Mr John Ford Reigate & Banstead Borough Council ... - Hurst Warne
Mr John Ford Reigate & Banstead Borough Council Town Hall Castlefield Road Reigate Surrey RH2 0SH
Aspect Planning Castle Court 41 London Road Reigate Surrey, RH2 9RJ T: 01737 735 054 www.aspectplanning.co.uk
17th November, 2016 Dear Mr Ford, RE: Statement in support of pre-application submission relating to proposed redevelopment of site at 26 Oakdene Road, Redhill, Surrey, RH1 6BT In support of the pre-application submission by the Brooks Practice, and on behalf of the landowner Mr John Morriss, this statement has been prepared to set out the proposed redevelopment of the site at 26 Oakdene Road alongside an assessment of planning considerations and policies. This is based on drawings prepared by the Brooks Practice as listed below; 1. Dwg. No. P 01 REV A – Proposed ground floor plan (1:200@A3) 2. Dwg. No. P 02 REV B – Proposed Loft Plan (1:200@A3) 3. Dwg. No. P 03 REV B – Proposed Section A-A (1:200@A3) 4. Dwg. No. P 04 – Proposed Site Section B-B (1:200@A3) 5. Dwg. No. P 05 – Proposed Car Parking (1:200@A3) 6. Dwg. No. P 06 – Proposed First Floor Plan (1:200@A3) 7. Dwg. No. P 07 – Proposed Second Floor Plan (1:200@A3) The Site The development site is situated to the rear of Morriss Court (No’s. 1 – 9) off the northern side of Oakdene Road with a falling land level from the front (south) to the rear (north). There
Pre-application Statement: 26 Oakdene Rd, Redhill
are a series of connected buildings against the north, east and west boundaries, with a courtyard setting accessed from a private driveway to the west of Morriss Court. The hardstanding on site provides space for parking and external storage associated with the business use. The site has been in the family of the existing owner since the 1960s, when his father originally operated his panel business for many years until the mid-1990s. Due to advancements in technology and changes in practice of insurance companies moving from small body shops to larger sole suppliers, the panel business could no longer compete in the market and closed down. Several short-let, car related companies occupied the site thereafter but the location proved to be a key factor in their moving on. Being redundant, the current owner (Mr John Morriss) bought the site off his father and initially let out a small area for storage from 2011, with the tenant subsequently occupying the whole site as storage space. The tenants have however now gone into administration and vacated the site earlier this month. The site is adjoined by residential land to the east and south, a railway line to the north, beyond which lies a planned development on Baxter Avenue, and a mix of commercial/residential land to the west. Relevant Planning History There is no recent planning history relating to the site. There are two historic applications which are summarised hereafter. Planning permission was granted on 30th May 1978 under application reference 78P/0094 for the continued use of the site as a motor vehicle repair workshop for a further period from 30th April, 1978 when permission REI.247/73 expired. The permission was subject to one condition, this being that the use of the building shall be only for the repair and maintenance of motor vehicles and for no other purpose including any other industrial use. An ‘Established Use Certificate’ was granted on 22nd March 1985 under application reference 84P/176/EUC in respect of motor repair works consisting of a yard and driveway, Building No.1 as a vehicle repair workshop, Building No.2 for welding, repairs to vehicles and coachwork building, Building No.3 as garages for the storage of vehicles, Building No.4 as an
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Pre-application Statement: 26 Oakdene Rd, Redhill
office, Building No.5 as described in planning permission RE76P/94 and Building No.6 as described in planning permission REI 41/61. Further to the above two applications, it is evident that there is site history prior to the 1978 and 1984 planning applications but, it is presumed, due to their age they are not documented on the local authority’s website. However, from the account of the landowner (whose knowledge of the site goes back to the 1960s given that it was previously owned by his father), the vehicle workshop use was last in operation in the 1990s, with the site standing vacant until 2011. As of this week, the storage use has now also ceased and the site shall again be unoccupied. Immediately to the south, at 24 Oakdene Road, outline planning permission was refused for the erection of 12 flats with garage spaces under reference 84P/1128/O on 31st January 1985. Whilst there is no subsequent application detailed on the local authority’s website, it is noted that reserved matters were granted for a development of 9 x 1-bedroom flats with parking under reference RE85P/1245/1 on 17th July 1986 and, as such, there was an approval in between those applications. The Proposal It is proposed to demolish the existing buildings on the site and erect a three-storey building with accommodation in the roofspace providing 16 residential units (12 x 2-bed and 4 x 1bed) and basement parking (22No. spaces) with provision of refuse store, landscaped external amenity areas, pedestrian footways and associated works. Secure storage for bicycles would be provided in the form of a Sheffield style rack adjacent to the western boundary behind an access gate and landscaping. The residential accommodation would comprise 12 x 2-bedroom flats over the ground, first and second floors and 4 x 1-bedroom within the loft space. The proposed building would be positioned against the north and east site boundaries, with a gap of 1.975m and 1m respectively. To the front, there would be balconies serving the living/dining areas and bedrooms. The building would have two principal entrances to the front, and a traditional design with a dormered pitched roof.
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Pre-application Statement: 26 Oakdene Rd, Redhill
Planning Policy and Guidance The relevant planning policies are contained within the National Planning Policy Framework (the NPPF), the National Planning Practice Guidance (the NPPG), the Reigate and Banstead Core Strategy (July 2014), saved policies of the Reigate & Banstead Borough Local Plan (2005) and supplementary guidance/documents. Planning Assessment Principle issues relating to the site’s redevelopment: Policy CS1 of the Core Strategy advises that development which is sustainable will be looked upon favourably and that the Council ‘will apply the presumption in favour of sustainable development contained in the National Planning Policy Framework’. Policy CS10 provides more detailed criteria in support of sustainable development, including that development should make efficient use of land, giving priority to previously developed land and buildings within the built-up areas. This supports one of the core planning principles of the NPPF which states that planning should ‘encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value’. The site is occupied by permanent structures with no environmental value and therefore falls within the definition of previously developed land as defined at Annex 2 of the NPPF. The site lies within the urban area of Redhill, to the south west of the Town Centre. As such, there is no policy issue with development in principle in this location. Policy Ho3 of the Local Plan requires a mix of dwelling sizes on sites more than 0.4 hectares or 10 units, incorporating a proportion of one and two bedroom units. The proposal would provide a mix of one and two bedroom units, in accordance with this policy. Loss of site’s commercial use: The lawful land use is commercial, with the site last being used as storage falling within Class B8 (Storage or Distribution) of The Town and Country Planning (Use Classes) Order 1987 (as amended) since 11th October 2011, as confirmed by Leaner Logistics in their letter dated 2nd September 2016. It is noted that Policy Em1A of the Local Plan seeks to protect the Borough’s existing stock of suitably located industrial and commercial land, including storage, within -4-
Pre-application Statement: 26 Oakdene Rd, Redhill
those areas defined for employment purposes in Policy Em1. ‘Suitably located’ is defined under amplification (1) of Policy Em1A as ‘having good access to and from the principal road network, nearby labour supply and nearby support services’. Although the site is in relative close proximity to Redhill Town Centre and given the density of residential development in the locality is nearby to labour supply, the site does not have good access to and from the principal road network and access is further inhibited by the limited width of Oakdene Road and on-street parking of residential properties in the vicinity. As with the case opposite at 21-23 Oakdene Road1, whilst it may be considered suitably located in terms of proximity to the employment market, it is primarily within a residential area and its loss of use would not be contrary to Policy Em1A. This is considered the case more so for 26 Oakdene Road given also that it is a backland site and the access and commercial use (of previous and potential occupants) has greater potential to cause noise and disturbance that is harmful to neighbouring amenity. Layout, Design and Character: Policy Ho9 of the Local Plan contains criteria relating to the design and layout of new development, against which new development proposals will be assessed. These include making the best use of sites and their physical characteristics, respectful scale, high design standards, existing and new planting and parking provision. Policy Ho13 of the Local Plan relates to the maintenance of character and amenity which will be a primary consideration in new development and of particular relevance to infill development and redevelopment proposals.
New development should conform to the pattern of development in the
surrounding area and not unreasonably affect the amenities of adjoining properties. The site does not comprise back garden land, but rather back ‘commercial’ land, and therefore Policy Ho14 is not applicable. In terms of impact on local character, the existing site comprises buildings of low value, which have served as commercial floorspace but are outdated and not suitable for conversion to any other use, including commercial. Indeed, due to the extent of works required to the
1
Application 14/00844/CU – conversion of commercial premises (B1) to residential where no objection was raised to the loss of commercial use.
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Pre-application Statement: 26 Oakdene Rd, Redhill
building and site overall, retaining commercial usage on the site is not viable for the landowner. The surrounding area has been the subject of development over the years, including numerous flatted residential developments which have proved popular given the sustainable location not only to Redhill Town Centre but also transport routes including the mainline train station and proximity to the M25. The proposed development would make efficient use of the site, in keeping with other recent developments directly to the north on Station Road at Burlington Court (No.158, Flats 1-14), The Hollies (148-150 Station Road, Flats 1-14), and Fusion (140-142 Station Road, Flats 1-24). The proposal has been designed to ensure that the character of the site is improved, not only by the architecture and quality of the building but by the fact that the established external storage on the site would be replaced by landscaped areas. It is evident that flats are part of existing character and that this form of development sits alongside two and three storey dwellinghouses on Oakdene Road and other local roads. By utilising the natural land levels and forming a modest pedestrian ramp, the development would include discreet basement level parking, enabling the area to the front of the building to be used as communal grounds for occupants. This would be landscaped as per the indicative scheme proposed on the drawings. The basement would also house the refuse area which would remove the need for outbuildings at ground level in the development. As illustrated on proposed section A-A, the ridge of the proposed building would not exceed that of Morriss Court and the two buildings would be separated by a distance of approximately 18.8 metres (minimum). There would be a gap between the building and the north and west boundaries. The south-eastern gable would be against the boundary of Morriss Court. The main public perspective of the site is along the access road off Oakdene Road and by positioning the building against the north and side boundaries, there would be a high-quality setting to the front through the landscaped gardens which would improve local character. The building would largely be obscured by Morriss Court and the lower ground level.
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Pre-application Statement: 26 Oakdene Rd, Redhill
The proposed development would make efficient use of this sustainable site and has been designed to respond to its physical features whilst respecting local character and setting. The building would have a cohesive and uncluttered design, with parking and refuse provision incorporated into the basement level which further enhances the appearance of the site through sole use of the front area as communal grounds for future occupants. Residential Amenity: The potential impact of the proposed redevelopment of the site on existing residential amenity has full regard to Policy Ho9 of the Local Plan which sets out, at criterion (v), that ‘the layout and design should not seriously affect the amenities of adjoining properties’. In the first instance, it is pertinent to highlight that since the existing buildings were established on the site, new residential developments have been completed and thus the site is now within an area where residential land uses prevail. Those closest to the site are the gardens of the semi-detached properties fronting Oakdene Road to the east and Morriss Court to the south. To the north, there is the railway line beyond which lies properties on Baxter Avenue that are well-screened by distance, land levels and planting. To the west is ‘The Old Tannery’ at the front which is a site split into five commercial units within two buildings, and at the rear is a hardstanding providing parking to properties on The Tannery. The dwellings at The Tannery are approximately 25 metres from the western flank of the building, between which lies garages and parking areas of that development, which would ensure no harmful impact results. The proposed development has been designed to ensure that the amenity of adjoining gardens to the east is not seriously affected through the positioning of non-habitable rooms within the south-eastern wing. Bedroom 2 within the forward most units at first and second floor levels would have a south and east perspective, with that to the south directed over the access road of Morriss Court and not any private amenity space. Whilst the building would be visible from neighbouring properties, it would be a distance of some 23.4 metres from the nearest dwelling to the east at 22 Oakdene Road which is sufficient to ensure it does not have an overpowering effect. Furthermore, the relationship is oblique and mature planting which would in part screen the development exists in neighbouring gardens.
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Pre-application Statement: 26 Oakdene Rd, Redhill
With regards to the potential impact on Morriss Court, which is the neighbouring property in most direct alignment with the application site, there would be a distance of between 18.6 metres and 34 metres from the proposed building. The layout of the building has been designed to ensure that windows are sensitively positioned to ensure no unacceptable overlooking which would impact privacy is caused. Again, whilst the building would be visible from Morriss Court, it is noted that the land to the north of that building provides residents parking and a small area of maintained lawn which is used infrequently by residents. It is also considered that the amenity of neighbouring properties, in particular those to the east and south, would be improved by the residential use which would cause less amenity issues than an alternative commercial use. The proposed units would have a spacious layout, some with balconies and all having use of the communal garden to the front, ensuring that residents have an acceptable living environment. The proposed building has been set off the rear boundary to allow retention of landscaping and give distance to the low intensity railway line. There is an established tree line on the northern boundary beyond which runs a diesel train line with low speed carriages running approximately every 30 minutes and with higher frequency during peak times. Each of the units would have more than one aspect with the benefit of external amenity space, parking provision and designated refuse/cycle stores which together would create a satisfactory living environment for future occupants in this sustainable location, in accordance with Policy Ho9 of the Local Plan. Highways, access and parking provision: The proposal would include 22 car parking spaces within the basement level, with internal staircases leading to the residential units. In addition, there would be cycle storage at ground level to the front of the building. Policy Mo7 of the Local Plan requires new development to provide parking provision in accordance with current adopted standards of Appendix 3. This requires 1 car space for 1 bedroom units and 1.5 car spaces for 2 bedroom units. As such, there is a policy requirement for 18 car parking spaces which would be satisfied, with an additional four visitor spaces, by the proposal. The same standards also require 1 cycle space per flat totalling 16 spaces, which could be satisfied.
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Pre-application Statement: 26 Oakdene Rd, Redhill
The development would utilise the existing access to Oakdene Road and driveway into the site. Other than access into and out of the site, vehicular movements would be below the building with sufficient circulation space ensuring traffic does not cause congestion, accident potential or environmental disturbance in accordance with Policy Mo5 of the Local Plan. Infrastructure Contributions: It is noted that the development would be liable for payment of the community infrastructure levy which provides financial contributions to infrastructure in the Borough. Also, that Policy CS15 of the Core Strategy states that on new residential developments comprising 15 or more net dwellings that the Council will negotiate to achieve 30 percent of housing as affordable. Given that this is a pre-application submission, no draft agreements have been completed at this stage and, in terms of the affordable housing, a viability assessment has not yet been conducted but this would be included in any future planning application. It is trusted that this statement will be considered in full alongside the drawings presented by the Brooks Practice to aid the pre-application meeting which it is understood will be held in the coming weeks. Should you have any queries that you wish to be addressed prior to that meeting, please do not hesitate to contact either Krys Brooks or myself. Yours faithfully,
Mrs Louise Wesson BSc (Hons), MPhil, MRTPI
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Aspect Planning Castle Court 41 London Road Reigate Surrey, RH2 9RJ T: 01737 735 054 www.aspectplanning.co.uk
17th November, 2016 Dear Mr Ford, RE: Statement in support of pre-application submission relating to proposed redevelopment of site at 26 Oakdene Road, Redhill, Surrey, RH1 6BT In support of the pre-application submission by the Brooks Practice, and on behalf of the landowner Mr John Morriss, this statement has been prepared to set out the proposed redevelopment of the site at 26 Oakdene Road alongside an assessment of planning considerations and policies. This is based on drawings prepared by the Brooks Practice as listed below; 1. Dwg. No. P 01 REV A – Proposed ground floor plan (1:200@A3) 2. Dwg. No. P 02 REV B – Proposed Loft Plan (1:200@A3) 3. Dwg. No. P 03 REV B – Proposed Section A-A (1:200@A3) 4. Dwg. No. P 04 – Proposed Site Section B-B (1:200@A3) 5. Dwg. No. P 05 – Proposed Car Parking (1:200@A3) 6. Dwg. No. P 06 – Proposed First Floor Plan (1:200@A3) 7. Dwg. No. P 07 – Proposed Second Floor Plan (1:200@A3) The Site The development site is situated to the rear of Morriss Court (No’s. 1 – 9) off the northern side of Oakdene Road with a falling land level from the front (south) to the rear (north). There
Pre-application Statement: 26 Oakdene Rd, Redhill
are a series of connected buildings against the north, east and west boundaries, with a courtyard setting accessed from a private driveway to the west of Morriss Court. The hardstanding on site provides space for parking and external storage associated with the business use. The site has been in the family of the existing owner since the 1960s, when his father originally operated his panel business for many years until the mid-1990s. Due to advancements in technology and changes in practice of insurance companies moving from small body shops to larger sole suppliers, the panel business could no longer compete in the market and closed down. Several short-let, car related companies occupied the site thereafter but the location proved to be a key factor in their moving on. Being redundant, the current owner (Mr John Morriss) bought the site off his father and initially let out a small area for storage from 2011, with the tenant subsequently occupying the whole site as storage space. The tenants have however now gone into administration and vacated the site earlier this month. The site is adjoined by residential land to the east and south, a railway line to the north, beyond which lies a planned development on Baxter Avenue, and a mix of commercial/residential land to the west. Relevant Planning History There is no recent planning history relating to the site. There are two historic applications which are summarised hereafter. Planning permission was granted on 30th May 1978 under application reference 78P/0094 for the continued use of the site as a motor vehicle repair workshop for a further period from 30th April, 1978 when permission REI.247/73 expired. The permission was subject to one condition, this being that the use of the building shall be only for the repair and maintenance of motor vehicles and for no other purpose including any other industrial use. An ‘Established Use Certificate’ was granted on 22nd March 1985 under application reference 84P/176/EUC in respect of motor repair works consisting of a yard and driveway, Building No.1 as a vehicle repair workshop, Building No.2 for welding, repairs to vehicles and coachwork building, Building No.3 as garages for the storage of vehicles, Building No.4 as an
-2-
Pre-application Statement: 26 Oakdene Rd, Redhill
office, Building No.5 as described in planning permission RE76P/94 and Building No.6 as described in planning permission REI 41/61. Further to the above two applications, it is evident that there is site history prior to the 1978 and 1984 planning applications but, it is presumed, due to their age they are not documented on the local authority’s website. However, from the account of the landowner (whose knowledge of the site goes back to the 1960s given that it was previously owned by his father), the vehicle workshop use was last in operation in the 1990s, with the site standing vacant until 2011. As of this week, the storage use has now also ceased and the site shall again be unoccupied. Immediately to the south, at 24 Oakdene Road, outline planning permission was refused for the erection of 12 flats with garage spaces under reference 84P/1128/O on 31st January 1985. Whilst there is no subsequent application detailed on the local authority’s website, it is noted that reserved matters were granted for a development of 9 x 1-bedroom flats with parking under reference RE85P/1245/1 on 17th July 1986 and, as such, there was an approval in between those applications. The Proposal It is proposed to demolish the existing buildings on the site and erect a three-storey building with accommodation in the roofspace providing 16 residential units (12 x 2-bed and 4 x 1bed) and basement parking (22No. spaces) with provision of refuse store, landscaped external amenity areas, pedestrian footways and associated works. Secure storage for bicycles would be provided in the form of a Sheffield style rack adjacent to the western boundary behind an access gate and landscaping. The residential accommodation would comprise 12 x 2-bedroom flats over the ground, first and second floors and 4 x 1-bedroom within the loft space. The proposed building would be positioned against the north and east site boundaries, with a gap of 1.975m and 1m respectively. To the front, there would be balconies serving the living/dining areas and bedrooms. The building would have two principal entrances to the front, and a traditional design with a dormered pitched roof.
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Pre-application Statement: 26 Oakdene Rd, Redhill
Planning Policy and Guidance The relevant planning policies are contained within the National Planning Policy Framework (the NPPF), the National Planning Practice Guidance (the NPPG), the Reigate and Banstead Core Strategy (July 2014), saved policies of the Reigate & Banstead Borough Local Plan (2005) and supplementary guidance/documents. Planning Assessment Principle issues relating to the site’s redevelopment: Policy CS1 of the Core Strategy advises that development which is sustainable will be looked upon favourably and that the Council ‘will apply the presumption in favour of sustainable development contained in the National Planning Policy Framework’. Policy CS10 provides more detailed criteria in support of sustainable development, including that development should make efficient use of land, giving priority to previously developed land and buildings within the built-up areas. This supports one of the core planning principles of the NPPF which states that planning should ‘encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value’. The site is occupied by permanent structures with no environmental value and therefore falls within the definition of previously developed land as defined at Annex 2 of the NPPF. The site lies within the urban area of Redhill, to the south west of the Town Centre. As such, there is no policy issue with development in principle in this location. Policy Ho3 of the Local Plan requires a mix of dwelling sizes on sites more than 0.4 hectares or 10 units, incorporating a proportion of one and two bedroom units. The proposal would provide a mix of one and two bedroom units, in accordance with this policy. Loss of site’s commercial use: The lawful land use is commercial, with the site last being used as storage falling within Class B8 (Storage or Distribution) of The Town and Country Planning (Use Classes) Order 1987 (as amended) since 11th October 2011, as confirmed by Leaner Logistics in their letter dated 2nd September 2016. It is noted that Policy Em1A of the Local Plan seeks to protect the Borough’s existing stock of suitably located industrial and commercial land, including storage, within -4-
Pre-application Statement: 26 Oakdene Rd, Redhill
those areas defined for employment purposes in Policy Em1. ‘Suitably located’ is defined under amplification (1) of Policy Em1A as ‘having good access to and from the principal road network, nearby labour supply and nearby support services’. Although the site is in relative close proximity to Redhill Town Centre and given the density of residential development in the locality is nearby to labour supply, the site does not have good access to and from the principal road network and access is further inhibited by the limited width of Oakdene Road and on-street parking of residential properties in the vicinity. As with the case opposite at 21-23 Oakdene Road1, whilst it may be considered suitably located in terms of proximity to the employment market, it is primarily within a residential area and its loss of use would not be contrary to Policy Em1A. This is considered the case more so for 26 Oakdene Road given also that it is a backland site and the access and commercial use (of previous and potential occupants) has greater potential to cause noise and disturbance that is harmful to neighbouring amenity. Layout, Design and Character: Policy Ho9 of the Local Plan contains criteria relating to the design and layout of new development, against which new development proposals will be assessed. These include making the best use of sites and their physical characteristics, respectful scale, high design standards, existing and new planting and parking provision. Policy Ho13 of the Local Plan relates to the maintenance of character and amenity which will be a primary consideration in new development and of particular relevance to infill development and redevelopment proposals.
New development should conform to the pattern of development in the
surrounding area and not unreasonably affect the amenities of adjoining properties. The site does not comprise back garden land, but rather back ‘commercial’ land, and therefore Policy Ho14 is not applicable. In terms of impact on local character, the existing site comprises buildings of low value, which have served as commercial floorspace but are outdated and not suitable for conversion to any other use, including commercial. Indeed, due to the extent of works required to the
1
Application 14/00844/CU – conversion of commercial premises (B1) to residential where no objection was raised to the loss of commercial use.
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Pre-application Statement: 26 Oakdene Rd, Redhill
building and site overall, retaining commercial usage on the site is not viable for the landowner. The surrounding area has been the subject of development over the years, including numerous flatted residential developments which have proved popular given the sustainable location not only to Redhill Town Centre but also transport routes including the mainline train station and proximity to the M25. The proposed development would make efficient use of the site, in keeping with other recent developments directly to the north on Station Road at Burlington Court (No.158, Flats 1-14), The Hollies (148-150 Station Road, Flats 1-14), and Fusion (140-142 Station Road, Flats 1-24). The proposal has been designed to ensure that the character of the site is improved, not only by the architecture and quality of the building but by the fact that the established external storage on the site would be replaced by landscaped areas. It is evident that flats are part of existing character and that this form of development sits alongside two and three storey dwellinghouses on Oakdene Road and other local roads. By utilising the natural land levels and forming a modest pedestrian ramp, the development would include discreet basement level parking, enabling the area to the front of the building to be used as communal grounds for occupants. This would be landscaped as per the indicative scheme proposed on the drawings. The basement would also house the refuse area which would remove the need for outbuildings at ground level in the development. As illustrated on proposed section A-A, the ridge of the proposed building would not exceed that of Morriss Court and the two buildings would be separated by a distance of approximately 18.8 metres (minimum). There would be a gap between the building and the north and west boundaries. The south-eastern gable would be against the boundary of Morriss Court. The main public perspective of the site is along the access road off Oakdene Road and by positioning the building against the north and side boundaries, there would be a high-quality setting to the front through the landscaped gardens which would improve local character. The building would largely be obscured by Morriss Court and the lower ground level.
-6-
Pre-application Statement: 26 Oakdene Rd, Redhill
The proposed development would make efficient use of this sustainable site and has been designed to respond to its physical features whilst respecting local character and setting. The building would have a cohesive and uncluttered design, with parking and refuse provision incorporated into the basement level which further enhances the appearance of the site through sole use of the front area as communal grounds for future occupants. Residential Amenity: The potential impact of the proposed redevelopment of the site on existing residential amenity has full regard to Policy Ho9 of the Local Plan which sets out, at criterion (v), that ‘the layout and design should not seriously affect the amenities of adjoining properties’. In the first instance, it is pertinent to highlight that since the existing buildings were established on the site, new residential developments have been completed and thus the site is now within an area where residential land uses prevail. Those closest to the site are the gardens of the semi-detached properties fronting Oakdene Road to the east and Morriss Court to the south. To the north, there is the railway line beyond which lies properties on Baxter Avenue that are well-screened by distance, land levels and planting. To the west is ‘The Old Tannery’ at the front which is a site split into five commercial units within two buildings, and at the rear is a hardstanding providing parking to properties on The Tannery. The dwellings at The Tannery are approximately 25 metres from the western flank of the building, between which lies garages and parking areas of that development, which would ensure no harmful impact results. The proposed development has been designed to ensure that the amenity of adjoining gardens to the east is not seriously affected through the positioning of non-habitable rooms within the south-eastern wing. Bedroom 2 within the forward most units at first and second floor levels would have a south and east perspective, with that to the south directed over the access road of Morriss Court and not any private amenity space. Whilst the building would be visible from neighbouring properties, it would be a distance of some 23.4 metres from the nearest dwelling to the east at 22 Oakdene Road which is sufficient to ensure it does not have an overpowering effect. Furthermore, the relationship is oblique and mature planting which would in part screen the development exists in neighbouring gardens.
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Pre-application Statement: 26 Oakdene Rd, Redhill
With regards to the potential impact on Morriss Court, which is the neighbouring property in most direct alignment with the application site, there would be a distance of between 18.6 metres and 34 metres from the proposed building. The layout of the building has been designed to ensure that windows are sensitively positioned to ensure no unacceptable overlooking which would impact privacy is caused. Again, whilst the building would be visible from Morriss Court, it is noted that the land to the north of that building provides residents parking and a small area of maintained lawn which is used infrequently by residents. It is also considered that the amenity of neighbouring properties, in particular those to the east and south, would be improved by the residential use which would cause less amenity issues than an alternative commercial use. The proposed units would have a spacious layout, some with balconies and all having use of the communal garden to the front, ensuring that residents have an acceptable living environment. The proposed building has been set off the rear boundary to allow retention of landscaping and give distance to the low intensity railway line. There is an established tree line on the northern boundary beyond which runs a diesel train line with low speed carriages running approximately every 30 minutes and with higher frequency during peak times. Each of the units would have more than one aspect with the benefit of external amenity space, parking provision and designated refuse/cycle stores which together would create a satisfactory living environment for future occupants in this sustainable location, in accordance with Policy Ho9 of the Local Plan. Highways, access and parking provision: The proposal would include 22 car parking spaces within the basement level, with internal staircases leading to the residential units. In addition, there would be cycle storage at ground level to the front of the building. Policy Mo7 of the Local Plan requires new development to provide parking provision in accordance with current adopted standards of Appendix 3. This requires 1 car space for 1 bedroom units and 1.5 car spaces for 2 bedroom units. As such, there is a policy requirement for 18 car parking spaces which would be satisfied, with an additional four visitor spaces, by the proposal. The same standards also require 1 cycle space per flat totalling 16 spaces, which could be satisfied.
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Pre-application Statement: 26 Oakdene Rd, Redhill
The development would utilise the existing access to Oakdene Road and driveway into the site. Other than access into and out of the site, vehicular movements would be below the building with sufficient circulation space ensuring traffic does not cause congestion, accident potential or environmental disturbance in accordance with Policy Mo5 of the Local Plan. Infrastructure Contributions: It is noted that the development would be liable for payment of the community infrastructure levy which provides financial contributions to infrastructure in the Borough. Also, that Policy CS15 of the Core Strategy states that on new residential developments comprising 15 or more net dwellings that the Council will negotiate to achieve 30 percent of housing as affordable. Given that this is a pre-application submission, no draft agreements have been completed at this stage and, in terms of the affordable housing, a viability assessment has not yet been conducted but this would be included in any future planning application. It is trusted that this statement will be considered in full alongside the drawings presented by the Brooks Practice to aid the pre-application meeting which it is understood will be held in the coming weeks. Should you have any queries that you wish to be addressed prior to that meeting, please do not hesitate to contact either Krys Brooks or myself. Yours faithfully,
Mrs Louise Wesson BSc (Hons), MPhil, MRTPI
-9-
