DEVELOPMENT CONTROL COMMITTEE THURSDAY 19 MARCH
DEVELOPMENT CONTROL COMMITTEE THURSDAY 19 MARCH 2015 REPORT BY HEAD OF PLANNING & TRANSPORT PLANNING APPLICATIONS INDEX ITEM NO REGISTER NO A1 14/10306 A2 14/13278 A3 14/15023 Report 339807 ADDRESS DESCRIPTION RECOMMENDATION Tolworth Girls School And Hybrid application for erection of 2 x 3 PERMIT Tolworth Rec, Fullers Way storey buildings (Use Class D1) to North, Surbiton, KT6 7LQ facilitate extensions and remodelling of existing school, highway works, sports provision and landscaping under full permission and outline consent for erection of up to 106 residential units (access and layout to be considered) (For full details of proposed works - refer to application form). Town House Kingston Demolition of the existing Town House PERMIT University, Kingston upon building and erection of a new teaching Thames, KT1 2EE building (9,320 sqm GIA) for Kingston University, along with associated access, parking and landscaping works. Kingston Hospital NHS Trust, Alterations to facade and layout of PERMIT Kingston Hospital Galsworthy existing car park with addition of 1 extra Road, Kingston upon Thames, storey to increase capacity from 275 to Surrey, KT2 7QB 405 parking spaces. PAGE NO A3 A51 A80 DEVELOPMENT CONTROL COMMITTEE 19TH MARCH 2015 REPORT BY THE Head of Planning & Transport PLANNING APPLICATIONS All recommendations for planning permission in this section are automatically subject to the condition limiting the duration of the permission required by Sections 91 and 92 of the Town and Country Planning Act (as amended) 1990 unless permission is to be granted for a limited period or unless there is a specific recommendation that the period for such duration be other than the period referred to in the standard condition. All background papers are incorporated into Planning Application Reports. The policies listed are those from the Royal Borough of Kingston upon Thames the Local Development Framework Core Strategy, Adopted April 2012. Development Control Committee Date of Meeting: 19/03/2015 A1 Register No: 14/10306/FUL Address: TOLWORTH GIRLS SCHOOL AND TOLWORTH REC, FULLERS WAY NORTH, SURBITON, KT6 7LQ (c) Crown Copyright. All right reserved. Royal Borough of Kingston 2007. Licence number 100019285. [Please note that this plan is intended to assist in locating the development it is not the site plan of the proposed development which may have different boundaries. Please refer to the application documents for the proposed site boundaries.] Ward: Description of Proposal: Plan Type: Expiry Date: Tolworth and Hook Rise Hybrid application for erection of 2 x 3 storey buildings (Use Class D1) to facilitate extensions and remodelling of existing school, highway works, sports provision and landscaping under full permission and outline consent for erection of up to 106 residential units (access and layout to be considered). Full Application 01/12/2014 Applicant's Plan Nos: 1430_100 P5 - Existing Location Plan Received 01/09/2014 1430_101 P4 - Existing Block Plan Received 01/09/2014 1430_102 P3 - Topographical Survey Received 01/09/2014 1430_103 P9 - Site Areas Received 01/09/2014 1430_110 P3 - Existing Ground Floor Plan Received 01/09/2014 1430_115 P3 - Existing First Floor Plan Received 01/09/2014 1430_120 P3 - Existing Roof Plan Received 01/09/2014 1430_130 P3 - Existing Elevations Received 01/09/2014 1430_131 P3 - Proposed Buildings Demolished (1 of 2) Received 01/09/2014 1430_132 P3 - Proposed Buildings Demolished (2 of 2) Received 01/09/2014 1430_140 P7 - Proposed Location Plan Received 01/09/2014 1430_141 P7 - Proposed Block Plan Received 01/09/2014 1430_142 P6 - Outline and Full Planning Application Areas Received 01/09/2014 1430_150 P6 - Proposed Ground Floor Plan Received 01/09/2014 1430_151 P6 - Proposed Ground Floor Plan (1 of 2) Received 01/09/2014 1430_152 P6 - Proposed Ground Floor Plan (2 of 2) Received 01/09/2014 1430_155 P5 - Proposed First Floor Plan Received 01/09/2014 1430_156 P5 - Proposed First Floor Plan (1 of 2) Received 01/09/2014 1430_157 P5 - Proposed First Floor Plan (2 of 2) Received 01/09/2014 1430_160 P5 - Proposed Second Floor Plan Received 01/09/2014 1430_165 P5 - Proposed Roof Plan Received 01/09/2014 1430_166 P5 - Proposed Roof Plan (1 of 2) Received 01/09/2014 1430_167 P5 - Proposed Roof Plan (2 of 2) Received 01/09/2014 1430_175 P5 - Proposed Sections (1 of 2) Received 01/09/2014 1430_176 P6 - Proposed Sections (2 of 2) Received 01/09/2014 1430_180 P5 - Proposed Elevations Key and Dimensions Received 01/09/2014 1430_181 P5 - Proposed Elevations (1 of 6) Received 01/09/2014 1430_182 P5 - Proposed Elevations (2 of 6) Received 01/09/2014 1430_183 P5 - Proposed Elevations (3 of 6) Received 01/09/2014 1430_184 P5 - Proposed Elevations (4 of 6) Received 01/09/2014 1430_185 P5 - Proposed Elevations (5 of 6) Received 01/09/2014 1430_186 P5 - Proposed Elevations (6 of 6) Received 01/09/2014 1430_190 P4 - Existing Site Constraints Received 01/09/2014 1430_191 P4 - Proposed Development Phase 1 Received 01/09/2014 1430_192 P5 - Proposed Development Phase 2 Received 01/09/2014 1430_193 P5 - Proposed Development Phase 3 Received 01/09/2014 1430_194 P5 - Completed Development Phases Received 01/09/2014 1430_195 P3 - Existing Ground Floor Faculty Plan Received 01/09/2014 1430_196 P3 - Existing First Floor Faculty Plan Received 01/09/2014 1430_197 P5 - Proposed Ground Floor Faculty Plan - Indicative Received 01/09/2014 1430_198 P5 - Proposed First Floor Faculty Plan - Indicative Received 01/09/2014 1430_199 P5 - Proposed Second Floor Faculty Plan - Indicative Received 01/09/2014 1430_210 Rev A - Illustrative Residential Masterplan Received 01/09/2014 1430_A P2 - Proposed Perspective A Pupil Entrance Received 01/09/2014 1430_B P2 - Proposed Perspective B Performance Courtyard Received 01/09/2014 1430_C P2 - Proposed Perspective C Dining Courtyard Received 01/09/2014 1430_D P3 - Proposed Perspective C Aerial Received View 01/09/2014 Appendices to Transport Assessment Received 01/09/2014 Arboricultural Impact Assessment (Residential Site) Received 01/09/2014 Arboricultural Impact Assessment (School Site) Received 01/09/2014 Arboricultural Method Statement (Residential Site) Received 01/09/2014 Arboricultural Method Statement (School Site) Received 01/09/2014 Arboricultural Report Received 01/09/2014 Biodiversity Enhancement Plan Received 01/09/2014 Community & Stateholder Consultation Received 01/09/2014 Cultural Heritage Desk Based Assessment Received 01/09/2014 Design & Access Statement Received 01/09/2014 Design code for Proposed Residential Development Received 01/09/2014 Extended Phase 1 Habitat Survey Received 01/09/2014 Flood Risk Assessment & Surface Water Drainage Strategy Received 01/09/2014 Floodlight Strategy Received 01/09/2014 Framework Residential Travel Plan Received 01/09/2014 GLEE 18693 10C - Landscape Masterplan Received 01/09/2014 GLEE18693-11A (Sheet 1 of 5) Received 01/09/2014 GLEE18693-11A (Sheet 2 of 5) Received 01/09/2014 GLEE18693-11A (Sheet 3 of 5) Received 01/09/2014 GLEE18693-11A (Sheet 4 of 5) Received 01/09/2014 GLEE18693-11A (Sheet 5 of 5) Received 01/09/2014 GLEE18693-12A (Sheet 1 of 5) Received 01/09/2014 GLEE18693-12A (Sheet 2 of 5) Received 01/09/2014 GLEE18693-12A (Sheet 3 of 5) Received 01/09/2014 GLEE18693-12A (Sheet 4 of 5) Received 01/09/2014 GLEE18693-12A (Sheet 5 of 5) Received 01/09/2014 Health Impact Assessment (August 2014) Received 01/09/2014 Internal and External Bat Survey Received 01/09/2014 Landscape Design Statement (Residential Site) Received 01/09/2014 Landscape Design Statement (School Site) Received 01/09/2014 Noise, Air Quality and Odour Assessment Received 01/09/2014 Phase 1 - Geo-Environmental Desk Study Received 01/09/2014 Planning Statement (August 2014) Received 01/09/2014 Reptile Presence/Likely Absence Survey Received 01/09/2014 School Travel Plan 2013/2014 Received 01/09/2014 Soft Landscape Specification (School Site) Received 01/09/2014 Statement of Educational Need Received 01/09/2014 Sustainable Design & Construction Statement Received 01/09/2014 Transport Assessment Received 01/09/2014 Tree Protection Plan (Residential Site) Received 01/09/2014 Tree Protection Plan (School Site) Received 01/09/2014 Tree Reference Plan Received 01/09/2014 BASIC INFORMATION National Planning Policy Framework (NPPF) 2012 Development Plan: London Plan July 2011 LDF Core Strategy Adopted April 2012 Policies T1 LP 2.6 LP 2.7 LP 2.8 LP 3.10 LP 3.11 LP 3.12 LP 3.13 LP 3.18 LP 3.19 LP 3.3 LP 3.4 LP 3.5 LP 3.6 LP 3.7 LP 3.8 LP 4.7 LP 5.1 LP 5.10 LP 5.11 LP 5.12 LP 5.13 LP 5.18 UNITARY DEVELOPMENT PLAN Transport Safety LONDON PLAN JULY 2012 Outer London: vision and strategy Outer London: economy Outer London: transport Definition of affordable housing Affordable housing targets Negotiating affordable housing on indivi Affordable housing thresholds Education facilities Sports facilities Increasing housing supply Optimising housing potential Quality and design of housing developmen Children and young people’s play and inf Large residential developments Housing choice Retail and town centre development Climate change mitigation Urban greening Green roofs and development site environ Flood risk management Sustainable drainage Construction, excavation and demolition LP 5.2 LP 5.21 LP 5.3 LP 5.6 LP 5.7 LP 6.11 LP 6.12 LP 6.13 LP 6.2 LP 6.3 LP 6.4 LP 6.7 LP 6.9 LP 7.14 LP 7.19 LP 7.2 LP 7.3 LP 7.4 LP 7.6 LP 8.2 LP 8.3 CS 01 CS 02 CS 03 CS 05 CS 06 CS 07 CS 08 CS 09 CS 10 CS 15 CS 16 DM01 DM02 DM03 DM04 DM05 DM06 DM08 DM09 DM10 DM11 DM13 DM17 DM19 DM23 Minimising carbon dioxide emissions Contaminated land Sustainable design and construction Decentralised energy in development prop Renewable energy Smoothing traffic flow and tackling cong Road network capacity Parking Providing public transport capacity and Assessing effects of development on tran Enhancing London’s transport connectivit Better streets and surface transport Cycling Improving air quality Biodiversity and access to nature An Inclusive environment Designing out crime Local character Architecture Planning obligations Community infrastructure levy LDF CORE STRATEGY CORE POLICIES Climate Change Mitigation Climate Change Adaptation The Natural and Green Environment Reducing the Need to Travel Sustainable Travel Managing Vehicle Use Character, Heritage and Design Waste Reduction and Management Housing Delivery Future Needs of Kingston University, Kin Community Facilities LDF CORE STRATEGY DEVELOPMENT MANAGEMENT Sustainable Design and Construction Stan Low Carbon Development Designing for Changing Climate Water Management and Flood Risk Green Belt, Metropolitan Open Land (MOL) Biodiversity Sustainable Transport for new Developmen Managing Vehicle Use for New Development Design Requirements for New Developments Design Approach Housing Quality and Mix Protecting Existing Employment Land and Protecting Existing Retail Uses Schools Previous Relevant History 05/10329/FUL Erection of 2 storey vocational Permit with expiry condition + condition education block 08/12/2005 06/10040/FUL Formation of new parking area adjacent to Tolworth Gym Club Permit with expiry condition + condition 04/05/2006 07/10097/FUL Erection of 2 x 20 unit cycle shelters Permit with expiry condition + condition 25/05/2007 08/10145/FUL Retention of two temporary buildings within the quadrangle/playground providing two temporary classrooms and study areas, (relaxation of Condition 2 of planning permission 03/10157/FUL). Permit Conditions 24/07/2008 08/10166/FUL Erection of cold store and walk in freezer room to canteen block including associated elevational alterations Permit with conditions 10/12/2008 09/10095/FUL Retrospective permission for the erection of a modular building to the rear of the main building and west of the playground Permit with conditions 25/02/2010 09/10157/FUL Erection of single storey extension to gymnasium Permit with conditions 25/02/2010 10/10035/FUL Installation of Roof Safety System comprising of 338 Metres of Free Standing Guard Rail System with 4 No. Access Ladders and Standing Guard Rail around 12 No. Existing Roof Lights Permit with conditions 15/06/2010 12/10082/FUL Installation of protective railings to flat roof Permit with conditions 08/06/2012 14/10013/PRE Development of 144 units comprising a mixture of three storey flats and houses with associated car parking areas, a new pedestrian link to Chaffinch Close and possible emergency access to the A3 Response Sent 02/05/2014 Consultations 1. Neighbouring Occupiers: 1213 notification letters have been sent, and the proposal has been advertised in the local press and by way of site notices. A total of 36 representations have been received (25 responses in objection and 11 responses in support) of the scheme. An additional petition has also been submitted with 128 signatories against the development proposal. The objections can be summarised as follows: - Parking problems would increase given the proposed increase in residential units and also as a result of the proposed school expansion; - Proposal would lead to increase pollution for surrounding residents and the potential occupiers of the school and residential elements as proposed; - Amenity Space is substandard; - Loss of Open Space and development on school sports pitches is unacceptable - Inappropriate layout and design given that one long access road is proposed with no clear or useable pedestrian routes; - Poor design of streets and layout given that the housing element would be segregated from the surrounding area; - Poor linkages and permeability - Pedestrian and vehicle conflict and highways safety matters raised including the potential increased pressure on the junction between Fullers Way North and the A3 given the increased pupil numbers and residential users on top of the existing users of this junction, which also include lorries accessing the neighbouring business park. - Environmental issues including pollution and noise and disturbance for the neighbouring residential properties as a result of the increased residents and school users and also during the construction period relating to the size of the scheme. - Drainage and surface run-off and through-flow concerns given the proposed quantum of new hard-standing on an otherwise open area; - Contamination matters will compromise the health and safety of prospective residential occupiers; - Implications of the residential element on services and local infrastructure; 2. Kingston upon Thames Society: Recognise that there is a shortage of school places in Kingston and encourage such educational expansion, although there remain concerns in relation to the proposed residential development that would fund the school expansion, including the lack of secondary access routes (Selbourne Avenue could be considered); 3. English Heritage (Archaeology Officer): No objections subject to conditions. 4. Transport for London: Raise concerns including; (a) robust improvement is recommended to the turning between Fullers Way North and the A3 given existing and forecast traffic volumes and safeguarding of Tolworth Recreational Land should be implemented to help achieve such measures. The proposed development will generate additional demand on bus services. Even a small increase in passenger numbers would push the K1 route over capacity. TFL are therefore seeking a contribution to fund an additional school journey for the K1 route for 3 years. At £70,000 per year the contribution sought is £210,000. This should be secured through the s106 agreement. TFL still require the provision of the bus turning facility. Having a dedicated school bus for Tolworth Girls would release some pressure of the K1 and other routes - a turning facility at this location would allow the school route to turn as well as giving direct access into and out of the school. Without the tuning point, the only other turning point would be on the A3 - which is not advisable. However, TFL recommends that the turning point is reversed - this would allow the bus stop on the opposite side thus improve access into and out of the site. The current arrangement would prove difficult for buses turning left into the facility to pull level to the kerb at the proposed stop. TFL recommends that the proposed re-profiling of the kerb line of the Fullers Way North / A3 junction is not undertaken. TFL have developed a scheme for improvements to this junction and therefore seek a 15% contribution towards this scheme which equates to £224,500. This should be secured through the s106 agreement. Subject to the above, the proposal as it stands would not result in an unacceptable impact to the Transport for London Road Network (TLRN). 5. Neighbourhood Traffic Engineer: Raise concerns in-line with TFL objections. 6. Sustainability Officer: No objections subject to conditions. 7. Tree and Landscape Officer: No objection, subject to submission of detailed landscape plan. The tree protection details are acceptable. 8. Environmental Health Officer: No objection in principle, subject to conditions. 9. Environment Agency: No objections, subject to conditions to secure the submitted drainage schemes. 10. Sport England: Raise objections based on loss of playing pitches, the scheme fails to meet the 'exceptions' tests. 11. Should the planning committee resolve to grant planning permission then the application would be referable to the Secretary of State. 12. MET Police Crime Prevention Officer: Recommend that security measures to be incorporated where possible. Site and Surroundings 13. The application site relates to an existing secondary school (Tolworth Girls School & Sixth Form) and the associated fields (5.96 hectares in area). The site is accessed off the eastern side of Fullers Way North. The application site is bounded to the south by the A3 and Tolworth Recreation Centre and to the north by the Red Lion Road industrial estate. To the east and the west of the application site are large, low density residential neighbourhoods, along with a traveller's settlement that is located to the south-east (Swallow Park). 14. The existing school comprises a mix of one and two storey buildings with car parking to the west and playing fields to the east. A number of the existing single storey buildings are temporary buildings that are in a dilapidated condition. 15. The application site is located within the Tolworth Key Area of Change policy designation. The land to the east of the school buildings is designated as School Open Space and the industrial site on Red Lion Road is a Locally Significant Industrial Site. The entrance to the site off Fullers Way North is also designated as an area of Archaeological Significance. 16. The existing Tolworth Girls School and Sixth Form has been an educational provider within the Borough since 1932. The current school and associated sixth form operates with a 7-form entry system, with a total of 1,350 pupils on the school roll, of which 300 of the pupil numbers are sixth form students. Proposal 17. Planning permission is sought by way of a hybrid application relating to the proposed erection of 2 x 3 storey buildings (Use Class D1) to facilitate extensions and remodelling of existing school, highway works, sports provision and landscaping under full permission and outline consent for erection of up to 106 residential units.The matters reserved include landscaping, appearance and scale, whilst access and layout are for determination at this stage in the context of the outline application element. The proposal, although linked comprises the 'enabling' residential development (within the north-east part of the site) that would facilitate the proposed educational development of the school. The outline residential part of the application comprises a total site area of 2.07 hectares, which includes the contaminated land (1.82 hectares), together with an area of playing fields to the south for use as a pedestrian/cycle/emergency access road (0.28 hectares). The detailed element of the scheme subject to the full planning element comprises a total site area of 4.2 hectares, including the former school buildings and land to the east. In this respect, the proposed new school buildings would be constructed on previously developed school land and the replacement sports provision would comprise former motor cycle testing land and school sports land. Assessment The main considerations material to the determination of this application are: • • • • • • • • Principle of Proposed Development Impact on Character of Area Impact on Neighbour’s Residential Amenity Highways and Parking Trees Legal Agreements Sustainability Other Material Considerations Principle of Proposed Development 18. Policy CS15 (Future Needs of Kingston University, Kingston College and Schools) states that the Council will facilitate improvements to the school estate and make provision for a permanent increase in the number of school places to meet increasing demand through the expansion of existing schools and the provision of new schools. Potential for shared and community use will be provided for. 19. Policy DM23 (Schools) states that the Council will: (a) designate and protect open space on school sites as shown on the Proposals Map and seek to ensure that school expansion proposals retain open space and that all options to reorganise/expand schools within the existing built footprint are explored, with a presumption against a net reduction in open space. (b) assess proposals for new schools and school expansion against the following criteria: i. the size of the site, its location and suitability to accommodate a new school or school expansion taking account of compatibility with surrounding uses, and existing planning policy designations (e.g. Conservation Areas, MOL, Green Belt) ii. the impact on green open space, games pitches, outdoor play and amenity space, taking account of the character of the area, whether the site is within an area of open space deficiency and whether the school has sufficient outdoor space for play and games iii. the location and accessibility of the site in relation to: - the intended catchments area of the school - public transport - the local highway network and its ability to accommodate new or additional school trips without adverse impact on highway safety - safe and convenient walking and cycling routes to schools iv. the extent to which the building design contributes towards the government target that schools and colleges should be zero carbon from 2016. 20. Policy CS3 (The Natural and Green Environment) states that the Council will protect and improve Kingston's valued natural and green environment by: - (c) protecting Kingston's open space network from inappropriate development through its open spaces designations; Green Belt, Metropolitan Open Land (MOL), Thames Policy Area, Sites of Importance for Nature Conservation (SINCs), Local Nature Reserves, Local Open Space, School Open Spaces, Green Corridors, Green Chains and Allotments, as shown on the Proposals Map. - (d) incorporating appropriate elements of public open space into new developments and/or making a financial contribution to improving existing open spaces, with additional facilities and better management to Green Flag standards. - (e) promoting the management of biodiversity in light of the threats arising from climate change and future development growth, by working in partnership with a range of organisations on projects to protect and enhance Kingston's Open Space Network. This will not only provide increased wildlife habitats, but will also link wider parts of Kingston, allowing easier movement and reducing isolation of habitats. - (f) protecting and enhancing Kingston's playing fields and ensuring that opportunities for the extension of existing provision or new recreation, children's play and sports facilities are encouraged; especially those that meet identified needs. 21. Policy DM5 (Green Belt, Metropolitan Open Land (MOL) and Open Space Needs) states that the Council will: - (g) ensure new development contributes to the provision and improvement of the quality, quantity, variety and accessibility of public open space, play and sports facilities, to meet the needs it generates in accordance with the local provision and accessibility standards set out in Annex 3 and the Planning Obligations SPD, or Community Infrastructure Levy charge. - (h) ensure that development proposals do not result in the whole or partial loss of public open space, outdoor recreation facilities or allotments unless a replacement site or facility provides a net benefit to the local community and visitors in terms of the quality, availability and accessibility of open space or recreational opportunities. - ensure that development proposals do not harm open spaces which: i. contribute to the character, appearance and heritage value of the Borough's open space network ii. create focal points and valuable amenity space within the built up area iii. form part of an area of value for wildlife, sport or recreation - (j) ensure all new provision of sports and play meet qualitative standards and optimise accessibility to all users, including the local community and visitors. 22. London Plan Policy 3.18 - Education Facilities, states that development proposals which enhance education and skills provision will be supported, including new build, expansion of existing facilities or change of use to educational purposes. Loss of Open Space 23. The application would result in the loss of School Open Space as identified on the Council's LDF Proposals Map. Policies CS3 and DM5 of the Council's LDF Core Strategy therefore apply. It has been stated by the applicant that permission to release this land for development has been obtained by the Department for Education (DfE). During this process the School was able to demonstrate that the loss of this land is acceptable, subject to conditions. In this respect, the outline and detailed planning boundaries have been dictated by the area that the Secretary of State for Education formally approved for release on 1st July 2014. 24. Furthermore, the main part of the site that would be lost by development relates to the north-eastern plot of the application site, which has been identified as contaminated land measuring 2.01 hectares in area. This area has not been used as sports playing pitches for more than 5 years prior to the submission of the application as a result of the contaminants that have been identified during previous analysis and also the general condition of the land. The low grade school land that would be lost for the residential element and the north-to-south access road (for cycling/pedestrians and emergencies) would facilitate the 'enabling' residential development that would fund the 'phased' development of the school. 25. The proposals seek a comprehensive development to facilitate improvements and upgrading of the existing school facilities and the potential to expand from a seven form to an eight form entry (and increase on the current annual intake of 201 to 240 pupils by September 2015) and an increase in the total 6th form intake from 300 to 400 pupils. The total number of new school places that would be provided by the phased school expansion would equate to 250 places. Educational Element 26. The phased development elements of the Tolworth Girls School expansion would comprise: Phase 1: 27. Proposed 3-storey teaching/dining and sixth form centre to provide: - Dining facilities and kitchen; - Replacement food technology classroom; - Additional IT facilities; - Additional science laboratories; - Business studies classrooms 28. This element of the phased development comprises a new building that would be located on the site in order to allow construction to be completely separated from pupils and built with limited impact. The refurbishment and rationalisation of existing, science technology and maths blocks would be carried out during a summer holiday period. Phase 2: 29. Comprises the demolition of the existing accommodation: - Dining music and classroom block; - Exam hut; - ICT hut; - Hairdressing and Beauty hut; - Health & social care hut; - Maths hut; - Finance House 30. This phase would also incorporate: - Construction of a new road; - Construction of the proposed Multi Use Games Area (MUGA) Phase 3: 31. Proposed erection of a 3-storey building for use as a teaching, music & arts hall and library building to provide: - New student and staff entrances; - Multi purpose performance hall / lecture theatre with retractable seating; - Improved drama and dance facilities; - Replacement and expanded English department; - Replacement and expanded music department; - New media studies suite; - Inclusion zone for pupils; - Ancillary staff rooms. Phase 4: 32. Demolition of the following modular buildings: - Learning support huts; - Sixth form modular building. 33. The scheme would also include the proposed refurbishment and restructuring the remainder of the existing buildings to include grouped faculty and subject areas, improved changing facilities and expanded support and staff areas to allow for the above school expansion plans. 34. Furthermore, whilst the overall area of open land that would be lost is 2.07 hectares, of this just 0.17 hectares is classified as open space, with the remaining quantum of land comprising the contaminated and unmaintained land. Policies CS3 and DM5 seek to protect against the loss of open space and designated School Open Land, but recognise that exceptions can be factored into the decision making process. It is considered that the re-provision and upgrade of the existing sports facilities and land can therefore out-weigh the loss of open space. In this case, 2.01 hectares of land will be used to provide enhanced sports facilities that can be used by the expanded school and the wider community. 35. Furthermore, the use of facilities that can be used all year round in comparison to land that is often waterlogged and unplayable for large parts of the year, and can therefore provide social and education gain to off-set the reduction in the open land. It should be observed that the Secretary of State (SoS) for Education's decision to release the land for development recognised that some of the land was contaminated and had not been used for PE or recreation, and furthermore that the school could still deliver adequate physical education curriculum on land that would remain following its disposal. 36. The NPPF is clear with regards to the future houses and school place needs. Paragraph 72 of the NPPF states that 'The Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education. They should: - Give great weight to the need to create, expand or alter schools; and - Work with schools promoters to identify and resolve key planning issues before applications are submitted. 37. Additionally, London Plan Policy 3.18 (Education facilities) seeks to ensure that development proposals which enhance education and skills provision will be supported; including new build, expansion of existing facilities or change of use to educational purposes and development proposals which maximise the extended or multiple use of educational facilities for community or recreational use should be encouraged. 38. The applicants have submitted a Statement of Educational need which is based on evidence based approach. Since 2002, the birthrate has risen in the Borough by 30% and is forecast to increase further. This is derived from the Council's report (School Place Planning Strategy, 2013-2020), and for 2015 admissions the admissions of Tolworth Girls is projected to increase from 210 to 240. 39. The proposed school expansion would deliver its strategic objectives and meet the current curriculum shortfalls, whilst replacing substandard teaching accommodation in the following manner; - Provision of a new sixth form centre; - Extended library; - Additional toilets and changing rooms; - New music suite; - New performing arts suite; - Canteen and Performing Arts suite. - Residential Provision. - The provision of enhanced additional facilities is therefore welcomed. Residential Element 40. Outline consent is sought in respect to access and layout for 106 residential units that are proposed to fund the educational development proposal to Tolworth Girls School. It should be noted that landscaping, appearance and scale are matters that are reserved for subsequent approval. With regards to housing need, it is recognised that the NPPF places great importance on the delivery of new homes. This is emphasised in the London Plan whereby Kingston Council is set a minimum 10 year delivery target of 3,750 dwellings or 375 per year. It is also recognised that the Further Alterations to the London Plan (FALP) seek to increase the target number of dwellings to be delivered by Kingston Council. 41. The proposed residential development indicate an indicative housing mix comprising: - 19 x 1-bed units; - 49 x 2-bed flats; - 6 x 3 bed duplex flats; - 32 x 3 bed houses 42. The proposed residential element would comprise 106 residential units, equating to a density of 60 units per hectare, which is within the London Plan density range, despite the poor PTAL rating of the site (1a). The design (layout) and access matters will be explored below within the urban design and highways sections respectively. It should be noted that Sport England have maintained their objections to the development (letter dated 10th February 2015) given that they raise concerns that it has not been satisfactory demonstrated that the housing site (i.e. the 'enabling' residential element) that is subject to the 'outline' element of the current hybrid application is incapable of forming a pitch or part of a pitch and raise concerns that the loss of playing field is thereby acceptable against the criteria set out in paragraph 74 of the NPPF. Sport England have stated that: 43. 'In light of the above, the development is not considered to meet exception E3 which states: E3 - The proposed development affects only land incapable of forming, or forming part of, a playing pitch, and does not result in the loss of, or inability to make use of any playing pitch (including the maintenance of adequate safety margins), a reduction in the size of the playing area of any playing pitch or the loss of any other sporting/ancillary facility on the site' 44. The applicants had provided additional Ground Investigation & Remediation strategy. In this respect, a ground investigation and remediation strategy report has been prepared by BRD Environmental Ltd following initial site investigations undertaken in October 2013, the findings of which being updated following gas monitoring testing completed in April 2014. 45. These investigation works identified that over the disused field area there was a distinct topsoil layer which varied in thickness between 50 mm and 400 mm, although this was more typically between 100 mm and 300 mm in depth; 46. Beneath the capping layer there was a deeper accumulation of backfill material which had been used to fill in the original clay pits. This was found to vary in thickness between 600 mm and 9.3 m and the total depth of infill has been recorded up to 12.6 m below ground level; 47. The investigation works also included laboratory testing of samples collected from the site in order to assess any soil contamination risk to human health. These concluded that within the topsoil layer that there was no significant chemical contamination present apart from one sample which indicated slightly raised lead levels, but the soil was considered not to present any contamination risk. Within the underlying capping layer, elevated levels of lead were found, these being above the human health threshold in some of the samples tested. In addition, elevated concentrations of Polycyclic Aromatic Hydrocarbons (PAHs) were recorded together with high levels of asbestos in places and therefore this layer was considered to have significant levels of contamination present. 48. Furthermore, the applicants also commissioned environmental surface consultancy STRI to produce a report (dated 4th February 2015) in relation to the proposed redevelopment of land adjoining Tolworth Girls' School, Surbiton. The report concluded that the costs of developing the area of land for use as playing pitches would amount to £304,700. The report stated that the overall costs involved would be substantially greater than a typical playing field development owing to the need to import the additional quantities of topsoil and taking measures to prevent any contamination to the users of the facilities and surrounding environment. In addition, on the matter of the proposed 'enabling' housing site, it should also be noted that the applicants have stated that land in question to the north east of the site has never been used as a playing field. This understanding is based on discussions held with the Head Teacher, who confirmed this in writing through the submission of a signed Statutory Declaration (dated 26th September 2014). It is therefore considered that owing to existing budget constraints, and the fact that this land has not been recently used for sports provision, it is unrealistic to bring this land back into use for sports purposes as playing pitches. 49. It should be noted that Sport England has also referred to the final Kingston Playing Pitch Strategy (PPS) document, dated 30th January 2015 in the context of their final consultation response (10th February 2015). Specifically, that the PPS indicates a shortfall in a number of pitch types and a need to identify sites to accommodate this shortfall. Tolworth Girls School is one of the referred sites. Sport England considers that there is a strategic need to this site to be retained and to be brought back into use. However, this Playing Pitch Strategy report has not been formally adopted by the council and is currently in draft format and does not carry any weight in the decision making process at this time. In any event, as referred above, it is not feasible for the reuse of this land to be brought back into use. 50. It is also considered that the use of this part of the development site for the 'enabling' resident development will facilitate many more wider 'net' benefits for both the schools pupils and the local community through the provision of sports surfaces and facilities that would be able to be used more intensively and all year round. In this respect, the applicants have produced a supporting 'Assessment of Sporting Benefits” report to accompany the application which highlights (Inter Alia) the wider net benefits of the proposal and also the rationale behind the proposed facilities. The report states that: 51. 'At the moment, the schools outdoor playing facilities are woefully inadequate and of very poor quality. Whilst they extend to some 1.82 hectares, they are badly drained and waterlogged during the winter months. The playing pitches are currently only used for 7 months of the year between April and October, during which the school has many weeks of set holidays for its pupils'. The paper also sets out the 'net' benefits of the application that include 52. Multi Use Games Area (MUGA) / Grassed Sports Areas 53. The Multi-Use Games Area (MUGA) the School is proposing has external dimensions of 78m x 53.5m (including fencing), whilst the dimensions of the actual pitch within the MUGA (not including the areas between the lines and the fencing) are 72m x 45m. In terms of the surface treatment, a durable multi-sport 'Polymeric' surface that would provide a highly durable surface for all year round sports provision. The range of sports that would be able to be played would include the following:- Football (9-a-side); - Basketball; - Hockey; - Tennis; - Netball 54. Furthermore, a long jump pit would also be provided, and the wider proposal on the grassed surface areas also includes the provision for: - Rounders' pitches; - A multi-use throwing area (for javelin, discuss and shotput); - A 100m running track; - Multi Stage fitness areas. 55. The application has also be amended since the original submission to include the provision of a marked-out grass football pitch, which would measure 60 x 36m, therefore the proposed football pitch could accommodate 7 v 7 in size (with allocated run-off). The proposed layout with the grassed football pitch (located to the south-west of the proposed MUGA) has been tabled in the form of Master Plan drawing: GLEE 18693 10D. The proposed pitch would be available for community use outside school hours, and, as it will be floodlit, this will include in the evenings. Car parking would also be provided to serve community use of the MUGA. Furthermore, it should be noted that the school currently operates 16 'outreach' schemes with local primary schools in the area which the MUGA would also be made available for as wells as the proposed grassed pitches and facilities in this case at certain times during the academic year. 56. Notwithstanding the benefits of the scheme to the school and community, there would also be benefits for the Tolworth Recreation Centre (TRC) and Tolworth Gymnastics Club that are also on site. In this respect, it should be noted that the poor condition of the existing playing field (primarily in terms of drainage) means that it cannot be made available for the local community for use outside of school hours (as in the case of the TRCs indoor facilities). The layout and specification of the proposed sports facilities (including the MUGA) have been designed in conjunction with the TRC. In particular, the size and surface treatment of the proposed MUGA has been agreed, along with the proposed site layout that includes independent access (without having to go through the school), and car parking. The applicants have confirmed that the out-of-hours community use of the facilities would be managed by TRC, and the school (TGS) would enter into a Community Use Agreement with the TRC and RB Kingston to this effect in order to ensure the longer term community usage of these new facilities. 57. Furthermore, Tolworth Gymnastics Club currently has a lease of the existing premises that is located to the north of the application site on the school campus. The applicants have confirmed in writing that the Secretary of States approval to the school for it to sell off the land that it does not need, includes the sale of the freehold of the premises to the TGC. This would secure its medium and long term future, thereby providing a more stable platform for the clubs further development. 58. Overall, it is considered that the existing outdoor space contributes very little to the sport and recreation needs of the school and local community, especially given the limited range of sports and also the restricted months of use owing to the ground conditions. The proposed sports facilities at the school would provide a significant community benefit, which will be secured through the proposed section 106 agreement and conditions. It is also considered that the land scheduled for residential development cannot reasonably be brought back into use as sports pitches, certainly not in the parameters of current school budgets. Furthermore, given the fact that this land has not been used historically for sports provision and is isolated, overgrown and not practical for such purposes. It is therefore considered that Sport England's objections can be mitigated in these circumstances. As such, the proposal would be in accordance with London Plan Policy 3.18 and Policies CS3, CS15, DM5 and DM23 of the Council's LDF Core Strategy 2012. 59. Due to the maintained Sport England objections (as referred to above), should members resolve to grant planning permission (subject to a s106 agreement and conditions), then in accordance with The Town and Country Planning (Consultation) (England) Direction 2009 and National Planning Policy Guidance the application will be referred to the Department for Communities and Local Government. Impact on Character of Area Policies and General Principles 60. Policies CS8 and DM10 of the LDF Core Strategy advise that proposals should relate well to their surroundings and be of a high standard of design to achieve a more attractive, sustainable and accessible environment. 61. The residential areas of Tolworth are generally characterised by interwar two storey semi-detached dwelling houses. Whilst it is recognised that this is a very distinctive character of the wider area, the development of this site should not be made to strictly conform to this historic development. Residential Element (Outline) 62. The applicants have indicated that there is no development partner yet and so this element of the scheme is in outline form with (a) landscaping, (b) scale and (c) appearance reserved for determination at a later date. The matters for consideration at this stage relate solely to (d) access and (e) layout. The proposed 'enabling' residential element proposes 106 dwellings at a density of 60 units per hectare, or 191 habitable rooms per hectare, and the site is suburban in character with a PTAL of 1a. The quantum of development would therefore sit comfortably in the mid-high range allowed by the London Plan (2011), Policy 3.4. 63. A standalone Design Code document has also been produced. Indicative scales provided indicate that the heights of the proposed buildings would range from 2 - 4 storeys. The two/three storey elements would be at the edges of the development site and the buildings would step up to four storeys in the centre of the site, addressing the proposed public open space. Overall, these scales are considered to be appropriate and would not harm the character of the wider surrounding area. 64. On the matter of access, it is considered that despite the fact that a single access road would serve Tolworth Gym, the school and the residential element of the scheme, the permeability and layout of the proposed residential development is considered acceptable given the physical constraints of the site (owing to the fact that there are no access opportunities through the industrial site to the west or through the surrounding residential streets to the north and east due to land ownership and land use issues), and the overall design and appearance of the proposed residential dwellings is considered to be well thought out. Separate footpaths are also proposed, and would continue within the site adjacent with the school redevelopment. On both sides of the proposed new access road, the pedestrian footpaths would then lead into the proposed central open space, that would be flanked either side by the proposed Boulevard landscape. Finally, a pedestrian and cycle path link is also proposed in order to provide the residential development with connectivity with the surrounding residential area, adjacent to the A3. 65. With regard to layout, the street hierarchy within this scheme would provide adequate legibility, by virtue of shared surfaces, pedestrian walkways and a north to south access road from the A3 that would facilitate cycle and pedestrian access to the residential element only, whilst also taking into account the requirement for emergency vehicles and a secondary point of access (the main point being the access road from Fullers Way North) to the south-east of the site. The highway layout involves a number of street deflections which will naturally also slow vehicles. 66. The layout of the scheme would also include continuous pedestrian footways throughout and a variety in street widths which is important to the character of the street, movement fluidity and way-finding. Furthermore, the proposed pattern of development allows for a good standard of daylight/sunlight, outlook and privacy (this is discussed in more detail below). As such, the proposal in terms of the proposed layout and access details would lead to a satisfactory development bin respect of these areas of assessment and would thereby be in accordance with Policies CS8, DM5 and DM10 of the LDF Core Strategy. Tolworth Girls School (Detailed) 67. The proposed extensions to the school involve two separate buildings that would be located along the northern side of the existing buildings, replacing a number of temporary buildings which are in a poor state of repair. The buildings would be three storeys in height with a flat roof and would be located up to the back edge of the new road. 68. The first phase development is a proposed 3 storey building to the east of the existing science wing. The building will provide: - New dining hall and kitchen sufficient for expanded school of 1600 pupils. - Replacement food technology classroom. - Additional IT teaching rooms. - Additional science laboratories. - Replacement and upgraded sixth form provision including new open plan study area, small group study rooms, games room and sixth form snack bar. - Business studies classrooms. 69. The proposed extensions would be located adjacent to the new access road, whilst the performing arts building has been set back. The existing school buildings are predominantly two storeys in height although there are a variety of roof forms. At three storeys in height the proposed extension would be of a greater height and mass than the existing buildings but this is not considered to be harmful. 70. The Phase 2 building has been designed at the front of the site, to enhance and extend the main school building and connect parts of the existing campus together to create a strong built edge to the school along the boundary with the new road. 71. With regard to the facades, the north east facade of the Phase 1 building will form the boundary between the school and the new public road. A strong brick facade, with the same rhythm of full height windows and coloured panels, provides continuity with Phase 2. Where the new Phase 1 building meets the end of the existing design technology and science wing, the facade of the new block is broken down with a stepped, open wall which creates a sense of enclosure while allowing views through to the courtyard space and the covered ways which link the two new buildings together and to the existing school. The covered links take the form of an extension to the cloister at the lower levels, with brick piers extending up to support a lightweight aluminium roof. 72. The main route through which pupils, staff and residents of the surrounding area travel on foot, bicycle and by car would comprise the west to east access road off Fullers Way North and also provides access to the proposed enabling residential development. The road would be designed as a broad avenue with a single line of structure tree planting, following the line of the proposed road as it wraps around the proposed corner school building to provide a vista of the extended Tolworth Girls' School frontage. As the Boulevard continues around the proposed building line, it would become enclosed to form a double aspect boulevard along the northern side of the school buildings. This opens up views through to Tolworth Gymnastics Club and the pupil bicycle entrance, continuing through to the community facility parking area and beyond through to the proposed adjacent residential housing site. 73. The proposed 'phased' expansion of Tolworth Girls School would include the demolition of a series of 6 temporary classrooms (of varying age and condition), the 1960s's dining and music block which is also of a sub-standard condition and the modular sixth form block. 74. The phase 1 development would comprise the 3 storey building east of the existing science wing to (comprising sixth room centre, dining hall, laboratories and IT suites). The north-eastern façade of the building would form the boundary between the extended school and the new access road. The building would be constructed in brick with full height windows and coloured panelling. 75. The phase 1 block would be designed to ensure that it would respect both the existing built fabric and also the architectural design of the proposed phase 2 developments which will be assessed further below. In terms of the detailed design, the façade of the phase 1 building would be broken down with a 'stepped' open wall, immediately adjacent to the phase 2 component, in order to create a sense of enclosure whilst also allowing views through to the courtyard space and the covered ways which would link the two respective new buildings together. 76. The covered links would take the form of an extension to the cloister at the lower levels with brick piers that extend up to support a lightweight aluminium roof. As the building would turn into the site with the curvature of the proposed access road, the materials and form would change, with the projecting element defined by a cubeform and a change in cladding on the external (cedar panelling). This element serving the proposed sixth form centre would have a terrace opening out to provide views across the remodelling playing surfaces of the school. 77. The phase 2 building would be positioned at the end of the main block, providing a bookend to the existing façade and turning the corner along the new access road frontage. A new dual pupil and staff entrance would be proposed at the junction at the junction between the existing and proposed buildings, which would take the form of a fully glazed, triple height space, set back from the façade to create a sense of punctuation. This element of the scheme would also comprise the new performance hall. This element would also comprise brick cloisters which would wraparound the building on two floors facing the courtyard. The surface treatments would comprise lightweight cedar cladding and projecting aluminium box windows in order to soften this building element whilst adding further visual interest. The stair-core element would be predominantly glazed which would allow for views of pupil movements within. Similar to the phase 1 block, a strong brick element is proposed, punctuated by a rhythm of full height windows and coloured panels. It is considered that bother the vertical and horizontal elements would be clearly defined, and would be constructed in an appropriate palate of materials whilst also ensuring that the school design is both dynamic and also sensitive to the surrounding built form. 78. With regard to the external changes within the sports grounds, it is proposed that the Multi Use Games Area (MUGA) is enclosed by 3m high sports multi mesh fence with rebound panels at either end, with lockable gates. The surface of the MUGA, has been specifically selected (in coordination with Tolworth Girls' School & Sixth Form) to provide a durable surface that provides a year round playable surface. Permanent surface line markings depict the different sporting activities, with different coloured lines coordinating with the different sports. The floodlighting arrangements for the MUGA are specified in the standalone Lighting Statement. However, it is considered that the proposed playing pitches would be sufficiently separated from surrounding residential properties so as not to have an adverse impact. 79. The area at the front of the site that currently comprises an informal grassed area which is currently intermittently used by rear 7 pupils will be removed to make way for the 'gateway element' comprising the 'looped' access point off Fullers Way North to accommodate school bus drop-offs and pick-ups, to ensure that any queuing of larger vehicles such as buses off the Fullers Way North is mitigated. It is considered that the proposed access, layout and environment provided would ensure that this part of the frontage is of high visual amenity quality. It should be observed that small elements of softlandscaping would be maintained in order to soften up this environment and thereby provide some relief in the hard-landscaped environment at this point. 80. In summary, it is considered that the proposal would not cause harm to the character and appearance of the site and the surrounding area and would be in accordance with policies CS8 and DM10 of the Council's adopted LDF Core Strategy April 2012. Impact on Neighbours’ Residential Amenity 81. Policy DM10 of the LDF Core Strategy seeks to safeguard residential amenities in terms of privacy, outlook, sunlight/daylight, avoidance of visual intrusion and noise and disturbance. 82. The closest affected residential properties are those immediately surrounding the application site. In the case of the proposed residential element, the properties to the north comprise the neighbouring Selbourne Road, which would be over 29m away from the northern element of the residential element (which would comprise two storey dwellings). It is considered that owing to the large separation distance and restricted scale and height at this point of the application site would ensure that the surrounding residential properties would not be compromised in terms of loss of amenity. 83. In the case of the proposed school expansion, the closest residential properties would be located more than 40m away from those dwellings to the east. Such separation distances, would ensure that the development proposals (the new school buildings) would not have a detrimental impact upon the amenities of these properties in terms of loss of daylight, sunlight, privacy and outlook. 84. Overall, it is considered that the proposed development (both the outline and full elements) would not harm the amenities of the neighbouring residential properties. The proposal therefore accords with Policy DM10 (k) of the Council's LDF Core Strategy. The noise and disturbance matters pursuant to the scheme will be explored further below. Highways & Parking 85. Paragraph 32 of the NPPF states that all developments that generate significant amounts of movement should be supported by a Transport Statement or Transport Assessment. Plans and decisions should take account of whether: - the opportunities for sustainable transport modes have been taken up depending on the nature and location of the site, to reduce the need for major transport infrastructure; - safe and suitable access to the site can be achieved for all people; and - improvements can be undertaken within the transport network that cost effectively limits the significant impacts of the development. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe. - Paragraph 34 of the NPPF goes on to add that planning decisions should ensure developments that generate significant movement are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. However this needs to take account of policies set out elsewhere in this Framework. Furthermore, Paragraph 35 of the NPPF states that developments should be located and designed where practical to: - accommodate the efficient delivery of goods and supplies; - give priority to pedestrian and cycle movements, and have access to high quality public transport facilities; - create safe and secure layouts which minimise conflicts between traffic and cyclists or pedestrians, avoiding street clutter and where appropriate establishing home zones; - incorporate facilities for charging plug-in and other ultra-low emission vehicles; and - consider the needs of people with disabilities by all modes of transport. 86. Policy 6.3 (Assessing effects of development on transport capacity) of the London Plan states that: - Development proposals should ensure that impacts on transport capacity and the transport network, at both a corridor and local level, are fully assessed. Development should not adversely affect safety on the transport network. - Where existing transport capacity is insufficient to allow for the travel generated by proposed developments, and no firm plans exist for an increase in capacity to cater for this, boroughs should ensure that development proposals are phased until it is known these requirements can be met, otherwise they may be refused. The cumulative impacts of development on transport requirements must be taken into account. - Transport assessments will be required in accordance with TfL's Transport Assessment Best Practice Guidance for major planning applications. Workplace and/or residential travel plans should be provided for planning applications exceeding the thresholds in, and produced in accordance with, the relevant TfL guidance. Construction logistics plans and delivery and servicing plans should be secured in line with the London Freight Plan and should be co-ordinated with travel plans. 87. Policy 6.12 (Road network capacity) of the London Plan states that in assessing proposals for increasing road capacity, including new roads, the following criteria should be taken into account: - the contribution to London's sustainable development and regeneration including improved connectivity - the extent of any additional traffic and any effects it may have on the locality, and the extent to which congestion is reduced - how net benefit to London's environment can be provided - how conditions for pedestrians, cyclists, public transport users, freight and local residents can be improved - how safety for all is improved. 88. Policy 6.12 then goes on to add that proposals should show, overall, a net benefit across these criteria when taken as a whole. All proposals must show how any dis-benefits will be mitigated. 89. Policy CS5 (Reducing the Need to Travel) of the Council's LDF Core Strategy states that to reduce the need to travel, particularly by car the Council will locate major trip generating development in accessible locations well served by public transport including Surbiton, New Malden, Tolworth and Kingston Town Centres. Sites that have poor levels of accessibility by sustainable modes will not usually be considered suitable for development that could generate high numbers of trips. 90. Policy CS6 (Sustainable Travel) states that to support and encourage the use of public transport, cycling and walking the Council will: - provide infrastructure, including cycle lanes and crossing facilities, to overcome specific barriers to the safety and convenience of cycling and walking trips, such as the A3, busy roads/ junctions, rail lines and the Hogsmill River. - work with and lobby partners to improve existing train services including increased capacities, frequencies and late night services, improved station facilities and fairer pricing. - work with and lobby Transport for London to improve the Borough's network of local bus services particularly in areas of low public transport accessibility such as the south of the Borough. - improve integration between transport modes particularly to provide improved accessibility to train stations. 91. Policy CS7 (Managing Vehicle Use) of the LDF Core Strategy states that to manage car use to ensure sustainability, road safety and reduce congestion the Council will: - support and promote the use of car share and car club schemes including expanding the network of on-street car club bays - support the use of low emission vehicles including the provision of electric vehicle charging points. - implement traffic management measures to ensure highway safety, improve residential amenity and smooth traffic flow. - manage on and off-street parking provision to promote sustainability and residential amenity, whilst maintaining the economic vitality of the town centres. 92. Policy DM8 (Sustainable Transport for New Development) states that to support and promote the use of sustainable modes of travel to development sites the Council will: - require all significant new development, including schools, workplaces and residential developments to develop and implement a robust and effective Travel Plan. - prioritise the access needs of pedestrians and cyclists in the design of new developments and protect and enhance pedestrian and cycle access routes to, and where possible, through development sites, including the protection or enhancement of the strategic cycling and walking networks, as shown on the Proposals Map. - require new development to provide facilities on-site for cyclists as appropriate, including showers, lockers and secure, convenient cycle parking, in accordance with minimum standards. - require development to make a financial contribution towards sustainable transport improvements and initiatives in line with the Planning Obligations SPD/CIL. 93. Policy DM9 (Managing Vehicle Use for New Development) of the LDF Core Strategy states that to ensure that new development does not contribute to congestion or compromise highway safety the Council will: - require all major developments to submit a Transport Assessment based on TfL's Best Practice Guidance. - require new development to comply with car parking standards and implement parking management schemes. - require new development to provide car club and electric vehicle infrastructure where appropriate in accordance with minimum standards. 94. Lastly, Policy DM10 (Design Requirements for New Developments) states that development proposals should have regard to local traffic conditions and highway safety and ensure they are not adversely affected 95. The site has a poor public transport accessibility level (1a). The site is bound by Fullers Way North to the west, the Red Lion Business Centre industrial estate to the north, existing residential properties to the east and the A3 Kingston Bypass and Tolworth Recreation Centre to the south. The Tolworth Gymnastics Club (TGC) is situated within the site but excluded from the application site. The A3 Kingston Bypass forms part of the Transport for London Road Network (TLRN). TfL is the highway authority for the TLRN, and is therefore concerned about any proposal which may affect the performance and/or safety of the TLRN. The nearest section of the Strategic Road Network (SRN) is Hook Road, 670m west of the site. Ewell Road also forms part of the SRN. The site is indirectly served by one bus route, the K1, serving the bus stop on Red Lion Road which continues along Fullers Way North. Further bus stops are available on Hook Road. The location of the proposed residential units would sit beyond an acceptable walking distance to this bus stop and rail stations and therefore has no PTAL rating. 96. The redevelopment of the school will enable the rationalisation of four existing access points to three. The proposed vehicular access will comprise a combined access/ egress onto Fullers Way North for staff and visitor parking for the school and the proposed residential units. This access will also serve the Tolworth Gymnastics Club. The proposed access is approximately 120m from the A3 Kingston Bypass. The main vehicular access of the site will be shared by cyclists and vehicles. 97. The existing Tolworth Recreation Centre (TRC) access will be retained with pedestrian improvements. In addition a bus turning facility is proposed to be accessed off the existing access and looped back into the new access road. 98. With regard to parking, the proposed car parking provision for the school is 105 spaces, which represents an increase of 10 spaces (of these 10% will have active Electric Vehicle Charging Point (EVCP) provision. However, there is no fixed standard for Education Use and each case is therefore assessed on its merits and having regard to the Transport Assessment which accompanies the planning submission for the development, it should also be observed that there will be an increase of up to 7 full time staff and a corresponding increase in overall parking provision within the School site from 135 to 142 spaces (including those for the Gymnastics Club). 99. It should also be observed that the parking provision for the school includes 39 spaces within the site of the Tolworth Recreation Centre. It is also stated that parents are allowed to use the Tolworth Recreation Centre car park to drop off and pick up pupils. 100. With regard to cycle parking, the cycle parking provision for the school is 90 spaces, which represents an increase in 26 spaces. The emerging standards in the draft Further Alterations to the London Plan January 2014 (FALP) specify 1 space per 8 staff/students and 1 space per 100 students for visitors. The car parking provision for the residential element of the development is 125 spaces, equivalent to a ratio of 1.18 spaces per unit. The London Plan maximum standard for 1 and 2 bed units is less than 1 space per unit. However given the sites' outer London location and existing accessibility, a more flexible approach to car parking is considered to be appropriate. 101. With regard to the Fullers Way North / A3 junction, given that 68% of school traffic will use this junction and the fact that the junction currently experiences safety and operational problems due to poor layout, it has been raised (by Transport for London and the Council's Highways section) that with an increase in traffic volume associated with the development the scheme would potentially worsen these issues (including queuing). Therefore, the applicants have been in discussion with TFL and the Council to incorporate further operational changes to the network for pedestrians and cyclists that would form part of further s106 matters and s278 works, in order to ensure that the safety and convenience of pedestrians, cyclists and motorists are not compromised. 102. The proposed development will generate additional demand on bus services. In order to accommodate increased demand TfL requests a contribution of £220,000 towards the cost of one bus. With a further £70,000 per annum for 3 years for an additional school journey for the K1 bus. This will be secured through the Section 106 agreement. 103. TFL have provided comment stating that applicant should consider widening the footpath along all the frontage of the site to the A3 where it connects with the proposed north-south pedestrian/vehicle access route to improve cycling and pedestrian provision in the area, and would also improve the links with the A3. TFL also recommends that the proposed re-profiling of the kerb line of the Fullers Way North / A3 junction is not undertaken. TFL have developed a scheme for improvements to this junction and therefore seek a 15% contribution towards this scheme which equates to £224,500. This should be secured through the s106 agreement. In the event where the required financial contributions are secured through the s106 and 278 remit then no objections would be raised. Subject to a legal agreement and conditions securing cycle parking details; servicing details; a preclusion from obtaining on-street parking permits; and the effective implementation of the student management plan, it is considered that the proposal complies with Policies 6.9 and 6.13 of the London Plan (July 2011) and Policies CS5, CS7, DM8 & DM9 of the Council's LDF Core Strategy (April 2012). Trees 104. Policy DM10 of the LDF Core Strategy states that the Council will expect new development to ensure that trees that are important to the character of the area or covered by Tree Preservation Orders are not adversely affected. An Arboriculture Impact Assessment has been submitted with this application. The removal of all trees bar one from the current school frontage is considered to be acceptable following review by the Council's arboriculture officer, given the various states of health that these trees are in. A detailed landscaping plan has also been submitted which is again considered to be acceptable. Subject to conditions securing tree additional landscaping detailing, the proposal is considered to be in accordance with Policy DM10 of the LDF Core Strategy. Legal Agreements 105. The school element of the proposal is exempted from CIL liability. Policy 8.2 of the London Plan relating to Planning Obligations recognises the relevance of planning conditions and S106 contributions to mitigate against any residual impacts that may exist as a result of the proposed development. 106. Core Strategy Policy IMP3 (Delivering Infrastructure) and the Council's Planning Obligations Supplementary Planning Document (September 2011) are consistent with the London Plan. The latter identifies a raft of matters that could be covered by planning obligations in differing circumstances. It also sets out the basis on which certain financial contributions will be calculated and recognises that viability issues are a relevant consideration. 107. The applicants have detailed in the Viability and Affordable Housing Statement, the ability of the application proposals to fund affordable housing financial contributions is constrained given the required funding for the school new build and renovation works, especially given the lack of other educational grant funding. 108. At this stage, the S106 negotiations are on-going. However, likely contributions and clauses sought will relate to: - TFL seek a contribution of £224,500 towards a proposed (not yet developed) scheme for junction improvements between the A3 and Fullers Way North - TFL are seeking a contribution to fund an additional school journey for the K1 route for 3 years. At £70,000 per year the contribution sought is £210,000. - Phasing of the development and safeguarding for school development funding. - Highways works in the immediate area; - Environmental Improvements. - Design Codes (submission and approval); - £100,000 towards off-site affordable housing; - 10% of the proposed residential units to be designated for the Help to Buy scheme. - Restriction on car parking permits; - Section 278 agreement to cover relocation of bus stop, pedestrian crossings, relaying of footways, including provision and closing of pavement crossovers; - Community usage strategy. 109. In relation to the affordable housing provision it should also be noted that the applicants have stated that they will: - Run the project on an 'open book basis' with all cost and value data shared with the Council; - The school will confirm to the Council the amount received through the sale of the residential land; - Design and Build contract information will be shared with the Council - Any surplus land between land sale receipt and school works build cost will be shared with the Council to support affordable housing provision and s106 obligations; - 'Value up-lift' mechanism to be built into the final s106 to ensure that changing variables can be captured; 110. The applicant has confirmed that they are willing to provide such contributions, with the Council in the process of securing the above through the Section 106 Legal Agreement. Sustainability 111. Policies 5.1 and 5.2 of the London Plan seek to achieve an overall reduction in London's carbon dioxide emissions through a range of measures including using less energy, supplying energy efficiently and using renewable energy, improving on Building Regulations targets by 25% in the period 2010-2013. 112. Additionally, Policy CS1 (Climate Change Mitigation) of the LDF Core Strategy states that the Council will: (a) direct new development, including housing, employment, services and leisure to previously developed sites in accessible locations such as Kingston Town Centre, Surbiton, Tolworth and New Malden to reduce greenhouse gas emissions and energy used by transport. (b) ensure that all development (including extensions, refurbishments and conversions) is designed and built to make the most efficient use of resources, reduce its lifecycle impact on the environment and contribute to climate change mitigation and adaptation by: - reducing CO2 emissions during construction and throughout the lifetime of the development - building to the highest sustainable design and construction standards - minimising water consumption; - using sustainable materials; - reducing levels of pollution; air, water, noise and light; - planning for increased flood risk. 113. Furthermore, Policy DM1 (Sustainable Design and Construction Standards) states that where appropriate, other new build developments over 500m² are encouraged to achieve higher levels of the appropriate BREEAM standard in accordance with the following timeline: - until 2013: BREEAM 'Excellent' - from 2013 onwards: BREEAM 'Outstanding' 114. The proposed school extension is designed to a BREEAM Very Good rating owing to the constraints of the development, including the school budget. However, it is proposed to condition the school building element of the development to ensure that prior to occupancy of the development, and within 6 months of the completion of the development, a Building Regulations Part L Output Document demonstrating that the development has achieved an overall minimum 25% CO2 emissions reduction compared to the Building Regulations Part L 2010 baseline, shall be submitted to and approved by the Local Planning Authority in writing. The Council's sustainability officer has also reviewed the submitted data and raises no objections to the scheme subject to the imposition of conditions. In the event of securing the Part L document, officers are therefore satisfied that the proposed school development would be sustainable against the wider provisions of policies 5.1 and 5.2 of the London Plan (2011). Other Material Considerations Archaeology: 115. Paragraph 128 of the NPPF states that in determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets' importance and no more than is sufficient to understand the potential impact of the proposal on their significance. The site is within an area of archaeological significance. An archaeological deskbased assessment has been submitted with this application. The archaeological potential of the site is considered to lie within an area of generally Low - Moderate archaeological potential, with a High potential for post-medieval period for deposits specifically related to the early 19th century school buildings. 116. It is further concluded that if there were any pre-19th century archaeological deposits on the site then the majority of these would have been destroyed by the construction of the school and college buildings. Small areas of undisturbed pre-19th century deposits may survive, as may some features and structures relating to the development of the school during the 19th century. The report has been agreed by the English Heritage (Archaeology) advisor, who has recommended an appropriate condition to secure a programme of archaeological work. It is considered that with the imposition of this condition to secure investigative works, the scheme would adhere with the provisions of Section 12 of the NPPF, Environmental Considerations: 117. An Environmental Impact Assessment (EIA) Screening application (ref: 14/10011/EIA) was submitted to the Council on 14th January 2014. This application concluded that an EIA is not required for the development. Paragraph 109 of the NPPF states that the planning system should contribute to and enhance the natural and local environment by preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution. 118. Paragraph 123 of the NPPF goes on to add that planning policies and decisions should aim to: - avoid noise giving rise to significant adverse impacts on health and quality of life as a result of new development; - mitigate and reduce to a minimum other adverse impacts on health and quality of life arising from noise from new development, including through the use of conditions; and - recognise that development will often create some noise and existing businesses wanting to develop in continuance of their business should not have unreasonable restrictions put on them because of changes in nearby land uses since they were established. 119. Policy DM10 (Design Requirements for New Developments) of the Council's LDF Core Strategy states development proposals should have regard to the amenities of occupants and neighbours, including in terms of noise and disturbance. The amenity considerations as such have been explored above within this report. The findings illustrate that the proposal therefore accords with Policy DM10 (k) of the Council's LDF Core Strategy. Noise 120. To the south of the application site is the A3, a 6 lane major dual carriageway running from central London to the south coast. To the west of the application site is the Red Lion Road industrial site. The application site is therefore within an area that experiences high levels of noise. The application is accompanied with an acoustic report which has been reviewed by the Councils Environmental Health section, with no objections raised. The submitted Noise Assessment had concluded that normal thermal double glazing will be more than sufficient to enable the LAeq noise standard to be satisfied. In fact, the level of noise reduction would also enable the good noise standard to be satisfied. 121. It should also be observed that the submitted survey noted that in relation to neighbouring amenity, for gardens used for amenity purposes, worst case unscreened outdoor noise levels of approximately 67 dB LAeq from children playing close to the site boundary would exceed the WHO criterion of 55 dB, but only during the brief periods of noise exposure associated with outdoor school activities, and only when such activities are close to the site boundary. Nevertheless, the use of the proposed close-boarded timber fencing along garden boundaries backing on to the school playing fields would provide additional screening capable of mitigating noise from such short-term worst case exposures. In this respect, the assessment does not identify any potential noise and disturbance concerns for neighbouring residential properties from the development. The findings illustrate that the proposal therefore accords with Policy DM10 (k) of the Council's LDF Core Strategy. Contamination: 122. Paragraph 120 of the NPPF states that to prevent unacceptable risks from pollution and land instability, planning policies and decisions should ensure that new development is appropriate for its location. The effects (including cumulative effects) of pollution on health, the natural environment or general amenity, and the potential sensitivity of the area or proposed development to adverse effects from pollution, should be taken into account. Where a site is affected by contamination or land stability issues, responsibility for securing a safe development rests with the developer and/or landowner. 123. Nevertheless, Paragraph 121 goes on to add that planning policies and decisions should also ensure that: - the site is suitable for its new use taking account of ground conditions and land instability, including from natural hazards or former activities such as mining, pollution arising from previous uses and any proposals for mitigation including land remediation or impacts on the natural environment arising from that remediation; - after remediation, as a minimum, land should not be capable of being determined as contaminated land under Part IIA of the Environmental Protection Act 1990; and adequate site investigation information, prepared by a competent person, is presented. 124. The northern most and eastern parts of the site were historically part of 'Tolworth Works', which was a brick and tile factory. Two large clay extraction pits historically covered these areas of the site. The pits were excavated at the end of the 19th Century and early part of the 20th Century. These pits were subsequently backfilled by the 1950s. In later years these areas of the site have been occupied by playing fields, temporary school buildings and a more modern gymnasium. The Council's Environmental Health department have reviewed the application and the associated contamination report and have not raised any objections to the findings and conclusions of the report which identifies the site as contaminated. 125. In this respect it should be observed that consultancy BRD has undertaken several phases of investigation across this field and the majority of the area was historically part of 'Tolworth Works', which included a large brick pit/quarry extending across the site. The ground conditions across the field compromise deep land-filled material following the backfilling of the pits by the 1950s. The investigation reports produced to date and the assessments therein have been based around the proposed development scheme with residential housing on the field and new facilities around the existing school and grounds. A contamination summary report was produced in connection with the recent planning application (ref. BRD251458OR5-A, dated 10th February 2014). The surface soils across the field area have been found to be contaminated. the residential development will provide a mechanism to generate the money to pay for this remediation and in return provide the requisite finance for the proposed school upgrade 9refurbishment works) and expansion. 126. Nevertheless, planning conditions would be added in order to ensure that investigative work is undertaken prior to commencement of development in order to ensure that risks from the identified 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 offsite receptors in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. Ecology: 127. Policy 7.19 (Biodiversity and access to nature) of the London Plan states that development proposals should wherever possible, make a positive contribution to the protection, enhancement, creation and management of biodiversity. 128. Furthermore, Policy DM6 (Biodiversity) states that the Council will: (a) ensure new developments protect and promote biodiversity as part of sustainable design, through the inclusion of sustainable drainage, tree planting, soft landscaping, habitat enhancement and/or improvement, green roofs and new or improved semi-natural habitats, where appropriate (b) require an ecological assessment on major development proposals, or where a site contains or is next to significant areas of habitat or wildlife potential. (c) ensure that new development does not result in a net loss of biodiversity and, where appropriate, should include new or improved habitats and provision for natural and semi- natural public green space, as set out in the Planning Obligations SPD or Community Infrastructure Levy charge. 129. The application site contains large areas of open grass land that has ecological benefits. A Phase 1 Habitat and Ecological Survey has been submitted. 130. An Extended Phase 1 Habitat Survey has been submitted with this application. As the site is predominantly hard standing and buildings, few habitats have been identified in the form of scattered trees and shrubs, which are commonplace in the UK. Block 200 was identified as having a potential for roosting bats due to missing roof and ridge tiles. A visual internal and external inspection found no evidence of bats, although the potential for roosting on an occasional basis is noted and the report recommends that block 200 is demolished in a sensitive manner, as detailed in the report. The report goes on to recommend the installation of bird boxes on retained trees. The Greater London Biodiversity Unit were consulted on the proposals and have not raised any objection. As such, it is considered that the proposed development would be in accordance with Policy 7.19 (Biodiversity and access to nature) of the London Plan (2011). Air Quality 131. London Plan Policy 7.14 (Improving Air Quality) states that 'Development proposals should: 132. 'Minimise increased exposure to existing poor air quality and make provision to address local problems of air quality (particularly within Air Quality Management Areas and where development is likely to be used by large numbers of those particularly vulnerable to poor air quality, such as children or older people) such as by design solutions, buffer zones or steps to promote greater use of sustainable transport modes through travel plans' 133. The whole of The Royal Borough of Kingston upon Thames has been declared an Air Quality Management Area for nitrogen dioxide and particulate matter. As highlighted above, the application site sits alongside the A3 in an area where air pollution levels are known to be high. As such, an Air Quality Impact Assessment has been submitted. 134. The air quality assessment predicts that for a baseline situation in 2013, worst case receptors adjacent to the A3 have values below the current annual mean air quality objectives for NO2 and PM10. Annual mean concentrations on the site would lie more than 5% below the national objective, which means that the development site would lie within Air Pollution Exposure Category APEC-A for which the guidance is that there is no air quality grounds for refusal. Therefore, since the DMRB screening assessment indicates that current air quality objectives will be met at the most exposed receptor locations, it can be concluded that local traffic will not have any adverse impacts on ambient air quality for either the proposed dwellings, or for existing dwellings in the vicinity of the development. Therefore, no further detailed dispersion modelling is warranted since similar impacts would be predicted. 135. The findings of the report are considered to demonstrate that the prospective occupiers would not be compromised as a result of negative health conditions, particularly given the set-back of the development site (particularly the residential element) from the A3 to the south. On this matter it should also be observed that the Councils Environmental Health officer has not raised objections in relation to the submitted evidence. Health Impact Assessment: 136. Policy CS 13 includes reference to the following local health priorities: (i) Doctors' premises to meet NHS standards regarding patient list sizes, giving priority to areas with health inequalities, underprovision or where existing premises are unable to meet increased demand resulting from new housing development; (ii) The development and upgrading of Kingston Hospital; (iii) The redevelopment of Surbiton Hospital; (iv) Mental health services at Tolworth Hospital and within more community based settings; and Dentistry practices. Completion of a Health Impact Assessment (HIA) is a requirement of local planning policy DM 21 (Health Impacts) within the Royal Borough of Kingston upon Thames' (RBK) Core Strategy Development Plan Document (adopted April 2012). The Assessment also meets the objectives of the National Planning Policy Framework (adopted March 2012) to improve access for all to health and community facilities and to promote health and well-being. The Council's LDF Core Strategy identifies Tolworth as an area where GP's need to expand, which the introduction of 106 additional residential dwellings would add further pressure to. 137. The HIA submitted with the hybrid application outlines the health profile of the Borough and the existing situation regarding access to healthcare within a 1.5 mile radius to the application site. With regard to existing health care provision, a total of twenty GP surgeries within this radius of the site has been identified. Furthermore, it should be observed that with the exception of one practice, all of the surgeries are currently accepting new patients. The HIA has also identified that a total of eleven dental surgeries (and seventeen pharmacies) within its radius of the site (1.5 mile). Seven of these dental practices are accepting new patients, with data unavailable for the other four practices. Furthermore, NHS Choices have also identified eight opticians within this radius of the site. Finally, on this matter it should be noted that the proposed new MUGA and sports facilities would not only provide a wider choice of year-round sports and recreational activities for Tolworth Girls School and the wider local community as a variable for consideration. Recommendation: Approve subject to referral to the secretary of state and completion of an agreement under Section 106 of the Town and Country Planning Act 1990 (as amended), as specified in the above legal agreements section, and subject to the following condition(s): 1 The development hereby permitted shall be commenced within 3 years from the date of this decision. Reason: In order to comply with Section 91 of the Town and Country Planning Act, 1990. (As amended) 2 Before any works commence on-site, the following details shall be submitted to and agreed in writing by the local planning authority before the development commences. The building shall then be constructed and retained in accordance with these agreed details, and shall thereafter be retained as such, unless otherwise agreed in writing by the local planning authority: (a) Samples of all external materials comprising roof cladding, mortar colour, window glass, door and window frames, decorative features, signs/building names, rainwater goods and paving, shop front glazing (b) Elevation drawings, plans, roof plans, and sections at 1:10 scale of all the buildings' key junctions including sample elevations and sections at 1:20/10 scale of screens, windows and doors and parapets, canopies, over-sailing soffits, free edges, head and cill/ground sections, verges/ridges/eaves, window reveal depth etc (c) Drawings at 1:10/1:20 scale of sectional profiles of the window and doors and frames in situ, upper floor screening devices (d) Details of green/ sedum roofs Reason: To ensure a satisfactory appearance on completion of the development in accordance with Policies DM10 (Design Requirements for New Developments) and DM11 (Design Approach) of the LDF Core Strategy Adopted April 2012. 3 No flues or pipe-work shall be fixed to the elevations other than those shown on the drawings hereby approved or in accordance with details which shall have first been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the visual amenities of the area in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 4 No fans, louvres, ducts or other external plant other than those shown on the drawings hereby approved shall be installed without the prior written approval of the Local Planning Authority. Reason: To safeguard the amenities of the occupiers of the neighbouring properties and the visual amenities of the area in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 5 Prior to commencement of any development on site, a Construction Management Plan shall be submitted to the planning authority for written agreement. The development shall only be implemented in accordance with the details and measures approved as part of the construction management plan, which shall be maintained throughout the entire construction period. The plan shall include, but not be limited to the following: a) Where materials will be (un) loaded into the site; b) The route to and away from site for muck away and vehicles with materials; c) Whether any reversing manoeuvres are required onto or off the public highway into the site, and whether a banks man will be provided; d) Protocol for managing deliveries to one vehicle at a time on sites with restricted access or space; e) Protocol for managing vehicles that need to wait for access to the site; and f) Whether it is anticipated that statutory undertaker connections will be required into the site. Reason: In order to safeguard the amenities of the surrounding residential occupiers and to safeguard highway safety and the free flow of traffic in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 6 All works on site shall take place in accordance with the following details which shall have previously been submitted to and approved in writing by the Local Planning Authority prior to the commencement of work: (a) Provision for loading/unloading materials. (b) Storage of plant, materials and operatives vehicles. (c) Temporary site access. (d) Signing system for works traffic. (e) Measures for the laying of dust, suppression of noise and abatement of other nuisance arising from development works. (f) Location of all ancillary site buildings. (g) Measures to protect any tree, shrubbery and other landscape features to be retained on the site during the course of development. (h) Means of enclosure of the site. (i) Wheel washing equipment. (j) The parking of vehicles of the site operatives and visitors (k) The erection and maintenance of security hoarding. (l) A scheme for recycling/disposing of waste resulting from demolition and construction works. Reason: In order to safeguard the amenities of the surrounding residential occupiers and to safeguard highway safety and the free flow of traffic in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 7 The site and building works required to implement the development shall be only carried out between the hours of 08.00 and 18.00 Mondays to Fridays and between 08.00 and 13.00 on Saturdays and not at all on Bank Holidays and Sundays. Reason: To safeguard the amenities of the adjoining residential occupiers in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 8 The hard landscaping/paving areas shown upon the approved drawings shall be provided with a hard bound dust free permeable surface, adequately drained before the development to which it relates is occupied and thereafter it shall be kept free from obstruction at all times for use by the occupier of the development and shall not thereafter be used for any purposes other than the parking of vehicles for the occupiers of the development and visitors to it. Reason: To ensure the provision of adequate off-street parking accommodation and to avoid the congestion of surrounding roads by parked vehicles in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 9 The levels of buildings, roads, parking areas and pathways within the site shall only be in accordance with details which shall have previously been submitted to and approved in writing by the Local Planning Authority before development is commenced. Reason: To ensure that the appearance and functioning of the development is satisfactory and to safeguard the amenities of adjoining occupiers in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012 and comply with Supplementary Planning Document 'Access for All' (July 2005). 10 The rating level of the noise determined by the cumulative sound emissions of the plant hereby permitted shall be at least 5dBA lower than the existing background noise level at any given time of operation. The noise levels shall be determined 1m externally to any window at the nearest residential façade. Measurements and assessment shall be carried out in accordance with British Standard 4142:1997 Reason: To safeguard the amenities of the occupiers of the neighbouring properties in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions). 11 No development shall take place until details of the implementation, adoption, maintenance and management of a sustainable drainage system have been submitted to and approved in writing by the local planning authority. The system shall be implemented and thereafter managed and maintained in accordance with the approved details. Those details shall include a timetable for its implementation and a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the effective operation of the sustainable drainage system throughout its lifetime. Reason: To prevent the increased risk of flooding in accordance with Policy CS1 (Climate Change Mitigation) of the LDF Core Strategy Adopted April 2012. 12 A travel plan for the accommodation, which conforms to the Tolworth Girls School Travel Plan, shall be implemented upon the development being brought into first use, and in accordance with details to be submitted to, and approved by the Local Planning Authority prior to the commencement of development. The Travel Plan shall include a package of measures for reducing the number of single occupancy car trips by students, an action plan with timescales for the implementation of the proposed measures and details of an ongoing programme of monitoring and review and targets for reduction in car use. Monitoring and review shall include the submission of annual travel plan update report for the approval of the Local Planning Authority which demonstrates progress towards meeting targets. Reason: To ensure that sustainable transport methods are encouraged and implemented in accordance with Policies CS5 (Reducing the Need to Travel) and CS6 (Sustainable Travel) of the LDF Core Strategy Adopted April 2012. 13 Full details of the secure covered cycle parking hereby approved shall be submitted to and approved in writing by the local planning authority prior to the occupation of the development. Such facilities shall thereafter be permanently maintained and kept available for cycle parking purposes only and free from obstruction at all times. Reason: To ensure the provision of satisfactory cycling storage facilities and in the interests of highway safety in accordance with Policy DM10 (Design Requirements for New Developments (including House Extensions) of the LDF Core Strategy, Adopted April 2012. 14 Full details of the refuse and recycling facilities shall be submitted to and approved in writing by the local planning authority prior to the occupation of the development. Such facilities shall thereafter be permanently maintained and kept available Reason: To ensure the provision of refuse facilities to the satisfaction of the Council in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 15 No development shall commence until a hard and soft landscaping scheme including where applicable the retention of the existing trees shall have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented within the first planting season following completion of the development and the tree planting and landscaping shall thereafter be maintained for five years to the satisfaction of the Local Planning Authority. Any trees or shrubs which die during this period shall be replaced in the first available planting season, and the area shown to be landscaped shall be permanently retained for that purpose only. Reason: In the interests of visual amenity and also that the Local Planning Authority shall be satisfied as to the details of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 16 Fences, walls or other means of enclosure shall be erected along the boundaries of the site prior to the occupation of the development in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority and shall thereafter be permanently retained. Reason: In order to ensure the privacy of adjoining occupiers and visual amenity of the area is retained in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 17 Before the end of the planting season immediately following completion of the development trees and hedges shall be planted within the curtilage of the site in accordance with details previously agreed in writing by the Local Planning Authority. If within a period of 5 years from the completion of the development the tree or hedge dies, is removed or becomes seriously damaged or diseased, it shall be replaced in the next planting season with another of similar size and species, unless the Local Planning Authority gives written consent to any variation. Reason: In the interests of visual amenities and so that the Local Planning Authority shall be satisfied as to the details of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 18 The building shall not be occupied until all works relating to highway works required in connection with the proposed bus layby, including any relocation of services and pedestrian crossings have been carried out in accordance with details approved by the Local Planning Authority or by the Council as Highway Authority pursuant to Section 278 of the Highways Act 1980. Such details shall include the agreement of levels and construction details. All works are to be to the Council's adoptable highway standards and shall include any associated drainage works, lighting improvements, landscaping, street furniture, road markings, signage, traffic orders, and any necessary alterations to statutory undertakers equipment. Any widening to the public footways shall be retained permanently available for pedestrian circulation and the widened areas dedicated as highway pursuant to the Highways Act 1980. Reason: In the interests of amenity, the free flow of traffic on the highway and road safety in accordance with Policy DM10 (Design Requirements for New Developments (including House Extensions) of the Local Development Framework Core Strategy, Adopted April 2012. 19 No development shall take place until full details of external lighting have been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed in accordance with the approved details and thereby retained as such unless a variation is subsequently submitted to and approved in writing by the Local Planning Authority. The scheme shall take into account all of the lighting needs associated with the development during operational hours and shall be the minimum required to perform the relevant lighting task. It shall be specifically designed to minimise the risk of light spillage beyond the development site boundary and into the sky and to avoid dazzle or distract drivers on nearby roads. The scheme shall include: A statement setting out the objectives of the lighting scheme. A report, prepared by a lighting engineer, setting out the technical details of the luminaires and columns, including their location, type, shape, dimensions and, expected luminance output and specifically explaining what design attributes have been chosen to minimise light pollution. A plan illustrating illuminance levels across the development site and at the boundary of the site. The level of ilIuminance should be appropriate to the character of the surrounding area as a whole A plan illustrating illuminance levels beyond the boundary of the site, together with the downward light output ratio of the lights. A statement which demonstrates how the lighting scheme will be viewed against the wider landscape and, where appropriate, the potential role of landscaping in minimizing the day and night-time visual impact of the installation. U An operational statement, the purpose of which is to ensure that the developer and the lighting designer have considered operational regimes that can provide energy savings. Details of the proposed hours of operation (Unless explicitly agreed in writing, all external lighting luminaries shall be turned off during daylight hours and when not actively required). Once approved in writing, the lighting scheme shall be operated in accordance with the approved details. The council reserves the right to require periodic testing to be conducted on the lighting installations and if it is confirmed that approved levels are being exceeded the operator of the lighting scheme will be required to implement the necessary works to bring it back within compliance within a specified time period. Reason: In order that the lighting shall not cause nuisance to nearby occupiers, ecology or be a source of danger to road users in accordance with Policies DM10 (Design Requirements for New Developments including House Extensions) and DM6 (Biodiversity) of the LDF Core Strategy Adopted April 2012. 20 With the exception of the terraced areas as indicated, the roofs of the buildings hereby permitted shall not be converted or used as balconies or a sitting out areas, and no access shall be gained except for maintenance purposes. Reason: To protect the amenities and privacy of the adjoining residential properties in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 21 Prior to the commencement of development a surface water drainage scheme shall be submitted in accordance with the principles set out within the approved Flood Risk Assessment (Prepared by Odyssey Markides, dated August 2014 - 11-021-04). Further detail should be provided for the permeable paving design, in order to demonstrate that peak discharge rate is limited to 23.4 l/s. The approved scheme shall be fully implemented prior to first occupation. Reason: To prevent the increased risk of flooding in accordance with Policy CS1 (Climate Change Mitigation) of the Local Development Framework Core Strategy Adopted April 2012. 22 Prior to the commencement of development a surface water drainage scheme shall be submitted in accordance with the principles set out within the approved Flood Risk Assessment (Prepared by Odyssey Markides, dated August 2014 - 11-021-04). Further detail should be provided for the permeable paving design, in order to demonstrate that surface water can be managed adequately. The approved scheme shall be fully implemented prior to first occupation. Reason: To prevent the increased risk of flooding in accordance with Policy CS1 (Climate Change Mitigation) of the Local Development Framework Core Strategy Adopted April 2012. 23 Development shall not begin until a surface water drainage scheme, based on sustainable drainage principles and an assessment of the hydrological hydro geological context of the development, has been submitted to and approved in writing by the Environment Agency and the Local Planning Authority. The scheme shall be subsequently be implemented in accordance with the approved details before the development is completed Reason: To prevent the increased risk of flooding in accordance with Policy CS1 (Climate Change Mitigation) of the Local Development Framework Core Strategy Adopted April 2012. 24 Prior to construction of the development a BREEAM 'Very Good' interim design-stage assessment certificate, covering the student accommodation, shall be submitted to and approved by the Local Planning Authority in writing. Reason: In order to confirm the targeted rating as set out in the pre-assessment report can be achieved and in the interests of sustainability and energy conservation in accordance with Policies 5.2 (Minimising Carbon Dioxide Emissions) and 5.3 (Sustainable Design & Construction) of the London Plan (July 2011) and Policy DM1 (Sustainable Design and Construction Standards) of the LDF Core Strategy Adopted April 2012. 25 Prior to occupancy of the development, and within 6 months of the completion of the development, a final BREEAM 'Very Good' postconstruction report shall be submitted to and approved by the Local Planning Authority in writing. The development shall thereafter be retained in accordance with the approved report. Reason: In order to confirm the targeted rating as set out in the pre-assessment report can be achieved and in the interests of sustainability and energy conservation in accordance with Policies 5.2 (Minimising Carbon Dioxide Emissions) and 5.3 (Sustainable Design & Construction) of the London Plan (July 2011) and Policy DM1 (Sustainable Design and Construction Standards) of the LDF Core Strategy Adopted April 2012. 26 Prior to occupancy of the development, and within 6 months of the completion of the development, a Building Regulations Part L Output Document demonstrating that the development has achieved an overall minimum 25% CO2 emissions reduction compared to the Building Regulations Part L 2010 baseline, shall be submitted to and approved by the Local Planning Authority in writing. The development shall thereafter be retained in accordance with the approved report. Reason: In order to confirm the targeted rating as set out in the pre-assessment report can be achieved and in the interests of sustainability and energy conservation in accordance with Policies 5.2 (Minimising Carbon Dioxide Emissions) and 5.3 (Sustainable Design & Construction) of the London Plan (July 2011) and Policy DM1 (Sustainable Design and Construction Standards) of the LDF Core Strategy Adopted April 2012. 27 No development approved by this planning permission shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: (a) A site investigation scheme, based on the preliminary Contamination Risk Assessment prepared by CSG Consulting Engineers of August 2014 (submitted with the planning application) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. (b) The results of the site investigation and detailed risk assessment referred to in (a) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. (c) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (b) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved. 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 offsite receptors, and in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012 28 No occupation shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved. Reason: The site overlies sands and gravels, which are water bearing and may be in continuity with nearby surface water courses. 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 offsite receptors, and in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 29 If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved. Reason: The site overlies sands and gravels, which are water bearing and may be in continuity with nearby surface water courses. 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 offsite receptors, and in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 30 Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. Reason: The site overlies sands and gravels, which are water bearing and may be in continuity with nearby surface water courses. 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 offsite receptors, and in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 31 No development other than demolition to existing ground level shall take place until (A) the applicant (or their heirs and successors in title) has secured the implementation of a programme of archaeological evaluation in accordance with a written scheme which has been submitted by the applicant and approved by the local planning authority in writing and a report on that evaluation has been submitted to the local planning authority. (B) If heritage assets of archaeological interest are identified by the evaluation under Part A, then before development, other than demolition to existing ground level, commences the applicant (or their heirs and successors in title) shall secured the implementation of a programme of archaeological investigation in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the local planning authority in writing. C) No development or demolition shall take place other that in accordance with the Written Scheme of Investigation approved under Part (B). D) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Part (B), and the provision for analysis, publication and dissemination of the results and archive deposition has been secured. Reason: Heritage assets of archaeological interest may survive on the site. The planning authority wishes to secure the provision of appropriate archaeological investigation, including the publication of results, in accordance with Section 12 of the NPPF. 32 The development hereby permitted shall incorporate measures to minimise the risk of crime. The construction phase of the development shall not take place until details of such measures, according to the principles and physical security requirements of Secured by Design have been submitted to and approved in writing by the Local Planning Authority. The approved measures shall be implemented before the development is occupied and thereafter retained, unless otherwise agreed in writing with the Authority. Reason: In the interest of security and crime prevention and to accord with Policy DM10 of the Royal Borough of Kingston Upon Thames Core Strategy (April 2012). 33 Applications for approval of the matters hereby reserved must be made within three years from the date of this decision. The development to which the permission relates must begin not later than whichever is the later of the following dates:i) The expiration of five years from the date of this decision; or ii) The expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. Reason: In order to comply with Section 92 of the Town and Country Planning Act, 1990. (As amended) 34 The following matters shall be reserved for the approval of the Local Planning Authority in accordance with the provisions of Article 3 (1) of the Town and Country Planning (General Development Procedure) Order 1995 (or any Order revoking or reenacting this Order): (a) Access (b) Layout (c) Landscaping (d) Appearance Reason: As the application is submitted in outline form only and in order that the Local Planning Authority may be satisfied as to the details of the proposal. Informative(s) 1 In dealing with the application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form or our statutory policies in the Core Strategy, Supplementary Planning Documents, Planning Briefs and other informal written guidance, as well as offering a full pre-application advice service. 2 Your attention is drawn to the need to comply with the relevant provisions of the Building Regulations, the Building Acts and other related legislation. These cover such works as - the demolition of existing buildings, the erection of a new building or structure, the extension or alteration to a building, change of use of buildings, installation of services, underpinning works, and fire safety/means of escape works. Notice of intention to demolish existing buildings must be given to the Council's Building Control Service at least 6 weeks before work starts. A completed application form together with detailed plans must be submitted for approval before any building work is commenced. 3 4 When undertaking demolition and/or building work, please be considerate to your neighbours and do not undertake work before 8am or after 6pm Monday to Friday, before 8am or after 1pm on a Saturday or at any time on Sundays or Bank Holidays. Furthermore, please ensure that all vehicles associated with the construction of the development hereby approved are properly washed and cleaned to prevent the passage of mud and dirt onto the adjoining highway. You are advised that the Council does have formal powers to control noise and nuisance under The Control of Pollution Act 1974, the Clean Air Acts and other relevant legislation. For further information and advice, please contact - Environmental Health Department Pollution Section. The Party Wall Act 1996 requires a building owner to notify, and obtain formal agreement from, any adjoining owner, where the building owner proposes to: - carry out work to an existing party wall; - build on the boundary with a neighbouring property; - in some circumstances, carry out groundwork's within 6 metres of an adjoining building. 5 Notification and agreements under this Act are the responsibility of the building owner and are quite separate from Building Regulations, or Planning Controls. The Building Control Service will assume that an applicant has obtained any necessary agreements with the adjoining owner, and nothing said or implied by the Council should be taken as removing the necessity for the building owner to comply fully with the Party Wall Act. Further information and advice is to be found in "The Party Walls etc. Act 1996 - Explanatory Booklet". 6 The applicant is advised that the relocating/removal of street furniture, parking machines, amendments to the Traffic Management Order, signs and road markings would be at a cost to the applicant. 7 Design standards for the layout and construction of access roads and junctions, including the provision of visibility zones, shall be in accordance with the requirements of the County Highways Authority, the adopted SPD and the Design Code. 8 In respect of the ground contamination conditions, the site investigation should include relevant soil, gas, surface and groundwater sampling, carried out by a suitably qualified and accredited consultant or contractor in accordance with a Quality Assured sampling and analysis methodology. An investigation report shall be produced in accordance with BS 5930:1999 (Code of Practice for Site Investigations & BS10175: 2001 Code of Practice Investigation of Potentially Contaminated Sites) detailing all investigative works and sampling on site, together with the results of analysis, risk assessment to any receptors and a proposed remediation strategy. The remediation works undertaken in compliance with the ground contamination conditions above shall be of such a nature so as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment, including any controlled waters. 9 The proposals may lead to disruption to users of the highway network in the Borough. As a result the applicant should contact the Boroughs Street Works Team (0208 547 5002. This must take place at least one month prior to works commencing, and is required under the New Roads and Street Works Act 1991, and the Traffic Management Act 2004, in order to satisfy the licensing requirements of the Highways Act 1980. This is to ensure the amenities of the surrounding residential occupiers and to safeguard highway safety and the free flow of traffic. 10 11 An archaeological field evaluation involves exploratory fieldwork to determine if significant remains are present on a site and if so to define their character, extent, quality and preservation. Field evaluation may involve one or more techniques depending on the nature of the site and its archaeological potential. It will normally include excavation of trial trenches. A field evaluation report will usually be used to inform a planning decision (pre-determination evaluation) but can also be required by condition to refine a mitigation strategy after permission has been granted. Contaminated soil and water that is, or must be disposed of, is waste. Therefore, its handling, transport, treatment and disposal is subject to waste management legislation, which includes the following: - Duty of Care Regulations 1991; - Hazardous Waste (England and Wales) Regulations 2005; - Environmental Permitting (England and Wales) Regulations 2010; - The Waste (England and Wales) Regulations 2011 12 Developers should ensure that all contaminated materials are adequately characterised both chemically and physically in line with the British Standards BS EN 14899:2005 ' Characterisation of Waste - Sampling of Waste Materials - Framework for the Preparation and Application of a Sampling Plan' and that the permitting status of any proposed treatment or disposal activity is clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid delays. 13 If the total quantity of waste material to be produced at or taken off site is hazardous waste and is 500kg or greater in any 12 month period the developer will need to register with the Environment Agency as a hazardous waste producer. Refer to: <https://www.gov.uk/environmental-management/waste> for more information. 14 All street lighting must comply with British Standard BS 5489:2013 and Council requirements. Bollard lighting and up lighting do not project sufficient light at the correct height to aid facial recognition and reduce fear of crime and so are not acceptable. The colour and quality of lamps should achieve a minimum of 60Ra on the Colour Rendering Index and incorporate minimisation of light pollution. Development Control Committee Date of Meeting: 19/03/2015 A2 Register No: 14/13278/FUL Address: TOWN HOUSE KINGSTON UNIVERSITY, KINGSTON UPON THAMES, KT1 2EE (c) Crown Copyright. All right reserved. Royal Borough of Kingston 2007. Licence number 100019285. [Please note that this plan is intended to assist in locating the development it is not the site plan of the proposed development which may have different boundaries. Please refer to the application documents for the proposed site boundaries.] Ward: Description of Proposal: Plan Type: Expiry Date: Grove Demolition of the existing Town House building and erection of a new teaching building (9,320 sqm GIA) for Kingston University, along with associated access, parking and landscaping works. Full Application 20/03/2015 Applicant's Plan Nos: 10305_33 Air Quality Assessment Received 16/12/2014 10305_33 Archaeology Assessment 12.12.14 Received 16/12/2014 10305_33 BREEAM Pre-Assessment 10.12.14 Received 16/12/2014 10305_33 Covering Letter (KU Town House) - 16.12.14 Received 16/12/2014 10305_33 Daylight & Sunlight report Received 16/12/2014 10305_33 Design and Access Statement Received 16/12/2014 10305_33 Ecological Appraisal Received 16/12/2014 10305_33 Energy Statement - Kingston University 10.12.14 Received 16/12/2014 10305_33 Ground Investigation Report Received 16/12/2014 10305_33 Heritage Impact Assessment Received 16/12/2014 10305_33 Noise Assessment Planning Support Report - Received 16/12/2014 Revision B 9.12.14 10305_33 Planning Statement 15.12.14 Received 16/12/2014 10305_33 Sustainability Statement - Kingston University Received 16/12/2014 10.12.14 10305_33 Town House Heritage Impact Assessment 15-12- Received 16/12/2014 14 10305_33 Townscape & Visual Impact Assessment Received 16/12/2014 10305_33 Travel Plan Received 16/12/2014 141204 Drainage Report Received 16/12/2014 141204 Flood Risk Assessment Received 16/12/2014 141210 KU - New Town House Outline Construction Received 16/12/2014 Method Statement V2 3429 SK_1606214-1 Demolition Plan Received 16/12/2014 Air Quality Assessment 12.12.14 Received 16/12/2014 Arboricultural Report Received 16/12/2014 Daylight Sunlight Report - 10.12.14 Received 16/12/2014 Design and Access Statement Received 16/12/2014 Ecological Appraisal 16.12.14 Received 16/12/2014 Ki.11_201 Proposed Landscape Plan Received 16/12/2014 Ki.11_202 Proposed Landscape Plan with Mini Hollands Received 16/12/2014 route Ki.11_203 Proposed Landscape Plan Upper Levels FINAL Received 16/12/2014 2014 12 11 Ki.11_230 Tree Retention Removal Received 16/12/2014 Ki.11_240 Landscape Sections Received 16/12/2014 Ki.11_250 Proposed Landscape Details Received 16/12/2014 Ki.11_270 Proposed Landscape Materials Received 16/12/2014 KU-P-100 Site Location Map Received 16/12/2014 KU-P-101 Block Plan Received 16/12/2014 KU-P-102 Ground Floor Context Plan Received 16/12/2014 KU-P-200 Proposed Plan Level 0 Received 16/12/2014 KU-P-201 Proposed Plan Level 1 Received 16/12/2014 KU-P-202 Proposed Plan Level 2 Received 16/12/2014 KU-P-203 Proposed Plan Level 3 Received 16/12/2014 KU-P-204 Proposed Plan Level 4 Received 16/12/2014 KU-P-205 Proposed Plan Level 5 Received 16/12/2014 KU-P-206 Proposed Roof Plan Received 16/12/2014 KU-P-300 Proposed Section A-A Received 16/12/2014 KU-P-301 Proposed Secion B-B Received 16/12/2014 KU-P-302 Proposed Section C-C Received 16/12/2014 KU-P-303 Proposed Section D-D Received 16/12/2014 KU-P-304 Proposed Context Sections (AA and BB) Received 16/12/2014 KU-P-305 Proposed Context Sections (CC and DD) Received 16/12/2014 KU-P-400 Proposed West Elevation Received 16/12/2014 KU-P-401 Proposed South Elevation Received 16/12/2014 KU-P-402 Proposed North Elevation Received 16/12/2014 KU-P-403 Proposed East Elevation Received 16/12/2014 KU-P-404 Proposed Context Elevations Received 16/12/2014 KU-P-405 Proposed Context Elevations Received 16/12/2014 KU-P-500 Detail Section Received 16/12/2014 KU-P-600 Existing Site Plan Received 16/12/2014 KU-P-601 Existing Ground Floor Plan Received 16/12/2014 KU-P-602 Existing First Floor Plan Received 16/12/2014 KU-P-603 Existing Second Floor Plan Received 16/12/2014 KU-P-604 Existing Roof Plan Received 16/12/2014 KU-P-605 Existing_ Section_AA Received 16/12/2014 KU-P-606 Existing_ Section_BB Received 16/12/2014 KU-P-607 Existing_Elevations_NS Received 16/12/2014 KU-P-608 Existing_ Elevations_EW Received 16/12/2014 Statement of Community Involvement 15.12.14 Received 16/12/2014 Transport Statement 12.12.14 Received 16/12/2014 BASIC INFORMATION National Planning Policy Framework (NPPF) 2012 Development Plan: London Plan July 2011 LDF Core Strategy Adopted April 2012 Policies LP 3.18 LP 5.1 LP 5.10 LP 5.11 LP 5.12 LP 5.13 LP 5.15 LP 5.18 LP 5.2 LP 5.21 LP 5.3 LP 5.5 LP 5.6 LP 5.7 LP 5.9 LP 6.10 LP 6.13 LP 6.9 LP 7.14 LP 7.2 LP 7.21 LP 7.3 LP 7.4 LP 7.5 LP 7.6 LP 7.8 LP 8.2 LP 8.3 CS 01 CS 02 LONDON PLAN JULY 2012 Education facilities Climate change mitigation Urban greening Green roofs and development site environ Flood risk management Sustainable drainage Water use and supplies Construction, excavation and demolition Minimising carbon dioxide emissions Contaminated land Sustainable design and construction Decentralised energy networks Decentralised energy in development prop Renewable energy Overheating and cooling Walking Parking Cycling Improving air quality An Inclusive environment Trees and woodlands Designing out crime Local character Public realm Architecture Heritage assets and archaeology Planning obligations Community infrastructure levy LDF CORE STRATEGY CORE POLICIES Climate Change Mitigation Climate Change Adaptation CS 03 CS 05 CS 06 CS 07 CS 08 CS 09 CS 14 CS 15 CS 16 DM01 DM02 DM03 DM04 DM06 DM08 DM09 DM10 DM11 DM12 DM22 DM23 DM24 K+ K08 K+ P16 The Natural and Green Environment Reducing the Need to Travel Sustainable Travel Managing Vehicle Use Character, Heritage and Design Waste Reduction and Management Safer Communities Future Needs of Kingston University, Kin Community Facilities LDF CORE STRATEGY DEVELOPMENT MANAGEMENT Sustainable Design and Construction Stan Low Carbon Development Designing for Changing Climate Water Management and Flood Risk Biodiversity Sustainable Transport for new Development Managing Vehicle Use for New Development Design Requirements for New Developments Design Approach Development in Conservation Areas and Af Design for Safety Schools Protection and Provision of Community Fa K+20 AREA ACTION PLAN Higher and Further Education Kingston University Previous Relevant History 14/12488/EIA Environmental Screening opinion in respect of proposed Town House redevelopment NOT REQUIRED 25/06/2014 95/3004/FUL Variation of Condition 2 of Permit Conditions permission R29305 to allow for 09/05/1995 the Retention of Town House building and its continued use for education purposes for a further period of 15 years. 29305 Erection of temporary buildings for educational purposes Deemed consent to 31.1.1995 28/01/1985 Consultations 1. Neighbour Notification - Site and press notices have been displayed and 695 neighbours have been notified - 6 objections have been received raising the following concerns: • overbearing scale and visual impact / building will dwarf adjacent development / excessive height / out of character / building should be set back from Penrhyn Road / building should be reduced in height and scale / adjacent tower block is an eyesore and is not a justification for the height of the building / harm to character of the 2. 3. 4. 5. 6. Groves Conservation Area • loss of privacy / overlooking / serious overlooking of front of No. 19 Grove Crescent and neighbouring dwellings as well as side access paths and rear gardens • reflective glare from windows on east elevation • application documents should consider visual impact and daylight/sunlight impact on dwellings near the south east corner of the development site, Grove Court and even numbered houses on Grove Crescent / daylight/sunlight assessment does not accurately test impact on Nos. 17, 19, 19A and 21 Grove Crescent • Townscape and Visual Impact Assessment (TVIA) includes views from afar but does not include any views from the nearby houses on Grove Crescent which are significantly affected by the proposal / visual impact of rooftop structures has not been assessed • loss of 119 car parking spaces will exacerbate major parking problem / car journeys are unlikely to be displaced onto public transport / increased vehicular activity, congestion and air pollution from drivers searching for free or cheap parking / increased pressure on public transport • noise from rooftop plant and Combined Heat and Power (CHP) unit should be addressed / background noise survey should have been carried out in ‘second half’ of Grove Crescent rather than within the development site / noise report does not consider noise in the 31.5Hz octave band / noise report does not consider practicalities of meeting noise limits / ‘noise tunnel’ effect will result from close proximity of building to main University building • night time light pollution • existing Town House is a poor quality building and should be replaced • construction activity should be managed to maintain highway safety and the amenities of neighbouring residents. One neighbour representation was received commenting that the scheme represents a good opportunity to widen the pavement in Penrhyn Road at the front of the campus near the corner with Grove Crescent where waiting bus passengers obstruct pedestrians due to lack of space. Kingston Town Planning Sub-Committee – Expressed support for the proposed replacement of a building which now has a negative impact on the local area in terms of its outmoded design. The proposal would improve this gateway into the town centre. The design of the new building was distinctive and prominent and Members noted that the Kingston upon Thames Society supported the proposal. Kingston Town Neighbourhood Conservation Areas Advisory Committee support the proposal. Riverside Residents Association - warm and enthusiastic support for proposal. This is more than just another building and will contribute something more significant and welcome to our community and to Kingston as befitting the growing stature of the University as an important and significant educational institution in the UK. Transport for London - welcomes the reduction of 119 car parking spaces and suggests that the applicant considers a further reduction in spaces. It is recommended that a Car Parking Management Plan (CPMP) is implemented to allocate, manage and monitor the car parking spaces. The provision of Blue Badge car parking is welcomed and the CPMP should monitor the demand for Blue Badge spaces and provide additional spaces if required. TfL would encourage the provision of electric vehicle charging points. Cycle parking should be accessible, well lit, secure areas. Considering Kingston was successful in the Mini Holland bid, additional cycle parking above London Plan standards is suggested. The provision of shower and changing facilities is welcomed. Travel Plan including commitment to a site specific Travel Plan is welcomed. TfL confirm that the trips will not have a negative impact on the public transport, in particular buses. TfL recommends that a Delivery and Servicing Plan and a Construction and Logistics Plan (CLP) is secured by condition. 7. Neighbourhood Traffic Engineer – the site is located within Kingston town centre and benefits from excellent transport links. The Transport Statement demonstrates that the impact of the proposal on the highways network is minimal. 8. Sustainable Transport Officer - Travel Plan is acceptable. There is existing high demand for cycle parking across the campus. Two tier cycle racks can be acceptable if space is limited but they can be more awkward to use. Shower facilities and a cycle drying/ locker facility on the ground floor of the proposed building is welcomed and will support cycling. 9. Kingston Mini Holland Team - the council requires a strip of land to realise its aspirations for a cycle lane along this part of Penrhyn Road. 10. English Heritage (Archaeology) - no objections, subject to conditions. 11. English Heritage (Historic Buildings) - no response received to date, any comments received will be reported at the meeting. 12. Tree and Landscape Officer - no objections, subject to conditions. 13. Environment Agency - no comments. 14. Thames Water - no objections. 15. Carbon Reduction and Sustainability Officer - The Energy Statement addresses the requirements of the London Plan and the Council's Core Strategy. A target emissions reduction rate of 35% below Building Regulations Part L 2013 will be achieved through a Combined Heat and Power (CHP) system, solar photovoltaic panels and air source heat pumps alongside an efficient building envelope. BREEAM Excellent rating is satisfactory for this development and overall a high level of sustainability will be realised by the development 16. Metropolitan Police Designing Out Crime Officer – A consultation response was received from the Metropolitan Police Designing Out Crime Officer raising a number of queries. A meeting was subsequently held between the applicant’s security consultants and the Designing Out Crime Officer and the matters raised were discussed. The meeting was followed by the submission of a confidential Secured by Design Outline document. Any comments in response to this document will be reported at the meeting. 17. Kingston Upon Thames Society - The Society welcomes this application from the University to provide a building of some distinction on this most prominent site, opposite County Hall. Whilst the reduction in height which followed the public consultation process is welcomed (although the building will remain very prominent when viewed along Penrhyn Road) the loss of floorspace for new 'projects' is regrettable. However, this has resulted in a better use of the space internally and a reduction of the over generous circulation space in the original design. It is noted that no financial contributions are proposed in relation to community use of the building and therefore public access and regulated community use of the building should be secured. 18. Environmental Health – No objections to the proposal in terms of noise, air quality and ground pollution subject to conditions requiring the following: • An application to the Council for Prior Consent under Section 61 of Control of Pollution Act 1974 to address demolition noise • Restriction on hours of site and building works during development to 0800 to 1800 hours Monday to Friday and 0800 to 1300 hours on Saturdays • Restriction on use of the outdoor amenity areas to the north of the café and the roof terraces to 0800 to 2200 hours • Restriction on cumulative plant noise levels • Any combined heat and power plant should be gas powered • A Construction Environment Management Plan outlining the controls to be implemented to minimise release of dust entering the atmosphere or being deposited on nearby receptors • Gas protection measures to ensure that the ingress of potentially harmful gasses, particularly into enclosed spaces and voids, is adequately controlled • Investigation, risk assessment and any necessary remediation works in the event of the discovery of any ground contamination. Site and Surroundings 19. The Town House site is located within the north of Kingston University's Penrhyn Road campus. The existing Town House (2,987 sqm GIA) is a pre-fabricated part 2/3 storey building comprising two blocks linked by a cross-passage. The building is currently used for teaching and academic support and accommodates the student union and shop. 20. Kingston University's Penrhyn Road campus covers approximately 3.38 hectares and comprises a range of buildings which occupy the majority of the site. These include a four-storey Main Building to the south, which accommodates restaurants, teaching facilities, offices and a library; the 10 storey Tower block located to the east of the main building, and four villas housing University support facilities. The six/seven storey John Galsworthy Building and the Sopwith Building, which both provide teaching facilities, are located at the south of the Campus. 21. The Grove Crescent Conservation Area lies to the north and east of the development site and is predominantly characterised by large, semi-detached residential villas and includes the converted villas accommodating the University support facilities. Six of the villas are locally listed as Buildings of Townscape Merit. The site fronts onto Penrhyn Road which is one of the main arterial routes into Kingston. The site forms part of the setting of the Grade II Listed County Hall building opposite. To the north, the College Roundabout (junction of Penrhyn Road, Kingston Hall Road and Wheatfield Way) is identified in the Town Centre AAP as a Gateway location (Gateway 4) where the Council seeks to improve the gateway approach to the town centre along Penrhyn Road to achieve a sense of arrival and identity. 22. The development site is also covered by a number of other designations including as an Area of Archaeological Significance and a Key Area of Change. It lies within the Kingston Town Centre Area Action Plan boundary where it is located within the Civic and Education Quarter where it is identified as a Landmark site. The site is within Flood Zone 1, where there is low probability of flooding occurring. 23. The site has a Public Transport Accessibility Level (PTAL) rating of 4. 24. A number of trees within the site are covered by Tree Preservation Orders (TPO). Proposal 25. It is proposed to demolish the existing Town House building and erect a new building (9,320 sqm GIA) with associated access, parking and landscaping works. The building would be set back from the mature trees to the north of the site and would step up in height towards the south, ranging in height from approximately 15m to 28m (between two and six storeys) with smaller floorplates at higher levels. 26. Externally the building will comprise a series of colonnades, balconies and terraces which are intended to break up the mass of the building and form key design features. The main elevations would feature reconstituted stone colonnades and vertical ribs with glass or brick in-fills. The application states that the colonnades have been designed to establish a civic presence and create a relationship with the stone frontages of the dominant County Hall opposite. The proposed materials palette is intended to assume its own identity whilst making reference to the local vernacular (including the Town Centre and Hampton Court Palace) in its use of brick with large window openings. It is also intended to make reference to the nearby listed Surrey County Hall and Market Square building in its form and light masonry tone. 27. The Student Union facilities currently located in the Town House building will be closed and the shop relocated elsewhere on campus. The building will provide the following facilities: • double height auditorium space (available for public use) at ground floor level • ground floor reception, entrance hall, café (open to the public), teaching/performance space and back of house storage • first floor performance, dance and teaching space, changing facilities, and publicly accessible Learning Resource Centre (LRC or library) • second floor flexible spaces for learning and group work as well as teaching and part of the LRC • remainder of the LRC and flexible study spaces on the third to fifth floors. 28. A new ground level public realm is proposed along the length of the Penrhyn Road frontage featuring a surface treatment to match the existing pavement thereby providing a continuous surface and giving the impression of a widened pavement. The building would feature brown roofs (which provide a habitat for the development of a natural ecosystem) on the upper roof levels of the eastern elevation of the building and planters for climbing plants at the upper levels of the western elevations. Roof garden courtyards are proposed within the building along with enclosed green spaces at ground floor level to the north of the building. 29. The proposal represents a substantial part of an £80 million programme of investment by the University in its estate over the next five years. The scheme is intended to ensure that the University's provides high quality education facilities and continues to attract students to Kingston. 30. The proposal involves a 119 space reduction in on-site car-parking which is currently provided around the Town House and along Penrhyn Road. This is intended to improve the pedestrian and physical environment and the permeability of the campus. Two disabled parking spaces and two visitor car parking spaces will remain. 219 cycle parking spaces will be provided (representing a net gain of 139 spaces) in the form of double stacker stands adjacent to the north east and south east corners of the building and Sheffield stands along the Penrhyn Road frontage. 31. It is proposed to remove two pay-and-display parking bays from the north side of the site access to facilitate emergency vehicle access to Grove Crescent. The re-provision of these spaces is currently the subject of ongoing discussion between the applicant and the Council’s Neighbourhood Traffic Engineer. 32. There have been ongoing discussions between the University and the Council in relation to the Mini-Holland cycle scheme proposals for Penrhyn Road. The Mini-Holland scheme is currently at an early design stage and the proposal therefore features an assigned area for a cycle lane within an indicative landscape design to provide flexibility to agree a detailed landscaping scheme with the Council at a later date. Assessment The main considerations material to the determination of this application are: • • • • • • • Principle of Proposed Development Impact on Character of Area Impact on Neighbour’s Residential Amenity Highways and Parking Trees Sustainability Other Material Considerations Principle of Proposed Development 33. The K+20 Kingston Town Centre Area Action Plan (KTCAAP) states at para. 3.13 that Kingston University plays an important role in the local economy providing education, training, employment, plus a range of facilities and events. Policy K8 of the KTCAAP states that 'the Council will work with Kingston University and will support in principle the provision of improved facilities on the University's Penrhyn Road campus (Proposal Site P16)'. It further states that 'proposals should be of a high standard of design, relate well to their surroundings and safeguard visual and residential amenity.' 34. Policy K9 of the KTCAAP is concerned with Design Quality in the Town Centre and identifies the application site as suitable for a new landmark building to reinforce identity and improve legibility. Policy P16 of the KTCAAP states that Council will work with the University to secure: • High quality redevelopment of outmoded buildings to accommodate University expansion and enhance its facilities, including landmark development of the Town House on the Penrhyn Road frontage • Upgrading through landscaping and environmental improvements, in particular, along the Penrhyn Road approach to the town centre • Secure cycle parking provision • Improved pedestrian routes across the site. 35. The policy further states that 'development should safeguard the amenity of adjoining residential areas and the setting of the Grove Crescent Conservation Area'. 36. Policy K10 of the KTCAAP is concerned with improving the town centre public realm and seeks the creation of an attractive ‘gateway’ approach to the town centre along Penrhyn Road. 37. Policy CS15 of the Core Strategy (April 2012) is concerned with the Future Needs of Kingston University, Kingston College and Schools and recognises the importance of Kingston University in the local economy. The Policy states that the Council will continue to work in partnership with the University to meet their needs for new and upgraded facilities and for smarter travel initiatives, including travel planning. 38. The proposed development would involve the demolition of an existing Class D1 building in higher education use to be replaced with a new building which would be larger and would incorporate Class D1 as well as other ancillary uses. The principle of the use for higher education purposes is considered to be acceptable and the intensification of use on this part of the site is also acceptable given it is within the existing university campus and close to other university facilities, with good public transport links. The principle of the proposed redevelopment in therefore considered acceptable subject to fulfilling the aspirations for the site envisaged within the KTCAAP and complying with relevant policies in the London Plan (2011) and LDF Core Strategy (2012), and any other material planning considerations raised. Impact on Character of Area 39. The National Planning Policy Framework (NPPF) attaches great importance to the design of the built environment, stating that good design is a key aspect of sustainable development and is indivisible from good planning. Paragraph 58 of the NPPF states that planning policies and decisions should aim to ensure that developments [inter alia]: 'respond to local character and history, and reflect the identity of local surroundings...while not preventing or discouraging appropriate innovation'. 40. Policies CS8 and DM10 of the LDF Core Strategy advise that proposals should relate well to their surroundings and be of a high standard of design to achieve a more attractive, sustainable and accessible environment. 41. The proposal involves the demolition of a building which is considered to have a negative impact in character terms, including on the setting of the adjacent conservation area and County Hall. 42. The new Town House building would be 28 metres high which represents an approximately 15.5 metre increase in height compared to the existing Town House building. It will be seen in the context of the existing Tower Block (which is approximately 34.5 metres in height) and the civic scale of the Surrey County Council building. The building form steps down from Penrhyn Road towards Grove Crescent so that the scale of the building adjusts to the more domestic scale of properties on Grove Crescent. 43. The proposal seeks to address the Council’s aspirations to improve the ‘gateway’ approach into the town centre by removing the existing boundary wall and extending the pavement into the site for the full frontage of the University site and removing all frontage surface car parking and introducing new landscaping. 44. The application states that the outer layer of the façade is intended to establish the civic presence of the building whilst being open and transparent at lower levels to address the public realm through walkways, terraces and gardens. 45. The application is accompanied by a Townscape and Visual Impact Assessment (TVIA) which considers the impacts of the proposals on local townscape and visual amenity and is based on a series of visual representations. The assessment concludes that: • • • • • • • the proposed development is consistent with the overall scale and character of the larger buildings found across the Kingston Town Centre Character Area, and enhances this character through the quality of design and materials proposal will considerably improve the pedestrian experience through a new public realm that will enhance the vitality of this part of Penrhyn Road proposal will have a minor effect on the surrounding townscape character, which is of low sensitivity, being mixed in terms of period, style, and typology, and because the scheme is largely obscured from view within the urban landscape the development would have a moderate effect on the local night time townscape character which is of medium sensitivity within views from Penrhyn Road the scheme introduces a prominent but high quality new element which responds appropriately to the surrounding sensitivities (County Hall and Grove Crescent Conservation area). It provides an attractive new neighbour to Surrey County Hall, that will have a beneficial visual effect changes to longer distance views will be minor beneficial due to the cluster of taller educational and civic buildings which surround the application site. the building's materials and articulation responds sensitively to surrounding elements of cultural and townscape value. 46. The TVIA concludes overall that the proposed development will enhance the character of the local townscape and its immediate surroundings, in particular, by replacing the current poor quality Town House with a very high quality building with active frontages, and high quality new and vibrant public space. 47. The application is accompanied by a Heritage Impact Assessment which identifies the heritage assets in the surrounding area and concludes that the proposal results in an improvement in townscape terms and would therefore maintain or enhance the significance of these heritage assets. At the time of writing, English Heritage (Historic Buildings) comments were awaited regarding the impact on the setting of the Grade II listed County Hall opposite and any update will be provided at the meeting. 48. The proposal involves the demolition of a functional, prefabricated building of little architectural merit and the erection of a significantly larger ‘landmark’ building. The building will appear dominant by reason of its height and scale, and in particular its prominent siting forward of the established building line along this part of Penrhyn Road. The application site has been identified within the KTCAAP as suitable for a new landmark building to reinforce identity and improve legibility. The Design and Access statement accompanying the application demonstrates that the design of the building and the palette of materials have been carefully considered. Whilst the building would be of significant scale its bulk will be significantly mitigated through its design. The facade of the building features an outer layer within a reconstituted stone frame accommodating walkways, terraces and gardens with an inner layer featuring a glass and brick infill panels. The outer layer of the facade will provide an open and transparent appearance and this impression would be accentuated by the proportion of glass panels within the inner facade, particularly on the main front elevation. Accordingly, the bulk and massing of the building would be significantly mitigated and it is considered that the building would succeed in achieving a landmark and civic scale whilst ensuring its acceptability in townscape and visual amenity terms. 49. The building has also been designed to step down in height to respect the scale of buildings within the Grove Crescent Conservation Area. It is considered that this design strategy ensures a satisfactory relationship with surrounding development. Overall, it is considered that the proposed building is of a high quality architecturally and would meet the objectives of the KTCAAP in achieving a high standard of design which reinforces identity and improves legibility. Furthermore, the building is not considered to result in harm to the setting of the Grove Crescent Conservation Area. 50. A reddish shade of London stock brick is proposed for the brick infill panels. Officers have suggested to the applicants that a lighter shade of stock brick could provide the building with a lighter appearance and the applicant has expressed a willingness to consider an alternative brick. Details of materials can be secured through a standard planning condition. Impact on Neighbours’ Residential Amenity 51. Policy DM10 states that development proposals should have regard to the amenities of occupants and neighbours, including in terms of privacy, outlook, sunlight/daylight, avoidance of visual intrusion and noise and disturbance. 52. The application is accompanied by a Daylight and Sunlight Report detailing an assessment of the proposed development on neighbouring properties in accordance with BRE Report 209, Site Layout Planning for Daylight and Sunlight: A guide to good practice (second edition, 2011). The report concludes that the daylight effects on the Grove Crescent properties are very largely BRE adherent. It identifies a few minor technical transgressions which are stated to result from limitations arising from the design of the neighbouring buildings rather than the design of the proposed development. The sunlight effects are stated to satisfy the BRE recommendations. In accordance with the BRE assessment methodology, the existing line of deciduous trees along the site boundary was ignored. However, the report advises that in reality the trees would obstruct light to the Grove Crescent properties and the impact of the building will be less significant than the results state. 53. An objection has been received from the occupants of No. 19 Grove Crescent questioning the scope and accuracy of the Daylight and Sunlight Assessment and suggesting that Nos. 17, 19, 19A and 21 Grove Crescent were not accurately tested. The applicant has submitted a letter from the assessors advising that an accurate and thorough assessment was carried out on these properties and expanding on the methodology used to test the daylight distribution, confirming that the assessment is in accordance with BRE guidance. 54. In response to comments received from the occupants of No. 30 Grove Crescent the assessors have provided justification that further assessment of this dwelling and properties further to the south is not required and that the proposed development will not have an adverse impact on the daylight and sunlight to these properties. 55. It is considered that the applicant has demonstrated that the proposal will not result in undue harm to the residential amenities of the occupants of nearby dwellings in terms of any loss of daylight and sunlight to these properties. 56. The nearest residential dwelling will be located a minimum of approximately 27m from the proposed building. In view of the degree of separation and the design of the building which steps down to respect the scale of the houses on Grove Crescent it is considered that the proposal will not result in an unduly harmful visual impact when viewed from nearby dwellings. 57. Whilst there will be views from windows on the north and west elevations of the building towards the front elevations of the residential dwellings on Grove Crescent, in view of the orientation of the building and sight lines it will not afford views of any private areas within nearby dwellings. It should also be noted that there will be a minimum 27m separation between the proposed building and neighbouring properties whilst the publicly accessible roof terraces are primarily located on the western and southern elevations. It is considered that the proposal will not give rise to any significant loss of privacy affecting neighbouring residential dwellings. 58. The applicant has responded to concerns raised by the occupants of No. 19 Grove Crescent regarding reflective glare from the glazing on the east facing elevation. It is stated that 16% of this elevation will be glazed, which is comparable to a traditional masonry wall type construction and that lower reflectivity glass is proposed. 59. Roof garden courtyards provide external study spaces and the application states that care has been taken to respect the amenity of adjoining owners by providing these gardens inset within the building thereby screened on three sides to provide acoustic and visual protection. 60. The application is accompanied by an Environment Noise Assessment which specifically addresses the potential noise impacts of the three Dance Studios, Dance Performance Space and the Auditorium. An assessment was also undertaken of the roof terrace areas and external ground level amenity space outside the café (the closest point of which is approximately 25 metres from the residential properties on Grove Crescent). 61. The Dance Studios and Performance Space have been designed to provide acoustically isolated “box-in-box” constructions and electronic limiters will be used when the facilities are in operation. The assessment considers the worst case maximum noise levels within the dance facilities and concludes that noise levels will be inaudible from properties at Grove Crescent. With respect to the external amenity areas, a worst case assumption on occupancy of these spaces identifies a negligible impact on noise levels. 62. The Noise Assessment sets total cumulative plant noise emission criteria for the building to ensure that the proposals can comply with the Council's standard planning conditions. 63. The application states that the University would be willing to accept planning conditions limiting the use of the outdoor amenity areas to the north of the café and the roof terraces to 08:00 to 22:00 hours. 64. The Council’s Environmental Health Officers have raised no objection to the proposal in terms of noise subject to conditions addressing demolition noise, hours of working, hours of use of the outdoor amenity areas and plant noise. The proposal is not considered to result in any unduly harmful impacts in terms of noise and disturbance. Highways & Parking 65. Policy DM10 states that development proposals should have regard to local traffic conditions and highway safety and ensure that they are not adversely affected. Policy DM9 states that new development should not contribute to congestion or compromise highway safety. 66. The application is accompanied by a Transport Statement which concludes that the proposed development complies with all relevant transport planning policy and will have a negligible impact on the transport network. 67. TfL have raised no objections to the proposal and have suggested that a Car Parking Management Plan (CPMP) is implemented. The applicants have advised that the University operates an existing permit system which controls and monitors car park allocation whilst Parking Control Notices are issued where vehicles are not displaying a valid permit or are in breach of on-site instructions. It is therefore considered that existing controls already in operation are adequate and a CPMP is not required. 68. The Council’s Neighbourhood Traffic Engineer notes that 123 parking spaces including 6 disabled spaces will be removed and 4 off street parking spaces will remain, including 2 spaces for disabled / mobility impaired users. The site is located within Kingston town centre and benefits from excellent transport links. The Transport Statement demonstrates that the impact of the proposal on the highways network is minimal. The proposal will result in the loss of two existing pay and display/residents parking bays and the applicant has agreed to cover the £1,500 costs relating to the amendment of the traffic order and this will be secured through a Section 106 legal agreement. The applicant has submitted information demonstrating that the loss of these bays will not result in a detrimental impact on the availability resident’s car parking in the area. The loss of the bays should be balanced against the University’s willingness to donate a strip of land to the Council to construct a cycle way and is therefore considered acceptable. 69. There have been ongoing discussions between the University and the Council in relation to the Mini-Holland cycle way proposals for Penrhyn Road. The University have indicated a willingness to donate a strip of land to the Council to facilitate the construction of a cycle lane to the campus frontage. The Mini-Holland scheme is currently at an early design stage and at this point the specific land requirement is unclear. In view of this uncertainty it has been agreed that the land will not be secured through a grant of planning permission for the proposed development. A suggested informative has been agreed between Officers and the applicant that acknowledges the intention of the University to work with the Council towards the delivery of a dedicated cycle way on the Penrhyn Road campus frontage. 70. The Council’s Sustainable Transport Officer has raised concerns regarding site wide demand for cycle parking whilst TfL have suggested that additional cycle parking could be provided. The applicant has advised that the proposal will result in a significant improvement in cycling facilities within the application site and that demand for cycle parking will be monitored through the Travel Plan and additional spaces will be provided as necessary to meet future demand. The applicant has also advised that the types of cycle rack to be provided will be carefully considered. Details of cycle parking are proposed to be secured through a planning condition. 71. The proposal is considered acceptable in terms of highways and in terms of cycle parking and facilities. Trees 72. The application is accompanied by an Arboricultural Report which notes that the proposal requires the removal of a number of trees which collectively make a moderate contribution in amenity terms. The proposal involves a landscaping scheme which seeks to reconcile the loss of trees through additional tree planting which it is stated will enhance the overall arboricultural character of the site. The species of replacement trees are intended to improve the diversity of species currently represented on the site. The scheme has also sought to accommodate and integrate the significant trees within the site. 73. The Council’s Mini-Hollands proposals may require the removal of street trees to the front of the site. However, this matter will be dealt with outside of the scope of this planning application as the MiniHollands proposals are advanced. A scheme of landscaping for the application site would be secured through a condition. 74. The Council's Tree and Landscape Officer has raised no objections to the application and the proposal is therefore considered acceptable in terms of trees and landscaping. Legal Agreements 75. A Section 106 legal agreement will be required to secure £1,500 to cover the cost of the amendment to the traffic order that will be required in relation to the removal of two car parking bays. The applicant is preparing a unilateral undertaking. Sustainability 76. The Energy Statement addresses the requirements of the London Plan and the Council's Core Strategy. A target emissions reduction rate of 35% below Building Regulations Part L 2013 will be achieved through a Combined Heat and Power (CHP) system, solar photovoltaic panels and air source heat pumps alongside an efficient building envelope. The Council's Carbon Reduction and Sustainability Officer has advised that BREEAM Excellent rating is satisfactory for this development and overall a high level of sustainability will be realised by the development. The proposal is therefore considered acceptable in terms of sustainability. Other Material Considerations 77. The application is accompanied by an Ecological Appraisal which identifies that the site is of low ecological importance as it comprises predominantly hard standing and the existing Town House building. The report details proposed mitigation measures in relation to the timing of works to trees, timing for the demolition of the existing building, an elevated tree inspection (required prior to pruning works for one tree) and lighting mitigation. The report concludes that the proposed soft landscaping scheme and inclusion of brown roofs is likely to result in a net gain in biodiversity terms. 78. The application is accompanied by an Air Quality Assessment which notes that the site is located within an Air Quality Management Area (AQMA). The report concludes that, subject to implementing best practice construction techniques, emissions from construction equipment will have no significant impact on receptors within the AQMA. Construction dust can also be controlled by implementing onsite mitigation measures. During operation, the number of vehicle trips generated by the site is likely to decrease as a result of the reduction in parking spaces and improvement in cycle parking and cycling facilities. As such the effect of traffic emissions from the development is deemed to be insignificant. A natural gas fired Combined Heat and Power engine is proposed and this will meet London Plan minimum emission targets and has been calculated to be “air quality neutral”. Overall, the proposed development is considered not to have a significant effect on local air quality. The Council’s Environmental Health Officer has raised no objections to the proposal in terms of air quality and the proposal is therefore considered acceptable in this regard. 79. The application is accompanied by a Ground Investigation Report which advises that no ground contamination has been identified following initial investigations. The Council’s Environmental Health Officer has raised no objections to the proposal in terms of contamination subject to a condition requiring appropriate remediation measures should any contamination be identified. 80. The application is accompanied by an Archaeology Assessment which advises that the site has a generally moderate to low potential for archaeological survival, varying with the degree of ground disturbance by past development and cultivation. Parts of the site not previously built on have a higher potential for prehistoric and medieval remains; there is considered to be a low potential for Roman remains. English Heritage (Archaeology) have raised no objections to the proposal. 81. The application is accompanied by a Flood Risk Assessment which notes that the site is located within Flood Zone 1 where there is a less than 1 in 100 annual probability of flooding from fluvial or tidal sources and concludes that the proposed development will not result in an increased risk of flooding to the site or the surrounding area. The Environment Agency indicated that they had no comments to make on the application. The proposal is considered acceptable in Flood Risk Terms. Recommendation: Approve subject to the prior completion of a legal agreement and subject to the following conditions: 1 The development hereby permitted shall be commenced within 3 years from the date of this decision. Reason: In order to comply with Section 91 of the Town and Country Planning Act, 1990. (As amended) 2 The development hereby permitted shall be carried out in accordance with the following approved plans: 10305_33 Air Quality Assessment Received 16/12/2014 10305_33 Archaeology Assessment 12.12.14 Received 16/12/2014 10305_33 BREEAM Pre-Assessment 10.12.14 Received 16/12/2014 10305_33 Covering Letter (KU Town House) - 16.12.14 Received 16/12/2014 10305_33 Daylight & Sunlight report Received 16/12/2014 10305_33 Design and Access Statement Received 16/12/2014 10305_33 Ecological Appraisal Received 16/12/2014 10305_33 Energy Statement Kingston University 10.12.14 Received 16/12/2014 10305_33 Ground Investigation Report Received 16/12/2014 10305_33 Heritage Impact Assessment Received 16/12/2014 10305_33 Noise Assessment Planning Support Report - Revision B 9.12.14 Received 16/12/2014 10305_33 Planning Statement 15.12.14 Received 16/12/2014 10305_33 Sustainability Statement Kingston University 10.12.14 Received 16/12/2014 10305_33 Town House Heritage Impact Assessment 15-12-14 Received 16/12/2014 10305_33 Townscape & Visual Impact Assessment Received 16/12/2014 10305_33 Travel Plan Received 16/12/2014 141204 Drainage Report Received 16/12/2014 141204 Flood Risk Assessment Received 16/12/2014 141210 KU - New Town House Outline Construction Method Statement V2 Received 16/12/2014 3429 SK_1606214-1 Demolition Plan Received 16/12/2014 Air Quality Assessment 12.12.14 Received 16/12/2014 Arboricultural Report Received 16/12/2014 Daylight Sunlight Report - 10.12.14 Received 16/12/2014 Design and Access Statement Received 16/12/2014 Ecological Appraisal 16.12.14 Received 16/12/2014 Ki.11_201 Proposed Landscape Plan Received 16/12/2014 Ki.11_202 Proposed Landscape Plan with Mini Hollands route Received 05/03/2015 Ki.11_203 Proposed Landscape Plan Upper Levels FINAL 2014 12 11 Received 05/03/2015 Ki.11_230 Tree Retention Removal Received 16/12/2014 Ki.11_240 Landscape Sections Received 16/12/2014 Ki.11_250 Proposed Landscape Details Received 16/12/2014 Ki.11_270 Proposed Landscape Materials Received 16/12/2014 KU-P-100 Site Location Map Received 16/12/2014 KU-P-101 Block Plan Received 16/12/2014 KU-P-102 Ground Floor Context Plan Received 16/12/2014 KU-P-200 Proposed Plan Level 0 Received 16/12/2014 KU-P-201 Proposed Plan Level 1 Received 16/12/2014 KU-P-202 Proposed Plan Level 2 Received 16/12/2014 KU-P-203 Proposed Plan Level 3 Received 16/12/2014 KU-P-204 Proposed Plan Level 4 Received 16/12/2014 KU-P-205 Proposed Plan Level 5 Received 16/12/2014 KU-P-206 Proposed Roof Plan Received 16/12/2014 KU-P-300 Proposed Section A-A Received 16/12/2014 KU-P-301 Proposed Secion B-B Received 16/12/2014 KU-P-302 Proposed Section C-C Received 16/12/2014 KU-P-303 Proposed Section D-D Received 16/12/2014 KU-P-304 Proposed Context Sections Received 16/12/2014 (AA and BB) KU-P-305 Proposed Context Sections Received 16/12/2014 (CC and DD) KU-P-400 Proposed West Elevation Received 16/12/2014 KU-P-401 Proposed South Elevation Received 16/12/2014 KU-P-402 Proposed North Elevation Received 16/12/2014 KU-P-403 Proposed East Elevation Received 16/12/2014 KU-P-404 Proposed Context Elevations Received 16/12/2014 KU-P-405 Proposed Context Elevations Received 16/12/2014 KU-P-500 Detail Section Received 16/12/2014 KU-P-600 Existing Site Plan Received 16/12/2014 KU-P-601 Existing Ground Floor Plan Received 16/12/2014 KU-P-602 Existing First Floor Plan Received 16/12/2014 KU-P-603 Existing Second Floor Plan Received 16/12/2014 KU-P-604 Existing Roof Plan Received 16/12/2014 KU-P-605 Existing_ Section_AA Received 16/12/2014 KU-P-606 Existing_ Section_BB Received 16/12/2014 KU-P-607 Existing_Elevations_NS Received 16/12/2014 KU-P-608 Existing_ Elevations_EW Received 16/12/2014 Statement of Community Involvement 15.12.14 Received 16/12/2014 Transport Statement 12.12.14 Received 16/12/2014 Reason: For avoidance of doubt and in the interests of proper planning. 3 Full details of the materials, colour and texture of the external finish of the building shall be submitted to and approved in writing by the Local Planning Authority prior to installation and the development shall be implemented in accordance with the approved finishes. Reason: To ensure a satisfactory appearance on completion of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 4 Refuse storage facilities and recycling facilities shall be provided prior to the occupation of the development hereby permitted in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority prior to the construction of the building hereby permitted, such facilities to be permanently retained at the site. Reason: To ensure the provision of refuse facilities to the satisfaction of the Council in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 5 The construction of the building hereby permitted shall not be commenced until details of secure cycle parking facilities for the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. These facilities shall be fully implemented and made available for use prior to the occupation of the development hereby permitted and shall thereafter be retained for use at all times. Reason: To ensure the provision of satisfactory cycle storage facilities and in the interests of highway safety in accordance with Policy DM8 (Sustainable Transport for New Developments) of the LDF Core Strategy Adopted April 2012. 6 The Travel Plan for Penrhyn Road Campus (Dec 2014) shall be implemented upon the development being brought into first use, and in accordance with the approved details. Thereafter Monitoring and review shall include the submission of a survey based travel plan update report to the Council in years 1, 3 and 5 post opening which contains the results of biennially repeated staff travel surveys and demonstrates progress towards targets set out within the December 2014 Report. Reason: To ensure that sustainable transport methods are encouraged and implemented in accordance with Policies CS5 (Reducing the Need to Travel) and CS6 (Sustainable Travel) of the LDF Core Strategy Adopted April 2012. 7 A Delivery and Service Management Plan shall be submitted to and approved in writing by the local planning authority before the construction phase of the development commences. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. Reason: In order to safeguard the amenities of the surrounding residential occupiers and to safeguard highway safety and the free flow of traffic in accordance with Policies DM9 (Managing Vehicle Use for New Development) and Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 8 The site and building works required to implement the development shall be only carried out between the hours of 08.00 and 18.00 Mondays to Fridays and between 08.00 and 13.00 on Saturdays and not at all on Bank Holidays and Sundays. Any variations to these working hours must be agreed in writing with the local authority through the submission and approval of a detailed construction plan setting out the nature of the works proposed and why they must be undertaken outside the restricted hours. Reason: To safeguard the amenities of the adjoining residential occupiers in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 9 Within 9 months of completion, a final BREEAM Excellent Certificate should be submitted to and approved by the local planning authority. Reason: In the interests of sustainability and energy conservation as set out in Policies 5.2 (Minimising Carbon Dioxide Emissions) and 5.3 (Sustainable Design & Construction) of the London Plan (July 2011) and Policy DM1 (Sustainable Design and Construction Standards) of the LDF Core Strategy Adopted April 2012. 10 Prior to commencement of any development on site, a Management Plan for the demolition phase of the development shall be submitted to the planning authority for written agreement. The demolition phase of the development shall only be carried out in accordance with the details and measures approved as part of the management plan, which shall be maintained throughout the entire demolition period. Reason: In order to safeguard the amenities of the surrounding residential occupiers and to safeguard highway safety and the free flow of traffic in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 11 Prior to demolition and or site clearance an initial Tree Protection Fencing Plan must be submitted to the local planning authority for approval and the approved tree protection measures shall be implemented as approved. If the proposed development is to be phased, a Tree Protection Fencing Plan shall be submitted for approval and implemented as approved prior to commencement of each phase. Reason: In the interests of visual amenities and so that the Local Planning Authority shall be satisfied as to the details of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 12 All works on site shall take place in accordance with the following details which shall have previously been submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction: (a) Provision for loading/unloading materials. (b) Storage of plant, materials and operatives vehicles. (c) Temporary site access. (d) Signing system for works traffic. (e) Measures for the laying of dust, suppression of noise and abatement of other nuisance arising from development works. (f) Location of all ancillary site buildings. (g) Measures to protect any tree, shrubbery and other landscape features to be retained on the site during the course of development. (h) Means of enclosure of the site. (i) Wheel washing equipment. (j) The parking of vehicles of the site operatives and visitors (k) The erection and maintenance of security hoarding. (l) A scheme for recycling/disposing of waste resulting from demolition and construction works. Reason: In order to safeguard the amenities of the surrounding residential occupiers and to safeguard highway safety and the free flow of traffic in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 13 No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water or sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with the relevant water or sewerage undertaker. Any piling must be undertaken in accordance with the terms of the approved piling method statement unless otherwise agreed in writing by the Authority. Reason: The proposed works will be in close proximity to underground water and sewerage utility infrastructure and piling has the potential to impact upon this infrastructure. 14 The development hereby permitted shall be carried out in accordance with the general principles set out within the Secure By Design Outline Document (February 2015, Issue C). A Secure by Design Certificate will be obtained prior to the building being opened to the members of the public. Reason: In the interest of security and crime prevention and to accord with Policy DM10 of the Royal Borough of Kingston Upon Thames Core Strategy (April 2012). 15 The construction of the building hereby permitted shall not commence until a scheme of hard and soft landscaping shall have been submitted to and approved in writing by the Local Planning Authority. The approved hard landscaping shall be implemented prior to first occupation of the building and the approved soft landscaping shall be implemented within the first planting season following completion of the development. The tree planting and soft landscaping shall thereafter be maintained for five years to the satisfaction of the Local Planning Authority. Any trees or shrubs which die during this period shall be replaced in the first available planting season, and the area shown to be landscaped shall be permanently retained for that purpose only. Reason: In the interests of visual amenity and also that the Local Planning Authority shall be satisfied as to the details of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 17 Unless otherwise agreed with the LPA, in the event that the Council does not complete the Mini Holland scheme by 31 May 2017, the applicant shall implement an alternative scheme of landscape works in accordance with the details to be provided in accordance with Condition 15 [landscape details] of this permission. The alternative scheme of landscape works shall be completed prior to the opening of the development to the public and thereafter maintained in accordance with the requirements of Condition 15 [landscape details]. Reason: In the interests of visual amenity and also that the Local Planning Authority shall be satisfied as to the details of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 18 All plant and machinery shall be enclosed and where appropriate soundproofed in accordance with a scheme which shall have been submitted to and approved in writing by the Local Planning Authority prior to the commencement of the relevant part of the development. The sound insulation scheme shall be provided as approved before the plant and machinery is brought into use and thereafter permanently retained. Reason: In order to secure a reduction in the noise emanating there from and in the interests of the residential amenities of the area in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 19 Before the construction phase of the development is commenced, a scheme shall be submitted to and approved in writing by the Local Planning Authority for the acoustic insulation of the building. The scheme shall be implemented before the building is first occupied and thereafter permanently retained. Reason: In order to control the noise emanating there from and in the interests of the residential amenities of the area in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 20 The outdoor amenity areas to the north of the café and the roof terraces shall only be used between 0800 and 2200 hours. Reason: In order to comply with Policy DM10 of the Royal Borough of Kingston Upon Thames Core Strategy (April 2012) and in the interests of the residential amenities of the occupants of nearby dwellings. 21 The rating level of the noise determined by the cumulative sound emissions of the plant hereby permitted shall be at least 5dBA lower than the existing background noise level at any given time of operation. The noise levels shall be determined 1m externally to any window at the nearest residential façade. Measurements and assessment shall be carried out in accordance with British Standard 4142:1997 Reason: To safeguard the amenities of the occupiers of the neighbouring properties in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 22 A) No development other than demolition to existing ground level shall take place until the applicant (or their heirs and successors in title) has secured the implementation of a programme of archaeological evaluation in accordance with a written scheme which has been submitted by the applicant and approved by the local planning authority in writing and a report on that evaluation has been submitted to the local planning authority. B) If heritage assets of archaeological interest are identified by the evaluation under Part A, then before development, other than demolition to existing ground level, commences the applicant (or their heirs and successors in title) shall secured the implementation of a programme of archaeological investigation in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the local planning authority in writing. C) No development or demolition shall take place other that in accordance with the Written Scheme of Investigation approved under Part (B). D) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Part (B), and the provision for analysis, publication and dissemination of the results and archive deposition has been secured. Reason: Heritage assets of archaeological interest may survive on the site. The planning authority wishes to secure the provision of appropriate archaeological investigation, including the publication of results, in accordance with Section 12 of the NPPF 23 The burning of any waste arising from works associated with the development hereby approved is prohibited on site. Reason: To safeguard the amenities of the occupiers of the neighbouring properties and surrounding area in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 24 Construction of the building hereby approved shall be in accordance with the recommendations of the Energy Statement dated 8 December 2014. Any combined heat and power plant shall be gas fuelled. Reason: In order to comply with Policy 7.14 of the London Plan and in the interest of air quality in the surrounding area. 25 The construction of the development hereby permitted shall incorporate gas protection measures to ensure that the ingress of potentially harmful gases, particularly into enclosed spaces and voids, is adequately controlled. Reason: In the interests of the health and well being of future occupants of the building. 26 In the event that any ground contamination not previously identified is found to be present is identified when carrying out the approved development it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in respect of this contamination and where remediation is necessary a remediation scheme must be prepared and implemented upon approval of the Local Planning Authority. Reason: In order to comply with Policy 5.21 of the London Plan and in the interest of the health and well being of future occupants of the building. Informative(s) 1 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 Ground Water. 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. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system. 2 There are public sewers crossing or close to your development. In order to protect public sewers and ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer. Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted in some cases for extensions to existing buildings. The applicant is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the options available at this site. 3 Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres a minute at the point where it leaves Thames Water's pipes. The developer should take account of this minimum pressure in the design of the proposed development. 4 There are easements and way leaves running through the north of the proposal site which are Thames Water Assets. Thames Water advise that they will seek assurances that these will not be affected by the proposed development. 5 Prior to the commencement of demolition works the applicant shall submit an application to the Council for prior consent under Section 61 of the Control of Pollution Act 1974. It is recommended that a draft Section 61 application is made to the Local Authority in the first instance at least one month before the intended submission date to facilitate discussions. All communications for this should be made to the Environmental Control Section of Environmental Health Service. 6 The applicant's attention is drawn to the attached guidelines from the Borough Environmental Health Officer regarding possible environmental nuisance caused by the development. 7 In order to achieve a BREEAM level, the development must be assessed by a registered BREEAM Assessor. A list of BREEAM assessors can be found at: http://www.greenbooklive.com In order to achieve the best score possible a BREEAM assessor should be involved in the design process of the development at an early stage to provide advice on the best sustainability measures to implement to achieve the targeted BREEAM level. For more information visit: http://www.breeam.org/ 8 Your attention is drawn to the guidance contained in (i) the Council's publication "Access for All" (ii) the requirements of Part M of Schedule 1 to the Building Regulations 2000 and to the guidance contained in Approved Document M (2004 edition) to the Regulations. (iii) Sections 7 and 8 of the Chronically Sick and Disabled Persons Act 1970; and 9 In dealing with the application the Council has implemented the requirement in the National Planning Policy Framework to work with the applicant in a positive and proactive way. We have made available detailed advice in the form or our statutory policies in the Core Strategy, Supplementary Planning Documents, Planning Briefs and other informal written guidance, as well as offering a full pre-application advice service, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably. 10 Any vehicular crossing must be constructed and any redundant crossing reinstated as footway in accordance with the provisions of the Highways Act, 1980 by the Service Director (Planning & Transportation) (Highways), Directorate of Environmental Services, Guildhall II, Kingston upon Thames. 11 A Section 278 (Highways Act 1980) Agreement will be required in relation to the provision of any land within the application site for the construction of a cycle way. 12 The applicant has agreed that it will work with the Council towards the delivery of a dedicated cycle way (mini Holland) on the Penrhyn Road campus frontage. The parties have agreed to work together in good faith in order to ensure that the objectives of the University in respect of the Town House development subject of this application and the Council's proposals for improved cycling and pedestrian infrastructure on Penrhyn Road are achieved. Development Control Committee Date of Meeting: 19/03/2015 A3 Register No: 14/15023/FUL Address: KINGSTON HOSPITAL NHS TRUST, KINGSTON HOSPITAL GALSWORTHY ROAD, KINGSTON UPON THAMES, SURREY, KT2 7QB (c) Crown Copyright. All right reserved. Royal Borough of Kingston 2007. Licence number 100019285. [Please note that this plan is intended to assist in locating the development it is not the site plan of the proposed development which may have different boundaries. Please refer to the application documents for the proposed site boundaries.] Ward: Description of Proposal: Plan Type: Expiry Date: Coombe Hill Alterations to facade and layout of existing car park with addition of 1 extra storey to increase capacity from 275 to 405 parking spaces. Full Application 08/01/2015 Applicant's Plan Nos: 14193-AIA-PB - Arboricultural Impact Appraisal & Method Statement 14193-BT2 - Tree Protection Plan 2178-E-001 - Site Location Plan 2178-E-100 - Existing Car Park Ground Floor Plan 2178-E-101 - Existing Car Park First Floor Plan 2178-E-200 - Existing Car Park North & South Elevations 2178-E-201 - Existing Car Park East & West Elevations 2178-E-301 - Photos of Existing Car Park 2178-E-400 - Existing Section A-A 2178-E-500 - Site Layout Existing Parking Strategy 2178-E-600 - Existing Facade Details 2178-P-100 -A Proposed Car Park Ground Floor Plan 2178-P-101 - A- Proposed Car Park First Floor Plan 2178-P-102 -A -Proposed Car Park Second Floor Plan 2178-P-200 -A Proposed Car Park North & South Elevations 2178-P-201 - A - Proposed Car Park East & West Elevations 2178-P-301 - Photos of Proposed Car Park 2178-P-400 - Proposed Section A-A 2178-P-500 - Site Layout Proposed Parking Strategy 2178-P-510- Pedestrian Circulation Routes 2178-P-600 - Proposed Facade Details A01058_HEALTHY_TRANSPORT_PLA N A01062_Car_Parking_Policy Design & Access Statement Technical Note TN15001 Transport Statement-Kingston Hospital Received 02/10/2014 Received Received Received 25/02/2015 02/10/2014 02/10/2014 Received 02/10/2014 Received 02/10/2014 Received 02/10/2014 Received 09/10/2014 Received Received 02/10/2014 02/10/2014 Received Received 02/10/2014 04/12/2014 Received 04/12/2014 Received 04/12/2014 Received 04/12/2014 Received 04/12/2014 Received 02/10/2014 Received Received 02/10/2014 02/10/2014 Received 28/11/2014 Received Received 02/10/2014 02/10/2014 Received Received Received Received 02/10/2014 09/10/2014 06/02/2015 02/10/2014 BASIC INFORMATION National Planning Policy Framework (NPPF) 2012 Development Plan: London Plan July 2011 LDF Core Strategy Adopted April 2012 Policies LP 5.3 LP 6.13 LP 7.3 LP 7.19 LP 7.21 CS 05 CS 06 CS 07 CS 08 CS 15 DM01 DM08 DM12 DM22 DM24 LONDON PLAN JULY 2012 Sustainable design and construction Parking Designing out crime Biodiversity and access to nature Trees and woodlands LDF CORE STRATEGY CORE POLICIES Reducing the Need to Travel Sustainable Travel Managing Vehicle Use Character, Heritage and Design Future Needs of Kingston University, Kingston College and Schools LDF CORE STRATEGY DEVELOPMENT MANAGEMENT Sustainable Design and Construction Standards Sustainable Transport for new Development Development in Conservation Areas and Affecting Heritage Assets Design for Safety Protection and Provision of Community Facilities Previous Relevant History 03/14759/FUL The erection of a first floor deck for 109 cars above existing surface car park fronting Kingston Hill with access off Kingston Hill for a temporary period of 5 years to compensate for the loss of car parking in connection with the Phase V Permit Conditions 23/10/2003 03/14950/FUL Variation of Condition 1-times & use of car park & the signalising of the junction & Condition 2 (increasing period of temporary consent to 5 yrs) of ref 03/14759 for a 1st floor deck -109 cars above existing surface car park Permit 11/12/2003 04/14917/RE Details of tree protection during Approve Details with M construction of temporary decked car park pursuant to Condition 7 of 03/14759 Conditions 27/10/2004 04/15118/RE M Variation to condition 14 of planning permission 03/14579 to use metal cladding panels for decked temporary car park fronting Kingston Hill Approve Details 02/02/2005 11/14351/FUL Variation of Condition 2 of planning permission 03/14759 (which increased the period of the temporary permission granted under application 03/14950 to 5 years) for a first floor deck for 109 above existing surface car park fronting Kingston Hill to change the temporary status of the car park to permanent status. Application Withdrawn 22/06/2011 11/14545/CO ND Variation of Condition 2 (car park Approve 19/10/2011 deck) relating to planning permission 03/14759/FUL to allow the retention of the temporary car park for a further 2 years. Consultations 1. 662 neighbouring properties have been consulted and the application was advertised by a site notice and a press notice. Two representations have been received; one in support and one objection. 2. One letter in support of the application stating: • Any proposal that provides more parking is an improvement. 3. One letter of objection stating: • Proposal is a 'ugly' design and cheap; • More parking will increase congestion around the site; • Light pollution from site is intrusive and occurs 24 hours a day; and • The loss of trees is not acceptable. 4. Designing out Crime Officer: The car park should be designed in accordance with the Safer Parking New Build Guidelines. 5. RBK Green Spaces Officer: No response received. 6. RBK Neighbourhood Traffic Engineer: No objection. 7. RBK Tree Officer: No objection. 8. Transport for London (TfL) Buses: No objection. Site and Surroundings 9. Kingston Hospital lies between Kingston Hill and Coombe Road to the north west of the Town Centre. The part of the site to which this application relates is the existing car park accessed off Kingston Hill and opposite The Albert Public House which is a Building of Townscape Merit. 10. The application site is surrounded on 3 sides by other buildings within the Kingston Hospital site with the flats at Hawker Court and the Public House opposite to the north. The area to the north is also designated as a Conservation Area (Liverpool Road) and the entire Hospital site lies with an area of Strategic Area of Special Character. Proposal 11. The application is seeking planning permission to establish a permanent use for the existing decked car park on the site which has only previously had a temporary permission that has now expired. The application is also seeking to extend the existing deck of the car park and add an additional storey, which will then all be externally clad to give the appearance of an enclosed structure. The car park itself will be reorganised to create one entrance for ingress and egress and also a better movement through the car park. 12. At present the car park provides 275 staff spaces over a ground and first floor. The proposal is to increase the number of spaces in the car park by extending and adding an additional floor and also opening the car park up to visitors as well as staff. Under the proposal the car park would provide 402 spaces of which 162 spaces would be visitor spaces and 240 would be staff spaces. Further changes to parking spaces are also proposed across the site, which would provide the following breakdown of spaces by type: Type Visitor Disabled Staff Red Permit Other Total Existing 259 32 372 90 13 766 Proposed 365 12 366 93 37 899 13. The development would therefore result in an increase of 133 in total across the site 106 of which would be new visitor spaces. Assessment The main considerations material to the determination of this application are: • Principle of Proposed Development • • • • • • • Impact on Character of Area Impact on Neighbour’s Residential Amenity Highways and Parking Trees Legal Agreements Sustainability Other Material Considerations Principle of Proposed Development 14. As this developed proposes the extension of ancillary facilities to serve a hospital on a hospital site and within the built up area of Kingston, the principle of development is acceptable subject to conformity with specific policies within the Council's adopted Core Strategy and any other relevant policies or guidance. Impact on Character of Area 15. The surrounding area is covered by a number of designations. The Albert Public House opposite is a Building of Townscape Merit and lies within a Conservation Area. The area to the north, east and south is also a Strategic Area of Special Character. Polices CS08, DM10 and DM12 of the Core Strategy require new development to have regard to the historic environment and to protect distinctive local features and character. In the determination of the application therefore regard must be had towards views into and out of the Conservation Area and how the developments will affect the character of the area. 16. The proposal would extend the existing covered area of car park towards Kingston Hill which is currently surface car parking and then enclose the entire area with a metal mesh cladding. Views at the traffic lights as you travel up Kingston Hill would be of the exterior of the car park rather than views of surface car park with open deck above. 17. The car park currently increases in height as you travel up Kingston Hill due to the different gradients on the site. At present the car park is 5.1 metres high at its lowest point and 6.1 metres at its highest point. The application proposes to add an additional storey on to the existing structure and therefore the proposed car park would be 9.3 metres in height at the lower end of the site and 8.9 metres at the higher end of the site. The Albert Public House is 10 metres in height to the top of the ridge, which means that the proposed additional storey would not be taller than the building on the opposite side of the road. 18. The car park will be clad in four different colours of metal mesh to frame the building and to add interest. The colours proposed are Grey, Gold, Light Brown and Dark Brown. The applicant was asked to be provided details of why the materials have been selected. Their response states that because the development requires the existing structure to support an extra deck of car parking, the cladding needs to be light weight and therefore any solid facade cladding is unlikely to be suitable. It is a requirement from Building Regulations that any façade cladding is non combustible and therefore timber and plastic would be unsuitable in addition the cladding also needs to allow for cross ventilation to stop the build up of exhaust fumes. For these reasons it is accepted that the metal mesh proposed provides the best material that meets both the functional requirements of the building without having a detrimental impact on the visual amenities of the area. 19. The extensions and cladding to the existing car park are not considered to have an adverse impact on the visual amenities of the area including views from the Conservation Area. The application is therefore in accordance with Policies CS08, DM10 and DM12 of the Kingston Core Strategy (Adopted April 2012). Impact on Neighbours’ Residential Amenity 20. Policy DM10 of the Core Strategy seeks to protect the amenity of neighbouring residential properties from new development in terms of daylight/ sunlight, privacy and overbearing. 21. The application site is surrounded on 3 sides by other hospital buildings on the Kingston Hospital site. The nearest residential properties are located 35 metres away on the opposite side of Kingston Hill. The proposals are not considered to give rise to any additional impact on the neighbouring properties in terms of noise and disturbance given that the car park is located on the opposite side of a Kingston Hill which is a busy road and on the existing hospital site which operates 24 hours a day, 7 days a week. 22. The additional storey is also not considered to have an adverse overbearing effect as whilst it would result in an increase in height to a maximum height of 9.3 metres given the distances from the nearest residential property this height increase is not considered to be detrimental to their residential amenity. 23. The development proposed is not considered to have an adverse affect on the amenities of surrounding residential properties and is therefore is in accordance with Policy DM10 of the Kingston Core Strategy (Adopted April 2012). Highways & Parking 24. Policies DM08 and DM09 of the Core Strategy seek to ensure that new development has regard to local traffic conditions and does not contribute to congestion or compromise highway safety. 25. At present the car park provides 275 staff spaces over a ground and first floor. The proposal is to increase the number of spaces in the car park by extending and adding an additional floor and also opening the car park up to visitors as well as staff. Under the proposal the car park would provide 402 spaces of which 162 spaces would be visitor spaces and 240 would be staff. Other changes to parking spaces are also proposed across the site which would provide the following breakdown of spaces by type Type Visitor Disabled Staff Red Permit Other Total Existing 259 32 372 90 13 766 Proposed 365 12 366 93 37 899 26. The development would therefore result in an increase of 133 spaces in total across the site 106 of which would be new visitor spaces. 27. The applicant has submitted a transport assessment together with a LINSIG model to demonstrate that the increase in car parking spaces and related additional traffic movements would not result in a significant impact on the junction at Kingston Hill through increased traffic flow or queue lengths. The outcome of the documents indicates that there would be a minimum impact from the new development on the network. The RBK Engineering Team have not stated an objection to the scheme but have requested a Working Scheme and Construction Management Plan condition. 28. The application is also accompanied by a Transport Statement, Car Parking Policy and Healthy Transport Plan that states that whilst Kingston Hospital Trust is committed to the use of sustainable transport methods it is understood that in many cases it is not possible or practical for hospital users to travel by foot, bike or public transport and therefore parking for cars will continue to be required at the site. 29. The car park would not have a barrier operated system as this could result in cars backing up as they wait to enter the car park. The car park would instead be operated by a vehicle camera recognition system which gives people the options of pay and display or pay on exit by machine, text or online. 30. The pedestrian exit from the car park will link into the exiting pathways that go up Kingston Hill and access the main hospital buildings including outpatients and the main hospital entrance on Galsworthy Road. Additional way finding routes have also been provided as part of the application. It is therefore considered that the car park will be used by visitors to the hospital as it will provide access to hospital buildings and a second option to the existing car parking on Galsworthy Road. 31. The development is considered to provide additional parking spaces which will ease some of the congestion experienced at the Hospital and surrounding roads which currently experience displacement parking and therefore is in accordance with Policy DM08 and DM09 of the Kingston Core Strategy (Adopted April 2012). Trees 32. Policy DM10 of the Core Strategy seeks to ensure that new development does not affect the existing trees on the site including those covered by a Tree Preservation Order (TPO). In cases where trees are lost as a result of the development they should be replaced on a 2 for 1 basis. 33. The development would result in the loss of 11 trees including a Cypress which is covered by a TPO. Of the 11 trees to be removed one is rated a category A tree (high quality) 4 are rated B (moderate quality) and the remainder category C (low quality). Two of the trees to be removed are stated as being in such a poor condition that they are being advised for removal in the interest of good management. It is stated that this work is advisory and not a direct result of the proposal. 34. The applicant proposes to replace the trees which are to be lost with 17 heavy standard London Plane trees which will have a height at the time of planting of 4 metres. Although the 17 replacement trees would be below the 18 required by Policy DM10 for the replacement of the 9 trees directly affected by the proposal, it is considered that this level of replacement would be acceptable in this instance. The 17 replacement London Plane trees are to be planted which sufficient space for their planting and long term growth. The Council's Tree Officer has confirmed that there are no objections to the proposals and the replacement tree planting is considered to accord with Policy DM10 of the Kingston Core Strategy (Adopted April 2012). Legal Agreements 35. There are no legal agreements associated with this application. Sustainability 36. There are no considerations of sustainability which cannot be adequately addressed under Building Regulations. Other Material Considerations 37. Designing Out Crime 38. Concern had been raised by the Designing out Crime Officer regarding the design of the car park. The existing car park has been accredited with the Safer Park Mark from the British Parking Association and the design of the extended car park will also be designed to comply with the Park Mark design guidelines. 39. Kingston Hospital Master Plan 40. The Council in partnership with Kingston Hospital have an agreed a Master plan for the site which was adopted in July 2010. This document seeks to provide an overall strategy for the site to ensure that piecemeal developments do not impact on the overall operation of the site. The Master plan also looks at a strategy for car parking including recommendations for where new visitor car parks should be located, one of which is the car park off Kingston Hill which this application seeks to extend and open to visitors. The application is therefore considered to accord with the adopted Master Plan for the site. Recommendation: Approve subject to the following conditions: 1 The development hereby permitted shall be commenced within 3 years from the date of this decision. Reason: In order to comply with Section 91 of the Town and Country Planning Act, 1990. (As amended) 2 The development hereby permitted shall be carried out in accordance with the following approved plans: 14193-AIA-PB - Arboricultural Impact Appraisal & Method Statement 14193-BT2 - Tree Protection Plan 2178-E-001 - Site Location Plan 2178-E-100 - Existing Car Park Ground Floor Plan 2178-E-101 - Existing Car Park First Floor Plan 2178-E-200 - Existing Car Park North & South Elevations 2178-E-201 - Existing Car Park East & West Elevations 2178-E-400 - Existing Section A-A 2178-E-500 - Site Layout Existing Parking Strategy 2178-E-600 - Existing Facade Details 2178-P-301 - Photos of Proposed Car Park 2178-P-400 - Proposed Section A-A 2178-P-500 - Site Layout Proposed Parking Strategy 2178-P-600 - Proposed Facade Details A01058_HEALTHY_TRANSPORT_PLAN A01062_Car_Parking_Policy Transport Statement-Kingston Hospital Design & Access Statement 2178-E-301 - Photos of Existing Car Park 2178-P-510- Pedestrian Circulation Routes 2178-P-200 -A Proposed Car Park North & South 02/10/2014 Received 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 02/10/2014 09/10/2014 09/10/2014 28/11/2014 04/12/2014 Elevations 2178-P-100 -A Proposed Car Park Ground Floor Plan 2178-P-101 - A- Proposed Car Park First Floor Plan 2178-P-102 -A -Proposed Car Park Second Floor Plan 2178-P-201 - A - Proposed Car Park East & West Elevations Technical Note TN15001 04/12/2014 04/12/2014 04/12/2014 04/12/2014 06/02/2015 Reason: For avoidance of doubt and in the interests of proper planning. 3 A sample of the facing materials to be utilised in the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before any works on site are commenced. The development shall then be built in accordance with these approved samples. Reason: To ensure a satisfactory appearance on completion of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 4 No demolition, site clearance or building operations shall be commenced until tree protection to the standards set out in BS5837: 2005 "Protection of Trees on Construction Sites" (figures 4 and 5) has been erected around the trees shown on the approved drawings as being retained on the site. The fencing is to be not less than 1.5 metres in height and shall enclose either:(a) (b) (c) the area described by the limit set out in Table 1 or a radius as set out in Figure 2 of BS 5837: 2005, or alternatively such an area as may have previously been approved in writing by the Local Planning Authority. Such tree protection shall be maintained during the course of development, and no storage, site structures, parking or any other operation shall be permitted within the area thereby protected. Within the protected area: (a) (b) (c) (d) (e) levels shall not be raised or lowered in relation to the existing ground level, no roots shall be cut, trenches dug, or soil removed or drains and services laid, no buildings, site huts, roads or other engineering operations shall be constructed or carried out, no vehicles shall be driven over the area, no materials or equipment shall be stored. and the destruction by burning of any materials shall not take place on the site or adjoining land unless the fires are at a minimum distance from the protected area of 6.00 metres. Reason: To prevent unnecessary damage occurring to the trees during building operations, thereby safeguarding the visual amenities of the site in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 5 Before the end of the planting season immediately following completion of the development 17 Extra Heavy Standard, London Plane trees shall be planted within the curtilage of the site in accordance with details previously agreed in writing by the Local Planning Authority. If within a period of 5 years from the completion of the development that tree dies, is removed or becomes seriously damaged or diseased, it shall be replaced in the next planting season with another of similar size and species, unless the Local Planning Authority gives written consent to any variation. Reason: In the interests of visual amenities and so that the Local Planning Authority shall be satisfied as to the details of the development in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 6 On completion of the works hereby approved the spaces in the remodelled car park shall be allocated and laid out for the users identified on plan no 2178-P500 unless otherwise agreed in writing and shall remain accessible to the identified users in perpetuity. Reason: To ensure that the car park remains accessible to the users identified and to ensure that appropriate car parking facilities for all users of Kingston Hospital are provided. 7 All works on site shall take place in accordance with the following details which shall have previously been submitted to and approved in writing by the Local Planning Authority prior to the commencement of work: a) b) c) d) e) f) g) h) i) Provision for loading/unloading materials; Storage of plant, materials and operatives vehicles; Temporary site access; Signing system for works traffic; Measures for the laying of dust, suppression of noise and abatement of other nuisance arising from development works; Location of all ancillary site buildings; Measures to protect any tree, shrubbery and other landscape features to be retained on the site during the course of development; Means of enclosure of the site; and Wheel washing equipment. Reason: In order to safeguard the amenities of the surrounding residential occupiers and to safeguard highway safety and the free flow of traffic in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. 8 Prior to commencement of any development on site, a Construction Management Plan shall be submitted to the planning authority for written agreement. The development shall only be implemented in accordance with the details and measures approved as part of the construction management plan, which shall be maintained throughout the entire construction period. The construction Management Plan should include the following details: a) b) c) d) e) f) g) Where materials will be (un) loaded into the site; The route to and away from site for muck away and vehicles with materials; Whether any reversing manoeuvres are required onto or off the public highway into the site, and whether a banksman will be provided; Protocol for managing deliveries to one vehicle at a time on sites with restricted access or space; Protocol for managing vehicles that need to wait for access to the site; and Whether it is anticipated that statutory undertaker connections will be required into the site. where staff will be parking during the construction period Reason: In order to safeguard the amenities of the surrounding residential occupiers and to safeguard highway safety and the free flow of traffic in accordance with Policy DM10 (Design Requirements for New Developments including House Extensions) of the LDF Core Strategy Adopted April 2012. Informative(s) 1 Your attention is drawn to the need to comply with the relevant provisions of the Building Regulations, the Building Acts and other related legislation. These cover such works as - the demolition of existing buildings, the erection of a new building or structure, the extension or alteration to a building, change of use of buildings, installation of services, underpinning works, and fire safety/means of escape works. Notice of intention to demolish existing buildings must be given to the Council’s Building Control Service at least 6 weeks before work starts. A completed application form together with detailed plans must be submitted for approval before any building work is commenced.
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