Refused and appeal allowed RU.13/0886 – Erection of a single storey side extension to provide annex accommodation – Granted

The Cedars has received planning permission reference RU.01/0669 for a two storey front extension incorporating double garage with accommodation above.

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2.2 As this current application the subject of the report relates to a third phase of student accommodation known as The Pad, the planning consents for Phase 1 and 2 of The Pad, comprising student accommodation located on the opposite side of Middle Hill are also of relevance. For Phase 1 relating to 61 – 71 Egham Hill planning permission was originally refused (RU.10/0317) for student accommodation comprising 129 bedspaces. A subsequent appeal was dismissed in February 2011. The inspector made clear in his report that ‘this is very nearly and acceptable development proposal failing only in one respect’, this related to the relationship of Building 1 with no.59 Egham Hill. A revised application was submitted in September 2011 (RU.11/0429) to take account of the inspectors comments and planning permission granted for student accommodation which comprised 125 study bedrooms, together with management offices, cycle store and car parking on the site of 61 – 71 Egham Hill. A legal agreement restricts occupation solely to students of RHUL. This development is now complete and was first occupied in September 2013.

2.3 The Pad Phase 2 at 57 - 61 Egham Hill (RU.13/0435) was granted planning permission in September 2013, comprising demolition of existing buildings and construction of student accommodation comprising 100 study bedrooms, common room, cycle store and car parking. This has been completed and has been occupied since September 2015.

2.4 This is an application independent from RHUL but completing the context for this current application, is the RHUL masterplan. In April 2015 outline planning permission was granted (RU.14/0099) for the future development of the university campus up to 2031, in the form of a masterplan. The masterplan provided for the demolition of selected existing buildings and construction of an additional 55,000sqm (net) academic and operational buildings, an additional 71,128sqm (net) student accommodation (c.2,650 bedspaces). The application proposed the creation of a new main vehicular access to the campus, this included the remodelling and repositioning of the Piggery Gate entrance, together with the removal of the existing pedestrian bridges and replacement with signalised pedestrian crossing of Egham Hill. Several full and reserve matters applications have been submitted since the approval of the masterplan. This includes planning approval for student accommodation on the north side of Egham Hill on land at 1 Harvest Road and between Harvest Road and Chestnut Drive, granted 6.08.15 under reference RU.15/0684. Work is currently under construction for the construction of 19 blocks at 3 and 4 storeys incorporating 56 separate student accommodation units, in the form of townhouses, to provide accommodation for 621 students, an amenity and management building, energy centre, cycle stores and bin stores.

3. Application3.1 Full planning permission is sought for the demolition of the existing detached dwellings, Sandy

Lodge, The Cedars and Ingle Cottage and the erection of a 2, 3 and 4 storey development withbasements, comprising student accommodation in the form of cluster flats and studios, togetherwith associated bin stores, cycle stores, parking and landscaping.

3.2 The development comprises 4 separate buildings, and the applicant has adopted the names of the existing buildings to be replaced (Cedars, Ingle and Sandy Lodge) together with Westwood, a former dwelling on the opposite side of Egham Hill, in reference to the 4 buildings proposed. Three buildings are proposed to the Egham Hill frontage and one to the rear orientated east to west and overlooking the central car parking area proposed. The western block, (Sandy Lodge), has an attached rear ‘wing’ extend northwards along the western boundary. Fronting Egham hill the buildings would be four stories (with the third floor contained within the roof, as well as a basement, approximately 12 metres in height). Both Sandy Lodge, Ingle (11.8m high) and towards the rear Cedars (9.6m high) have been designed with full pitched roofs, whilst Westwood, the central block has been designed with a mansard style roof form, 11.2m high. To the Egham Hill frontage each of the three frontage buildings would have a central gable feature. The use of yellow and red brick is proposed together with elements of render and introduction of timber cladding to the rear parts of the buildings.

3.3 The design approach is summarised within the Planning Statement and states ‘the buildings are of traditional design drawing inspiration from the varied architectural language of the surrounding area. Whilst apparently modern in appearance, the use of pitched roofs, dormers, mullioned windows, exposed gutters and downpipes along with brick and stone detailing to the façade all provide interest and a more domestic feel, thereby avoiding the appearance of ‘student accommodation’.’

3.4 The development has been submitted by the same applicant as The Pad, the student residences

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on the opposite side of Egham Hill as described in section 2 above. Whilst this application proposes a different design approach, the applicant has stated that the development will be managed in a similar way and has drawn on the experiences of this existing development. The application comprises a total of 173 bedspaces, incorporating self-contained single bed studios, twin bedded studios and cluster flats of varying sizes with en-suite facilities and shared kitchens. Communal uses, including common room, laundry and plant are proposed within the basement of Sandy Lodge. A management office is proposed within the ground floor of Sandy Lodge close to the main entrance of the site. The site would be managed and will include internal CCTV provision

3.5 The access from Middle Hill is to be closed and a new access created from Egham Hill. The existing Middle Hill access also serves a garage for ‘The Hollies’ with an access track extending along the eastern boundary of The Hollies. This does not form part of the application site and would be retained with a new brick wall proposed along this section of the boundary to separate neighbouring access and to ensure direct access from the site to Middle Hill is removed. A central car parking area is proposed providing a total of 16 car parking spaces which includes a disabled space and 2 electrical charging points. Pedestrian access would be provided solely from Egham Hill with a pedestrian gate sited to the east of the entrance providing access in the direction of Egham Town Centre and a pedestrian gate to the far western corner of the site adjacent to the boundary with Sutherland House. With the exception of the new access, the existing wall to Egham Hill will be retained, the remaining boundary fencing is to be renewed together with new planting to reinforce the boundary.

3.6 Minor alterations have been made to the scheme during the course of the application to take account of the responses from consultees including comments from County Highways, the Police, and the Council’s Arboricultural Officer.

3.7 The following supporting documents have been submitted with the application:

Planning Statement, including Design and Access Statement Landscape Statement Transport Statement Preliminary Ecological Appraisal, incorporating Extended Phase 1 Habitat Survey Bat Emergence and Activity Survey Great Crested Newt DNA Analysis Report Tree Surrey/ Arboricultural Implications Assessment Energy Statement Sustinable Dranage Statement Environmental Noise Survey Refuse and Recycling Statement Managaement Statement for Student Accommodation Site Investigation Report Daylight and Sunlight Report

3.8 The Planning Statement advices that the layout of the development has been planned around three particular considerations; to protect the wooded character of the site; to respond to the scale and siting in relation to the neighbouring dwelling; and to create a safe and convenient access which minimises impact on the surrounding area. The application has been the subject of pre-application advice and the applicant has undertaken pre-application consultation with local residents.

4. Consultations4.1 18 Neighbouring properties were consulted in addition to being advertised on the Council’s

website and 8 letters of representation have been received, raising the following objections:

Loss of existing homes 2 or 3 homes in place of Sandy Lodge preferred Out of character with existing housing and visual impact Overbearing/ too high and dominant Disproportionate/ overdevelopment and urbanisation of the rural area Overlooking and loss of privacy Loss of light to property (Ingeborg) External design and appearance - Proximity to boundary (Ingeborg) and visual impact

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Will add nothing to the amenities of the village No benefit to local community and village life, and no net employment created Highway impact (access onto Egham Hill) Additional students crossing road with pelican crossing will cause delays and potential

accidents Danger for pedestrians and drivers - Existing issues at The Pad Objection to single access point Insufficent parking and traffic congestion ‘No cars’ contract impossible to monitor and therefore superfluous Result in further traffic congestion Lead to likely increased accident rate at and near Middle Hill junction Increase traffic flows Impact of contractor parking Noise and light pollution (from car park and external lighting) Construction noise Noise pollution Englefield Green is already saturated with Student accommodation (unkept, unruly

behaviour, all owning cars with no where to park) Englefield Green is losing its identity, becoming a ‘student campus’ Requirement for student accommodation diminished with Brunel development and

Harvest Road Lack of public consultation Tree planting – will take many years to provide limited screening If granted request planting of continuous solid hedge of mature trees to 6m height prior to

commencement Impact on wildlife (known bat roost in the Cedars and owls nesting in nearby trees) Flooding – underground stream through site, diversion will cause flooding Drainage is inadequate – development will exacerbate existing problems If granted recommendations of Surrey Wildlife Trust, Thames Water and environmental

conditions should be followed and contractors parking fine scheme should be made acondition.

4.2 A letter of support has been received summarised as follows: Appreciate that Danehurst Developments Limited have undertaken direct consultation

with residents and hope planning permission is granted, and raises some practicalmatters in relation to the boundary with Top House, drainage, boundary hedging,protection of trees and flooding.

4.3 The Council’s Environmental Health Officer (Noise) raises no objection subject to conditions requiring the protection of the development from noise from road traffic.

4.4 Surrey CC as Lead Local Flood Authority advise that the proposed development is increasing the impermeable area within the site and recommended that other SuDS measures/components are used in preference over a traditional piped system, unless there is evidence available which provides a site specific assessment of the ground's infiltration capacity. Infiltration SuDS are not proposed as part of the drainage design for the proposed development.

4.5 Thames Water has raised no objection subject to a condition requiring further information to be submitted with a drainage strategy. In respect of surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. Thames Water advise that they are working closely with the developer to agree the drainage strategy to serve this site.

4.6 RBC Drainage Engineer raises no objection subject to conditions.

4.7 The County Highway Authority raises no objection subject to the imposition of appropriate conditions following consultation with the applicant resulting in minor alterations including setting the entrance gates further back so that they are at least 6m behind the back edge of the A30 footway. The provision of a signal controlled pedestrian crossing over the A30 is considered to be required resulting from the increased amount of pedestrian activity and public transport patronage for the site, and a condition is recommended to secure this.

4.8 Surrey Wildlife Trust raises no objection and advises that the submitted Preliminary Ecological Appraisal and Bat Emergence and Activity Survey provide an indication of the likely status of

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protected and important species on the proposed development site. The SWT recommend that the applicant undertake the recommendations for mitigation and enhancement as stated in the survey report.

4.9 The Council’s Arboricultural Officer raises no objection in principle, subject to the retention of a strong belt of mixed tree and shrub species along the Egham Hill frontage and appropriate tree protection during construction.

5. Relevant Local Planning Policies5.1 Saved Policies in the Runnymede Borough Local Plan Second Alteration 2001: NE8, NE12,

NE14, NE15, NE20, HO1, HO9, BE2, BE9, BE23, MV4, MV9, MV12 and SV2.

6. Planning Considerations6.1 In the determination of this application regard must be had to the Development Plan and National

policy within the NPPF. The application site is located within the urban area where the principle ofsuch development is considered to be acceptable subject to detailed consideration. This must beconsidered in light of the presumption in favour of sustainable development advocated by theNPPF. From 6 April 2015 sustainable drainage may be a material consideration in planningdecisions for major schemes. The key planning matters are the impact of the development on thecharacter of the area and street scene, the impact on neighbouring properties in terms of amenity,the impact on highways and parking, and on drainage, trees and ecology.

6.2 It is acknowledged that whilst the application would result in the loss of 3 existing detached dwellings, the application provides 173 student bedspaces and thus will significantly contribute to the supply of student accommodation within the wider area. The concerns by objectors about loss of family housing to student accommodation including the conversion of dwellings to HMOs is well known, and the planning inspector when considering the first phase of The Pad in 2010, acknowledged the substantial need for student housing. Outline planning permission has been granted in the form of a masterplan for the future growth and development of RHUL. Whilst student numbers have increased over the years, this has not been matched by the provision of student housing. According to the information submitted in support of the application, in 2001, it was estimated that over 4,000 students relied entirely on the local retail market in or around Egham/ Englefield Green for their accommodation. The Planning statement reports that in 2014/15 of the total student population, RHUL could only accommodate 32.5% of total students within its accommodation (2,904 bedspaces) which is below its target of 40%. The provisions made within the masterplan for additional student accommodation will help towards this target, and construction is currently underway in respect of new student accommodation on land north of Egham Hill (east of Harvest Road) which will provide 621 new bedspaces. Nevertheless, there will remain a substantial need for student housing and the additional 173 bedspaces proposed in the form of purpose built and managed student accommodation on this site will help in reducing the pressure on housing in the local area and potentially the loss of family housing to HMOs. It is therefore considered that the proposal complies with saved Policy HO1 and also the NPPF in seeking to provide residential development which meets a variety of needs.

6.3 The Pad Phases 1 and 2 opposite this current application site is appropriately located in relation to the university campus and provides a managed and consolidated student residences adjacent to the university campus thus providing a natural transition in land use between the university and the surrounding dwellings. The current application site lies directly opposite The Pad, within the urban area and also abuts the university campus, with the grounds of Sutherland House forming the site boundary to the west and pedestrian access to the main southern campus virtually opposite (adjacent to The Pad). The existing footbridge provides direct access from Sutherland House to the main southern campus, which will be replaced with a signalised pedestrian crossing following the approved ‘Piggery Gate’ junction alterations which formed part of the approved RHUL masterplan. The site is therefore considered to be appropriately located for student accommodation and the proposal will provide purpose built accommodation within a self-contained and managed site.

6.4 One of the core principles of the NPPF is to seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings whilst also taking account of the different roles and character of different areas. The development has adopted a very different design approach to that of The Pad opposite, recognising the need to respond to the differing character of the sites location between Egham and Middle Hill. With the exception of Royal Holloway, the surrounding area is predominately residential with a mixed character.

6.5 The buildings have been designed to respond to the fall of Egham Hill, with a ‘stepping down’ in

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heights, which help to ensure the development does not overly dominate the street scape. The development has been designed in the form of three buildings fronting Egham Hill, each varying in design to avoid a uniform appearance but incorporating common features including pitched roofs and central gable features. They have been designed to be reflective of the large dwellings they replace in contrast to the modern flat roof design of The Pad opposite. Whilst the main entrances are within the site, the buildings have been designed to have an appearance of a ‘front’ to Egham Hill, whilst being set back from the front boundary to maintain tree coverage along the boundary. Egham Hill itself is mixed in character, with neighbouring dwellings to the east sited close to the road frontage. In contrast, this upper section of Egham Hill is characterised by extensive tree cover. The development maintains good spacing between the buildings and would be set back from Egham Hill some 8 to 13m providing an appropriate setting for the development and enabling the retention of many of the existing frontage trees. It is therefore considered that the design of proposed development is acceptable, providing an efficient use of the site without detriment to the character and visual amenities of the area, and enabling the retention of a tree belt along the Egham Hill frontage which will further ensure the existing character of Egham Hill is maintained.

6.6 Towards the rear (Middle Hill) the buildings reduce in height to reflect the domestic scale of the dwellings of Middle Hill. The Cedars would be a smaller two storey block with basement and would be slightly lower than the height of the existing dwellings of Cedars and Ingle Cottage on the site. This would be the nearest building to Middle Hill, but with a setback of some 30m from Middle Hill, the orientation and siting of the development and with proposed planting along the existing driveway and site entrance, there would be limited views of the development from Middle Hill, thus maintaining the existing character and appearance of Middle Hill.

6.7 The siting of the existing dwellings with access via a shared driveway from Middle Hill, turns their backs to Egham Hill. The proposal, will reverse this pattern of development, providing an entrance and presence within Egham Hill that is consider to be respectful of the character of Egham Hill. The formation of the new access from Egham Hill will introduce a new element in this particular section but as there are several accesses along Egham Hill, and a large section of the existing brick wall along the frontage will be retained, the proposed new access would not result in visual harm. The buildings are also sited away from boundaries to provide a landscaped setting for the proposed buildings. It is therefore considered that the proposal provides high quality design in compliance with saved Policy BE2 and the NPPF.

6.8 The NPPF reinforces the requirement to consider the significance of the impact of development on heritage assets and special regard has to be had to these assets. A Heritage Statement has been submitted with the application which considers the significance of existing listed buildings close to the application site and impact of the proposed development on their setting. The site lies adjacent to the Grade 2 listed Sutherland house which is currently used by RHUL for academic purposes. The building was extended in 2011 to provide a new studio theatre to the eastern side of the building and a good separation distance will be retained between this addition and the application site. Existing trees within the grounds of Sutherland House and along the western edge of the application site provide good screening. The development has been designed to respond to the land levels of Egham Hill and with Sutherland House sited on higher ground, which in combination with the separation distances and tree coverage ensures that the proposal will not harm the setting of Sutherland House.

6.9 Situated opposite the current access to Middle Hill are a pair of Grade 2 listed, two storey 18th century cottages, known as Nos. 12 and 13 Middle Hill. The proposed development will not have a frontage to Middle Hill, the existing access will be closed replaced with new fencing and planting. The development reduces in height towards Middle Hill, and as identified at 6.6 above, the proposed development will have no detrimental impact on the street scene of Middle Hill and would ensure the setting of these two cottages are maintained. It is considered that the development would not therefore result in harm to the significance of the heritage assets in the vicinity of the development, namely Sutherland House and 12/13 Middle Hill and would comply with saved Policy BE9 and the NPPF.

6.10 The site borders a number of residential properties fronting Middle Hill. The larger block of ‘Sandy Lodge’ in the west part of the site reduces in height towards the rear of the site. Stepping down from 3 and half stories (plus basement) from Egham Hill to 2 and half, then 1 storey incorporating a further room within the pitched roof. A single obscure glazed window is proposed within the gable end of this rear projection. With the lowering of building mass towards the northern boundary, the orientation of the buildings and with good separation distances maintained to the boundary and neighbouring properties within Middle Hill (in excess of 30m), combined with new landscaping

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along the north west boundary, it is considered that the proposal respects neighbouring amenity. The development would be sited away from Ingeborg and Frith Cottage so that there would be no harmful visual overbearing impact, and privacy to the rear gardens would be maintained through the lack of windows on the rear elevation apart from the obscurely glazed window. The Sandy Lodge building would be sited further from The Hollies with a central car park in between. Although there would be views across the car park towards The Hollies, it is considered that with the oblique angles and distance, that there would be no harmful overlooking or overbearing visual impact to this property, thereby maintaining the amenities of The Hollies.

6.11 The new Cedars building would be two storey in height and sited approximately 27m from top House, and it is considered that given this distance, there would be no harmful overlooking or overbearing visual impact. Whilst the building would be closer to The Hollies, it would be off set to the side/rear and orientated such that it is the side of the building facing the rear corner of this property. The resulting development is not considered to result in any greater harm to the outlook from The Hollies, when taking into account the siting of the existing dwelling of Sandy Lodge close to the rear boundary. The two first floor windows proposed within this northern elevation would be obscurely glazed (serving kitchen and corridor). In addition, the western elevation of The Cedars and eastern elevation of Sandy Lodge which face the car parking area, would be offset from neighbouring properties with angled windows providing an oblique view, and the northern element obscurely glazed, which in combination with the separation distances will avoid any issues of overlooking and loss of privacy. The new Ingle building would have its flank elevation facing the southern rear part of the gardens of Top House and Tall Trees beyond. There would be no windows on this elevation apart from two obscurely glazed windows which would be angled away from these neighbours, thereby avoiding overlooking. There would be a separation distance of 6-8m approximately to the eastern boundary and there are existing trees within the rear garden of Top House, which will avoid an overbearing appearance and also maintain current levels of amenity.

6.12 In summary, whilst it is acknowledged that the proposed development would alter the outlook from neighbouring properties, appropriate separation distances ensures that an acceptable relationship with neighbouring properties would be maintained, with the layout and position of windows designed to avoid issues of overlooking and loss of privacy. The proposed development is therefore considered to have no material harm to existing residential neighbours, and is compliant with saved policy HO9.

6.13 Letters of objection have raised issues of impacts from more students living in the area. Communal uses including common rooms, laundry and plant are to be located within the basement of ‘Sandy Lodge’ towards Egham Hill and away from existing residential properties. A management office is proposed close to the site’s entrance enabling natural surveillance of the site as well as the use of CCTV within the site. The development is to be managed by the same company (CRM) as phases 1 and 2 of The Pad on the opposite side of Egham Hill. A Management Statement has been submitted with the application which is reflective of the earlier phases. The Statement includes details of the day to day running of the accommodation, arrangements for ensuring no congestion arising from moving at the beginning and end of term, cleaning, waste management and security. Accommodation staff will be present on site between core hours of Monday to Friday 8am to 9pm, with on-site security staff/ student wardens supervising the site outside of these hours. The statement reports that in respect of The Pad, 3 complaints were received from neighbours for excessive noise during September and October 2013, but no complaints in this respect have been received since. The Council’s Environmental Health Officer has also confirmed that ‘The Pad’ has not resulted in a significant number of noise complaints regarding the student occupants. A condition to secure the implementation of the Management Statement is considered to be necessary to ensure the appropriate management of the site to avoid harming the amenities of neighbouring residents.

6.14 Along the shared boundary with residential properties, it is proposed to either replace or provide new boundary fencing and landscaping to reinforce the boundary, providing a buffer and enhancing security. This includes the provision of a new brick wall along the boundary with the existing Middle Hill access point which will reinforce the site boundary and prevent any access (vehicular and pedestrian) from the site directly onto Middle Hill. All access (vehicle, cycle and pedestrian) will be via Egham hill, thus ensuring that the proposal does not impact on residential amenity resulting from an increase in pedestrian and vehicular activity on Middle Hill.

6.15 The development would be close to the busy A30 London Road and as such has potential to result in noise disturbance to future occupiers from traffic. It is therefore considered to be appropriate to

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include a condition requiring details of noise protection measures, such as specified window designs in order to safeguard the residential amenities of future occupiers.

6.16 The site lies within an Area of Landscape importance where existing tree cover should normally be safeguarded (Policy NE8). In addition, a recent temporary area Tree Preservation Order was made on the site in recognition of the important contribution the existing tree cover provides and the need to ensure the verdant character of the site is retained within any future development proposals including the wider visual prominence of existing trees. The existing Cedar tree protected by an individual TPO would be retained forming a feature of the rear amenity area. The applicant acknowledges that there will be some loss of tree cover, including 27 individual and 8 groups of category ‘B’ and ‘C’ trees to facilitate the proposed development including the new access to Egham Hill. The application currently proposes the planting of 45 new trees, this includes new planting either side of the entrance to the site, along the Egham Hill frontage and site boundaries. The Council’s Arboricultural Officer raised initial concerns that the layout of the development hadnot been guided by the constraints proposed by the mature tree cover within the site and the loss of trees had not been justified. The applicant since provided additional information and justification in response to these initial concerns. However, the Council’s Arboricultural Officer maintains concerns with regards to the thinning of the screening along the frontage, and considers that the proposed new tree species are small or compact cultivators which will not reach the height or spread of the larger trees to be removed on site. In conclusion it is advised that no objection is raised in principle, but the success of any development integrating into the street scene without significant detriment to the Area of Landscape Importance rests upon the retention of a strong belt of mixed tree and shrub species which would consist of both retained and newly planted trees with the potential to reach a full height and spread (20m+) without coming into conflict with access or buildings as they mature. Therefore, notwithstanding the soft landscaping plan submitted with the application, a landscaping condition is recommended to ensure the appropriate siting and species of trees in order to maintain the verdant character of the area and maintain the site’s contribution to the Area of Landscape Importance in accordance with saved Policies NE8 and NE14.

6.17 An Arboricultural Impact Assessment has been submitted which includes measures for tree protection during construction. The location of the proposed buildings and basements have been designed to retain and secure protection of the most significant trees within the site, and to minimise the trees to be removed, however appropriate tree protection conditions are recommended as recommended by the Council’s Arboricultural Officer. Subject to these measures, it is considered that the development can take place without harm to the trees to be retained, in accordance with saved Policies NE12, NE13, and NE14.

6.18 Additional landscaping particularly to the rear, north and north east of the site provides the opportunity to enhance ecology as well as improving the visual amenity value of these parts of the site. In addition, the existing exposed areas of the site’s boundaries with soft landscaping and additional boundary treatment.

6.19 Survey work has been undertaken in respect of the potential for the site to have the habitat and presence of protected species. A bat emergence and activity survey confirmed the presence of common and soprano pipistrelle bat roosts in the Cedars. The removal of the bat roosts will require an application for a licence from Natural England and this is acknowledged by the applicant. Mitigation and enhancement measures are proposed which accords with the requirements of saved policy NE20 which are agreed by the Surrey Wildlife Trust, and an appropriate condition is recommended to secure these. Subject to this it is considered that the application has fully considered the ecological impacts of the proposed development and complies with the NPPF.

6.20 The application site would be served by a new vehicular access from Egham Hill. The County Highway Authority have engaged in discussions with the applicant, the outcome of which is they raise no objections to the proposed new access to Egham Hill in respect of highway safety or capacity. The site is less than 100 metres by foot from the pedestrian entrance to RHUL. The close proximity of the campus makes the site an ideal location for student accommodation in highway terms in addition to its close proximity and direct links to Egham town centre, and with bus stops close by reducing the need for students bring a car to the site. The proposal therefore complies with the NPPF in terms of location.

6.21 The Transport Statement acknowledges that in respect of Phase 1 of The Pad, during the first two years of occupancy only 4 students requested and were given permits to park out of the 12 spaces provided. Following occupation of Phase 2, the total provision of car parking spaces on site increased to 20 spaces. Of the 220 students currently occupying The Pad (Phase 1 and 2), 12 have

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been provided a permit, leaving 8 spaces for staff and visitors. A total of 16 car parking spaces are proposed for this current application, which equates to a ratio of 1 space per 10.8 students which compares with a similar ratio for The Pad opposite. The applicant anticipates that a significant proportion of the occupants will be international students and less likely to own a car in the UK. The supporting documents suggest that from the experience of The Pad, this number of spaces is unlikely to be required for day to day use. It is intended that the tenancy agreement will include a specific clause prohibiting most students from having a car at the site or parking a car near the site and is reflected within the submitted Transport Statement. In addition, the management of arrivals and departures will be dealt with in the same manner as The Pad, with managed time slots. Tenancies will normally be for 51 weeks enabling a gradual departure over the summer period. It is therefore considered that the number of parking spaces is appropriate and consistent with other student developments and the policy of RHUL, and complies with saved Policy MV9.

6.22 Following discussions with County highways, 2 electric car charging points have been introduced. The applicant advises that the current uptake of cycle spaces on phases 1 and 2 has been very low (3 out of 112) and therefore following discussion with County Highways, the provision for the current scheme has been reduced to a ratio of 1 cycle space per 4 students rather than 1:2 as originally proposed. Whilst this would be below the Councils standards, given the comparable evidence of uptake from Phase 1 and 2, the sustainable location of the site, close to Egham Town Centre, public transport links and very close proximity to the university campus, the 43 covered cycle spaces for the 173 bedspaces proposed is considered to provide appropriate provision.

6.23 In order to minimise the impact of the development on neighbouring residents during construction, a condition requiring a Construction Management Plan to be submitted and approved is considered to be appropriate. The supporting statement advises that for work on phase 2, the main contractor issued weekly newsletters to advise neighbours of progress and planned tasks for the coming week, particularly in respect of any noisy work planned, and that the same process will be followed with this development. Concerns have been raised by residents with regards to site operators’ parking on Middle Hill. The construction management plan will include the provision for on-site construction parking, and whilst the Council cannot prohibit parking on the public highway, the applicant advises the intention to operate a contractor parking strategy which will include the provision for contractor parking and prohibiting on street parking in Middle Hill.

6.24 The approved RHUL masterplan included the provision of a new signalised junction on the A30 to provide vehicular access into the RHUL campus from ‘Piggery gate’ and Sutherland House just to the west of the application site as well as a pedestrian crossing point further to the west replacing exiting road bridges. In respect of the current application, it is recognised that the proposal would result in increased pedestrian movements between the application site and university grounds, and other destinations, which primarily will be to the university campus and Egham Town Centre, both of which are on the opposite side of the A30. Whilst the existing footbridge at Sutherland House provides access between Sutherland House and the southern campus, it is stepped and therefore does not provide access for all members of society crossing the A30. The County Highway Authority have recommend a condition to secure the provision of a pedestrian crossing to both the west and east of the application site. The western crossing point would be accommodated by the alterations approved under the masterplan. In addition, a new signalised pedestrian crossing is proposed on Egham Hill to the east of the site in the vicinity of the junction with Middle Hill, to assist pedestrians heading in the direction of Egham town centre. The applicant is in discussions with Surrey County Highways in respect of the exact siting of the crossing, and the provision of these highway works would be secured through a condition. The pedestrian crossing will provide a safe means of crossing the A30 Egham Hill at this lower section of the Hill, for both RHUL students and other members of the public. Subject to all these measures, it is considered that the proposal would be acceptable in terms of highway safety and traffic generation, and complies with saved Policy MV4 and the NPPF.

6.25 The site lies within flood zone 1 where there is low risk of flooding. Due to the size of the site and the quantum of development proposed, a flood risk and drainage assessment has been undertaken and the submitted sustainable drainage strategy demonstrates the proposal will not increase people at risk from flooding. The Council’s Drainage Engineers have reviewed the strategy and accept that given the ground conditions at this site infiltration drainage (one type of Sustainable Drainage measure) is not an acceptable solution for the drainage of the buildings, a view with which the SCC Lead Local Flood Authority agrees. When the infiltration to the ground is not feasible, then the approved hierarchy of surface water disposal discharge into the public sewer, subject to sewer undertaker’s approval and the control of peak flow and the volume of the runoff as close as reasonably practicable to the greenfield runoff rate from the development. the proposed

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development is increasing the impermeable area within the site. It is recommended that other SuDS measures/components are used in preference over a traditional piped system, unless there is evidence available which provides a site specific assessment of the ground's infiltration capacity. There is a culvert that runs beneath the site, the route will need to be diverted in part to accommodate the development and aligned to avoid root protection areas and will require the necessary agreement of Thames Water. Thames Water have considered the proposal and have advised that before any development commences they need to receive and approve a detailed drainage strategy. Thames Water have advised that it is the responsibility of a developer to make proper provision for drainage. It is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. In respect of waste water, Thames Water advise that they are working closely with the developer to agree the drainage strategy to serve this site. it is therefore considered necessary to impose conditions to secure an acceptable drainage strategy for the proposed development to ensure that any surface water resulting from the development would be adequately dealt with, within the site and not affecting neighbouring land. Subject to this, it is considered that the proposal complies with saved Policy SV2 and the NPPF.

6.26 The Energy Statement concludes the use of combined heat and power technology, using excess heat from electricity generation to heat the buildings via a network of insulated pipes to provide a carbon reduction equivalent of 12% reduction in emissions together with the incorporation of energy efficiency measures in the design and build. This complies with the NPPF guidance in respect of sustainable development and climate change. The applicant has carried out a Site Investigation Report and it is considered that there is no evidence to suggest that the site is not suitable for the form of development proposed. Standard conditions are imposed to ensure best practice is maintained during the development of the site in accordance with the NPPF.

7. Conclusion7.1 Consideration has been given to Articles 1 and 8 of the First Protocol of the European Convention

on Human Rights It is not considered that the decision would result in a violation of any person’srights under the Convention.

7.2 The development is considered to be acceptable development within the urban area, that would not have an adverse impact on the character of the area, visual amenities of the street scene nor neighbouring amenities. Additional planting and tree protection measures would help preserve the existing verdant character. The development is not considered to prejudice highway safety and can be implemented without detrimental harm to protected wildlife subject to suitable mitigation. Conditions will ensure surface water can be adequately dealt with to avoid flood risk to other properties. The development has been assessed against the following Development Plan policies – saved Policies NE8, NE12, NE14, NE15, NE20, HO1, HO9, BE2, BE9, BE23, MV4, MV9, MV12 and SV2 of the Runnymede Borough Local Plan Second Alteration April 2001, the policies of the NPPF, guidance in the PPG, and other material considerations including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest. The decision has been taken in compliance with the requirement of the NPPF to foster the delivery of sustainable development in a positive and proactive manner.

Officers Recommendation: Grant subject to the following conditions

1 The development for which permission is hereby granted must be commenced not later than the expiration of three years beginning with the date of this permission.

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

2 The occupation of the development hereby approved shall be restricted to RHUL students only, comprising undergraduate, postgraduate and research students registered at Royal Holloway University of London.

Reason: To accord with the terms of the application in the interests of residential amenity and in order that the development should not prejudice highway safety or cause inconvenience to other highway users and to comply with saved Policies HO9 and MV4 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

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3 Before the construction of the development hereby permitted is commenced, samples of the materials to be used in the external elevations of the buildings and details of the surfacing materials for access driveways/forecourts, shall be submitted to and approved by the Planning Authority and no variations in such materials when approved shall be made without the prior approval, in writing, of the Planning Authority. Development shall be carried out in accordance with the approved details.

Reason: In order that the development harmonises with the surroundings in the interests of visual amenity and to comply with saved Policy BE2 of the Runnymede Borough Local Plan Second Alteration April 2001 and guidance within the National Planning Policy Framework.

4 The development hereby approved shall not be commenced unless and until the proposed highway access to A30 Egham Hill has been constructed and provided with visibility zones measuring 2.4m x-distance by 120m y-distance in accordance with the approved plans and thereafter the visibility zones shall be kept permanently clear of any obstruction over 1.05m high.

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users and to comply with Saved Policy MV4 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

5 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 vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking and turning area(s) shall be retained and maintained for their designated purpose(s).

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users and to comply with Saved Policies MV4 and MV9 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

6 On or before the first occupation of the development hereby approved, the document - titled "Travel Statement", dated 07 October 2015, project name "Royal Holloway Campus Student Accommodation 'The Pad', Egham Hill, Phase 3", reference "INFRAPB3924-101-100R001F01", revision "01/Final" and produced by "Royal HaskoningDHV" - shall be implemented and thereafter retained and maintained to the satisfaction of the Local Planning Authority.

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users and to comply with Saved Policies MV4 and MV9 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

7 The development hereby approved shall not be first occupied unless and until an operational signal controlled pedestrian crossing has been installed to the west of this planning application site, on the A30 Egham Hill at or between its junctions with the Royal Holloway University of London Sutherland House and the Royal Holloway University of London the Founders Building.

Reason: To provide a safe means of crossing over the A30 Egham Hill and in order that the development should not prejudice highway safety nor cause inconvenience to other highway users and to comply with Saved Policy MV4 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

8 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 (e) provision of (any proposed) highway boundary hoarding set behind access visibility zones

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(h) measures to prevent the deposit of materials on the highway (k) 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 construction of the development should not prejudice highway safety nor cause inconvenience to other highway users and to comply with Saved Policy MV4 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

9 a)No development or other operation shall commence on site until a comprehensiveArboricultural Method Statement and tree protection plan has been submitted to and approved in writing by the local planning authority which: i) Provides for the retention and protection of trees, shrubs and hedges growingon or adjacent to the site in accordance with the current BS:5837; and ii) Provides details of the arrangements for site supervision and inspection of treeprotection works when in place under (a)(i) above by the designated Arboricultural site supervisor or Arboricultural consultant; and iii) Provides for a minimum of seven days' notice to be provided in writing to andreceived by the local planning authority during which time the tree protection works implemented under (a)(i) will be available for inspection by the local planning authority prior to the commencement of any other works or operations.

No development or any other operations shall take place except in complete accordance with the details as so-approved (hereinafter referred to as the approved scheme).

b)No operations shall commence on site in connection with the development herebyapproved (including any tree felling, tree pruning, demolition works, soil moving, temporary access construction and or widening or any other operation involving the use of motorised vehicles or construction machinery until the tree protection works required by the Approved Scheme are in place on site. c)No excavations for services, storage of materials or machinery, parking of vehicles,deposit or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place within an area designated as being fenced off or otherwise protected within the approved scheme. d)The fencing or other works which are part of the Approved Scheme shall not bemoved or removed, temporarily or otherwise, until all works including external works have been completed and all equipment, machinery and surplus materials removed from site unless the prior approval of the Local Planning Authority in writing has first been sought and obtained.

Reason: To protect the trees to be retained and to protect the appearance of this area of Landscape Importance and to comply with saved Policies NE14, NE15 and NE8 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

10 (a) 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 Local Planning Authority and these works shall be carried out as approved prior to the first occupation of the development. Notwithstanding details shown in submitted plans, the further submissions shall include full details of species of trees to be planted within the tree buffer along the Egham Hill boundary. This scheme shall also include indications of all changes to levels, hard surfaces, walls, fences, access features, minor structure, 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.

(b) 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 Local Planning Authority. 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

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damaged or defective, shall be replaced as soon as practicable with others of similar size and species, following consultation with the Local Planning Authority, unless the Local Planning Authority gives written consent to any variation.

Reason: To preserve and enhance the character and appearance of the surrounding area and to comply with saved Policies NE14, NE15 and BE2 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

11 The development hereby approved shall not be first occupied unless and until an operational signal controlled pedestrian crossing has been installed on the A30 Egham Hill to the east of the Application Site in the vicinity of the junction with Middle Hill.

Reason: To provide a safe means of crossing over the A30 Egham Hill and in order that the development should not prejudice highway safety nor cause inconvenience to other highway users and to comply with Saved Policy MV4 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

12 The site shall be managed in accordance with the measures set out within the approved Management Statement dated October 2015 and any variations to this plan shall be approved in writing by the Local Planning Authority prior to implementation.

Reason: In the interest of the amenities of neighbouring residential properties and to comply with saved Policy HO9 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

13 There shall be no pedestrian or vehicular access direct from the site to Middle Hill. This shall be achieved through the erection of a new brick boundary wall as indicated on dwg.no. PL101 - 'Proposed Site Plan' prior to the occupation of the development hereby approved. Details of this new wall, including height, position/extent, materials and relationship with existing boundary treatment shall be submitted to and approved in writing by the Local Planning Authority prior to the erection of the wall which shall thenl be constructed and retained in accordance with the approved details.

Reason: In the interests of the amenities of the occupiers of the neighbouring residential properties and in order that the development should not prejudice highway safety or cause inconvenience to other highway users and to comply with saved Policies HO9 and MV4 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

14 Prior to the commencement of works for the construction of the buildings hereby approved, details of the measures to mitigate the impact of noise from road traffic on the development as set out in the Environmental Noise Survey report shall be submitted to and approved by the Local Planning Authority. The approved scheme shall be carried out in full prior to the first use and occupation of the buildings hereby permitted.

Reason: To protect the occupants of the new development from noise disturbance and to comply with saved Policy BE23 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

15 The development shall be carried out in accordance with the remediation strategy contained within the Site Investigation Report by Ground Engineering and a validation report shall be submitted for the approval of the Local Planning Authority following completion of the remediation.

Reason: To ensure that risks from land contamination to the future users of the land, together with those to controlled waters, property and ecological systems and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors in accordance with guidance in the NPPF.

16 In the event that contamination is found at the site during the construction of the new developments hereby approved, work shall stop immediately, a site investigation carried out by a competent person and a report shall be submitted in writing to the Local Planning Authority for Approval. No further works shall be undertaken unless otherwise approved in writing by the Local Planning Authority.

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Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors in accordance with guidance in the NPPF.

17 Prior to the commencement of works for the construction of the buildings hereby approved, a drainage strategy detailing any on and/or off site drainage works, shall be submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed. . Reason: To ensure that the drainage of the site is dealt with in accordance with best practice and to ensure sufficient capacity in the public system is made available to cope with the new development and to comply with saved policy SV2 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

18 Prior to the commencement of development details of surface water drainage works shall be submitted to and approved in writing by the Local Planning Authority. Before these details are submitted an assessment shall be carried out of the potential for disposing of surface water by means of a sustainable drainage system and the results of the assessment provided to the local planning authority. Where a sustainable drainage scheme is to be provided the submitted details shall:

i) provide information about the design storm period and intensity, the methodemployed to delay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters;

ii) include a timetable for its implementation; and

iii) provide a management and maintenance plan for the lifetime of thedevelopment which shall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.

Prior to the occupation of the buildings hereby approved the surface water drainage works shall be carried out and the sustainable urban drainage system shall thereafter be managed and maintained in accordance with the agreed management and maintenance plan.

Reason: To ensure that surface water does not discharge into the surface water sewer and to provide a sustainable development.

19 Before the first occupation of the building hereby permitted, the windows within the first floor northern flank elevation of the proposed building 'Cedars' shown on drawing PL111 'Cedars Elevations' and PL 107 'Cedars Proposed Floor Plans' shall be fitted with obscured glazing (at Pilkington Glass Level 4 or equivalent) and any part of the window(s) that is less than 1.7 metres above the floor of the room in which it is installed shall be non-opening and fixed shut. The window(s) shall be permanently retained in that condition thereafter.

Reason: To avoid overlooking into the adjoining property and to comply with saved Policy HO9 of the Runnymede Borough Local Plan Second Alteration April 2001 and guidance in the NPPF.

20 The development shall be carried out in accordance with the recommendations and enhancement measures as set out within the Preliminary Ecological Appraisal, the Bat Emergence and Activity Survey by Arbtech and within with Planning Statement; and in accordance with the Bat Emergence and Activity Survey a Licence will be required from Natural England, and full details of the measures to enhance biodiversity of the site shall be submitted to and approved in writing by the Local Planning authority.

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Reason: To protect and enhance the biodiversity of the site and to comply with saved Policy NE20 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

21 The development hereby permitted shall not be carried out except in complete accordance with the following approved plans: PL101 - Proposed site plan (20.01.16); L700 D - soft (20.01.16); SK020 rev2 - larger refuse truck movements (20.01.16); S1098-SK-02 v3 - lighting (20.01.16); 1098-SK-01v3 - CCTV (20.01.16); PL104 - Site Elevations - Sheet 1 (09.11.15) PL105 - Site Elevations - Sheet 2 (09.11.15) PL125 - Typical Roof Light Section (09.11.15) PL001 - Site Location Plan (12.10.15) PL002 - Existing Buildings to be Demolished (12.10.15) PL102 - Proposed Site Plan - Basement Level (27.10.15) PL103 - Site Sections (27.10.15) PL106 - Sandy Lodge Proposed Plans (27.10.15) PL107 - Cedars Proposed Plans (27.10.15) PL108 - Westwood Proposed Plans (27.10.15) PL109 - Ingle Proposed Plans (27.10.15) PL110 - Sandy Lodge Elevations (27.10.15) PL111 - Cedar Elevations (27.10.15) PL112 - Westwood Elevations (27.10.15) PL113 - Ingle Elevations (27.10.15) PL115 - Bin Store and Bike Shelter Details (12.10.15) PL117 - Room Type Twin (12.10.15) 110020/0003 - Surface Water Drainage Contributing Areas (12.10.15) 110020/0001 D - Conceptual Drainage Stratergy (12.10.15) AIA Plan (Connick Tree Care) (12.10.15) Tree Protection Plan (12.10.15) V-200 - Hard Landscape Plan (12.10.15) 1098-SK-02 v2 - Indicative External Lighting layout (12.10.15) PL125 - Typical Basement Roof Light Section

and the following supporting documents: " Planning Statement, including Design and Access Statement " Landscape Statement (Outer Space UK) " Transport Statement (Royal Haskoning DHV) " Preliminary Ecological Appraisal, incorporating Extended Phase 1 Habitat Survey (Arbtect) " Bat Emergence and Activity Survey (Arbtect) " Great Crested Newt DNA Analysis Report (Fera) " Tree Surrey/ Arboricultural Implications Assessment (Connick Tree Consultants) " Energy Statement (Energy council) " Sustinable Dranage Statement (Fairhurst) " Environmental Noise Survey (Hann Tucker Associates) " Refuse and Recycling Statement " Managaement Statement for Student Accommodation (CRM Students and Danehurst) " Site Investigation Report (Ground Engineering) " Daylight and Sunlight Report

Reason: To ensure an acceptable scheme and to comply with saved Policy BE2 of the Runnymede Borough Local Plan Second Alteration 2001.

Informatives

1 The decision has been taken in compliance with the requirement in the NPPF to foster the delivery of sustainable development in a positive and proactive manner.

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2 The applicant/developer is advised that there is a standard national form to be submitted to the Local Planning Authority when discharging the conditions specified in this decision notice.

3 Many trees contain wildlife such as bats and nesting birds that are protected by law. The approval given by this notice does not override the protection afforded to these species and their habitats. You must take any necessary steps to ensure that the work you are carrying out will not harm or disturb any protected species or their habitat. If it may do so you must also obtain permission from Natural England prior to carrying out the work. For more information on protected species please go to www.naturalengland.gov.uk

4 Notwithstanding any permission granted under the Planning Acts, no signs, devices or other apparatus may be erected within the limits of the highway without the express approval of the Highway Authority. It is not the policy of the Highway Authority to approve the erection of signs or other devices of a non-statutory nature within the limits of the highway.

5 The permission hereby granted shall not be construed as authority to obstruct the public highway by the erection of scaffolding, hoarding or any other device or apparatus for which a licence must be sought from the Highway Authority Local Highways Service.

6 The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that prior approval must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, or verge to form a vehicle crossover or to install dropped kerbs. Please see www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs.

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

8 When access is required to be 'completed' before any other operations, the Highway Authority may agree that surface course material and in some cases edge restraint may be deferred until construction of the development is complete, provided all reasonable care is taken to protect public safety.

9 The developer is advised that as part of the detailed design of the highway works required by the above condition(s), the County Highway Authority may require necessary accommodation works to street lights, road signs, road markings, highway drainage, surface covers, street trees, highway verges, highway surfaces, surface edge restraints and any other street furniture/equipment.

10 With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921.

11 The applicant can find further advice on what information is required to enable the approval of conditions in relation to surface water drainage on the Runnymede Borough Council's website www.runnymede.gov.uk Search for "surface water drainage" in the search function.

12 The applicant is advised that the following noise mitigation measures could be considered: 1. A substantial boundary wall around the whole development, perhaps an acousticbarrier could help contain some noise from the students and vehicles.

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2. As with mitigation measure No.1 an acoustic barrier or something similar around thesite could help minimise the noise travelling to neighbouring dwellings, however, it will not stop all noise if excessive. Therefore, I could see some strict supervision of the students during the night time period to be an important requirement. Something like a live-in warden(s) could control excessive noise and unruly behaviour. 3. To minimise the potential for noise (music/voices) from open windows causingannoyance to residents bordering the development I think a requirement not to have open able windows facing other dwellings could help. Such rooms would require some other means of ventilation.

13 The applicant is advised of the following during construction: 1. Noisy works should only take place between 08:00 to 18:00 Monday to Friday and08:00 to 13:00 on Saturdays. No noisy works permitted on Sundays and Bank Holidays. 2. Best practical means must be employed to control excessive noise and vibration fromall activities at the site and careful consideration needs to be given for the least intrusive method for the foundations due to the impact such works can have on nearby residents and properties. 3. Generation of dust must be kept to a minimum and no airborne emissions should bepermitted beyond the boundary of the application site. 4. No dirt or debris should be allowed to be carried onto the public footpath or highwayfrom the site; if any does it should be removed immediately. 5. Any lighting around the building site must be designed, installed and maintained sothat it does not cause unreasonable annoyance to other residents in the vicinity.

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PLANNING COMMITTEE

Land at 22 Ilex Close, Egham®

Date: 17/02/2016

1:1,250Scale:0 20 4010 m

© Crown copyright and database rights 2016 Ordnance Survey 100006086

APRU.16/0001

FOR LOCATION PURPOSES ONLY

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RU.16/0001 Date reg: 04 January 2016 Ward: Englefield Green West

LOCATION: Site to the north of 22 Ilex Close Ilex Close Egham TW20 0TH

PROPOSAL Demolition of existing garages and erection of three 2 bed 4 person houses and two 1 bed 2 person apartments (Amended plans received 7.1.16 amended site plan received 22.1.2016)

TYPE: Full Planning Permission APPLICANT: Runnymede Borough Council OFFICER Christine Kelso EXP DATE 23 February 2016

SUMMARY OF RECOMMENDATION: Grant subject to conditions

1. Site1.1 The application relates to an area of land currently used as garaging and parking within an

established residential area in Egham. The site comprises two buildings with a total of 8 garagespaces and a large turning area at the rear, between No. 22 Ilex Close and 31 Hazel Close at theeastern end of Ilex Close. The site is bounded by dwellings and their rear gardens on two sides,and Blays Lane on the eastern side. Blays Lane is at a lower level than the application site. Therear wall of the southern garage block forms the boundary with No. 22 Ilex Close The site lieswithin the urban area and within 5km of the Thames Basin Heaths Special Protection Area, andwithin Flood zone 1 (low risk).

2. Planning history2.1 None relevant

3. Application3.1 This is a full application proposing the demolition of the garages and the erection of two buildings,

both two storey. The proposed development comprises a pair of semi-detached two bedroomdwellings on the southern half of the site, and a building with a semi-detached two bedroomdwelling and two one bedroom flats on the northern half of the sites. The applicant has amendedthe plans during the course of the application to reflect discussions the applicant has had withneighbours about boundary treatments, and also to amend the roof profile of the front elevation ofthe two flats, sheds provided for the flats, and clarification about planting. The buildings wouldhave a traditional design with gable roofs, and facing brickwork including sections of patternbrickwork. The flats would have a gable feature on the front elevation. The three dwellinghousesand the ground floor flat would each have a private rear garden a minimum of 10.2m depth withsmall garden shed. The first floor flat would have a small garden to the front also with a shed.The development would utilise the existing access from Ilex Close with 6 parking spaces providedin front of the dwellings with associated planting.. Boundary walls and fences with theneighbouring properties would be repaired or replaced.

3.2 The applicant has submitted an updated Design and Access Statement, a Flood RiskAssessment, and a statement confirming that SANGS and SAMM contributions would be madesubject to the grant of planning permission.

4. Consultations4.1 24 Neighbouring properties were consulted in addition to being advertised on the Council’s

website, and a site notice displayed, and 8 letters of representation have been received the mainpoints raised are summarised as follows:

No one objects to the buildings but they do object to the resultant shortage of parking ofwhich there is already a shortfall in Ilex Close and Hazel Close

The main part of Ilex Close is generally full most days and nights The two blocks of garages were built to reduce the parking load on the Close – there will

be 8 extra cars trying to park in an already crowded close More houses will mean 14 further cars requiring parking – total additional parking

requirement for 22 cars Removal of parking area will make it difficult for residents to turn No space for visitors to existing properties to park People in Hazel Close park in the application site Removal of 8 garages and space for up to 20 cars while providing just 6 spaces for 5

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dwellings is obviously unacceptable; There is no designated parking in Ilex Close, to plan for designated parking only for the

new properties shows lack of consideration for the existing householders. No consideration has been given to the nature of most of the houses – no longer family

homes but multi occupancy dwellings; many have 4 or 5 cars Plan should be withdrawn – reduce dwellings and include general parking area with no

designated parking Likely to cause unnecessary social friction Residents will have to park on Elmbank Avenue with a long walk with children and

shopping Tight turn from parking spaces – will mean reversing Car ownership rate has increased since the original houses were built; lots of households

have more than one car, and there are students Keep the three two bed houses, delete the flats and provide parking instead There should be new pedestrian and cycle access to Blays Lane from the site The developer should remove the eyesore of multiple waste bins at the western end of

Ilex Close Large emergency vehicles will not be able to access properties at the end of Ilex Close New homes will have up to 16 people so they will use the 6 parking spaces and need

more Not enough car parking at present Occupiers use the area for parking; friends and family use the area to park; large lorries

use the car park to turn around Access in and out of Ilex Close will cause concern with size of lorries and other vehicles

wanting to enter the small cul de sac Additional loss of parking to that already approved in 2015 Concern about replacement of wall along boundary of No. 22 with fence (officer note: the

amended plans clarify that the existing side wall to this property will be retained, repairedor replaced following demolition of the garage building)

Concern about not being able to park close to No. 21 Ilex Close during and afterconstruction; construction vehicles will be taking street spaces; resident wants to knowthey will have a space to parking during construction period.

5. Relevant Local Planning Policies5.1 Saved Policies in the Runnymede Borough Local Plan Second Alteration 2001: BE2, HO9, MV4,

MV9, SV2

5.2 Adopted Supplementary Planning Guidance Thames Basin Heaths Special Protection Area 2007and Parking Standards

6. Planning Considerations6.1 In the determination of this application regard must be had to the Development Plan and National

policy within the NPPF. The application site is located within the urban area where the principle ofsuch development is considered to be acceptable subject to detailed consideration. This must beconsidered in light of the presumption in favour of sustainable development advocated by theNPPF. From 6 April 2015 sustainable drainage may be a material consideration in planningdecisions for major schemes. The key planning matters are impact on the appearance of thearea, on residential amenities, parking and flooding.

6.2 The existing garages on the site are small scale buildings which have limited visual presence in IlexClose as they lie at the north eastern corner at the end of the close. The loss of the garages wouldhave no visual harm. The proposed buildings would be significantly higher, being two storey (8metres) in height, compared with the single storey garages, and therefore would be moreprominent. The proposed dwellings would be higher than neighbouring properties but not sosignificantly to cause harm to the appearance or character of the area. Gardens and parking wouldbe incorporated into the scheme which reflects the character of the surrounding residential area.The siting of the proposed dwellings would continue the existing pattern of development infilling thearea between No. 31 Hazel Close and No. 22 Ilex Close. As the proposed dwellings would be setback from the frontage of the site, approximately level with the neighbouring dwellings, they wouldnot be intrusive in the street scene, nor would they result in visual harm to existing dwellings in thearea. The design and appearance of the proposed dwellings would be similar to those in theneighbourhood and the dwellings would be sited within the plot to provide spacing to the sides andrear which would maintain the character and appearance of the area. It is therefore considered

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that the proposal would integrate with the surrounding area and provide good quality design, in accordance with saved Policies BE2 and HO9, and the NPPF.

6.3 The pair of detached dwellings in the southern half of the site would be sited away from the neighbour No. 22 Ilex Close and the separation distance would ensure that there would be no overbearing visual impact to the rear garden. As the proposed dwellings would be to the north of this neighbour, there would be no overshadowing effects and with no side windows on the flank elevation facing the neighbour, there would be no harmful overlooking or loss of privacy arising. The existing garage block forms part the boundary with No. 22 Ilex Close. The applicant has confirmed that the boundary treatment will remain as a wall either repairing the existing wall, or replaced. This is indicated on the submitted ground floor plan. The part of the wall towards the front of No. 22 Ilex Close will be fully removed and additional planting installed, which is consistent with the open plan character and appearance of the area. It is therefore considered that there would be no harmful impacts on the amenities of the occupiers of No. 22 Ilex Close arising from the siting of the dwellings to the north.

6.4 No. 31 Hazel Close lies to the north of the site, and the proposed building in the northern part of the site would be set away from the common side boundary, in a similar fashion to the southern side boundary. The building would be visible from the rear garden of the neighbour and would increase shadowing to a small degree, but due to the depth of the garden of the neighbour and with no buildings immediately to the rear, this impact would not be materially harmful. There would be a door with a Juliette balcony on the first floor rear elevation serving the first floor flat which would afford some views towards the eastern end of No. 31 Hazel Close but this would have the same relationship as the views provided by the attached neighbour to No. 31 Hazel Close. Additionally, a first floor side window is proposed which could result in overlooking to the neighbour, and therefore a condition is required to ensure this window is obscurely glazed and top opening, in order to maintain the amenities of the neighbour. The ground floor window on the side elevation would not affect the neighbour due to existing boundary treatment which would be retained or replaced. Therefore, subject to the condition, it is considered that there would be no harmful impacts on the amenities of No. 31 Hazel Close.

6.5 Nos. 22 and 23 Ilex Close lie immediately to the west of the application site. The proposed flats would face the flank elevation of these two flats with no harmful overlooking. The proposed attached dwelling would face the front amenity area for these neighbours but there would be a substantial separation distance and there is an existing high fence surrounding the neighbours’ amenity area. Therefore, it is considered that there would be an acceptable relationship with these existing dwellings. There would be no side windows in the ‘internal’ flank elevations of the two buildings, preventing loss of privacy. The Juliette balcony for the first floor flat would provide views over the rear garden of the ground floor flat but this type of relationship is quite normal in flatted developments. All the proposed dwellings would have their own private amenity space albeit that the garden serving the upper flat is substantially smaller than the other gardens. Nevertheless, it is considered that there would be a good standard of amenity for both the proposed dwellings and existing dwellings, and the proposal complies with saved Policy HO9.

6.6 The proposed development will have 6 parking spaces for 5 residential units, which complies with the Council’s maximum adopted parking standards and saved Policy MV4. The proposal will result in the loss of 8 garage spaces and an area which is used for informal parking and turning. Letters of objection have raised concerns about the loss of the existing garages. The applicant, in the Design and Access Statement, has commented that whilst they are in reasonable repair, the garages are quite small with no light or power. Two garages are vacant, and six are in use. Of the six that are in use, three licensees live over a mile away with the implication that only three of the garages are used to park cars by people who live closer. On this basis, the applicant considers that the loss of the garages will not cause a significant issue. Letters of objection have raised concerns about pressures on on-street parking in the area as a result of the demolition of the garages. However, the demolition of the garages would result in the likely loss of only three garages actually used for parking which would therefore not result in any substantial harm to the amenities or parking in the area if these cars were parked on the streets in the area. Taking all these factors into account, it is considered that the provision of additional residential units in compliance with saved Policy HO1 outweighs any harm arising from the loss of the garages. Other concerns have been raised by local residents about the loss of the area at the rear which residents say they use for turning and parking. However, the configuration of Ilex Close would still facilitate turning. Letters of objection have also raised concern about where construction vehicles will park. The applicant has obtained planning permission for two other similar developments (RU.15/1474 and RU.15/1508) in the vicinity and has advised that the three sites will be managed under one

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contract so that constructor facilities and parking can be combined. The applicant will require the appointed contractor to implement a construction management plan. There is ample space within the current site to provide some contractor’s facilities, and storage of materials and it is therefore considered that it is not necessary to impose a planning condition requiring any further details. It is therefore considered that whilst the development will cause some noise and disruption during the construction period, the proposal itself would not cause harmful impacts on the amenities of the existing residential occupiers in the area by way of disturbance and inconvenience from the loss of the garages/turning area and the small degree of increased on-street parking. In addition, the replacement of 8 garages and parking/turning area with 5 dwellings served by 6 parking spaces would not have any implications for highway safety. The proposal therefore complies with saved Policy MV9.

6.7 There is a range of trees and shrubs along the rear boundary of the site which will largely be cleared, however none are worthy of protection by way of a Tree Preservation Order. The applicant has proposed new trees to be planted within the new landscaping to be provided at the front of the site which will have a positive impact on the street scene. It is therefore considered that the proposal complies with saved Policy NE14. The Council’s Drainage Services team have undertaken a Flood Risk Assessment which states that the whole of the site is in Flood Zone 1 (low risk) and the site is not at risk from fluvial flooding. The FRA also considers other flood risks and has identified that the north east part of the site is at risk from surface water flooding in times of heavy rainfall. However, the development will increase the permeability of the site (ie the replacement of hard surfacing with soft landscaping plus permeable surfacing), and therefore the residual risk of flooding is low. A detailed drainage design will be required to provide a sustainable drainage scheme and this can be secured by condition. Subject to this, the proposal complies with saved Policy SV2.

6.8 The site lies within 5km of the Thames Basin Heaths and the applicant has agreed to mitigate the impact on the TBHSPA by making a financial contribution towards SANGS of £2000 per dwelling and a financial contribution of £630 per dwelling for SAMM. It is therefore considered that the applicant has complied with the Council’s adopted Supplementary Planning Guidance on the TBHSPA, and this is secured by condition.

7. Conclusion7.1 Consideration has been given to Articles 1 and 8 of the First Protocol of the European Convention

on Human Rights It is not considered that the decision would result in a violation of any person’srights under the Convention.

7.2 The development is considered to have an acceptable design and appearance which integrateswith existing development in the area and with no impacts on residential amenities or highwaysafety. Parking is provided to serve the development. The development has been assessedagainst the following Development Plan policies – saved Policies BE2, HO9, NE14, MV4, MV9, andSV2 of the Runnymede Borough Local Plan Second Alteration April 2001, the policies of the NPPF,guidance in the PPG, and other material considerations including third party representations. It hasbeen concluded that the development would not result in any harm that would justify refusal in thepublic interest. The decision has been taken in compliance with the requirement of the NPPF tofoster the delivery of sustainable development in a positive and proactive manner.

Officer’s Recommendation: Grant subject to the following conditions:

1 The development for which permission is hereby granted must be commenced not later than the expiration of three years beginning with the date of this permission.

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

2 The development hereby permitted shall not be carried out except in complete accordance with the following approved plans: 1533-P-01 Rev B, 1533-P-02 Rev A, 1533-P-03 Rev A, Flood Risk Assessment Report, Updated Design and Access Statement.

Reason: To ensure an acceptable scheme and to comply with saved Policy BE2 of the Runnymede Borough Local Plan Second Alteration 2001.

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3 The development hereby permitted shall be constructed entirely of the materials, details of which are shown on plan no. 1533-P-02 Rev A unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the proposed works harmonise with that existing in the interests of visual amenity and to comply with saved Policy BE2 of the Runnymede Borough Local Plan Second Alteration April 2001 and guidance within the National Planning Policy Framework

4 Prior to the commencement of development details of surface water drainage works shall be submitted to and approved in writing by the Local Planning Authority. Before these details are submitted an assessment shall be carried out of the potential for disposing of surface water by means of a sustainable drainage system and the results of the assessment provided to the local planning authority. Where a sustainable drainage scheme is to be provided the submitted details shall:

i) provide information about the design storm period and intensity, the method employed todelay and control the surface water discharged from the site and the measures taken to prevent pollution of the receiving groundwater and/or surface waters;

ii) include a timetable for its implementation; and

iii) provide a management and maintenance plan for the lifetime of the development whichshall include the arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime.

Prior to the occupation of the buildings hereby approved the surface water drainage works shall be carried out and the sustainable urban drainage system shall thereafter be managed and maintained in accordance with the agreed management and maintenance plan.

Reason: To ensure that surface water does not discharge into the surface water sewer and to provide a sustainable development.

5 No development shall take place until a scheme for the mitigation of the effects of the development on the Thames Basin Heaths Special Protection Area has been submitted to and approved in writing by the Local Planning Authority. The scheme shall make provision for the delivery of Suitable Alternative Natural Greenspace (SANG). In the event that the proposal is for the physical provision of SANG, the SANG shall be provided in accordance with the approved scheme before any dwelling is occupied.

Reason: To ensure that the development, either on its own or in combination with other plans or projects, does not have a significant adverse effect on a European site within the Conservation of Habitats and Species Regulations 2010.

6 Before the first occupation of the first floor flat hereby permitted, the first floor side window in the northern elevation shall be fitted with obscured glazing (at Pilkington Glass Level 4 or equivalent) and any part of the window that is less than 1.7 metres above the floor of the room in which it is installed shall be non-opening and fixed shut. The window shall be permanently retained in that condition thereafter.

Reason: To avoid overlooking into the adjoining property and to comply with saved Policy HO9 of the Runnymede Borough Local Plan Second Alteration April 2001 and guidance in the National Planning Policy Framework.

Informatives

1 The decision has been taken in compliance with the requirement in the NPPF to foster the delivery of sustainable development in a positive and proactive manner.

2 The applicant is further advised that the above arrangements will be in addition to the payment of any applicable Strategic Access Management and Monitoring (SAMM) payment.

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ADDLESTONE MOOR

A317 WOBURN HILL

A 317 CHERT SEY R OAD

ADDLESTONEMOOR

8

Fire Station

Drain

12.9m

1016

525442

34

602431

Woburn Arms

Yonkers

Club House

Hatch Farm Studios

Drain

Drain

12.9m

Runnymede Borough Council

Runnymede Borough Council

Runnymede Borough Council

Runnymede Borough Council

Runnymede Borough Council

Runnymede Borough Council

Runnymede Borough Council

Runnymede Borough CouncilRunnymede Civic Centre

Station RoadAddlestone

Surrey KT15 2AH

PLANNING COMMITTEE

Land adjacent to 34 and 50 Addlestone Moor, Addlestone®

Date: 17/02/2016

1:1,250Scale:0 20 4010 m

© Crown copyright and database rights 2016 Ordnance Survey 100006086

APRU.15/1605

FOR LOCATION PURPOSES ONLY

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RU.15/1605 Date reg: 30 September 2015 Ward: Addlestone North

LOCATION: Land adj to 34 and 50 Addlestone Moor Addlestone Surrey

PROPOSAL Continued use of land for the storage of fairground rides and associated vehicles/equipment together with supply of electricity via an electricity box for the purposes of maintaining equipment for a further period of 3 years.

TYPE: Full Planning Permission APPLICANT: Mr M Gregory OFFICER Christine Kelso EXP DATE 19 November 2015

SUMMARY OF RECOMMENDATION: GRANT subject to conditions

1. Site1.1 The application site is within the Green Belt between the settlements of Addlestone and Chertsey

on a wedge of open land bounded by Woburn Hill and Addlestone Moor. To the west of the site isthe Addlestone Moor roundabout which links Addlestone and Chertsey to the M25 motorway viaSt Peters Way. To the east of the site there are residential properties. The application site is atriangular area of land which tapers to the north, access is taken from Addlestone Moor. The siteis currently used for the storage of Showmen’s Equipment associated with the business of theapplicant. The site is within a designated Landscape Problem Area. The Oak tree in the northeast corner of the site is protected by a Tree Preservation Order No. 370.

2. Planning history2.1 The site has been subject to a number of applications and Enforcement Notices since 2005,

which were appealed and the appeal dismissed. The most relevant is the appeal against anEnforcement Notice issued in 2006 which was upheld in August 2007. This notice related to theuse of the land for the storage of fairground rides, vehicles and associated equipment andmaterials. In allowing the appeal, the Inspector quashed the Notice and granted planningpermission subject to a number of conditions, the two most relevant to this current application are

1) The use hereby permitted shall be carried on only by Mr Michael Gregory and hisimmediate family and shall be for a limited period being the period of 4 years from thedate of this decision, or the period during which the land is occupied by Mr MichaelGregory and his immediate family, whichever is the shorter.

2) When the land ceases to be occupied by Mr Michael Gregory and his immediate family, orat the end of 4 years whichever shall first occur, the use hereby permitted shall cease andall fairground rides, vehicles and associated equipment and materials brought on to theland in connection with the use shall be removed.

2.2 Subsequent applications have been submitted. RU.11/0991 for the proposed use of the land for siting of a residential caravan and touring caravan for occupation and use by travelling showmen and the associated parking of equipment, a lorry and use of the site for storing travelling showmen’s' equipment was withdrawn. RU.11/0838 was an application to vary planning conditions 1 and 2 of the appeal permission (APP/Q3630/C/06/2012396) to allow a further temporary period of 2 years which was granted. RU.14/0713 was an application proposing use of the land for a single showmans plot which included residential accommodation. This planning application was refused.

3. Application3.1 The applicant seeks a further temporary permission for temporary use of the land for the storage

of fairground rides and associated vehicles/equipment for a further period of 3 years. Theapplicant has also included reference to the provision of an electrical supply to the site via anelectricity box for the purposes of maintaining his equipment.

3.2 The applicant has submitted a supporting statement as part of the application outlining thefollowing;

Need for the site. The circumstances of the applicant are the same as those which existedin 2007 when the Planning Inspector gave temporary permission. The application site isstill urgently needed for ancillary storage purposes in connection with the applicantsshowmans business. In 2011 the council allowed a further temporary period as an

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alternative site had not been found and the local plan was still progressing in respect of the application of sites.

Lack of alternative sites. The applicant has found no alternative sites despite extensivesearches. The council do not have an up to date local plan. The National Planning Policyfor Traveller Sites requires local planning authorities to accurately identify the needs oftravellers (including travelling showpeople) and to provide a 5 year supply of sites to meetthis need. The council have undertaken a Travellers Accomodation Assessment(published in September 2014) which identifies the plot requirement for years 1 to 15making a total of 17 plots. It is considered that there exists a minimum plot requirementfor 4 showmans plots within the borough within a 5 year period. Whilst some work hasprogressed in respect of the local plan and site allocation, no sites as yet have beenidentified.

3.3 On the basis of the above considerations, the applicant advises that in this particular case, the above considerations would constitute the ‘very special circumstances’ which would justify the development within this Green Belt location. A temporary period of 3 years is requested which the applicant believes is a reasonable time to allow the Local Plan and the associated Development Plan Documents to bring forward showman sites within the borough.

3.4 During the course of the application, the applicant has submitted further information and has meet with officers. The applicant explained his family’s increasing requirements for storage of equipment as his daughter has expanded her role in the business. His daughter is also seeking independent living accommodation. The applicant has also explained that he has been searching for alternative sites but has not been able to find a site that meets his requirements for both storage and space for maintenance of his equipment. Reference has also been made again to the lack of progress being made by the Council in identifying and allocating sites for travelling showmen as expected by the appeal Inspector.

4. Consultations4.1 46 Neighbouring properties were consulted in addition to being advertised on the Council’s

website. In response to the above consultation, 3 letters of objection have been received outliningthe following objections

Previous objections raised under earlier applications have not changed. Since the last application, the area has become busier in respect of vehicular traffic

(including heavy vehicles) and increased congestion with the recent opening of thechildren’s nursery, the growing members of the football club, the enlargement of TraylensSite, the local school and Christmas tree sales in the area. This current application willfurther worsen this situation.

The fire station has found it increasingly hard to access the lane and exit from the busyAddlestone Moor Roundabout.

The land is Green Belt and should be kept empty. It would appear that the council do not have the resources to remove the applicant from

the land. The applicant has placed a broken down van on the land and an electricity box. There has

been no regular activity on the land for some 2 years.

4.2 No comments have been received from the Showmens Guild.

4.3 The County Highway Authority raise no objections.

4.4 The Councils Land Contamination Officer raises no objection.

4.5 The Council’s Environmental Health Officer raises no objection subject to the reimposition of hours of use condition.

5. Relevant Local Planning Policies5.1 Saved Policies in the Runnymede Borough Local Plan Second Alteration 2001: GB1, LE1, MV4,

NE10, NE12, NE13 and NE14.

6. Planning Considerations6.1 In the determination of this application regard must be had to the Development Plan and National

policy within the NPPF and the Planning Policy for Traveller Sites (PPTS) updated in August 2015.The key planning matters are considered to be the principle of the development continuing for a

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further temporary period within the Green Belt, the impact of the proposals upon the Green Belt, the impact upon highway safety and neighbouring residential amenities, Given the nature of the proposals, there is not considered to be any detrimental impacts upon the existing tree subject to TPO No. 370.

6.2 The use of the land for storage related to the applicant’s business as a travelling showman is considered to be an inappropriate development within the Green Belt as outlined within the NPPF and PPTS. Paragraph 16 of the PPTS confirms that traveller sites (temporary or permanent) in the Green Belt are inappropriate development. Paragraph 87 of the NPPF states that inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. Very special circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations. It is also considered that the proposal to retain the site in storage use for a further 3 years, given the nature and extent of the proposed use, will impact upon the openness and visual amenities of the Green Belt and would conflict with the purposes of the Green Belt given the location of the site in this Green Belt wedge which assists in maintaining the separation between Addlestone and Chertsey..

6.3 The applicant considers ‘very special circumstances’ exist to support the application, including the applicant’s need for the site and the lack of alternative sites. The PPTS requires local planning authorities to set pitch and plot targets in order to address the needs of travelling showpeople and identify a five year supply of sites, updated annually. Local planning authorities are also required to consider a range of issues amongst other relevant matters, when considering planning applications for travelling showpeoples’ sites including; the existing level of local provision and need for sites, the availability of alternative accommodation for the applicant and other personal circumstances of the applicant. Paragraph 16 of the updated PPTS however confirms that subject to the best interests of the child, personal circumstances and unmet need are unlikely to clearly outweigh harm to the Green Belt and any other harm so as to establish very special circumstances. The NPPF and the PPTS are material considerations and must be given substantial weight.

6.4 As part of this current application, the applicant has advised that his personal circumstances have not changed since the previous appeal decision. This previous appeal is considered to be a material consideration in this particular case. The applicant advises that he has sought to find an alternative site for his storage use however no alternative site have been found by the applicant. The appeal Inspector anticipated that sites would be identified through the local plan process and that these sites would be available within the 4 year period of the temporary consent granted on appeal. It is acknowledged that there has been a delay in bringing forward policies addressing the issue of travelling showpeople in the Borough and there have been no sites identified or allocated, through the new local plan process, which is still to go through the Issues and Options stage. This lack of identification of sites was given considerable weight at the time planning permission was granted to previously extend the temporary permission granted under RU.11/0838. Circumstances have not changed during this period since that decision in that no alternative sites have been formally allocated in a local plan. The Local Plan, with its proposed allocations, is expected to be considered by an Inspector no earlier than 2017, and then applications could then be expected to follow. It is therefore likely that no permanent sites for travelling showmen would be deliverable through the Local Plan process/permanent planning permissions until at least 2017-2018. This situation must be given some weight.

6.5 However, since the time of the appeal decision in 2007, there have been substantial changes to national planning policy. The NPPF was published in 2012 with its accompanying Planning Policy for Traveller Sites (which also included travelling showmen). In addition, the National Planning Practice Guidance has been introduced. The PPTS reinforced the policy position that traveller sites in the Green Belt were inappropriate development. The PPTS was updated in August 2015 and reflected Ministerial Statements and the NPPG that unmet need and personal circumstances, subject to the best interests of the child, are unlikely to clearly outweigh the harm to the Green Belt and any other harm as to establish very special circumstances. As this is up to date national planning policy, this has to be given substantial weight.

6.6 In addition, the nature of the use has to be considered. The applicant uses the land for the storage of some of his equipment as there is insufficient space within his home garden nearby for all his rides. There is no intention of the applicant himself to move from his current house nearby to live on the site. This is not a composite site including residential quarters as well as storage of rides that the PPTS deals with. The application purely relates to the use of the land for open storage. The applicant has provided information about how he has been seeking alternative options to meet

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his storage and maintenance requirements but no premises have been found that meet the applicant’s affordability and operational needs. Therefore, on the face of it, the use as currently proposed to be retained, could be considered to fall outside the regime of the PPTS. However, in the case of the applicant, it is the changing needs of his adult daughter which also have to be taken into consideration. The applicant’s daughter lives with her father and is part of the family business, but also has her own rides and therefore has her own storage needs. At present, both her equipment and her father’s are based at their house, but when she returns from a show, there is insufficient space within the family home for their combined equipment. The applicant therefore keeps a few items at Addlestone Moor to provide space for his daughter. The applicant’s daughter has been looking for her own separate site for some while but has not been able to find anywhere. This is a complex family situation but as stated in the PPTS, personal circumstances are unlikely to outweigh the harm to the Green Belt.

6.7 However, these are exactly the same circumstances that the Inspector considered at the appeal inquiry and notwithstanding the policy circumstances which then and now have a strong presumption against inappropriate development, the appeal Inspector considered the needs of the family and the absence of identified and allocated sites by the Council for travelling showmen were very special circumstances which outweighed the harm to the Green Belt. The Inspector fully considered that the Council would have been able to identify and allocate sites within the temporary period he allowed. The decision of the Inspector is a material consideration which weighs heavily in favour of the application. There has been no change in the local plan circumstances/status since the appeal was allowed in 2007 and no sites have been identified or allocated. In addition, the Inspector fully considered the family circumstances at great length in his appeal decision letter. He considered that if a composite site could not be found then the family business would be at risk in the longer term which would affect the human rights of the applicant and his family. He also considered the health situation of the applicant and the increasing role that his daughter would need to play in the family business, which has proved to be the case. Given that the factors the Inspector considered to have significant weight have not changed since 2007, although the PPTS has represented a change in planning policy circumstances and there are still no very special circumstances which outweigh the harm, officers consider that it is unreasonable to overturn the decision of the appeal inspector.

6.8 On the basis of the above considerations, it is therefore considered that it would be reasonable to allow a further temporary period for the applicant to continue to store his equipment at the site while he and his daughter continue to seek alternative sites to meet their changing needs. During this time, the new Local Plan will be produced and the need for identification of additional showmen’s sites addressed. The applicant has indicated that he will engage with this process. A further period of 3 years is therefore considered appropriate which will cover the whole period of consultation, examination and adoption of the Local Plan.

6.9 The appeal Inspector imposed a number of planning conditions in granting the original temporary permission in order to protect the Green Belt including a personal permission restricted to the applicant and his immediate family, and a restriction on the size of the rides stored on the land (rides could not exceed 3.5 metres in height and 8 metres in length). It is considered that the re- imposition of these conditions is necessary as the circumstances of the site have not changed. In addition, under RU.11/0838, a planning condition restricting the location of the storage of rides, equipment and open storage to within a defined part of the application site (plan A) was imposed to protect the Green Belt, and it is considered necessary to re-impose this condition.

6.10 Other planning issues also need to be considered. Letters of representation have raised concerns about highway safety. The County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and are satisfied that the application would not have a material impact on the safety and operation of the adjoining public highway. The County Highway Authority therefore raises no objections. It is noted that the appeal Inspector raised no concerns on highway grounds. In respect of neighbouring residential amenity, there has been no material change in circumstances since the previous temporary permissions. It is noted that the applicant has now installed a permanent electricity supply on the application site in order to allow him to better maintain his equipment on the site. On appeal, the Inspector imposed a planning condition restricting working hours and the use of machinery to between the hours of 08.00 to 18.00 Monday to Friday (inclusive) and 08.00 to 13.00 on Saturdays, with no working or use of machinery outside of these hours. It is considered that this condition is still necessary in order to protect the residential amenities of neighbouring residential properties, particularly Nos. 34 and 50 Addlestone Moor. The Council’s Environmental Health Officer has reviewed the proposal and agrees with this approach. Subject to this, it is considered

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that the use of the land for equipment storage for a further temporary period of 3 years would not result in harmful impacts on the amenities of the neighbouring residential properties. The Council’s Contaminated Land Officer raises no objection and has provided advice to the applicant about method of storage to avoid future contamination, and this has been included as an informative.

7. Conclusion 7.1 Consideration has been given to Articles 1 and 8 of the First Protocol of the European Convention

on Human Rights It is not considered that the decision would result in a violation of any person’s rights under the Convention.

7.2 The development is considered to represent inappropriate development within the Green Belt which is harmful to the openness of the Green Belt. However on the basis of the planning history of the site and the absence of sites allocated for permanent showmens sites through the Local Plan process, it is considered that ‘very special circumstances’ exist which would clearly outweigh the harm of the development to justify the continuation of the existing use for a further temporary period of 3 years. The proposal is not considered to have any detrimental impacts upon highway safety and subject to conditions will not detrimentally impact upon the amenities of neighbouring residential properties. The existing tree subject to TPO 370 will be unaffected by the proposals. The development has been assessed against the following Development Plan policies – saved Policies GB1, LE1, MV4, NE10, NE12, NE13 & NE14 of the Runnymede Borough Local Plan Second Alteration April 2001, the policies of the NPPF, the PPTS, and other material considerations including third party representations. It has been concluded that in this particular case ‘very special circumstances exist, in order to justify the proposal and it is not considered that the local planning authority could not justify refusal in the public interest. The decision has been taken in compliance with the requirement of the NPPF to foster the delivery of sustainable development in a positive and proactive manner.

Officers Recommendation: Grant subject to the following conditions: 1 The use hereby permitted shall be carried on only by Mr Michael Gregory and his

immediate family and shall be for a limited period being the period of 3 years from the date of this decision, or the period during which the land is occupied by Mr Michael Gregory and his immediate family, whichever is the shorter. Reason: To avoid permanent harm to the Green Belt and to comply with saved Policy GB1 of the Runnymede Borough Local Plan Second Alteration 2001 and the policy guidance in the NPPF and the Planning Policy for Traveller Sites as updated in August 2015.

2 When the land ceases to be occupied by Mr Michael Gregory and his immediate family, or at the end of 3 years from the date of this decision whichever shall first occur, the use hereby permitted shall cease and all fairground rides, vehicles and associated equipment (including the permanent electricity supply and the fencing) and materials brought on to the land in connection with the use shall be removed. Reason: In order to protect the Green Belt and to comply with Saved Policy GB1 of the Runnymede Borough Local Plan Second Alteration 2001 and policy guidance in the NPPF and the Planning Policy for Traveller Sites as updated in August 2015.

3 No rides exceeding 3.5 metres in height and 8 metres in length shall be stored on the site. Reason: In order to protect the Green Belt and to comply with Saved Policy GB1 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

4 No storage of rides or other equipment or any other open storage shall take place at the site other than within the area hatched on the attached plan 'A'. Reason: In order to protect the Green Belt and to comply with Saved Policy GB1 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

5 The development hereby permitted shall not be carried out except in complete accordance with the following approved plans: 06043-5 received 24.09.2015

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Photograph of electric box received 24.09.2015 Covering letter and appendices 1 - 4 (inclusive) received 24.09.2015 Plan A received 05.11.2015

Reason: To ensure an acceptable scheme and to protect the Green Belt and to comply with saved Policy GB1 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

6 Working hours and use of machinery shall be restricted to between the hours of 08.00 to 18.00 Monday to Friday inclusive and 08.00 to 13.00 on Saturdays. No working or use of machinery shall take place outside these hours.

Reason: In the interests of maintaining residential amenities and to comply with saved Policy H09 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

7 No storage of rides or other equipment or any other open storage shall take place at the site other than within the area hatched on the attached plan 'A'.

Reason: In order to protect the Green Belt and to comply with Saved Policy GB1 of the Runnymede Borough Local Plan Second Alteration 2001 and guidance in the NPPF.

Informatives

1 The decision has been taken in compliance with the requirement in the NPPF to foster the delivery of sustainable development in a positive and proactive manner.

2 The applicant is advised that is the applicant's responsibility to ensure the relevant licences and pollution permits are obtained for uses such as refuelling, storage of chemicals / fuels. If activities on site are found to be contaminating the area, under the 'polluter pays' regulatory principle, action could be taken against the owner occupier as the polluter.

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K:\Appendix Cover Sheets\Planning\Appendix Cover Sheet.docx

Planning Committee

17 FEBRUARY 2016

APPENDICES

APPENDIX REPORT PAGE NOS

A MINUTES – 27 JANUARY 2016

B DEVELOPMENT MANAGEMENT DECISIONS

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RBC PL 27.1.16 APPENDIX ‘A’

K:\minutes\Planning\2016\01\Planning 270116 Minutes

Runnymede Borough Council

PLANNING COMMITTEE

27 January 2016 at 7.30pm

Members of the Councillors Mrs G M Kingerley (Chairman) J M Edwards (Vice- Committee present: Chairman), J R Ashmore, J Broadhead, H A Butterfield, R J Edis, Mrs

L M Gillham, M T Kusneraitis, R J Maddox, D W Parr, Mrs M Roberts, Mrs G Warner and J Wilson

Members of the Councillor T Dicks and HWV Meares Committee absent:

.

FIRE PRECAUTIONS

The Chairman read out the Fire Precautions.

NOTIFICATION OF CHANGES TO COMMITTEE

The Groups mentioned below had notified the Chief Executive of their wish that the changes listed below would be made to the membership of the Committee. The changes were for a fixed period ending on the day after the meeting and thereafter the Councillors removed would be reappointed.

Group Remove From Membership Appoint Instead

Conservative Runnymede Independent

Councillor Mrs Y P Lay Councillor Mrs E Gill

Councillor J Wilson Councillor Mrs L Gillham

The Chief Executive had given effect to these requests in accordance with Section 16(2) of the Local Government and Housing Act 1989.

MINUTES

The Minutes of the meeting of the Committee held on 6 January 2016 were confirmed and signed as a correct record.

APOLOGIES FOR ABSENCE

Apologies for absence were received from Councillor Dicks.

PLANNING APPLICATIONS

The planning applications listed below were considered by the Committee. All representations received on the applications were reported and copies had been made available for inspection by Members before the meeting.

RESOLVED that –

the following applications be determined as indicated:-

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RBC PL 27.1.16 APPENDIX ‘A’

K:\minutes\Planning\2016\01\Planning 270116 Minutes

APP NO LOCATION, PROPOSAL AND DECISION

RU 15/1925 Tims Boatyard,Timsway,Staines upon Thames Change of use of unit 9 from carpentry and joinery workshop (Class B2) to assembly and leisure use as Olympic Weightlifting Club(Class D2).

No new salient planning points were raised by Members which were not addressed in the application report. .

.

DECISION: GRANT permission subject to conditions,reasons and informative listed on agenda.

RU 15/1726 High Rise,16-18 Victoria Street,Englefield Green Demolition of the existing building and construction of a replacement two storey building with accommodation in the roof including two A1 (shop) units at ground floor and 4 no 1 bedroom apartments and new access arrangements via an undercroft (amended plans received 18.12.2015 removing the undercroft and parking to the rear.Amended plans received 7.1.2016 altering the site boundaries).

No new salient planning points were raised by Members which were not addressed in the application report.

DECISION: GRANT permission subject to conditions, reasons and informatives listed on agenda.

LOCAL PLAN PROGRESS UPDATE

The Committee noted the latest position regarding progress on the Local Plan.

PLANNING ENFORCEMENT CHARTER

The Committee considered adoption of an updated Planning Enforcement Charter which had been reviewed by the Planning Enforcement Member Working Group.

The Working Group had reviewed proposals by officers to further improve customer service in terms of providing information about the enforcement investigation process, setting out response times for updating residents and ward councillors about progress on investigations, and also reviewing the priorities as set out in the Charter.

A flowchart had now been included in section 3 to visually illustrate the complex process undertaken by officers when a request for planning enforcement investigation was received. Section 3 (page 9) now explained that requests for investigation were prioritised according to the harm that was caused by the unauthorised development, and a list of examples of circumstances where harm might be caused was provided to assist with understanding of the range of matters that planning enforcement could become involved with. A table on page 11 explained how requests for investigation were prioritised, and sets out the type of breaches of control that would be considered to be high, medium and low priority. The Planning Enforcement Member Working

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RBC PL 27.1.16 APPENDIX ‘A’

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Group considered that the table now reflected Members’ concerns that high priority should be given to cases where there was very significant harm to public amenity or to residents.

New customer service standards for first responses to requests for enforcement investigations were now set out on page 13 of the Charter, and these directly related to the priority allocated to cases. For the highest priority cases, investigations would be commenced immediately and the complainant updated within 5 working days. In order that these high standards could be achieved when the Charter came into effect on 1 April 2016, a review of processes had already commenced and process improvements would be put in place ready for implementation in April 2016.

Page 14 of the Charter now included commentary on the role of elected members in the enforcement process, and how ward Members would be updated on cases which progress to the further investigation stage or formal enforcement action. Officers were reviewing procedures to facilitate this new commitment. The Planning Enforcement Member Working Group were satisfied that the remaining parts of the existing Charter were fit for purpose, which had been updated to reflect current guidance.

The Committee endorsed the Charter and was pleased to note that the Planning Enforcement team was now fully staffed which had resulted in an significant increase in cases investigated and closed.

RESOLVED that:

the Planning Enforcement Charter be adopted to come into effect on 1 April 2016.

DEVELOPMENT MANAGEMENT DECISIONS

A list of Development Management decisions, including those recently made by the Corporate Head of Planning and Environmental Services under his delegated powers, was received and noted.

APPEAL DECISIONS

The latest appeal decisions, which were dismissed,were noted.

Chairman

(The meeting ended at 8.05 pm)

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Appendix ‘B’

APPLICATIONS DETERMINED IN PERIOD 12 JANUARY TO 3 FEBRUARY 2016

Application

Number Site Address Development Description Decision

RU.16/0148 15 London Street

Chertsey KT16 8AP

Non-material amendment to planning permission

RU.15/1935 to confirm flexible use of ground floor of

building for either D1 as approved or B1 as existing.

Approve

RU.16/0114

68 Wavendene

Avenue Egham

Surrey TW20 8JY

Discharge of condition No. 1 (plans) of planning

permission RU.15/1965 Approve

RU.16/0066

Mulberry House

Middle Hill

Englefield Green

Egham Surrey TW20

0JR

Discharge of Condition 2 Refuse

RU.16/0041

Land at Station Road,

Addlestone including

site of former Civic

Offices, Nos. 40 - 58

Station Road,

Devonshire House,

and Nos 1 - 4

Devonshire Cottages;

Land at Garfield

Road including site of

former Police Station

and Garfield Road

public car park; and

Nos, 1 - 12

Middlesex Court

Non material amendments to planning permission

RU.14/0435 including an increase in height of the multi

storey car park by 360mm, reduction in height of the

residential blocks and cinema, relocation of the cold

water boosters, amendment to the layby on Station Road

and external alterations.

Approve

RU.15/1928 2 Band Lane Egham

Surrey TW20 9LN Single storey rear extension

Grant

Consent -

subject to

conditions

RU.15/2073

65 London Street

Chertsey Surrey

KT16 8AN

Works to one Tamarack tree in rear garden of No. 65

London Street, tree within a Conservation Area

Tree - No

objection to

tree work in

Conservation

Area

RU.15/2070

27 Wordsworth Road

Addlestone Surrey

KT15 2SW

A single storey rear extension with a depth of 4.0 metres

beyond the rear wall of the original dwelling house with

a maximum height of 3.0 metres and eaves height of 3.0

metres

Prior

Approval Not

Required

(Householder

only)

RU.15/2037

9 Claremont Road

Staines-Upon-

Thames Surrey TW18

3AS

A single storey rear extension with a depth of 5.135

metres beyond the rear wall of the original dwelling

house with a maximum height of 4 metres and eaves

height of 3 metres

Prior

Approval

Refused

RU.15/2058

31 The Causeway

Staines-upon-Thames

TW18 3BY

Details pursuant to Condition 5 (contaminated land) of

planning permission RU.15/1459 (Environmental

improvement ground works including excavation of

soils, sorting, on-site treatment and reuse of soils and

off-site disposal).

Approve

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Appendix ‘B’

RU.15/2038

Coach House Spencer

Gardens Englefield

Green TW20 0JN

Listed Building Consent for the replacement of 6

windows to main house.

Grant

Consent -

subject to

conditions

RU.15/2033

10 Chaworth Road

Ottershaw Chertsey

Surrey KT16 0PE

Proposed erection of a part two storey, part single storey

rear extension, single storey side/front extension and new

porch (revisions to RU.15/1153)

Grant

Consent -

subject to

conditions

RU.15/2007

7 Chaworth Close

Ottershaw Chertsey

Surrey KT16 0LS

Erection of single storey rear and side extension (revision to

previous approved scheme - RU.15/0693

Grant

Consent -

subject to

conditions

RU.15/2010

Old Bridge Cottage

14 The Hythe

Staines-Upon-

Thames Surrey

TW18 3JF

Details to discharge Condition 3 planning application

reference RU.15/1721 Approve

RU.15/2002

Gorse Hill Rising

Gorse Hill Road

Virginia Water

Surrey GU25 4AS

Details pursuant to Condition 5 (Surface Water Drainage)

from permission RU.15/0357 (Erection of a two storey

detached dwelling with additional accommodation within

the roof space served by dormer windows to the front and

rear and erection of a three car detached garage, erection of

new entrance gates and piers following the demolition of

the existing dwelling, garage and gates.)

Approve

RU.15/2008

Hamilton House

Bakeham Lane

Englefield Green

TW20 9TU

Rear single storey extension with mono-pitched roof.

Grant

Consent -

subject to

conditions

RU.15/2006

Parklands Bittams

Lane Chertsey

KT16 9RG

Details pursuant to Conditions 6 (Construction Transport

Management Plan), 8 (hard and soft landscaping),

11(Protective tree fencing), 12 (Surface Water Drainage),

and 13 (contamination) of planning permission RU.15/1005

(Demolition of existing buildings and redevelopment of

part of the site to provide 1 x no. 3 and a half storey high

building for the use as a Class C2 93 bedroom care home

with associated access, parking, servicing and landscaping)

Split

decisions for

Discharge of

conditions

RU.15/2000

148 Eastworth

Road Chertsey

KT16 8DT

Side extension following demolition of existing

conservatory

Grant

Consent -

subject to

conditions

RU.15/1998

242 Chertsey Lane

Staines-upon-

Thames TW18 3NF

Erection of a two storey side extension with roof space

accommodation, including dormer in the front and rear

elevations, with a further additional dormer serving the

existing part of the dwelling (amendment to planning

permission RU.15/1593).

Grant

Consent -

subject to

conditions

RU.15/1996

Bishopsgate School

Bishopsgate Road

Englefield Green

TW20 0YJ

Erection of a two storey chalet style extension to Windsor

Building

Grant

Consent -

subject to

conditions

RU.15/1997 Royal Holloway

University of

Minor Material Amendment to planning approval

RU.15/1172 (Erection of Palisade Fencing and New

Grant

Consent -

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Appendix ‘B’

London Harvest

Road Englefield

Green TW20 0EX

Lampost (to the east of the campus in the vicinity of the

library depository)) in order to seek a revision to the siting

of the approved fencing.

subject to

conditions

RU.15/1986

509 Stroude Road

Virginia Water

Surrey GU25 4BU

Proposed erection of a single storey side extension

Grant

Consent -

subject to

conditions

RU.15/1990

Weyside Cottage

Woodham Park

Way Woodham

KT15 3SA

Application for the proposed retention of velux windows

within the roof to allow habitable accommodation within

the roof void, fenestration changes and alterations to the

roof of a rear single storey extension (retrospective

application for revisions to planning approval RU.14/0985)

Grant

Consent -

subject to

conditions

RU.15/1981

Bishopsgate School

Bishopsgate Road

Englefield Green

TW20 0YJ

Single storey extension to the Music School

Grant

Consent -

subject to

conditions

RU.15/1976

Maytrees Knowle

Grove Close

Virginia Water

Surrey GU25 4HY

Extension of existing detached double garage to the front

of the site, incorporating dormer windows to provide

additional garage on the ground floor and

hobby/games/studio above

Grant

Consent -

subject to

conditions

RU.15/1974

99 Howards Lane

Addlestone Surrey

KT15 1ES

Front porch

Grant

Consent -

subject to

conditions

RU.15/1973

18 Wordsworth

Road Addlestone

Surrey KT15 2SW

Two storey rear extension Refuse

RU.15/1978

St Marys Trumps

Green Road

Virginia Waters

Surrey GU25 4SQ

Erection of part two storey, part single storey side and

single storey front extension following demolition of

existing garage

Grant

Consent -

subject to

conditions

RU.15/1965

68 Wavendene

Avenue Egham

Surrey TW20 8JY

A single storey rear extension with a depth of 3.6 metres

beyond the rear wall of the original dwelling house with a

maximum height of 2.5 metres and eaves height of 2.2

metres (amended description)

Prior

Approval

Grant

RU.15/1961

10 Rosefield

Gardens Ottershaw

Chertsey Surrey

KT16 0JH

single storey front and side extension and garage

conversion

Grant

Consent -

subject to

conditions

RU.15/1968

3 Tillers Close

Staines-Upon-

Thames Surrey

TW18 3AF

Loft conversion with two rooflights on the front roof slope

and three rooflights on the rear roofslope, and insertion of

window on side elevation.

Grant

Consent -

subject to

conditions

RU.15/1969

98 A Bond Street

Englefield Green

TW20 0PX

Single storey side extension and roof conversion with rear

dormer window and three rooflights on front roof slope

Grant Consent

- subject to

conditions

RU.15/1964 29 Lindsay Road Two storey rear extension Grant Consent

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Appendix ‘B’

Addlestone KT15

3BD

- subject to

conditions

RU.15/1962 68 Hummer Road

Egham TW20 9BP

Proposed lawful development Certificate to establish

whether planning permission is required for a single storey

rear extension and "L" shaped rear dormer window (with

rooflights on front roof slope)

Split Decision

for Certificate

of lawfulness

RU.15/1963

Compton House

Lake Road

Virginia Water

GU25 4QW

Erection of a detached two storey replacement dwelling

with basement, and erection of a detached replacement

garage with annexe accommodation, following demolition

of the existing dwelling, garage/studio, gate house and

outbuildings.

Grant Consent

- subject to

conditions

RU.15/1956

124 Bourneside

Road Addlestone

Surrey KT15 2JD

Single storey rear extension with roof terrace.

Grant Consent

- subject to

conditions

RU.15/1955

83 Station Road

Chertsey Surrey

KT16 8BT

two storey side and rear extension

Grant Consent

- subject to

conditions

RU.15/1954

Rusham Park

Whitehall Lane

Egham TW20

9NW

Provision of an external three storey steel fire escape stair

Grant Consent

- subject to

conditions

RU.15/1950 87 Almners Road

Lyne KT16 0BH

Erection of a two storey side extension including

alterations to the roof, single storey garage extension and

single storey side extension following demolition of

existing single storey additions and garage

Grant Consent

- subject to

conditions

RU.15/1945

9 Monks Road

Virginia Water

GU25 4RR

SINGLE STOREY REAR AND SIDE EXTENSIONS,

SINGLE STOREY FRONT EXTENSION FORMING AN

ENTRANCE, INTERNAL ALTERATIONS TO THE

GROUND FLOOR AND A NEW ROOF OVER WITH

ROOMS WITHIN THE NEW ROOF AND DORMERS

TO THE FRONT.

Grant Consent

- subject to

conditions

RU.15/1951

South Lodge,

Coworth Park,

London Road

Virginia Water

SL5 0LE

Erection of two single storey side extensions.

Grant Consent

- subject to

conditions

RU.15/1940

13 Holm Close

Addlestone Surrey

KT15 3QN

Erection of a rear conservatory following demolition of

existing outbuilding/lean to.

Grant Consent -

subject to

conditions

RU.15/1949

56 Park Avenue

Egham Surrey

TW20 8HN

Detached garage at front

Grant Consent -

subject to

conditions

RU.15/1935

15 London Street

Chertsey KT16

8AP

Proposed change of use of ground floor of existing

building from B1 (Offices) to D1 (non-residential

Institutions) to provide Personal Independence payment

Assessment.

Grant Consent -

subject to

conditions

RU.15/1938

9A Crown Road

Virginia Water

GU25 4HS

Discharge of condition No. 4 (elevational treatments to

the front and western side elevations of the proposed

extension) of planning permission RU.15/1182

Approve

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Appendix ‘B’

RU.15/1948

104 Vegal Crescent

Englefield Green

Egham Surrey

TW20 0QF

Works to one Oak tree in front garden of No.104 Vegal

Crescent, tree protected by TPO No. 283

Tree- Grant

works to tree

covered by TPO

RU.15/1936

28 Denham Road

Egham Surrey

TW20 9BY

Two storey side extension.

Grant Consent -

subject to

conditions

RU.15/1932 54 Station Road

Egham TW20 9LF

Variation of condition 1 of RU.15/0484 (Erection of

second storey extension to the rear to form 1 no. 2 bed

flat) to include alterations to window positions to the

side and rear elevations.

Grant Consent -

subject to

conditions

RU.15/1929

45 Cabrera Avenue

Virginia Water

Surrey GU25 4HA

Single storey rear extension following demolition of

existing conservatory, single storey front extension, and

extension of existing fence and trellis to the front

boundary. (Amended Description 07/01/2016)

Grant Consent -

subject to

conditions

RU.15/1930

Wentworth Gate 59

St Davids Drive

Englefield Green

Egham Surrey

TW20 0BA

Works to trees in rear garden of No. 59 St Davids Drive,

trees protected by TPO No. 318

Tree- Grant

works to tree

covered by TPO

RU.15/1925

TIMS

BOATYARD

Timsway Staines-

Upon-Thames

Surrey TW18 3JY

Change of use (of Unit 9) from carpentry & joinery

workshop(Class B2) to assembly and leisure use as

Olympic Weightlifting Club (Class D2)

Grant Consent -

subject to

conditions

RU.15/1923

Acorn Cottage

Homefield Close

Woodham

Addlestone Surrey

KT15 3QH

Car port within front garden of property

Grant

Consent -

subject to

conditions

RU.15/1919 4 Crown Rise

Chertsey KT16 9LF Single storey rear extension Refuse

RU.15/1918

7 Row Town

Addlestone KT15

1EF

PROPOSED TWO STOREY SIDE EXTENSION

Grant

Consent -

subject to

conditions

RU.15/1924

155 Chertsey Road

Addlestone KT15

2EL

Application to construct a single storey rear extension (part

retrospective) and rear dormer loft extension (retrospective)

which extends over outrigger (amended single storey

element from RU.14/1656)

Grant

Consent -

subject to

conditions

RU.15/1913 8 Vicarage Court

Egham TW20 8NS

Two storey side extension following demolition of existing

garage

Grant

Consent -

subject to

conditions

RU.15/1907

Elvaco House

(formerly BRB

House) 180 High

Street Egham

TW20 9DY

Extension and alterations to ground floor to create three

flats, provision of cycle store for 12 cycles and alterations

to the vehicular access into the site and alterations to the

fenestration and appearance of the existing building

Grant

Consent -

subject to

conditions

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Appendix ‘B’

RU.15/1912

26 Chaseside

Gardens Chertsey

KT16 8JP

Erection of 4m extension for existing annexe building to

convert the existing space from a studio bedroom/living

room, into separate rooms for each - a bedroom at the back

next to the bathroom, and a living room at the front.

Grant

Consent -

subject to

conditions

RU.15/1909

11 Liberty Hall

Road Addlestone

KT15 1SS

Proposed lawful development Certificate to establish

whether planning permission is required for a rear dormer

and single storey rear extension

Refuse

Certificate of

Proposed

Lawfulness

RU.15/1897

Garden Centre

Holloway Hill Lyne

Chertsey Surrey

KT16 0AE

Construction of an open sided canopy to adjoin building

approved under RU.11/0985 to provide protection to plants

Grant

Consent -

subject to

conditions

RU.15/1894

Unit 2 PINE

TREES BUSINESS

PARK Chertsey

Lane Staines-Upon-

Thames Surrey

TW18 3DS

X2 Illuminated facia signs.

Grant

Consent -

subject to

conditions

RU.15/1902

The Oaks Lyne

Lane Chertsey

Surrey KT16 0AL

Change of use of land and conversion of buildings to a

single dwelling, ancillary garage and residential curtilage

Grant

Consent -

subject to

conditions

RU.15/1898

21 Huntingfield

Way Egham TW20

8DU

Single storey side extension

Grant

Consent -

subject to

conditions

RU.15/1880

Havenford

Woodlands Road

East Virginia Water

GU25 4PH

Demolition of existing triple garage and erection of a

replacement 6 bay garage.

Grant

Consent -

subject to

conditions

RU.15/1859

BOURNE RISE

FARM Brox Lane

Ottershaw Chertsey

Surrey KT16 0LN

Erection of a single storey infill extension to existing stables

to facilitate the conversion of the existing stable building to

a new 2 bedroom dwelling house .

Grant

Consent -

subject to

conditions

RU.15/1833

Royal Holloway

University of

London Egham Hill

Egham TW20 0EX

Listed Building Consent for new equal access ramp / steps to

replace existing in-situ ramp. Internal re-configuration work

to entrance lobby to improve access including alterations to

door openings. Works to improve containment of surface

fixed services and restoration of original wall finishes.New

equal access ramp / steps to replace existing in-situ ramp.

Internal re-configuration work to entrance lobby to improve

access. Works to improve containment of surface fixed

services and restoration of original wall finishes.

Grant

Consent -

subject to

conditions

RU.15/1832

Royal Holloway

University of

London Egham Hill

Egham TW20 0EX

New equal access ramp / steps to replace existing in-situ

ramp. Internal re-configuration work to entrance lobby to

improve access including alterations to door openings.

Works to improve containment of surface fixed services and

restoration of original wall finishes.

Grant

Consent -

subject to

conditions

RU.15/1826

2 Old Dairy

Cottages Claremont

Road Staines-

Discharge of condition No. 4 (vapour proof membrane) of

planning permission RU.15/1505 Refuse

51

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Appendix ‘B’

Upon-Thames

Surrey

RU.15/1820

The Castle

Fordwater Road

Chertsey KT16

8HW

Change of use from Class A4 (Pub) to Class A1 (Retail);

erection of single storey rear extension with associated

external alterations; and retention of ancillary residential

accommodation at first floor.

Grant

Consent -

subject to

conditions

RU.15/1817 194 Almners Road

Lyne KT16 0BJ

Retrospective application for the retention Installation of

new self-contained office/store within garden area.

Grant

Consent -

subject to

conditions

RU.15/1801

Shendam Callow

Hill Virginia Water

GU25 4LD

Erection of a two storey side / rear extension and

enlargement of the open front porch plus changes to

fenestration and roof alterations involving raising the eaves

and ridge height. (amendment to planning approval

RU.15/1339).

Grant

Consent -

subject to

conditions

RU.15/1808

21 Kingswood

Close Englefield

Green TW20 0NQ

New 5 bedroom dwelling following demolition of existing

dwelling (amendment to drawings 29/12/15)

Grant

Consent -

subject to

conditions

RU.15/1805

50A Victoria

Street Englefield

Green TW20 0QX

Works to one Lime tree at front of 50a Victoria Street, trees

protected by TPO No. 227

Tree- Grant

works to tree

covered by

TPO

RU.15/1763

23 Silver Birch

Close Woodham

Addlestone KT15

3QW

Retrospective application for the retention of rear patio and

walls as constructed and erection of additional obscure

glazed screening to boundary

Grant

Consent -

subject to

conditions

RU.15/1751

Stone Apartments

99A Crockford

Park Road

Addlestone Surrey

KT15 2LP

2nd floor extension to provide two additional one bedroom

flats and the erection of an open external staircase

Grant

Consent -

subject to

conditions

RU.15/1739

40 Eastworth Road

Chertsey KT16

8DW

new single storey rear extension projecting 5.1m from

existing rear wall and first floor rear extension reduced to

4.1m from rear wall (amended plans received 14/12/2015)

Grant

Consent -

subject to

conditions

RU.15/1726

High Rise 16-18

Victoria Street

Englefield Green

TW20 0QY

Demolition of the existing building and construction of a

replacement two storey building with accommodation in the

roof including two A1 (shop) units at ground floor and 4 no.

1 bedroom apartments and new access arrangements via an

undercroft. (Amended Plans received 18/12/2015 removing

the undercroft and parking to the rear. Amended Plans

received 07/01/2016 altering the site boundaries)

Grant

Consent -

subject to

conditions

RU.15/1710

46 Strode Street

Egham TW20

9BX

Proposed two storey rear and side extension and single storey

rear extension, and insertion of flat roof dormer to rear.

Grant

Consent -

subject to

conditions

RU.15/1696

Tasis England

Coldharbour Lane

Thorpe TW20 8TE

Application for the approval of reserved matters

(Appearance, Layout, Landscaping and Scale) of the

proposed Field House (building J1) and Tractor Store

Grant

Consent -

subject to

52

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Appendix ‘B’

(Building O) granted under the 2007 Outline Masterplan

(RU.07/1153) for Tasis England, Coldharbour Lane, Thorpe.

conditions

RU.15/1680

Royal Holloway

University of

London Egham

Hill Egham TW20

0EX

Dismantling of approximately 9 metre section of outer

perimeter wall, storage of all materials and

rebuild/reinstatement after a period of three years to enable

the creation of new temporary construction traffic access

onto the A30, together with demolition of prefabricated

single storey garage and associated works

Grant

Consent -

subject to

conditions

RU.15/1679

Royal Holloway

University of

London Egham

Hill Egham TW20

0EX

Dismantling and reinstatement of section of perimeter wall,

creation of new temporary construction traffic access onto

the A30, demolition of prefabricated single storey garage and

associated works

Grant

Consent -

subject to

RU.15/1670

The Annex

Walnut Tree

Cottage Church

Walk Chertsey

KT16 8RE

Proposed new first floor extension to create a two storey

house with a pitch roof similar to the attached neighbouring

property No. 7 Church Walk

Grant

Consent -

subject to

conditions

RU.15/1635

154 Eastworth

Road Chertsey

KT16 8DT

Erection of a detached dwelling following demolition of

single storey extension to the side of 154 Eastworth Road .

Grant

Consent -

subject to

conditions

RU.15/1539

35 Liberty Rise

Addlestone KT15

1NT

Erection of a three bedroom two storey detached dwelling in

the side garden of the existing house. Revised plans received

16-12-2015 - amending the gable end adjacent to No. 35

Liberty Rise.

Grant

Consent -

subject to

conditions

RU.15/1427

10 A Woodham

Lane Addlestone

KT15 3NA

Variation of condition 3 (approved plans) from permission

RU.14/0391 (Erection of 2 storey building containing 3no. 2

bed houses; and partial demolition of workshop building and

conversion to 2no. 1 bed flats, with associated access and

parking) to amend the internal layout and fenestration of the

existing workshop building to facilitate a change to 1no. 1

bed house and 1 no. 2 bed house.

Grant

Consent -

subject to

conditions

RU.15/1381

Land at Wick

Road Englefield

Green Surrey

Variation/Removal of conditions 2(plan numbers);

3(materials); 9(renewable energy); 15(car parking); 28

(details of solar photovoltaic arrays) of full permission ref

RU.14/1208 granted for 89 residential units and associated

landscaping and parking at land at Wick Road, Englefield

Green (Application proposes minor material amendments to

layout, elevations and floorplans; addition of garden rooms

and garaging; changes to parking arrangements; energy;

materials provided for approval)

Grant subject

to Legal

Agreement

RU.15/1180

Hurst Lodge

Kitsmead Lane

Longcross

Chertsey Surrey

KT16 0EG

Proposed extension to existing garage building and alteration

to the roof pitch to provide accommodation in the roof. -

Amended Plans received 21/12/2015 altering the roof.

Grant

Consent -

subject to

conditions

RU.15/0876

BOURNE

HOUSE 7

Waterfall Close

Virginia Water

Planning application for the raising of land levels to allow the

creation of a new driveway to serve the existing residential

property together with the creation of a paved turning area

and enhancements to onsite drainage and measures to enhance

Grant

Consent -

subject to

conditions

53

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Appendix ‘B’

Surrey GU25

4QD

ancient woodland protection. (part retrospective)

RU.15/0855

LAND AT

Hanworth Lane

Chertsey Surrey

Outline application for the erection of up to 130 residential

dwellings (including affordable housing), vehicular access

from Pretoria Road, open space, landscaping including

sustainable drainage systems and all necessary ground works.

Grant subject

to Legal

Agreement

54


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