Item No. 2
Application Number and Date:
Applicant:
MO/2004/1089PLA
Detailed
29-Jun-2004
Kellog Brown & Root
Case Officer: Miss T Tindale
Ward: Leatherhead North
As amplified by letter dated 9 July 2004 and drawing W719/1001/A.
Proposal and Site
Erection of security gatehouse, entry / exit barriers and vehicle layby.
Hill Park Court, Springfield Drive, Leatherhead, Surrey, KT22 7NL
Development Plan
Mole Valley Local Plan – Metropolitan Green Belt.
Relevant Planning History
MO/94/1404
Redevelopment of existing site to provide new
headquarters office accommodation of
26,000m2 having access from Randalls Road
Permitted Dec 95.
(phases 1 and 2
completed.)
MO/97/0444
Erection of 4 non illuminated free standing
signs at the entrance to the site
Erect 32 flag poles to the front of Hill Park
Court.
Surveillance camera on mast to main entrance
for Springfield Drive
Renewal of MO/94/1404
Application for a Certificate of Lawfulness to
determine whether completion of development
approved under MO/94/1404 requires planning
permission.
Consent granted May
97
Permitted Mar 98
MO/98/0068
MO/98/0074
MO/98/1208
MO/98/1542
Permitted Mar 98
Withdrawn
Summary of Site and Description of Development
The Hill Park Court complex of buildings lie within a campus style office development located
on the north west side of Leatherhead. Whilst the buildings within the office park are located
within the built up area access to them is off Randalls Road. This road (Springfield Drive)
cuts through Green Belt countryside.
This application is to enhance security measures at the Hill Park Court Complex. The
proposals include the erection of a security gatehouse on the northern side of Springfield
Drive, some 200 metres from the junction with Randalls Road. The proposed gatehouse
would be a single storey modular building of approximately 15 square metres to be used by
security staff who in turn would control new entry and exit barriers. A vehicular layby is also
proposed to the north of the gatehouse building to filter waiting traffic.
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Consultations
SCC Highways - views awaited.
Representations
None received to date. The expiration period for representations falls on 5 August 2004. Any
views received will be reported to the meeting.
Main Planning Policies
Surrey Structure Plan
Policy PE2
Mole Valley Local Plan
Policy ENV2 – Development policy for the Green Belt outside Villages.
Policy ENV22 – general Development Control Criteria.
Central Government Advice PPG2 ‘Green Belts’ is also relevant.
Main Planning Issues
The main issues for consideration are whether the proposals constitute appropriate
development in the Green Belt and if not whether there any very special circumstances that
outweigh the harm caused by reason of inappropriateness, and the effect on the openness
of the Green Belt and the visual amenities of the area.
Green Belt policy
PPG2 ‘Green Belts’ indicates that there is a general presumption against inappropriate
development in the Green Belt and such development should not be approved except in very
special circumstances. PPG2 indicates that the construction of new buildings in the Green
Belt is inappropriate development unless it is for a number of specified purposes including
agriculture and forestry.
The erection of a security gatehouse building to serve new entry and exit barriers and new
lay-by does not fall within one of the specified categories outlined in paragraph 3.4 of PPG2
and as such constitutes inappropriate development
Impact on the openness of the green belt and the visual amenity of the area.
The proposed gatehouse with entry and exit barriers and new layby would be located on the
northern side of Springfield Drive, approximately 80 metres before the junction with Hill Park
Drive. The gatehouse would be a small modular type building on a concrete base
measuring approximately 5.2 metres in length and 2.8 metres in width. It would be
positioned on a tarmacked island with planting either end, to the north of the existing road
and south of the new lay-by area. There would be entry and exit barriers across both
Springfield Drive and across the lay-by area.
Springfield Drive gradually rises from the junction with Randalls Road towards the office
developments. The access road cuts across open countryside before reaching the
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developed part of the estate which has been landscaped with bunding and tree planting, to
help assimilate the office buildings into this campus setting.
On the northern side of the drive, where the proposed facility is to be sited, the land falls
away in a north westerly direction. There is also a hollow in the land close to two mature oak
trees.
Physically on site this would be the most discreet location for the proposed facility, to the
west of the junction with Hill Park Drive. A line of tall poplar trees with a raised bund beyond
would screen the proposed facility in views from the north east.
To the north east there is a mature backdrop of trees which would screen the facility in views
from this direction.
Two mature Oak trees to the east of the proposed site would help to break up the extent of
new hard surfacing from longer view along Randalls Road and when driving up Springfield
Drive.
The most exposed view of the proposed facility would be from Randalls Farmhouse, across
the open fields to the south of Springfield Drive. The applicants have proposed low bunding
with planting on top on the outside edge of the lay-by to help soften views of the proposed
facility. The Council’s Tree officer is satisfied with these details subject to a condition
requiring details of any regarding works in the vicinity of the two oak trees to be agreed by
the Local Planning Authority to ensure the long term survival of these trees.
The proposed facility, with its increase in hardstanding and new buildings works, would
inevitably reduce the overall level of openness on this part of the site. However, it will be
seen against a backdrop of existing trees and new planting, rather than being in a more
exposed location further west towards the junction with Randalls Road. As such the
proposals are considered to represent the least environmentally harmful solution.
Very Special circumstances
Kellogg Brown and Root are one of Leatherhead’s largest employers, located within
the Hill Park Court office complex. Whilst the complex of office buildings are located
within the built up part of Leatherhead the only vehicular access to their premises,
and indeed other office buildings within the campus, is off Springfield Drive which
cuts across Green Belt countryside.
The applicants are looking to improve their security arrangements by introducing a security
gatehouse with entry and exit barriers and a vehicular lay-by area. In order for this facility to
be effective it needs to be strategically positioned on Springfield Drive, before the junction
with Hill Park Drive. This will enable the facility to deal with all traffic to the site.
It is considered that the harm caused by inappropriateness, and any other harm, is
outweighed by the issued outlined above and that, consequently very special circumstances
exist that justify the proposed development.
The applicants have confirmed in writing that the gatehouse building, entry/and exist barriers
and new lay-by would be removed if they vacate the premises as they recognise that the
very special circumstances would cease to exist. This could be controlled by condition.
Recommendation
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Subject to the receipt and consideration of the views of the Highway Authority and any other
views received up to and including 5/08/04 and provided no new issues are raised in them,
the application be left in the Head of Planning’s hands to PERMIT subject to the following
conditions:
1.
The development hereby permitted shall be begun before the expiration of five
years from the date of this permission.
Reason: To comply with Section 91(1) of the Town and Country Planning Act 1990.
2.
Details of the colour of the gatehouse building shall be submitted to and approved
in writing by the Local Planning Authority prior to its installation. The building shall
be erected strictly in accordance with these agreed details.
Reason: To protect the visual amenities of the site in accordance with Mole Valley
Local Plan policy ENV22.
3.
Full details of the regrading works in the proximity of the two mature oak trees shall
be submitted to and approved in writing by the Local Planning Authority prior to the
commencement of development. The works shall be carried strictly in accordance
with these agreed details.
Reason: To ensure the retention of trees on the site in the interests of visual
amenity in accordance with Mole Valley Local Plan policies ENV25 and ENV53.
4.
The building, entry and exit barriers and the lay-by hereby permitted shall be
removed and the land restored to its former condition in accordance with a scheme
to be submitted to and approved by the Local Planning Authority if Kellogg Brown
and Root (or their successors in title) vacate their premises at Hill Park Court.
Reason: Permission is given having regard to the very special circumstances of
this case which are unlikely to be the same with another occupant of the premises.
Informative(s)
1.
The development hereby permitted must be carried out in accordance with the
approved plans and specifications unless the prior approval in writing of the
Planning Authority has been obtained. If changes are proposed you should first
contact the Planning Authority to obtain the necessary approval. Any changes
carried out without permission may render the applicant/developer liable to
enforcement, stop notice or other legal proceedings in order to rectify the matter.
The application was granted for the following reasons:
The development hereby approved has been assessed against Surrey Structure Plan policy
PE2 and Mole Valley Local Plan policies ENV2 and ENV22, and material considerations,
including third party representations. It has been concluded that the development, subject to
the conditions imposed, would accord with the development plan and there are no other
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material considerations to justify a refusal of permission.
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