Planning Applications – SCAN's Chairman's Comments
For more information regarding these planning applications please visit the planning pages of Spelthorne Council's web site
Also Statutory guidance - Access to and use of buildings: Approved Document M
Other Planning Application Links
20/00123/OUT - Bugle Nurseries, Upper Halliford Road, Shepperton, TW17 8SN
Outline planning application with all matters reserved other than 'Access' for the retention of existing dwelling and demolition of all other existing buildings and structures and the redevelopment of the site for up to 31 dwellings along with the provision of public open space and other associated works for landscaping, parking areas, pedestrian, cycle and vehicular routes.
Representation :The dwellings created by this proposal should have access and facilities suitable for disabled people, in accordance with requirement M4(3) of Part M of the Building Regulations (i.e. category 3 : Wheelchair user dwellings).
OUTCOME – open for comments (04/10/20)
20/00141/FUL - 96 - 98 High Street, Shepperton, TW17 9BB
Erection of rear extension over 3 floors, replacement and extension to roof at a higher level with dormers to facilitate the conversion of the building to 8 no. residential flats with commercial uses retained on ground floor street frontage, with associated parking and refuse storage facilities
Objection: In view of the on-site parking proposed flats 1, 2 and 3 do not appear to have the minimum access width required and consequently do not satisfy the minimum standard of being visitable. Access to the building appears to show steps at all entrances, again rendering the flats incapable of being visited. Flats at first and second floors have access solely by means of staircases and are therefore not accessible or adaptable. OUTCOME Refused SCAN comments noted
20/00559/FUL - 96 - 98 High Street, Shepperton, TW17 9BB
Erection of 2 storey rear extension and roof alterations to include rear facing dormer along with conversion of part of ground floor, first floor and roof space from office and retail use to provide 6 no. residential flats. Objection: In view of the on-site parking the proposed apartments 1 and 2 do not appear to have the minimum access width required and consequently do not satisfy the minimum standard of being visitable. There appears to be no provision for disabled parking. Access to the building is not step free, rendering the apartments incapable of being visited. Flats at first and second floors have access solely by means of staircases and are therefore not accessible or adaptable. Of particular concern is the layout of apartment 6, where toilet facilities are only available on the second floor.
OUTCOME- Approved with Conditions. SCAN comments noted and disregarded due to an earlier planning approval
20/00164/FUL - Brookside, Acacia Road, Staines-upon-Thames, TW18 1BY
Erection of a block of 5 no. two bedroom flats with associated parking and amenity space following demolition of existing detached chalet bungalow, garage, shed and greenhouse Objection: Access to upper floors is only possible by staircase and this result in the flats at first and second floor level being no more than visitable by disabled people. Whilst it would be desirable to have wheelchair accessible flats, they should at least be designed to be adaptable, in accordance with requirement M4(2) of the Building Regulation, requiring lift access. Redesign of the stair enclosure could achieve this.
OUTCOME - Refused 20/00872/FUL - Brookside, Acacia Road, Staines-upon-Thames, TW18 1BY
The demolition of a detached chalet bungalow together with a garage, shed and greenhouse to make way for 4 no. two bed flats with associated parking and amenity space.
Objection: The Design and Access Statement erroneously states that the flats conform to Approved Document M4(2) of the Building Regulations 2010 yet paragraph 2.16 of that document requires a communal lift. This has not been shown on the current layout. There are other aspects of the design which fail to satisfy the requirements of Approved Document M4. It is requested that a condition be included on any planning permission that the layout of the flats complies with M4(2) .
OUTCOME: Refused . Officers report not yet published (04/10/20)
20/00178/FUL - 33 Beverley Road, Sunbury on Thames, TW16 6NF
Erection of a single storey rear extension with the creation of a new crossover. Subdivision of plot and erection of a two storey three-bedroom detached dwelling with associated access, landscaping, cycle store and amenity space.
Objection: The dwelling is not designed to be wheelchair accessible with a step shown to both rear and front access points. The ground floor layout is not designed in a way to be conducive with adaption for disabled residents or wheelchair users.
OUTCOME – SCAN comments noted. Approved conditionally with informative regarding the Equality Act
20/00237/FUL - Osmanstead, Condor Road, Laleham, Staines-upon-Thames, TW18 1UG
Erection of six detached dwellings, 2 fronting Thames Side and 4 fronting Condor Road, with associated access, parking areas and amenity following demolition of existing house and outbuildings.
Representation: The planning application is listed as 6 detached houses whereas it should refer to 2 detached and 2 pairs of semi-detached. There is a significant fall to the western part of the site, where plots 1 and 2 are proposed. From the road there is more than a 2m rise to the back gardens. Whilst this appears in the visualisations the elevations disregard this significant impact on access, particularly for disabled people. The drawings are marked as 'draft' so it is suggested that the discrepancy on levels be corrected on the future versions. Suitable means of access for disabled people by ramps needs to be considered, whilst improved level access to plot 2 could be achieved off Condor Road.
OUTCOME: open for comments with description unchanged (04/10/20)
20/00240/FUL - Kingswood , Towpath, Shepperton, TW17 9LL
Erection of detached dwelling following demolition of existing dwelling and garage
Objection: As a result of the ground floor level being proposed at 1.1m above ground level the dwelling is inaccessible to wheelchair users and other disabled people. The external steps proposed are likely to be difficult and unsafe for use by ambulant disabled people and the property is therefore not effectively visitable. It is suggested that some form of external lift be incorporated into the design of this new dwelling.
OUTCOME – SCAN comments not considered. Approved conditionally
20/00243/FUL - 121 High Street, Shepperton, TW17 9BL
Change of Use from A3 Restaurant/Cafe to C3 Dwelling Houses comprising 3 no. 1 bedroom flats.
Representation: The description of the proposal is incorrect at the drawings show each dwelling to have two bedrooms, The drawings refer to the dwellings as 'flats', which is clearly incorrect. The drawings do not appear to be co-ordinated with plans and elevations being at variance. Step free access has not been provided to each dwelling and access to 'flat one' (sic) is compromised by the car parking space.
OUTCOME: Open for comments with revised description but drawings as submitted (04/10/20)
20/00246/OUT - 280-284 Staines Road East, Sunbury On Thames, TW16 5AX
Outline consent for the erection of a 50-bed care home following demolition of existing houses (with access, scale and layout under consideration)
Representation: The design access and planning statement contains a number of ambiguities, including indicating 55 beds and showing the eastern rear wing as not being parallel with the western rear wing (i.e. not as the floor plans) and with a different roof configuration. The bedroom layouts have not been shown at this stage but it may be that they will not allow wheelchair user to occupy rooms. It is noted that a lift is provided and it is essential that this is suitable for wheelchair users. Ideally this could be located more centrally.
OUTCOME – Withdrawn
20/00975/FUL (see also 20/00246/OUT, above) - 280-284 Staines Road East, Sunbury On Thames, TW16 5AX
Erection of a 50-bed care home, alongside associated facilities, parking and landscaping, following the demolition of 3 existing dwellings and outbuildings.
Representation: Although the design and access statement indicates that residents are unlikely to have their own vehicles, with a minibus being available, I suggest that it would be appropriate to provide some wheelchair parking spaces by the entrance to allow drop off/pick up. Other aspects of accessible design can be resolved during the Building Regulation approval process.
UTCOME: Open for comments (04/10/20)
20/00344/FUL - Thameside House, South Street, Staines-upon-Thames, TW18 4PR
Demolition of existing office block and erection of 140 residential units in two buildings, with flexible commercial and retail space, associated landscaping, parking and ancillary facilities.
Objection: 4 units are claimed to be suitable for wheelchair users and all are in Block A: 2 at second floor level and two at 8th floor level. There are no wheelchair units in Block B. 4 units out of 140 is an unreasonably low ratio and as all 4 are 2-bedroom flats this fails to provide variety or choice.
In any event how are these units to be reserved for wheelchair users? Furthermore, the design and access statement ambiguously states that these units “incorporate features of M4(3) Category 3: Wheelchair dwellings to provide units that can be easily adaptable for wheelchair users“. This means they are in fact category 2 (M4(2)).
Whilst the flats generally have reasonable step free access by virtue of lifts, the flats and duplex units within the Thames Street block of Plot A have excessive travel distance from a lift. Furthermore, the configuration of the duplex units, with the kitchen on the upper floor, means those units at best fall within category 1 (M4(1)) as they cannot be adapted for wheelchair users. Visitors will have to negotiate a flight of stairs just to reach bedroom accommodation, within another flight to the remaining area. This will preclude wheelchair users and most ambulant disabled people
Turning to car parking, the 7 wheelchair parking spaces provided for residents are located in Westbrook Road which is outside the secure part of the development and therefore appear to be within the public domain. There appears to be nothing to prevent the public using these places. In any event these places are some distance (stated as 50m-90m) from the entrance of Block A and no consideration is made of the distance to Plot B. Even on reaching the entrance residents or visitor will still have some distance to travel, particularly if they are going to the Thames Street flat/duplex block. It is noted that Plot C provides car parking and the distance from the dwellings is excessive. There is no drop off facility for wheelchair users/visitors adjacent to the entrance lobby. I also object to the loss of the significant amount of general parking as this will disadvantage many visitors to Staines at busy times. The access and design statement refers to this car park as being under-utilised, which is misleading The offices within the ground floor of Plot A have a change in level with several steps. It is not clear whether a lift is being provided between these levels Of the 3 disabled bays provided for Plot A, the right-hand bay will potentially block access to the plant room.
OUTCOME: Open for comments (04/10/20)
20/00449/FUL - The Limes, 11A - 11B Station Crescent, Ashford, TW15 3JJ
Change of use from an Elderly Care Home (C2 Use) to a Children’s Home (C2 Use) and associated alterations. Objection: Although there are minimal changes proposed to the fabric and layout of the building, it appears that the revised use provides for no sleeping accommodation on the ground floor. Access to the first floor appears to be by means of staircases. As a consequence, any wheelchair dependent children would be excluded from occupying the building. Wheelchair access should also be considered for visitors. The Design and Access statement appears to ignore people/children with disabilities
OUTCOME : Approved conditionally with informative about Equality Act 20/00474/FUL - The Folly, Towpath, Shepperton, TW17 9LJ
Erection of a detached single storey dwelling with accommodation within the roof space following demolition of existing dwelling
Objection: The description of the dwelling is completely misleading. The building is clearly not single storey. This is a house raised above a substantial flood void. As a result of the raised ground floor the dwelling is inaccessible to people with ambulant limitations and wheelchair users. As a minimum, an external short-rise lift should provide access to the entrance decking.
OUTCOME : Approved with conditions. SCAN comments noted and disregarded
20/00501/RVC - Land At Station Road, Shepperton
Variation of plan number condition 8, of planning application ref 19/01663/FUL for the erection of a single detached house with associated forecourt parking and integral garage to allow a reduction in the ridge height and floor level.
Objection: The lowering of the dwelling provides greater potential for access for disabled people and wheelchair users. However stepped access is retained. The objection raised to the original design and the request made for a short-rise lift was considered by the case officer as be 'unreasonable'. This is of great concern as achieving access should be essential.
OUTCOME –Approved with conditions. SCAN comments again discounted.
20/00542/FUL - 65 Station Crescent, Ashford, TW15 3HU
Demolition of dwelling; garage and outbuilding and replacement with 3 storey dwelling house providing 4 no. flats (3 no. x 1 bed and 1 no. x 2 bed units) with associated parking. Objection: There is no parking provision for disabled people nor step free access to the ground floor. The upper flats are only accessible via a staircase and consequently are not 'accessible or adaptable'. The design should be reviewed to ensure the building is accessible to disabled people.
OUTCOME – Approved with conditions. SCAN comments noted but proposal for an informative on the Equality Act 2010 was disregarded.
20/00550/FUL - Rear Of 76-78 Old Charlton Road, Shepperton, TW17 8BS
Erection of a detached two storey, four-bedroom dwelling with integral garage.
Objection: The ground floor is located several steps up from ground level. This means the dwelling is not accessible to wheelchair users. Wheelchair access can be achieved by means of a ramp or a suitable short rise lift.
OUTCOME: Open for comments (04/10/20)
20/00633/FUL - Halliford School , Russell Road, Shepperton, TW17 9HX
The construction of a two-storey temporary classroom block with 6 classrooms to allow social distancing Objection: There is no indication of the building containing toilet facilities nor are any shown within the immediate vicinity. As a consequence, the building would not be suitable to accommodate disabled pupils
OUTCOME : Withdrawn
20/00727/OUT - Gradus, Drake Avenue, Staines-upon-Thames, TW18 2AW
Demolition of the existing 2 storey building and replacement with 2.5 storey building comprising of 4 flats and 2 under-croft car spaces. Car access to be from approved Drake House scheme ref' 19/0170/FUL Representation : A Design and Access Statement has not been provided so the intention with regards to compliance with Part M of the Building Regulations 2010 cannot be determined. It appears that a lift may be intended and it is requested that, if the application is approved, a condition be imposed that the development be built in accordance with Regulation M4(2).
OUTCOME : Open for comments (04/10/20)
20/00728/SCC - St Pauls Catholic College , Manor Lane, Sunbury On Thames, TW16 6JE
Surrey County Council Consultation for the erection of a new stand-alone 4-court sports hall with associated changing and storage facilities; Single storey extensions to existing buildings to facilitate an additional 1 form entry. Extensions are proposed to the Science Block: 3no. extensions to create new classrooms and a staff office (displaced from South Building); and provide an additional general art room and link corridor in the South Building (to facilitate reorganisation of the existing space). 20 cycle parking spaces, associated external works and landscaping (SCC Ref 2020/0081)
Objection: The lack of lifts results in 19 classrooms being inaccessible for wheelchair users. Given the significant extent of works compliance with the Equalities Act 2010 should be achieved to the benefit of both disabled pupils and staff. The drawings are insufficiently clear to demonstrate whether accessible toilet provision is being made within each building, with step free access to all buildings. Access between buildings suitable for wheelchair users has not been demonstrated.
OUTCOME: No objection raised by Spelthorne Council. SCAN objection sent to Surrey County Council. Not yet considered (04/10/20)
20/00802/FUL - Car Park, Tesco Supermarket, Town Lane, Stanwell, TW15 3AA
Redevelopment of surplus hospital car park for 127 residential units comprising 122 flats and 5 terraced houses, in buildings ranging from 2 to 5 storeys in height, with associated access, parking, services, facilities and amenity space
Representation: The Design and Access Statement states that the development has been designed to meet the aims of the Disability Discrimination Act 1995/2005 but that Act has been repealed. The latter document was withdrawn on 9th October 2014. The correct reference is The Equality Act 2010 and the D & A Statement should be reviewed. Reference is made to Lifetime Homes but it is evident that the design has not fully considered this, with flats having baths and some layouts having inappropriate door configurations.
OUTCOME: Open for comments
20/00931/FUL - 12 Thames Meadow, Shepperton, TW17 8LT
Replacement new building with 2 floors of accommodation
Objection: Whilst this new house has been designed with three flights of stairs providing access to the ground floor to notionally achieve the minimum standard for compliance with Building Regulation requirement M4(1) - visitable dwellings, none of those flights meets the required standard. One flight is too narrow whilst the others do not have handrails. In any event it would not be unreasonable to consider the installation of an external short rise lift to ensure the house would be accessible and adaptable in accordance with requirement M4(2).
OUTCOME: Open for comments (04/10/20)
20/00939/FUL - Ashford Hospital , London Road, Ashford, TW15 3AA
Erection of a single storey CT Scanner unit. Representation: Step-free access is not shown although it is difficult to anticipate how the unit would be accessible to patients, particularly wheelchair users. A ramp will be needed. OUTCOME: Open for comments (04/10/20)
19/01651/FUL - Land To Rear of 39-51 High Street, Stanwell, Staines-upon-Thames, TW19 7LJ
Erection of a pair of two no. semi-detached dwellings with associated amenity space and parking.
Objection: As a result of the restrictive nature of the plots, neither house is visitable by disabled people. There is a lack of visitor parking within the vicinity but the main issue is that householder parking will effectively block access to the entrance of each house. The Building Regulation requirement for a 900mm clear access will be compromise
OUTCOME: Refused SCAN comments noted