Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision Site visit made on 27 April 2023 by Elizabeth Lawrence BTP MRTPI an Inspector appointed by the Secretary of State Decision date: 19 May 2023 Appeal Ref: APP/L3625/W/22/3309498 Land to the rear of 5 Carlton Road, Redhill, Surrey, RH1 2BY • The appeal is made under section 78 of the Town and Country Planning Act 1990 against a refusal to grant planning permission. • The appeal is made by Mrs Natasha Nallen against the decision of Reigate and Banstead Borough Council. • The application Ref 22/00647/F, dated 21 March 2022, was refused by notice dated 1 September 2022. • The development proposed is described as erection of a new dwelling. Decision 1. The appeal is allowed and planning permission is granted for the erection of a new dwelling at land to the rear of 5 Carlton Road, Redhill, Surrey, RH1 2BY in accordance with the terms of the application, Ref 22/00647/F, dated 21 March 2022 and the plans submitted with it, subject to the conditions set out in the attached schedule. Main Issue 2. The main issue is the effect of the proposal on the character and appearance of the area. Reasons 3.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision The appeal site is located outside the Green Belt, within an accessible built-up area, close to public transport routes and London Road (A23). It is an area where there is a presumption in favour of sustainable development and in principle new residential development is acceptable. 4. The area is primarily characterised by a combination of modern and older detached and semi-detached two storey family houses that occupy varied sized plots. The planting within and around their front gardens, together with the grass verges and glimpses of trees within the rear gardens contribute to the verdant suburban character and appearance of the surrounding area. 5. The appeal site comprises an older detached house that occupies a generous sized plot, with a large rear garden. On one side of the appeal site is a row of three detached dwellings with shallow rear gardens that back onto Redhill Tennis Club. On the other side of the appeal site is a detached house with a deep rear garden. Just beyond that rear garden is a ‘backland’ development comprising two detached houses. Another modern ‘backland’ development is located within Carlton Road, a short distance from the appeal site. https://www.gov.uk/planning-inspectorate

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision Appeal Decision APP/L3625/W/22/3309498 6. Collectively and amongst other things policy CS4 of the Reigate and Banstead Core Strategy (CS) and policy DES1 of the Reigate and Banstead Local Plan Development Plan Document 2019 (DPD), require development to respect, maintain and protect the character of valued townscapes. It should be of high- quality design, respond to the existing character of the surrounding area and reinforce local distinctiveness. New development should also be designed to make best use of the site, whilst minimising the impact on surrounding properties and the environment. New development should protect and enhance natural features and where appropriate enhance biodiversity. Adequate provision should be made for access parking and turning. 7. DPD Policy DES2 deals specifically with residential garden land development. It states that new development should respect the scale, form and external materials of existing buildings and respect the street scene. Mature trees and hedges should be retained and adequate space should be provided for soft landscaping adjacent to access roads. A good standard of living conditions should be provided for existing and proposed residents. 8.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision The above policies are consistent with paragraph 130 of the National Planning Policy Framework (the Framework). 9. The Reigate and Banstead Local Character & Distinctiveness Design Guide 2021 (DG)is consistent with this. It advises that rear infill development should retain a continuous street frontage, reflect the height and form of existing houses and retain mature trees where possible. 10. The proposed dwelling would be sited within the existing rear garden and would be both smaller and lower than the host dwelling and the dwelling to the rear at 29 Hurstleigh Drive (No.29). It would respect the form, proportions, appearance and materials of the host and other nearby traditionally designed dwellings. 11. The proposed dwelling would be sited some 25 metres from the rear elevation of the host dwelling and 27 metres from the rear elevation of the dwelling at No.29. Spacious gaps would be retained on either side of the proposed dwelling and its roof would be hipped away from the side and rear boundaries of the site. In addition, the site is one of the wider plots in the immediate area and the adjacent tennis courts to the east would add to the sense of space around the proposed dwelling. 12.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision Both the retained and proposed rear gardens would be comparable in size to a number of gardens in the immediate area. Whilst the proposal would result in part of the deep rear garden at 5a Carlton Road (No.5a) being situated between two ‘backland’ developments, the surrounding rear garden environment is varied in terms of garden sizes and shapes. As a consequence, the proposal would be readily assimilated into the rear garden environment. 13. As indicated in the council’s committee report the intensity of development in the area is varied, with densities ranging between six and 25 dwellings per hectare. The retained and proposed properties would have a combined density of 12 dwellings per hectare and the proposed dwelling would be at a density of 14 dwellings per hectare. This would sit comfortably within the diverse range of densities in the immediate and wider area. https://www.gov.uk/planning-inspectorate 2

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision Appeal Decision APP/L3625/W/22/3309498 14. The mature trees and shrubs close to the boundaries of the rear garden would be retained and additional planting would be introduced, including along the side of the proposed access drive. As advised in the ecology report submitted with the planning application, the scheme should have no significant adverse effects on biodiversity and that biodiversity enhancements (towards biodiversity net gain) should be achievable. The retention and protection of existing trees and biodiversity net gains are both matters that can be secured through the imposition of conditions. Such conditions are necessary to protect the character of the area, the privacy of local residents and to retain and enhance biodiversity. 15. Access to the proposed dwelling would be via the existing crossover and driveway on the western side of the plot, which would be widened. The driveway would run along the flank elevation of the host dwelling, leaving a planting strip along the boundary with the adjacent dwelling at No.5a. The proposed crossover would be of sufficient width for two cars to pass each other and for access by emergency vehicles.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision Both pedestrian and vehicular visibility from the proposed joint crossover would be satisfactory and the proposed on- site parking and turning proposals would satisfy the council’s minimum standards. This parking area would be visually contained between the proposed dwelling and the proposed planting to the rear of the host dwelling. 16. Having regard to the nature of Carlton Road and the proximity of London Road, the traffic likely to be generated by the occupation of a four-bedroom family dwelling on the site would have a negligible impact on the character and appearance of the street scene and traffic flows/congestion within Carlton Road and the local road network. 17. From the street scene the proposed dwelling would be largely screened by the host dwelling, the adjacent dwellings and the front and side boundary planting. Glimpses of the proposed dwelling along the access drive would be minimal and dominated by trees and shrubs within the rear garden environment. Such glimpses would be largely unnoticeable and insignificant. 18. For these reasons the proposal would respond to, respect and blend in with the existing rear garden environment and the street scene, whilst making best use of the site.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision At the same time, as stated in the committee report the proposed dwelling would help meet some of the Borough’s identified housing need. 19. I conclude on the main issue that the proposal would respect the character and appearance of the area. Accordingly, it would comply with DPD Policies DES1 & DES2, CS Policy CS4, the DG and paragraph 130 of the Framework. Other matters 19. Whilst the proposal would introduce changes to the outlook from the adjacent properties, it would not appear out of keeping due to the varied garden depths, widths & shapes and the proximity of various dwellings in Vandyke Close, Hurstleigh Drive and to the rear of 7 Carlton Road. 20. The proposed dwelling would be set in from the site’s side boundaries and its roof would be hipped away from No.5a and No.29. There is mature planting around the site’s boundaries and the adjacent flank wall at No.5a has no windows within it. For these reasons the proposed dwelling would not be visually overbearing for the occupiers of the adjacent properties. Similarly, due https://www.gov.uk/planning-inspectorate 3

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision Appeal Decision APP/L3625/W/22/3309498 to the separation distances and/or the juxtaposition between the proposed and existing dwellings, together with the mature boundary planting around individual dwellings, the proposal would not result in an unacceptable loss of privacy or a material loss of daylight or sunlight for the occupiers of the adjacent dwellings. This is subject to the first-floor window in the western elevation of the proposed dwelling being obscure glazed and having restricted opening. This is something that can be secured through the imposition of a condition. 21. Regarding crime, the occupation of the proposed dwelling would provide some surveillance over the tennis courts and the proposed access would be clearly visible from the proposed and host dwellings. Accordingly, I find that the proposal would not have a material adverse impact on crime. 22. Noise, disturbance and additional traffic movements are a temporary consequence of many developments and rarely amount to a reason for withholding planning permission. In this instance there would be space on site for parking, turning, the delivery of materials and on-street parking is available within Carlton Road.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision This should help minimise nuisance during the construction period. 23. As indicated by the council surface water drainage is a matter that can be dealt with by condition. This would be necessary to ensure that the site is satisfactorily and appropriately drained. Foul sewerage and any restrictive covenants on the land are matters that are dealt with under other legislation and property values are not a planning matter. Finally, the concerns expressed regarding publicity relating to the appeal application is a matter that would need to be taken up with the council. Conditions 24. In addition to the conditions referred to in paragraphs 13, 20 and 23 above, the council has suggested the imposition of various other conditions. 25. Conditions relating to external materials; existing and proposed ground levels; hard and soft landscaping; boundary treatments; and the removal of permitted development rights relating to extensions as set out in the Town and Country Planning (General Permitted Development) (England) Order2015 (as amended), are all necessary to protect the character of the surrounding area and/or to protect the living conditions of the occupiers of the adjacent and nearby dwellings. 26.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision The suggested conditions relating to modifications to the existing crossover and the provision of on-site access, parking and turning area all necessary in the interests of highway safety and the convenience of other highway users. Conditions relating to water efficiency and the provision of an electric car charging point are necessary to secure the efficient use of water resources and the promotion of sustainable means of transport. A condition requiring connection to high-speed broadband is necessary to ensure the proposal promotes access to and expansion of a high-quality electronics communications network. 27. Finally, a condition which requires the development to be carried out in accordance with the submitted drawings is necessary in the interests of certainty. I am satisfied all of the suggested conditions are both necessary and https://www.gov.uk/planning-inspectorate 4

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Appeal Decision Appeal Decision APP/L3625/W/22/3309498 reasonable, although I have made minor changes to the wording of conditions 7, 11, 12, 14, 16 and 17 in the interests of precision and enforceability. In this instance I do not consider that any further conditions are necessary. Conclusion 28. Having regard to the conclusion on the main issue and all other matters raised the appeal is allowed.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence INSPECTOR Conditions Schedule 1) The development hereby permitted shall be carried out in accordance with the following approved plans: Location Plan CRB/P22/01 Revision A, Block Plan CRB/P22/02 Revision A, Survey Plan CRM/P22/03 Revision A, Block Plan CRB/P22/04 Revision C, Site Layout Plan CRB/P22/05 Revision C, Site Layout Plan CRB/P22/05/HP, Proposed Plans CRB/P22/06 Revision A, Elevation Plan CRB/P22/10 Revision A, Elevation Plan CRB/P22/11 Revision A, Section Plan CRB/P22/12 Revision A. 2) The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 3) No foundation works shall take place until the developer obtains the Local Planning Authority’s written approval of details of both existing and proposed ground levels, including access driveway, and the proposed finished ground floor levels of the building. The development shall be carried out in accordance with the approved levels.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence 4) Prior to the commencement of any development works, including demolition and all construction activities, all tree protection measures shall be undertaken in strict accordance with the approved details contained in the ‘Revision 2 of Tree Survey Arboricultural Impact Assessment Arboricultural Method Statement’ ref. AR4556 dated 01/06/22 and the Tree Protection Plan drg.no. TPP-AR4556 Rev 2 from Challice Consulting Limited. All arboricultural matters will then follow that described in these approved details. 5) No development shall commence on site until a scheme for the landscaping of the site including the retention of existing landscape features has been submitted to and approved in writing by the local planning authority. Landscaping schemes shall include details of hard and soft landscaping, including any tree removal/retention, planting plans, written specifications (including cultivation and other operations associated with tree, shrub, and hedge or grass establishment), schedules of plants, noting species, plant sizes and proposed numbers/densities and an implementation and management programme.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence The landscaping scheme must be designed in conjunction with the biodiversity enhancements (see biodiversity condition below). All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to first occupation or within the first planting season following completion of the development https://www.gov.uk/planning-inspectorate 5

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence The landscaping scheme must be designed in conjunction with the biodiversity enhancements (see biodiversity condition below). All hard and soft landscaping work shall be completed in full accordance with the approved scheme, prior to first occupation or within the first planting season following completion of the development https://www.gov.uk/planning-inspectorate 5

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence Appeal Decision APP/L3625/W/22/3309498 herby approved or in accordance with a programme agreed in writing with the local planning authority. All new tree planting shall be positioned in accordance with guidelines and advice contained in the current British Standard 5837. Trees in relation to construction. Any trees shrubs or plants planted in accordance with this condition which are removed, die or become damaged or become diseased within five years of planting shall be replaced within the next planting season by trees, and shrubs of the same size and species. 6) No pruning, removal or other works to the retained trees and hedges located both within and overhanging the site, shall take place during construction, or for 5 years after completion except with the prior written approval of the Local Planning Authority. Any tree works already approved as part of this consent and any other work undertaken should be done in accordance with British Standard BS 3998:2010 ‘Tree Work - Recommendations’.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence If any of the retained trees or hedges, within the site, controlled by this condition, are removed, die, or become damaged or diseased within five years of completion, they shall be replaced before the expiry of one calendar year by tree/s or hedge/s to a planting specification agreed in writing by the Local Planning Authority. 7) No development shall commence above ground floor level until a plan indicating the positions, design, materials and type of boundary treatment including any entrance gates and piers to be erected has been submitted to and approved in writing by the Local Planning Authority. The boundary treatment shall be completed before the occupation of the development hereby permitted. It is expected that close-boarded fencing to a height of 2.5m shall be installed along the boundary with the Tennis Club to help mitigate noise impacts. Where close-boarded fencing is to be used, holes in the base should be detailed to allow hedgehogs and other wildlife to move freely through the site. 8) No development shall commence on site until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence The CEMP shall include adequate details of the following: a) Map showing the location of all of the ecological features b) Risk assessment of the potentially damaging construction activities c) Practical measures to avoid and reduce impacts during construction d) Location and timing of works to avoid harm to biodiversity features e) Responsible persons and lines of communication f) Use of protected fences, exclusion barriers and warning signs. g) Precautionary approach to reptile species h) Provision and evidence of toolbox talks including a toolbox talk document, signed by the ecologists and the date and the signatures of all contractors briefed on the project. The development shall be implemented in full accordance with the approved management plan. 9) No development shall commence on site until an Ecology Enhancement Plan (EEP) has been submitted to and approved in writing by the Local Planning Authority.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence The plan should be based on the biodiversity enhancements outlined in section 6 of the Biodiversity Survey Report (by foa ecology dated March 2022) and shall include the following elements including a plan showing the location of the enhancements: a) Planting of native trees, hedgerows, shrubs and climbing species https://www.gov.uk/planning-inspectorate 6

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence The plan should be based on the biodiversity enhancements outlined in section 6 of the Biodiversity Survey Report (by foa ecology dated March 2022) and shall include the following elements including a plan showing the location of the enhancements: a) Planting of native trees, hedgerows, shrubs and climbing species https://www.gov.uk/planning-inspectorate 6

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence Appeal Decision APP/L3625/W/22/3309498 b) Provision of nesting opportunities for birds on the new building and other tree mounted boxes upon suitable, mature trees and / or walls / fence-lines c) Provision of roosting opportunities for bats in the form of bat boxes on the new building and upon suitable mature trees d) Creation of log piles using logs created by the proposed necessary felling of trees to facilitate access to the site e) Provision of insect houses f) Provision of hedgehog shelter habitat g) Consideration to providing bird baths and feeders in soft landscaped areas h) Minimal use of non-residual pesticides, such as glyphosate and use of peat-free mulch, growing media and soil conditioners. i) A sensitive lighting strategy 10) The development hereby permitted shall not commence until details of the design of a surface water drainage scheme has been submitted to and approved in writing by the local planning authority. The design must satisfy the SuDS Hierarchy and be compliant with the national Non-Statutory Technical Standards for SuDS, NPPF and Ministerial Statement on SuDs. The development shall be completed in accordance with the approved details and thereafter maintained.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence 11) No development shall take place above ground level (excluding demolition and site clearance) until samples of the materials to be used in the construction of the external surfaces, including fenestration and roof, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. 12) The development hereby approved shall not be first occupied unless and until a Water Efficiency Statement has been submitted to and approved in writing by the Local Planning Authority. The Statement shall detail how the development will ensure that the potential water consumption by occupants of each new dwelling does not exceed 110 litres per person per day. The development shall be carried out in accordance with the approved details and shall be implemented, installed and operational prior to the first occupation of the dwelling hereby approved.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence 13) The development hereby approved shall not be occupied unless and until the new dwelling is provided with a fast charge socket to meet the minimum requirement of 7kw Mode 3 with Type 2 connector - 230 v AC 32 amp single phase dedicated supply and thereafter retained and maintained for its designated purpose. 14) Notwithstanding the submitted plan CRB P22 05 Rev C no part of the development shall be first occupied unless and until the proposed modified vehicular access to Carlton Road has been constructed in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority to include dropped kerbs wide enough to accommodate the turning movements of a fire appliance. The developer is reminded that in order to comply with this condition the access shall be provided with dropped kerbs to accommodate the turning movements shown on the submitted plan numbered CRB P22 05 HP. 15) The development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for vehicles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence Thereafter the parking and turning areas shall be retained and maintained for their designated purposes. https://www.gov.uk/planning-inspectorate 7

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence Thereafter the parking and turning areas shall be retained and maintained for their designated purposes. https://www.gov.uk/planning-inspectorate 7 Appeal Decision APP/L3625/W/22/3309498 16) Prior to the first occupation of the dwelling hereby approved the first-floor side facing window in the west elevation of the building shall be glazed with obscured glass and shall be non-opening, unless the lowest part of the glazing is 1.7 metres above the floor of the room in which the window is installed. Thereafter the window shall be maintained as such at all times. 17) Prior to the first occupation of the dwelling hereby approved the necessary infrastructure to facilitate connection to a high-speed broadband shall be installed. Unless otherwise agreed in writing with the Local Planning Authority, this shall include as a minimum: a) A broadband connection accessed directly from the nearest exchange or cabinet, b) Cabling and associated installations which enable easy access for future repair, replacement or upgrading.

Land To The Rear Of 5 Carlton Road, Redhill, Surrey, RH1 2BY — Reigate and Banstead Borough Council — Elizabeth Lawrence 18) Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no additional storeys, extensions or dormer windows permitted by Classes A, AA or B of Part 1 of the Second Schedule of the 2015 Order (as amended) shall be constructed without the prior approval of the Local Planning Authority. https://www.gov.uk/planning-inspectorate 8