Application No: 2017/1328 Application Type: FULL

Case Officer: Steve Elliott Ward: Esher Ward Location: 45 Pelhams Walk Esher Surrey KT10 8QA Proposal: 2 detached two-storey houses with rooms in the roof space, dormer

windows, rear balconies, integral garages and new access following demolition of existing house

Applicant: Sycamore Developments Agent: Mr Graeme Skipper

Fulcrum Design Studio 7 Design House Guildford Road Bookham KT23 4HB

Decision Level: If Permit – Sub-Committee If Refuse – Sub-Committee

Recommendation: Permit

Representations: 11 letters of objections have been received from 9 separate households raising the following concerns:

• The site is within a private estate • Surface water drainage is managed by EPRL • Overbearing upon the adjoining residential properties • Increase in vehicular traffic • Impact upon open views of the River Mole • Environmental concerns • Impact on protected species • Impact on trees and landscape features • Loss of views to the river from within the streetscene • Development is oversized, unduly and excessively prominent • Overdevelopment not in keeping with the character and the appearance of the

location • Not in keeping with river setting • Overlooking and loss of privacy • Loss of light • Surface water flood risk • Ground instability • Site plan is incorrect • Arboricultural information is inaccurate

R e p o r t

Description

1. The application site comprises a detached two-storey dwelling with rooms in roof space within a well-established spacious private Esher Place estate. The site is one of a few remaining double plots within the estate. The site backs onto the River Mole with ground levels to the rear mature gardens dropping sharply towards the river.

2. The existing dwelling is confined to the north side of the plot in relation to neighbouring No. 47

and retaining minimal separation with the neighbouring property. To the south is a detached garage with rooms in the roof space. The existing dwelling is set back from the highway with a double access driveway punctuated by trees in between the access points.

3. The site accords with the character description within ESH05 (Esher Place) of the Council’s adopted Design and Character SPD. In this defined sub-area most dwellings are large, between two and two and half storeys set within a high degree of tree cover giving a woodland character to most roads.

Constraints

4. The relevant planning constraints are:

• Flood Zone 2 • Flood Zone 3a • Within 20m of the bank top width • Tree Preservation Order

Policy

5. In addition to the National Planning Policy Framework and the National Planning Practice Guidance, the following local policies and guidance are relevant to the determination of this application:

Core Strategy 2011

CS1 – Spatial Strategy CS2 – Housing provision, location and distribution CS9 – Esher CS15 – Biodiversity CS17 – Local Character, Density and Design CS21 – Affordable housing CS26 – Flooding CS28 – Implementation and Delivery

Development Management Plan 2015 DM1 – Presumption in favour in favour of sustainable development DM2 – Design and amenity DM6 – Landscape and tree DM7 – Access and parking DM10 – Housing DM21 – Nature Conservation and Biodiversity

Design & Character SPD 2012 Esher

Developer Contributions SPD 2012 Community Infrastructure Levy Affordable housing contribution

6. Relevant Planning History

Reference Description Decision 2016/0545 2 detached two storey houses with rooms in the

roof space, front and rear dormer windows, rear balconies, basement, integral garage and new access following demolition of existing house

Refused

2015/2607 2 detached two storey houses with rooms in the roof space, front and rear dormer windows, front and rear balconies, basement, integral garage and new access following demolition of existing house

Refused

2014/1938 Detached two storey house with rooms in the Refused

roof space, dormer windows, basement and integral garage following demolition of existing house

2014/1365 Additional detached two-storey house with rooms in the roof space, dormer windows, basement and integral garage following demolition of existing house

Refused. Appeal dismissed

2013/4981 Additional detached two storey house with rooms in the roof space, dormer windows, basement, integral garage and new access following demolition of existing extension and garage

Withdrawn

2012/2048 Additional detached two storey house with part basement and integral garage following demolition of existing extension and garage

Refused

7. The reason for refusal of the previous scheme was as follows:

“By reason the height, scale and depth of the proposed dwelling sited at No. 43, this proposal has not sufficiently addressed the previous reason for refusal in that it would appear overbearing when viewed from within the rear garden of the neighbouring property (No. 41) and would therefore lead to unacceptable harm to the living conditions of the neighbouring occupants. The proposal is therefore contrary to policy DM2 of the Elmbridge Development Management Plan 2015, the Design and Character SPD 2012 and the NPPF 2012.”

Proposal

8. Planning permission is sought for 2 detached two-storey houses with rooms in the roof space,

dormer windows, rear balconies, integral garages and new access following demolition of existing house.

9. This proposal has been submitted in an attempt to address the previous reasons for refusal,

the key changes between this proposal and that of the previous scheme are as follows:

• Reduction in the height (0.25m) and depth (max 2m) of the dwelling at No. 43. Consultations

10. Tree Officer – Raised no objection subject to suitably worded tree protection conditions being imposed

11. Surrey County Council (Transportation) – No highway requirements. The application is on a

private road which do not form part of the County Highway Authority remit.

12. Surrey Wildlife Trust – Raised no objection subject to a suitably worded condition be imposed to ensure that the works are carried out in accordance with the recommendations detailed within the submitted Preliminary Ecological Appraisal and Bat Survey Report, prepared by Arbeco Limited, dated 27 July 2016.

13. Bat Group – Raised no objection subject to a condition being imposed to prevent any light spillage onto the surface of the river.

14. British Pipeline Agency – Raised no objection.

15. Environment Agency – Raised no objection subject to a suitably worded condition to ensure that no development takes place within an 8m wide buffer zone alongside the River Mole.

Positive and Proactive Engagement

16. In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of 186-187 of the NPPF by making available pre-application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

17. No formal pre-application advice has been sought since the refusal of the previous refusal. Planning Considerations

18. The main planning considerations in the determination of this application are: • Principle of development • The design of the proposal and its impact on the character and appearance of the area

and the street scene • Impact on neighbouring amenity • Provision of a suitable living environment for future occupants • Trees and landscaping • Ecology and Biodiversity • Highway safety and parking • Flooding • Financial considerations Principle of development

19. It is noted that this site has a history of refused applications. However, in determining these applications the principle of replacing the existing dwelling has never been questioned. As such it is considered that the principle of the subdivision of what is one of the few double plots left on this estate is acceptable and accords with policy CS2 which seeks effective use of urban land. The design of the proposal and its impact on the character and appearance of the area and the street scene

20. The proposed design of the new dwelling on No. 43 remains largely unchanged with the

exception that the ridge height has been reduced by 0.25m. There have been no amendments to the design of the dwelling on No. 45.

21. Whilst the estate in general has wider separation gaps between properties, it is noted that to the south of the application site there are a number of properties that are located very close to each other. As such it is considered that adequate separation gaps would be provided to the site boundaries to prevent a terracing effect or the proposed dwellings appearing cramped within their respective plots.

22. The proposed plot sizes are considered to be appropriate and the frontages for each are proportionate and in keeping with surrounding properties. The style, form and height of the new dwellings would accord with the varied local vernacular and would not appear unduly prominent when viewed from within the street scene. Impact on neighbouring amenity

23. The dwellinghouse of Plot No.43 Pelhams Walk would still project beyond the rear elevation of

the neighbouring property No. 41. However, the plans indicate that there is no longer a breach of the 45 degree sightline when taken from the rear window of No. 41. The nearest rear facing rooms of No. 41 serve a study at ground floor and a bathroom at first floor, with the previous benefitting from dual aspect windows, this in conjunction with the fact that the development is located to the north it is not considered that any significant loss of light to the rear facing habitable rooms will be created.

24. Having visited the neighbouring property at No. 41 they benefit from two first floor side facing windows. One of which is a secondary window to a bedroom and the other serves a dressing room. On this basis even if the proposal would impact upon the 25 degree angle the proposal would not create any significant impact upon the occupiers of the neighbouring property.

25. The other neighbour to the north, No. 47, is set on a lower ground level. The nearest rear habitable room of this property has large windows situated both within the rear and side elevations. This property also benefits from a ‘wrap round’ rear/side raised terrace. This forms part of the property’s immediate rear amenity space. The proposed depth of the new dwelling at No. 45 has been significantly reduced to ensure that the rear corner would not project beyond the rear corner of No. 47. Given the fact that the road curves slightly at this point there is a slight stagger between properties. The proposed new dwelling would also be slightly re-orientated to maintain the stagger. Whilst noting that the views from the large side facing window would be somewhat impacted upon, on the basis that the views remain uninterrupted towards the River Mole when viewed from the primary rear facing windows of No. 47, it is not considered that the proposed new dwelling at No. 45 would create any significant loss of light.

26. If permission were to be granted it would be reasonable to impose a condition removing permitted development rights to ensure that neither of the proposed new dwellings could impact upon the neighbouring properties without first obtaining specific planning permission.

27. The views from the existing rear/side terrace at No. 47 would be similar to that of the views from the habitable room. As indicated above the proposed development would not project beyond the rear elevation of No. 47 and the area of terracing at this point is relatively small it is therefore considered that the amended development would no longer to result in any significant overbearing be visually intrusive when viewed from the terrace area.

28. The proposed rear ground floor terraced area at the rear of No. 43 is situated a considerable distance away from the side boundary with No. 41. Its position is considered to be a sufficient distance away to not create any significant loss of amenity from being created upon the neighbouring property.

29. The proposed balconies will each have privacy screens attached, therefore only allowing for views towards the River Mole and not directly into the neighbouring rear gardens. To ensure that this remains the case it is imperative that these screens remain in perpetuity. This can be achieved by imposing a suitably worded condition.

30. With regards to overlooking, the proposed floor plans indicate that the above ground floor

flank windows would serve either non-habitable rooms or have a secondary function. The inclusion of these windows are considered acceptable subject to a condition requiring obscure glazing and a restricted opening.

31. As a result of the reduction in the height and depth of the dwelling on No. 43 it is implicit that the overall scale has also been reduced. As a result it is considered that this proposal has addressed the previous reason for refusal.

32. Concerns have been raised in terms of the loss of open views of the River Mole from residents opposite the application site. The loss of a view is not considered to represent a material planning consideration.

Provision of a suitable living environment for future occupants

33. The dwellinghouse of Plot No.43 Pelhams Walk would be set forward of the new dwelling of No.45, which allows for the continuation of the perceived building line given that there is a slight bend in the road at this point of Pelhams Walk. The proposed plans indicate that there would be no breach of the appropriate 45 degree sightlines taken from the edge of the nearest ground and first floor front and rear facing habitable rooms of either new dwelling. As such this would not lead to any adverse levels of daylight or sunlight received by these rooms.

34. It is considered that proportionate private amenity space would be provided for the enjoyment of the future occupants of both new dwellings. Trees

35. It is noted that the original details provided have been amended to address the concerns

raised regarding the layout being different to that what is being proposed. The proposal would require a number of trees to be removed in order to accommodate this proposal, however, the Tree Officer considers that the proposed new dwellings would be sited an acceptable distance away from the trees being retained (including the 3 key protected trees). As a result subject to suitably worded tree conditions being imposed no objection has been raised. Ecology and Biodiversity

36. A Preliminary Ecological Appraisal and Bat Survey Report, prepared by Arbeco Limited, dated

27 July 2016 has accompanied this application. This report also includes measures that would protect and enhance biodiversity. This has been assessed by Surrey Wildlife Trust and Surrey Bat Group, who have raised no objections provided that the recommendations within this report are carried out in full.

37. The proposal does however have the potential for external lighting that could result in external light spillage reaching the river. Based upon the concern raised by Surrey Bat Group it would be reasonable to impose a condition that prevents any external light spillage onto the surface of the river.

Highway safety and parking

38. As Pelhams Walk is a privately maintained road, Surrey County Council (The Highway Authority) has not raised any comments regarding highway safety. The existing dwelling benefits from an in-out driveway and the proposed vehicular access to the new dwellings would be comparable to the accesses in situ. It is considered that sufficient off street parking would be provided for each plot, this includes the integrated garages.

39. With regards to a Method of Construction, this is not a validation requirement and is more

appropriately considered prior to commencement, this issue can be addressed by imposing a suitably worded condition.

40. In light of the above, it is considered that the proposal would not lead to a detrimental impact

on highway safety.

Flooding

41. The rear of the site bounds the River Mole, the plot benefits from direct access onto the river. It is noted that a Flood Risk Assessment has not been provided. However, due to the topography of the site the high level of flood risk (Zones 3b & 2) is limited to the lower levels of rear gardens of each plot. The proposed development would be in lower area of risk (Zone 1).

42. The Environment Agency have assessed the details provided and confirmed that an Environmental Permit under the terms of the Environmental Permitting (England and Wales) (Amendment) (No.2) Regulations 2016 for any proposed works or structures, in, under, over or within 8 metres of the top of the bank of designated ‘main rivers’. This advice can be added as an informative. Financial considerations

43. Section 70 subsection 2 of the Town and Country Planning Act 1990 (as amended) states that any local financial considerations are a matter to which local planning authorities must have regard to in determining planning applications; as far as they are material for the application. The weight to be attached to these considerations is a matter for the Council.

44. The New Homes Bonus is a grant paid by central government to local councils for increasing

the number of homes and their use. The New Homes Bonus is paid each year for 6 years. It is based on the amount of extra Council Tax revenue raised for new-build homes, conversions and long-term empty homes brought back into use. There is also an extra payment for providing affordable homes. The Council’s New Homes Bonus Scheme Grant Determination for 2017/18 is £1.89m (approx.).

45. Local financial considerations are defined as grants from Government or sums payable to the authority under the Community Infrastructure Levy (CIL). This means that the New Homes Bonus is capable of being a material consideration where relevant. In the current case, the approval of the application would mean that the New Homes Bonus would be payable for the net increase in dwellings from this development.

46. Following a Court of Appeal decision which found in favour of the Government, paragraphs 012-023 of the National Planning Policy Guidance on planning obligations have been reintroduced. These paragraphs and the Ministerial Statement are now a material consideration, alongside local planning policy, against which the Council must consider all planning applications. However, given that the local plan remains the primary consideration against which decisions must be made, the Council is continuing to apply policy CS21 Affordable Housing as set out in the Core Strategy. Following receipt of legal advice, the Council has produced a statement to set out our local evidence in support of continuing to apply policy CS21 to this application in light of the revised PPG. This is available to view on the Planning Services webpages.

47. The applicants as part of this scheme have provided a Unilateral Undertaking which provides a suitable financial contribution towards affordable housing in line with policy CS21 of the Elmbridge Core Strategy will be provided in advance of a decision being made. In addition this proposal would also require a financial contribution towards the Community Infrastructure Levy (CIL).

Matters raised in Representations

48. It is noted that the built form would create a greater barrier between the road and the River

Mole and as such prevent views to the river from the road. This is not a material consideration in the determination of this proposal. In terms of the impact upon the views from the River Mole, it is considered there are a number of modern dwellings that back on to the river and therefore the proposed development will not create any further adverse impact.

49. Issues relating to the instability of the land are not material planning considerations these issues will be considered at the detailed design stage, through Building Regulations.

Conclusion

50. On the basis of the above, and in light of any other material considerations, the proposal is considered to be in accordance with the development plan. Accordingly, the recommendation is to grant permission.

Recommendation: Grant Permission

Conditions/Reasons 1 TIME LIMIT (FULL APPLICATION)

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

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

2 LIST OF APPROVED PLANS

The development hereby permitted shall be carried out in strict accordance with the following list of approved plans: 13-14-200L, 201V, 202P, 202Q, 204O, 205M, 208 and 209 received on 25 April 2017, 13-14-203P and 210 received on 5 May 2017 and 13-14-203O received on 10 May 2017.

Reason: To ensure that the development is carried out in a satisfactory manner.

3 MATERIALS SAMPLES

NO DEVELOPMENT SHALL TAKE PLACE UNTIL SAMPLES OF THE MATERIALS TO BE USED ON THE EXTERNAL FACES AND ROOF OF THE BUILDING HAVE BEEN SUBMITTED TO AND APPROVED IN WRITING BY THE BOROUGH COUNCIL. DEVELOPMENT SHALL BE CARRIED OUT IN ACCORDANCE WITH THE APPROVED DETAILS.

Reason: To ensure that a satisfactory external appearance is achieved of the development in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015. It is considered necessary for this to be a pre-commencement condition because the use of satisfactory external materials goes to the heart of the planning permission.

4 PD LIMITATION

Notwithstanding the provisions of the Town & Country Planning General Permitted Development Order 2015 (or any Order revoking or re-enacting that Order) no development falling within Part 1 Classes A and B of Schedule 2 to the said Order shall be carried out within the curtilage of the/any dwellinghouse, unless planning permission is first granted by the Borough Council.

Reason: To safeguard the character and amenities of the premises and adjoining properties and to comply with Policy DM2 of the Elmbridge Development Management Plan 2015.

5 OBSCURE GLAZING

The first floor side facing windows and the side facing rooflight windows within the development hereby permitted shall be glazed with obscure glass and fitted with non-opening principal lights, and subsequently maintained in this form. Such glass shall be sufficiently obscure to prevent loss of privacy. The affixing of an obscure film will not be sufficient.

Reason: To preserve the reasonable privacy of neighbouring residents in accordance with Policy DM2 of the Elmbridge Development Management Plan 2015.

6 BALCONY SCREEN

Prior to the first use of the balconies/terrace areas hereby approved details of the balcony screen shall be submitted to and approved in writing by the Local Planning Authority and subsequently erected and maintained permanently in strict accordance with the approved plans.

Reason: To preserve the privacy of neighbouring residents in accordance with Policy DM2 of

the Elmbridge Development Management Plan 2015. 7 LANDSCAPING - SCHEME

NO DEVELOPMENT SHALL TAKE PLACE UNTIL FULL DETAILS OF BOTH HARD AND SOFT LANDSCAPING WORKS HAVE BEEN SUBMITTED TO AND APPROVED IN WRITING BY THE BOROUGH COUNCIL AND THESE WORKS SHALL BE CARRIED OUT AS APPROVED. THIS SCHEME SHALL INCLUDE INDICATIONS OF ALL HARD SURFACES, WALLS, FENCES, ACCESS FEATURES, THE EXISTING TREES AND HEDGES TO BE RETAINED, TOGETHER WITH THE NEW PLANTING TO BE CARRIED

OUT, AND DETAILS OF THE MEASURES TO BE TAKEN TO PROTECT EXISTING FEATURES DURING THE CONSTRUCTION OF THE DEVELOPMENT.

Reason: To preserve and enhance the visual amenities of the locality in accordance with Policy DM6 of the Elmbridge Development Management Plan 2015.

8 LANDSCAPING - IMPLEMENTATION

ALL HARD AND SOFT LANDSCAPING WORKS SHALL BE CARRIED OUT IN ACCORDANCE WITH THE APPROVED DETAILS. ARBORICULTURAL WORK TO EXISTING TREES SHALL BE CARRIED OUT PRIOR TO THE COMMENCEMENT OF ANY OTHER DEVELOPMENT, OTHERWISE ALL REMAINING LANDSCAPING WORK AND NEW PLANTING SHALL BE CARRIED OUT PRIOR TO THE OCCUPATION OF ANY PART OF THE DEVELOPMENT OR IN ACCORDANCE TO THE TIMETABLE AGREED WITH THE BOROUGH COUNCIL. ANY TREES OR PLANTS, WHICH WITHIN A PERIOD OF FIVE YEARS OF THE COMMENCEMENT OF ANY WORKS IN PURSUANCE OF THE DEVELOPMENT DIE, ARE REMOVED, OR BECOME SERIOUSLY DAMAGED OR DISEASED, SHALL BE REPLACED AS SOON AS PRACTICABLE WITH OTHERS OF SIMILAR SIZE AND SPECIES, FOLLOWING CONSULTATION WITH THE BOROUGH COUNCIL, UNLESS THE BOROUGH COUNCIL GIVES WRITTEN CONSENT TO ANY VARIATION.

Reason: To preserve and enhance the visual amenities of the locality in accordance with Policy DM6 of the Elmbridge Development Management Plan 2015.

9 TREE PROTECTION AND PRE-COMMENCEMENT INSPECTION

BEFORE DEVELOPMENT TAKES PLACE TREE PROTECTION MEASURES SHALL BE INSTALLED AND ANY FURTHER INFORMATION PROVIDED IN ACCORDANCE WITH THE SUBMITTED ARBORICULTURAL INFORMATION. THE APPLICANT SHALL ARRANGE A PRE-COMMENCEMENT MEETING AFTER THE INSTALLATION OF THE TREE PROTECTION BETWEEN THE BOROUGH COUNCIL AND THE APPLICANT'S PROJECT ARBORICULTURIST TO ALLOW INSPECTION AND VERIFICATION OF THE PROTECTION MEASURES.

Reason: This permission is granted on the basis that the trees would remain on site to mitigate the impact of the development and to preserve and enhance the visual amenities of the locality in accordance with Policy DM6 of the Elmbridge Development Management Plan 2015. It is considered necessary for this to be a pre-commencement condition because the demolition and construction works could have implications for the future health and amenity of retained trees within the site.

10 TREE PROTECTION

In this condition "retained tree" means an existing tree, which is to be retained in accordance with the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the first occupation of the development.

a) no retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be pruned other than in accordance with the approved plans and particulars, without the written approval of the Borough Council. Any pruning shall be carried out in accordance with British Standard 3998 (tree work) and in accordance with any supplied arboricultural method statement.

b) if any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Borough Council.

c) tree protection shall be maintained in-situ and not moved or removed until all construction has finished and equipment, materials, or machinery are removed from site.

d) any arboricultural protection information and plans submitted as part of the application, and listed in the approved plans condition, or submitted to meet a condition of consent shall be implemented and adhered to at all times during the construction process unless otherwise agreed in writing with the Borough Council. This shall include any requirement for arboricultural supervision and site monitoring. This condition may only fully be discharged on completion of the development subject to satisfactory written evidence of contemporaneous

supervision and monitoring of tree protection throughout construction by the appointed arboriculturist.

Reason: This permission is only granted on the basis that the trees would remain on site to mitigate the impact of the development and to preserve and enhance the visual amenities of the locality in accordance with Policy DM6 of the Elmbridge Development Management Plan 2015.

11 ECOLOGY

The development must be carried out in accordance with mitigation measures proposed in the submitted Preliminary Ecological Appraisal and Bat Survey Report, prepared by Arbeco Limited, dated 27 July 2016 Bat Mitigation Plan.

Reason: To ensure that the development is carried out in accordance with the NPPF.

12 METHOD OF CONSTRUCTION STATEMENT

NO DEVELOPMENT SHALL COMMENCE UNTIL A CONSTRUCTION TRANSPORT MANAGEMENT PLAN, TO INCLUDE DETAILS OF:

(a) PARKING FOR VEHICLES OF SITE PERSONNEL, OPERATIVES AND VISITORS (b) LOADING AND UNLOADING OF PLANT AND MATERIALS (c) STORAGE OF PLANT AND MATERIALS (d) PROGRAMME OF WORKS (INCLUDING MEASURES FOR TRAFFIC MANAGEMENT) (e) PROVISION OF BOUNDARY HOARDING BEHIND ANY VISIBILITY ZONES

HAS BEEN SUBMITTED TO AND APPROVED IN WRITING BY THE LOCAL PLANNING AUTHORITY. ONLY THE APPROVED DETAILS SHALL BE IMPLEMENTED DURING THE CONSTRUCTION OF THE DEVELOPMENT.

Reason: In order that the development should not prejudice highway safety, the free flow of traffic nor cause inconvenience to other highway users in accordance with Policy DM7 of the Elmbridge Development Management Plan 2015. It is considered necessary for this to be a pre-commencement condition because the demolition and construction works could have implications on highway safety and amenity and should be agreed before any works begin.

Informatives 1 COMMUNITY INFRASTRUCTURE LEVY

The development permitted is subject to a Community Infrastructure Levy (CIL) liability for which a Liability Notice will be issued as soon as practical after the day on which planning permission first permits development.

To avoid breaching the CIL regulations and the potential financial penalties involved, it is essential a prior commencement notice be submitted. A blank commencement notice can be downloaded from http://www.planningportal.gov.uk/uploads/1app/forms/form_6_commencement_notice.pdf. For the avoidance of doubt commencement of demolition of existing structure(s) covering any part of the footprint of the proposed structure(s) would be considered as commencement for the purpose of the CIL regulations.

2 ENVIRONMENTAL PERMIT The applicant is advised that an Environmental Permit under the terms of the Environmental Permitting (England and Wales) (Amendment) (No.2) Regulations 2016 for any proposed works or structures, in, under, over or within 8 metres of the top of the bank of designated 'main rivers'.