DEVELOPMENT CONTROL COMMITTEE - Date: 5 March 2008

Report of the Executive Head of Planning, Transportation and Highways. Ref: B2007/58997/OUT WARD: B08 / SUTTON

SOUTH Time Taken: 8 weeks, 5 days

Site: 21-25 STANLEY ROAD Sutton Surrey SM2 6TB

Proposal: Demolition of existing dwellings and outline application to determine access,

scale and layout of a building comprising fourteen flats, fourteen car parking spaces and access road.

Applicant: Asprey Homes Agent: WS Planning Recommendation:

GRANT PLANNING PERMISSION subject to the prior written conclusion of a section 106 agreement within a period of 6 months from the date of this

resolution, or such longer period as may be agreed in writing by the Executive Head of Planning, Transportation and Highways, after which time the resolution

to granted will be rescinded. Reason for Report to Committee: Major application recommended for approval. 1.0 BACKGROUND 1.1 Site and Surroundings: The application site is located on the eastern side of

Stanley Road and comprises three residential plots, with each plot containing a two storey detached house with a large rear garden. Each plot has a single vehicle crossover. The application site has an approximate area of 0.185 hectares and there are several significant trees on the site, although none of the trees are the subject of a Tree Preservation Order (TPO).

1.2 The surrounding area comprises mostly residential housing in a variety of built

forms and heights. Immediately adjoining the application site to the north is a part two, part three storey block of 15 flats that is near completion (planning ref: B2007/57790/FUL). To the west (directly opposite the site) are similarly scaled flatted developments that have been recently constructed.

1.3 The site is designated in the UDP as being within a Sustainable Residential

Development Area. The site is not within a conservation area and does not effect the setting of a listed building.

1.4 Relevant Planning History: The application site (21-25 Stanley Road) has no

relevant planning history, however part of the application site (Nos. 21-23 Stanley Road) has been the subject of two recent planning applications:

1.5 Planning application (Ref no: B2006/57045/FUL) for the demolition of existing dwellings at 21-23 Stanley Road and erection of a part two storey with roof accommodation / part three storey building comprising one 1-bedroomed and ten 2-bedroomed self contained flats, provision of cycle and refuse stores and twelve car parking spaces was withdrawn by the applicant as there were concerns regarding the overall design and layout of the proposal.

1.6 A full planning application (Ref no: B2007/57688/FUL) for the demolition of

existing dwellings at 21-23 Stanley Road and erection of a part two storey building with roof accommodation/ part three storey building comprising nine 2-bedroomed self contained flats, provision of cycle and refuse stores and twelve car parking spaces was refused permission on 4th July 2007 for the following reasons: 1. The proposed development represents a poor standard of design to the

detriment of the character of the area and street scene by reason of its incongruous roof form and roofline heights, overly dominant front dormers and visually discordant fenestration pattern including the French doors and linking canopy, and the excessive width of the carriageway entrance. The scheme is therefore contrary to Policies G/BE1, BE1, BE2, BE4 and HSG1 of the Unitary Development Plan.

2. The proposed building, due to its siting, height, bulk and excessive depth on site and rear building line would adversely affect the outlook of the adjoining occupiers of the flats at 15-19 Stanley Road and 25 Stanley Road and is therefore contrary to policies BE4, BE18 and HSG1 of the Sutton Unitary Development Plan.

3. The proposal does not make provision to avoid or mitigate its impacts on the transport network through contributions towards sustainable transport improvements, or education resources and would thereby be contrary to Policy IMP1 of the Unitary Development Plan, adopted Supplementary Planning Document on Planning Obligations and Policy 6A.5 of the London Plan.

1.7 This application was the subject of an appeal that was dismissed by the

Planning Inspectorate on 11 February 2008 on the grounds that the roof form and front gable would appear dominant and incongruous, the access archway would detract from the buildings symmetry, the fenestration would be ‘fussy’, the dormers would appear top-heavy and the development would have an overbearing impact on the property to the north.

1.8 Outline planning application B2007/57866 to determine access and layout for a

block of 14 flats on the site of 21-25 Stanley Road was recommended for approval to the Planning Committee 24 October 2007, however prior to the Council making a decision the applicant lodged an appeal on the grounds of the Council’s failure to determine the application. At the Committee meeting on 6 December 2007 it was resolved that had an appeal against non-determination not been received planning permission would be refused for the following reasons: 1. The proposed development, due to its size and siting in close proximity to

the boundary with No.14 Eastleigh Close would constitute an overdevelopment of the site affecting the outlook, and probably the privacy of, the occupiers of that property. The application is therefore contrary to policies BE1, BE4 and BE18 of the Sutton Unitary Development Plan.

2. The proposed development, due to the limited size and orientation of the rear amenity space, would not provide adequate amenity space for the future occupiers. The application is therefore contrary to policies BE17 of the Sutton Unitary Development Plan and Supplementary Planning Guidance 3: Design ad Amenity Space.

1.9 The appeal is currently with the Planning Inspectorate. 1.10 A further outline planning application B2007/58908, which sought to determine

access, scale and layout for 14 flats was recently refused permission on the same grounds as the above outline application (B2007/57866).

1.11 Details of Proposal: The applicant seeks outline planning permission for the

demolition of the three existing dwellings and the construction of a part two, part three-storey block of 14 flats comprising 12 x 2-bed flats and 2 x 3-bed flats. The application is made to determine the matters of access, scale and layout. The matters reserved for future consideration are appearance and landscaping.

1.12 The proposed building would be broadly rectangular in shape and would span

the majority of the Stanley Road frontage. The building would be arranged into a three storey central section with double front gables and ground and first floor projecting bays, and on either side of the central sections would be the more subservient two storey wings with half dormers that would allow for the roof accommodation. Vehicle access would be via one of the existing single crossovers to the north of the frontage and would lead, via an archway through building, to the rear parking area that would provide 14 car parking spaces. A large communal amenity space would be sited to the south of the parking area.

1.13 Amended Plans: The applicant was advised of concerns relating to the height

and mass of the two-storey wing section adjoining the northern boundary. Subsequently the applicant has amended the scheme by reducing the height of this wing to match the opposing wing of the development and the height of the two-storey section of the building being constructed to the north.

1.14 The amended plans were not the subject of any further consultation as the

amendments resulted in a reduction in height and mass. 2.0 PUBLICITY 2.1 Method of Notification: The application was advertised by way of individual

notification letters to surrounding occupiers, and a site notice and press notice were issued.

2.2 Neighbour Notification

Number of objection letters: 2 Letters of objection received. Address of those objecting: 14 Eastleigh Close and 75 Westmorland Drive. Summary of material responses:

• Loss of garden and habitat

• Flooding due to increase in hardstanding • Loss of privacy • Loss of light • Loss of outlook • Excessive height and bulk • Compromise of security • Change in character of the area • Increased noise • Increased pollution • Restricted access to driveway at 14 Eastleigh Close. • Restrict access of emergency services.

2.3 Internal Consultation: 2.4 Highways: No objection. 2.5 Waste Management: No objection. 2.6 Urban Design Consultant: No objection. 2.7 External responses: 2.8 Environment Agency: Objection on the grounds that a Flood Risk Assessment

has not been submitted. 2.9 Thames Water: No objection. 3.0 MATERIAL PLANNING POLICIES 3.1 The London Plan

• 3A.1 – ‘Increasing London’s supply of housing’. • 3A.2 – ‘Borough housing targets’. • 4A.7 – ‘Energy Efficiency and Renewable Energy’ • 4B.3 – ‘Maximising the potential of sites’ • 4B.6 – ‘Sustainable Design and Construction’ • 4B.7 – ‘Respect local context and communities’

3.2 Sutton Unitary Development Plan

• G/SD4 ‘Urban Environment and Open Landscape Quality’ • BE1 ‘Good Urban Design’ • BE4 ‘Building Relationships’ • BE5 ‘Daylight and Sunlight’ • BE8 ‘Designing for Safety and Security’ • BE9 ‘Access for Disabled People’ • BE12 ‘Landscape Provision in New Development’ • BE17 ‘Private Amenity Space’ • BE18 ‘Privacy’ • G/HSG1 ‘Residential Environment’ • HSG1 ‘Environmental Impact’ • HSG2 ‘Intensity of Development’

• HSG6 ‘New Residential Development in Sustainable Locations’ • HSG11 ‘Housing Mix’ • CL2 ‘Additional Demand for Facilities. • EM13 ‘Redevelopment of Industrial Sites outside Strategic and

Established Locations’ • G/TR4 ‘On and Off Street Parking’ • G/TR5 ‘Transport Impact of New Development’ • G/TR8 ‘Pedestrians and Cyclists’ • TR12 ‘Parking Provision for New Development’ • TR13 ‘New Development and On-street Parking’ • TR18 ’New Development and Transport’ • TR28 ‘Cycle Parking and Storage’ • IMP1 ‘Planning Obligations’. • G/PNR1 ‘Environmental Protection’

3.3 Supplementary Planning Guidance/Documents

• SPG3 ‘Design and Amenity Space’ • SPG7 ‘Internal Housing Standards’ • SPG8 ‘Design for an Accessible Environment’ • Designing out Crime SPD • Planning Obligations SPD

4.0 PLANNING CONSIDERATIONS 4.1 The main considerations in relation to this application are:

• Use • Scale and layout • Access and Parking • Affect on Residential Amenity • Sustainability • Flooding • Planning Obligations • Appearance and Landscaping – reserved matters.

4.2 Use: Government guidance requires Local Authorities to make the best use of

urban land within the Borough while safeguarding the quality of residential areas. This guidance is reflected by UDP policies G/HSG2, G/HSG3, HSG2 and HSG6. Of particular note, is policy HSG6 which asserts that the Council will favourably consider proposals for higher density residential development in sustainable locations, including those in close proximity to the Sutton Town Centre.

4.3 The site is located within a ‘Sustainable Residential Area’ as identified in the

UDP Proposals map and the development would represent a housing density of 75 units per hectare (u/ha). This proposed density is consistent with the London Plan guidance, which suggests that a density of 50-80 u/ha is appropriate in this suburban area with a Public Transport Accessibility Level of 3.

4.4 The proposed development would result in the loss of some back garden area

and trees, but the affected trees are not considered worthy of a Tree

Preservation Order and the back garden area has limited ecological value. It would be a condition of any permission granted to mitigate for the loss of vegetation and ecology from the site by including a requirement for landscaping the site.

4.5 On the basis of the above, it is considered that, in land use terms, the

residential development of 14 flats on this site is acceptable in principle, subject to an assessment of other policy criteria and all other material considerations.

4.6 Scale and layout: With regard to ‘scale’ and ‘layout’, consideration is given to

the impact upon the amenity of neighbouring occupiers and the character and appearance of the area and well as the functionality of the layout for future residents.

4.7 Policies BE1 and BE4 of the UDP require new development to be of a high

standard of design that would be compatible with the scale and form of existing buildings and to have regard to the relationship of neighbouring properties. PPS 1 encourages good design, which, amongst other things, should contribute positively to making places better for people.

4.8 The proposed development would consist of a broadly rectangular block of 14

flats. The building would respect the front building line of the properties to the north and the general form, height and building style would be consistent with the recent flatted developments within the area and therefore would preserve the character and appearance of the area.

4.9 The layout of the development is considered to be acceptable. The parking

area would adjoin the parking area of the development under construction to the north and would be sufficiently set away from neighbouring dwellings to the east to ensure it does not result in any unreasonable level of disturbance.

4.10 The proposal would also include a substantial communal amenity space, which

is positioned to maximise the benefit of natural daylight and sunlight to encourage its future use.

4.11 In terms of the internal arrangement of the building, the applicant has submitted

indicative floor plans that indicate the proposed flats having acceptable room sizes and functional arrangement.

4.12 For these reasons it is considered that the proposed scale and layout would be

acceptable and compliant with the policies of Sutton’s UDP. 4.13 Access and parking: When determining the matter of ‘access’ consideration

must be given to whether inclusive access is proposed, the appropriateness of the proposed vehicle access and parking layout, and how the development fits into the surrounding access network.

4.14 The vehicle access to the site would be from Stanley Road and sufficient area

would be provided either side of the accessway for the provision of visibility splays to ensure pedestrian and motorist safety. Details of visibility splays can be secured by condition.

4.15 The proposal would provide 14 car parking spaces, including 1 disabled person parking space. Planning policy advises local authorities to be flexible in requiring off-street parking especially in areas with good access to public transport. The parking ratio of 1:1 is considered acceptable in this location, and the Senior Highways Engineer raises no objection on this basis.

4.16 The site is within a Controlled Parking Zone (CPZ) and it is recommended that

a section 106 legal agreement is necessary to restrict the future residents of the development from obtaining parking permits in the CPZ. This will prevent competition for parking spaces in the area and will also promote the use of more sustainable modes of transport than the private motorcar.

4.17 The vehicle generation from the development has been assessed and the

Councils Senior Highway Engineer has advised that the increase in vehicle movement is unlikely to result in an adverse impact on the local road network.

4.18 Cycle storage would be provided as part of the development at a ratio of 1

space per flat. Final details of this storage can be secured by condition. 4.19 Overall, the proposed access to the site is considered acceptable. The vehicle

access would provide a safe point to enter and exit the site and would not impact on the efficient functioning of the highway. The pedestrian access to and through the site is also considered acceptable, and will avoid conflict with vehicles. The sole means of accessing the site will be from the main street frontage to the west and no access points are proposed to the southern boundary of the site adjacent to the private amenity area belonging to 14 Eastleigh Close.

4.20 Affect on residential amenity: Policy BE4 seeks to protect privacy and

amenity to adjoining occupants. Policy BE5 seeks to protect daylight and sunlight, whilst BE18 seeks to protect privacy.

4.21 It is considered that there would not be any significant impact on the occupiers

of surrounding properties to warrant the refusal of the application in terms of loss of privacy, outlook, sunlight and / or daylight. This is because the proposed flats would be set approximately 31m from the nearest house to the east and would be set adjacent to the blank flank elevation of the new flatted development to the north.

4.22 The occupiers of No.14 Eastleigh Close have objected to the proposal on the

grounds of overlooking. It is considered that given the orientation of the proposed building and the significant setback of 31m, there would be no unreasonable overlooking to the private amenity space to the south of the application site, or to the side window at no.14 Eastleigh Close to warrant refusal of the application.

4.23 The occupiers of no.14 Eastleigh Close have also raised concerns over the

potential future demand for an electrical substation. However, this application does not include the provision of a substation and therefore the objection on this basis is irrelevant.

4.24 The proposed parking area would be sited along the common boundary with the Nos. 15-19 Stanley Road. It would be approximately 11m from the nearest residential properties to the east, these being No’s 15 and 16 Eastleigh Close. A boundary fence would be erected along the common boundary. The location of the car park, and the requirements for the planting of appropriate screen landscaping and the erection of an acoustic boundary fence would protect the amenity of adjoining occupiers from nuisance from the use of the car park.

4.25 On the basis of the above, the proposed development is considered to protect

the amenity of the adjoining occupiers. 4.26 Sustainability: Policy 4B.6 and 4A.7 of the London Plan require developments

to be sustainable including energy efficient and incorporating renewable energy technology.

4.27 To ensure the proposed development accords with the above policies a

condition is recommended requiring a ‘The Code for Sustainable Homes’ pre-assessment be submitted to demonstrate the proposed development can achieve a level 3 or higher rating, a post construction assessment demonstrating that this rating has been met and a energy statement demonstrating that at least 10% of the development energy requirements is provided by renewable energy sources.

4.28 Flooding: The Environment Agency (EA) has advised that approximately 10%

of the rear garden area adjoining the eastern boundary of Nos.23 and 25 Stanley Road falls within Flood Zone 3 as shown on the EA’s flood maps. As the proposed development would not fall within the flood zone area it is considered that it would not impact upon the effectiveness of the flood zone or increase the potential for flooding or place further people at risk of flooding. To ensure this a condition has been included requiring a Flood Risk Assessment to be submitted for approval in consultation with the EA prior to the commencement of the development.

4.29 Planning Obligations: The Planning Obligations SPD outlines means of

securing planning contributions in order to ensure the acceptability of the development, mitigate the impact of the development on the locality or compensate for loss of damage created by the development. The proposed development would qualify for financial contributions towards the following.

1. Education - £6636; 2. Open Space - £4200 3. Private Amenity Space - £2300 4. Sustainable Transportation Improvements - £14000 5. Environmental Improvements to the Public Realm - £5000 6. Sports and Recreation - £23800

Total = £55936 The applicant has agreed to these planning obligations, which are to be secured via a Section 106 agreement. With the completion of this agreement it is considered that the proposal would comply with the Planning Obligations SPD.

4.30 Appearance and Landscaping: These aspects of the development are Reserved Matters. As such they are not considered as part of this planning application. They will need to be considered and approved prior to commencement of the development.

5.0 CONCLUSION AND RECOMMENDATION 5.1 The proposal represents a more intensive residential use of land in an area

identified in the UDP as suitable for intensive development due to its high public transport accessibility level and proximity to the Town centre. The proposal would therefore provide a more efficient and sustainable use of existing residential land. The proposed access to the site would maintain the safe and efficient functioning of the highway. The layout of the proposed development would protect the amenity of adjoining occupiers and would provide a functional arrangement for future residents. The scale of the development would be in keeping with development in the surrounding area and would thereby preserve the character and appearance of the area.

5.2 The details of the appearance of the building and site landscaping are

Reserved Matters, however indicative drawings have been provided to demonstrate that the proposed development can be accommodated on the site without compromising the character and appearance of the area.

5.3 For the reasons detailed in this report, it is recommended that outline planning

permission be granted, subject to conditions and the completion of a Section 106 legal agreement.

Background Papers: B2007/58997/OUT Drawings and other documents can be viewed on line – 1) Go to page: http://82.43.4.135/FASTWEB/welcome.asp 2) Enter Planning Application Number: B2007/58997 3) Click on Search and View Current Applications 4) Click on View Plans & Documents

G WS Planning 15 Bell Street Reigate RH2 7AD

B2007/58997/OUT

DRAFT WARNING: It is in your interests to ensure you obtain the approval of the Local Planning Authority, where the conditions require that to occur. Failure to comply with the following conditions may lead to enforcement action to secure compliance.

FIRST SCHEDULE 21-25 STANLEY ROAD Sutton Surrey SM2 6TB Demolition of existing dwellings and outline application to determine access, scale and layout of a building comprising fourteen flats, fourteen car parking spaces and access road.

SECOND SCHEDULE (1) Approval of details of the appearance and landscaping (herein after called the reserved matters) shall be obtained from the Local Planning Authority and the development shall not commence until all such reserved matters have been approved. Reason: To ensure adequate control over the form of the development given that this approval is outline only. (2) Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. Reason: To avoid the accumulation of unimplemented permissions and so that the Council retains the right to reconsider in due course the principle of the development. (3) The details of landscaping required as a reserved matters application shall include a plan indicating all existing trees and details of any to be retained.

Reason: To ensure, where applicable, compliance with OE33 of the Unitary Development Plan which seeks to retain and replace trees; to ensure compliance with the criteria set out in Policies BE1 and BE12 which requires landscaping schemes to provide a satisfactory townscape incorporating hard and soft landscaping; to take account of the principles stated in the Council’s Supplementary Planning Guidance on Nature Conservation and to make proper provision for suitable boundary treatments and screening to provide suitable private amenity garden and sitting space where appropriate. (4) The details of appearance and landscaping required as a reserved matters application shall include details of the site land levels. These levels shall be submitted to and agreed in writing by the Local Planniing Authority prior to the commencement of any works. Reason: To protect the amenities of the neighbourhood. (5) All planting, seeding or turfing comprise in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the building(s) or the completion of the development, whichever is the sooner, and any trees or plants which within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. Reason: To ensure where applicable compliance with Policy OE33 of the Unitary Development Local Plan which seeks to ensure the maintenance of trees as well as compliance with Policy BE12 which seeks to ensure landscaping schemes, provide where appropriate adequate privacy and screening, pay sufficient to the Council’s Nature Conservation Guide, boundary treatments and promote satisfactory townscape. (6) All building operations in connection with the construction of external walls, roof, and foundations; site excavation or other external site works; works involving the use of plant or machinery; the erection of scaffolding; the delivery of materials; the removal of materials and spoil from the site, and the playing of amplified music or speech shall only take place between the hours of 8.00am and 6.00pm Monday to Friday, and between 8.00 am and 1.00pm on Saturdays and not at all on Sundays and Bank Holidays. Reason: To safeguard the amenity of the occupiers of adjacent premises and the area generally during the building construction process. (7) The development hereby permitted shall not commence until details have been submitted and approved in writing to show the proposed vehicular access to the site incorporated appropriate visibility splays in accordance with the specifications of the Council. The development shall be carried out in accordance with the approved details which shall be retained thereafter. Reason: To ensure that at the commencement of development acceptable means of vehicular accesses are provided to avoid danger and inconvenience to highway users. (8) The layout, surface material and landscaping of the accesses and parking areas shall be the subject of a detailed scheme to be submitted to and agreed in writing by the Local Planning Authority prior to the commencement of any work on site. The approved

scheme shall be carried out prior to the occupation of any part of the development hereby permitted and thereafter retained. Reason: To ensure compliance with Policies BE1 of the Unitary Development Plan which seek to ensure a high standard of layout and compatibility with existing townscape. (9) The development hereby permitted shall not be occupied until fourteen parking spaces have been provided in accordance with the approved plans. Such parking provision shall be implemented and thereafter be kept for the use of the occupants of the development hereby approved. Reason: To ensure compliance with Policy TR12 of the Unitary Development Plan which seek to ensure that adequate off-street parking provisions is made to avoid danger and inconvenience to highway users. (10) No development shall take place until there has been submitted to and approved by the Local Planning Authority a detailed refuse storage scheme. The details as approved shall be implemented prior to the initial occupation of the development and thereafter retained. Reason: To ensure that this necessary facility is provided in a manner that does not adversely affect the amenities of nearby premises. (11) Prior to the commencement of the development hereby approved details of bicycle storage facilities shall be submitted to and approved in writing by the Local Planning Authority. Such details are to be implemented prior the initial occupation of the development thereafter be kept for the use of the occupants of the development. Reason: To ensure compliance with Policy TR28 of the Unitary Development Plan which seeks to ensure that provision is made as part of new development. (12) Details of all boundary treatment including details of a 2 metre high acoustic fence along the northern and eastern boundaries of the site shall be submitted to (2 copies) and approved in writing by the Local Planning Authority prior to the commencement of the development. The approved details shall then be installed prior to the first occupation of any unit and thereafter retained while the development remains in existence. Reason: To safeguard the visual amenity of the area and to protect the amenity currently enjoyed by adjoining residents, in line with Policy B1 of the Sutton UDP. (13) The development hereby permitted shall incorporate security measures to minimise the risk of crime and to meet the specific security needs of the development in accordance with the principles and objectives of secured by design. Details of these measures shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the development and shall be implemented in accordance with the approved details prior to occupation, and thereafter retained. Reason: In order to achieve the principles and objectives of secured by design to improve community safer and crime prevention in accordance with policy BE8 of the

Unitary Development Plan, and Supplementary Planning Document No. 1 ‘Designing Out Crime’. (14) No development shall take place until the applicant has provided to the Local Planning Authority for approval a predictive assessment under ‘The Code for Sustainable Homes’ which demonstrates that the development will achieve a Level 3 rating. The approved development shall then be constructed in accordance with the approved assessment. Reason: To accord with London Plan Policy 4B.6. (15) The development hereby permitted shall not be commenced until the applicant has provided to the Local Planning Authority an energy demand assessment including a report identifying how a minimum of 10% of the carbon emissions for which the development is responsible are off-set by on-site renewable energy production methods. The carbon savings which result from this will be above and beyond what is required to comply with Part L Building Regulations. The approved scheme shall then be provided in accordance with these details prior to the first occupation of the development and thereafter retained for so long as the development remains in existence. Reason: To ensure the development complies with Policy G/SD7 (G/PNR4 - Renewable Energy) of The Sutton Plan and Policy 4A.9 of the London Plan 2004. (16) The developer shall carry out an investigation into the practicability of installing a scheme of grey water usage and shall submit the investigation to the Local Planning Authority for its approval before the development is begun. The scheme shall be implemented prior to the occupation of the development if both the developer and the Local Planning Authority agree that the scheme is operationally and financially feasible. Reason: To ensure that a satisfactory standard of development is provided if feasible in relation to the sustainability objectives of the Local Planning Authority. (17) No development shall commence until an arboricultural method statement for the protection of the trees located along the Southern boundary of the site during construction, as described by British Standards 5837:2005, is submitted to and approved in writing by the Local Planning Authority. The arboricultural method statement shall also include means of any special methods of construction for the hardservicing. Once approved the works shall be implemented as specified in the method statement prior to the commencement of work on site, and shall be maintained to the Local Planning Authority’s reasonable satisfaction until the completion of the development. Reason: To ensure compliance with Policy OE33 of the Unitary Development Plan which seeks to ensure the retention of trees. (18) Prior to the commencement of the development details of the visibility splays to the proposed vehicle access shall be submitted to and approved in writing by the Local Planning Authority. The approved visibility splays shall then be implemented and retained while the development remains in existence. Reason: To ensure pedestrian and highway safety.

(19) Prior to the commencement of the development a Flood Risk Assessment (FRA) shall be submitted to and approved in writing by the Local Planning Authority, in consultation with the Environment Agency. Reason. To ensure the development does not impede the free flow of ground water and does not increase the risk of flooding within the area, in accordance with policy PRN15 of the Sutton Unitary Development Plan. INFORMATIVES. (1) This approval only grants permission under section 92 of the Town and Country Planning Act 1990. Further approval or consent may be required by other legislation, in particular the Building Regulations and you should contact Building Control on 020 8770 6268 before proceeding with the work. (2) The permission hereby granted confers no rights on the applicant to encroach upon, extend over or otherwise enter upon property not in his ownership for any purposes connected with the implementation of this planning permission. (3) Landscaping means the treatment of land (other than buildings) being the site or part of the site in respect of which this planning permission is granted, for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated and includes screening by fences, walls or other means of enclosure; measures to screen the refuse provision; planting of trees, hedges, shrubs or grass; formation of banks, terraces or other earth works, laying out of gardens, paved areas or courts and other amenity features. (4) Any application for approval of reserved matters as required by Condition 1 of the Second Schedule to this permission shall be in writing, shall give particulars sufficient to identify the outline planning permission in respect of which it is made and shall include such particulars and be accompanied by such plans and drawings as are necessary to deal with the matter reserved. Where such an application for approval of reserved matters has been received the period within which the Local Planning Authority shall give notice of their determination of these matters shall be eight weeks from the date of receipt. In the event of a decision not being reached within this time, or such extended period as may be agreed in writing, the applicant is entitled to appeal to the Secretary of state for the Environment in accordance with the provisions of Sections 78 and 79 of the Town and Country Planning Act 1990. (5) NAMING AND NUMBERING. This permission creates one or more new units which will require a correct postal address. Contact the Street Naming & Numbering Section at 24 Denmark Road, Carshalton, Surrey SM5 2JG, telephone 020 8770 6369 or e-mail street.naming@sutton.gov.uk.. (6) The Council reserves the right to request that the developer enter into a legal agreement to secure a financial contribution towards additional school places resulting from the proposed development once the number and mix of units has been confirmed. (7) The applicant's attention is drawn to the fact that the London Borough of Sutton monitors the implementation of permissions and in particular that conditions imposed

are fully complied with. Should you have any queries with regard to the discharge of the conditions please telephone 020 8770 6200 for further information. (8) The developer should be encouraged to apply for Secured By Design accreditation. Residential parking should be located close to and visible to the owners dwelling wherever possible. The car parking should maximise natural surveillance, and should avoid recesses, blind spots, and make good use of artificial lighting. Door recesses more than 600mm deep should be avoided. (9) Roof water down pipes should be connected to the drainage system either directly, or by means of back inlet gullies provided with sealing plates instead of open gratings. (10) The drawing no(s). relating to this decision are 1573.3-A-1005-B and 1573.3-A-1006-B