GU10 4JS (as amended by plans received B1 WA/2015/1116 ... · H10, IC2, IC3, M1, M2, M4, M5, M14 of...

B1 WA/2015/1116D KirkbyKirkby Homes08/06/2015

Committee:Meeting Date:

Erection of 12 dwellings together with ancilliary works following demolition of existing commercial buildings at 66 Wrecclesham Hill, Wrecclesham GU10 4JS (as amended by plans received 08/01/2016 and amplified by additonal information received 24/11/2015 and 08/01/2016)

Western Area03/02/2016

Public Notice Was Public Notice required and posted: YesGrid Reference: E: 482159 N: 144339

Town: FarnhamWard: Farnham Wrecclesham and RowledgeCase Officer: Tim Bryson13 Week Expiry Date 07/09/2015Neighbour Notification Expiry Date 17/07/2015Neighbour Notification Amended/Additional Expiry Date

Time extension agreed toExtended expiry date (majors)

02/02/2016

Yes – 30/01/2016

RECOMMENDATION That, subject to the completion of Section 106 agreement to secure contributions towards education, environmental improvements, SuDS management plan and SPA conditions, and consideration of any further representations, permission be GRANTED

Location Plan

Site Description

The application site measures 0.36 ha and is located on the north-west side of Wrecclesham Hill in Farnham. The site currently comprises various vacant commercial buildings and hardstanding. The site is currently vacant and was previously occupied by Stephenson Engineering. The site has a sloping gradient from south-east to north-west.

The site surroundings consist of an electricity station to the south-west and residential dwellings to the north-east. Access to the site is off Wrecclesham Hill.

Proposal

Erection of 12 dwellings together with ancillary works following demolition of existing commercial buildings.

The proposal would include six 2-bedroom dwellings and six 3-bedroom dwellings. The dwellings would be laid out in a mix of terrace and semi-detached two storey dwellings. Each dwelling would have private garden amenity space and vehicle parking allocation. Each plot would be divided with fencing.

Plots 1 – 3 would form a row of three terrace dwellings fronting Wrecclesham Hill with maximum height of 8.8 m, width of 6.5 m (per individual dwelling) and depth of 10.0 m.

Plots 4 – 7 would form a row of four terrace dwellings with maximum height of 8.4 m, width of 5.3 m (for each individual dwelling) and depth of 8.7 m.

Plots 8-9 would form a pair of semi-detached dwellings with a maximum height of 8.7 m, width of 5.7 m (for each individual dwelling) and depth of 11.1 m.

Plots 10-12 would form a row of three terrace dwellings with a maximum height of 8.7 m, width of 6.8 m and depth of 9.7 m.

The following table provides a summary of each dwelling:

Dwelling type Floorspace (sqm) No. of bedrooms Car parking spaces

Plot 1 129 sqm 3 3Plot 2 102 sqm 2 2Plot 3 129 sqm 3 3Plot 4 92 sqm 2 2.5Plot 5 92 sqm 2 2Plot 6 92 sqm 2 2Plot 7 92 sqm 2 2.5Plot 8 120 sqm 3 3Plot 9 120 sqm 3 2.5Plot 10 122 sqm 3 2Plot 11 100 sqm 2 2Plot 12 122 sqm 3 3

Plans

Existing site plan

Proposed Site Plan

Plots 1 – 3 elevations

Plots 1 – 3 floor plans


Plots 4 – 7 floorplans





Proposed streetscene (from Wrecclesham Hill)

Proposed streetscene (from within the site looking west)

Relevant Planning History

WA/1996/1315

Variation of Condition 1 of WA95/0935 to allow the continued use of a building and continued siting of a portable building for a

Temporary Permission 12/11/1996

further temporary period of one year.

WA/1995/0935

Variation of Condition 1 of WA93/0263 for the continued use of a building and continued siting of a portable building for a further temporary period.


WA/1993/1293 Display of an externally illuminated sign.

Consent Granted 12/11/1993

WA/1993/0263

Retention of a building and one for storage and assembly work, and siting of a portable building, for a temporary period.


WA/1991/0912

Erection of 5 light industrial units with associated service yard and car parking and a two storey office building following demolition of 2 light industrial buildings and existing offices

Full Permission 20/07/1992

WA/1988/1236 Erection of store for a temporary period


FAR351/69

Change of use from light industrial to builder's merchants and showroom


FAR317/71New warehouse 4,500 sq ft site at rear Refused 27/07/1971

FAR183A/70Revised elevations of office section


FAR183/70 Conversion and alterationsFull Permission 01/06/1970

Planning Policy Constraints

Developed Area of FarnhamThames Basin Heaths SPA 5km Buffer ZoneWealden Heaths I SPA 5km Buffer ZonePotentially contaminated land Area of Great Landscape Value (AGLV) (very northern part of the site)Countryside beyond the Green Belt (very northern part of the site)Tree Preservation Order (TPO) (very northern part of the site)Ancient Woodland (very northern part of the site)Southern Gas Networks - GPL

Development Plan Policies and Proposals

Saved Policies D1, D2, D3, D4, D5, D6, D7, D8, D9, D13, D14, C2, C3, H4, H10, IC2, IC3, M1, M2, M4, M5, M14 of the Waverley Borough Local Plan 2002

Saved Policy NRM6 of the South East Plan 2009.

The South East Plan 2009 was the Regional Spatial Strategy (RSS) for the South East region, the Plan was revoked on March 2013 except for Policy NRM6: Thames Basin Heaths Special Protection Area. This Policy remains in force.

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires all applications for planning permission to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The adopted Local Plan (2002) and the South East Plan 2009 (solely in relation to Policy NRM6) therefore remain the starting point for the assessment of this proposal. The National Planning Policy Framework (NPPF) is a material consideration in the determination of this case. In line with paragraph 215 due weight may only be given to relevant policies in existing plans according to their degree of consistency with the NPPF. The report will identify the appropriate weight to be given to the Waverley Borough Local Plan 2002. The Council is in the process of replacing the adopted 2002 Local Plan with a new two part document. Part 1 (Strategic Policies and Sites) will replace the Core Strategy that was withdrawn in October 2013. Part 2 (Development Management and Site Allocations) will follow the adoption of Part 1. The new Local Plan will build upon the foundations of the Core Strategy, particularly in those areas where the policy/approach is not likely to change significantly. Public consultation on potential housing scenarios and other issues took place in September/October 2014. In the latest provisional timetable for the preparation of the Local Plan (Part 1), the Council is scheduled to approve the plan for publication in April 2016.

Other guidance:

National Planning Policy Framework (2012) National Planning Practice Guidance (2014) Strategic Housing Land Availability Assessment (2014 update) West Surrey Strategic Housing Market Assessment (2015) Infrastructure Delivery Plan (2012)

Settlement Hierarchy (Draft 2010 and factual update 2012) Climate Change Background Paper (2011) Statement of Community Involvement (2014 Revision) Strategic Flood Risk Assessment (2010) Planning Infrastructure Contributions SPD (2008) Cycling Plan SPD (April 2005) Council’s Parking Guidelines (2013) Density and Size of Dwellings SPG (2003) Vehicular and Cycle Parking Guidance (Surrey County Council 2012) Waverley Local Plan Strategic Transport Assessment (Surrey County

Council, September 2014) Surrey Design Guide (2002) Employment Land Review (update 2011) Council’s Economic Strategy 2015-2020 Farnham Design Statement 2010

Consultations and Town Council Comments

County Highway Authority No objection, subject to conditionsNatural England Assuming the proposal is meeting the

Thames Basin Heaths SPA Avoidance Strategy then no objection is raised.

Standing advice in respect of Ancient Woodland and protected species.

Application may offer opportunities to enhance biodiversity across the site.

Surrey Wildlife Trust Applicant should undertake the mitigation measures set out in the Ecological survey report.

Site may offer opportunities to enhance biodiversity on site.

Natural England recommend 15 m buffer between development and Ancient Woodland.

Lead Local Flood Authority Recommends standing adviceThames Water No objection with regard to sewer

capacity.

Approval should be sought from Thames Water if proposal is within

3m of public sewers.

With regard to surface water drainage, it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer.

South East Water No comments been received. Forestry Commission Advice given on Ancient Woodland

and that it is Government Policy to discourage development that will result in the loss of Ancient Woodland, unless the development offers overriding benefits.

County Minerals Officer Proposed change of use from commercial to residential will increase noise sensitivity for future site occupants from the Alton Road sandpit.

Advice given in regard to Policies CW1, MC4 and MC5 of Surrey Minerals Plan Core Strategy.

Council’s Waste and Recycling Officer

The entrance to, and roads within, the development will need to be capable of allowing access for collection vehicle 2530mm wide and overall length 9840mm. Storage for each of the properties will require the following containers:1 x 140ltr black refuse bin1 x 240ltr blue recycling bin1 x 240ltr brown garden waste bin (optional subscription service)1 x 23ltr food waste caddy.

Council’s Environmental Health Officer

NoiseNoise report proposes appropriate mitigation measures from noise generation by the road and adjacent electrical substation. Suitable conditions recommended.

ContaminationPhase 1 Land Quality Assessment has identified there are risks to the proposed development arising from former commercial uses at the site. Suitable conditions are therefore recommended.

Controlled watersApplicant should seek specific advice from the Environment Agency to ensure that any risks to controlled waters are properly assessed and mitigated.

Council’s Estates and Valuations Manager

No objection to loss of employment land.

Farnham Town Council No objections, subject to the extension being in keeping with the Farnham Design Statement.

Representations

In accordance with the statutory requirements and the “Reaching Out to the Community – Local Development Framework – Statement of Community Involvement – August 2014” the application was advertised in the newspaper on 26/06/2015, site notices were displayed around the site and neighbour notification letters were sent on 15/06/2016.

One letter has been received raising objection on the following grounds: Density of the houses is not in keeping with an edge of village

environment and considerably higher than adjacent housing. Greater mix of housing should be accommodated. Traffic generation. Should move the 30mph sign further south-west. Changes in levels on site. Contamination. Any development should be subject to appropriate

conditions. Contamination could impact off-site Ancient Woodland. Loss of Ancient Woodland. Concerns over impact on hedges. Overshadowing and loss of light.

2 letters have been received expressing support for the following reasons: Site is currently a blight on nearby properties. It has been used for fly tipping at the front and rear.

Site attracts youngsters. Development provides opportunity for WBC and SCC to deal with traffic

speeding problem. Provision of houses far preferable to the current derelict warehouse.

One letter making general observations on the following grounds: Does not provide for assisted housing. Boundaries should be of secure material. Privacy maintained. Overlooking. No business should be operated from properties. Car parking art the front does no move forward of the line of sight. Additional signage required for traffic. Rumble strips.

Following discussions with officers, amended plans were received on 08/01/2016 and statutory neighbouring occupiers were re-notified on 12/01/2016.

2 letters have been received expressing support on the following grounds: As next door neighbour which is most affected by the proposal, hope

that the revised plans now satisfy the planners. Hope that neighbours questions concerning wildlife, environmental

issues, have now been answered to that persons satisfaction and the planners can soon allow the development.

This report was written prior to the expiry date for comment on the additional plans. Any further representations will be reported and assessed within an addendum report to the meeting. If new material comes to light in certain circumstances it may be necessary to defer the application.

Submissions in support

In support of the application the applicant has made the following points:- The site has been vacant for a long period of time.- Since the previous tenants vacated in October 2005, the agents

marketing the site have been unable to secure any new business uses willing to occupy the site.

- The state of the existing buildings on site would require any new operator to remediate the site, which adds to the cost.

- Residential layout has been carefully considered with regard to the surrounding residential properties and location.

- Proposal would enhance the visual appearance of the area.

- Layout has been designed to accommodate 12 dwellings, rather than 13 as proposed at pre-application stage.

- The development would incorporate the requirements of the SuDS hierarchy.

- Design of dwellings would incorporate measures to meet Secure by design standards.

- The NPPF encourages the re-use of previously developed land, which the site falls under.

Determining Issues

Principle of developmentPreviously developed landHousing land supplyLoss of commercial landImpact on visual amenity and landscapeImpact on residential amenityHousing mix and densityContaminationFlooding and drainageHighways and parkingImpact on local infrastructureEffect upon the SPAsTrees and Ancient WoodlandHealth and wellbeingFinancial considerationsBiodiversity and compliance with Habitat Regulations 2010Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights ImplicationsEnvironmental Impact Regulations 2011Pre Commencement ConditionsThird party representationWorking in a positive/proactive manner

Planning Considerations

Principle of development

In relation to the principle of development, the NPPF sets out:

The planning system is plan-led. Planning law requires that applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise. This Framework is a material consideration in planning decisions (paragraph 196).

In assessing and determining development proposals, local planning authorities should apply the presumption in favour of sustainable development (paragraph 197).

The NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development. There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles:

an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure;

a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and

an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

One of the core planning principles set out in the NPPF outlines 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. Paragraph 14 of the NPPF defines the presumption in favour of sustainable development as approving development proposals that accord with the development plan without delay; and where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless: inter alia any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole, or specific policies in the Framework indicate that development should be restricted.

The site is within the Wealden Heaths Special Protection Area Buffer Zone. Development should not result in a likely significant effect upon the integrity of the SPA.

The site is within the Thames Basin Heathland Special Protection Area Buffer Zone. Development should not result in a likely significant effect upon the integrity of the SPA.

The loss of suitably located industrial and commercial land will be resisted in accordance with Policy IC2. In giving consideration to applications which conflict with this policy, the Council will require the applicant to demonstrate that there is no need for the site to be retained for employment purposes.

The northern part of the site lies within the designated countryside beyond the Green Belt and the AGLV. Consideration will therefore be given to the proposal’s impact on the intrinsic character and beauty of the countryside and landscape character of the AGLV. The trees in the northern part of the site form part of designated Ancient Woodland. Consideration will be given on the impact on this woodland area.

Previously developed land

The NPPF 2012 defines Previously Developed Land as:

“Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes: land that is or has been occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill purposes where provision for restoration has been made through development control procedures; land in built-up areas such as private residential gardens, parks, recreation grounds and allotments; and land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time”.

The site comprises several buildings in lawful commercial use and associated hardstanding. The site also includes a small area at the northern end which is un-developed and comprises Ancient Woodland. The proposed development would not alter or propose any built form within the Ancient Woodland area of the site. The proposal would be refined to the existing areas of hardstanding and built form. As such, officers are satisfied the proposal would represent the re-development of previously developed land.

Housing land supply

The provision of new market and affordable housing will assist in addressing the Council’s housing land supply requirements. Following the withdrawal of the Core Strategy from examination in October 2013, the Council agreed an interim housing target of 250 dwellings a year for the purposes of establishing five year housing supply in December 2013. That was the target in the revoked South East Plan and is the most recent housing target for Waverley that has been tested and adopted. However, as a result of court judgements, it is accepted that the Council should not use the South East Plan figure as its starting point for its five year housing supply and that the Council does not currently have an up-to-date housing supply policy from which to derive a five year housing land requirement.

It is acknowledged that the latest evidence in the Strategic Housing Market Assessment points to a higher level of housing need in Waverley than that outlined within the South East Plan. The West Surrey Strategic Housing Market Assessment September 2015 indicates an unvarnished figure of at least 519 dwellings per annum. The latest 5 year housing land supply assessment shows a supply of 4.33 years, based on the unvarnished housing supply figure above. This falls short of the 5 year housing land supply as required by the NPPF. This is a material consideration to be weighed against the other considerations for this application.

Loss of commercial land

The NPPF establishes that within the overarching roles that the planning system ought to play, a set of core land-use planning principles should underpin both plan-making and decision-taking. These 12 principles include that planning should proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth. Plans should take account of market signals, such as land prices and housing affordability, and set out a clear strategy for allocating sufficient land which is suitable for development in their area, taking account of the needs of the residential and business communities.

At paragraph 22, the NPPF sets out that planning policy should avoid the long term protection of sites allocated for employment use where there is no reasonable prospect of a site being used for that purpose. Land allocations should be regularly reviewed. Where there is no reasonable prospect of a site being used for the allocated employment use, applications for alternative uses

of land or buildings should be treated on their merits having regard to market signals and the relative need for different land uses to support sustainable local communities.

Paragraph 160 of the NPPF states that Local Planning Authorities should have a clear understanding of business needs within the economic markets operating in and across their area. Paragraph 161 requires local planning authorities to assess the needs for land or floorspace for economic development and assess the existing and future supply of land available for economic development and its sufficiency and suitability to meet the identified needs.

Waverley Borough Local Plan 2002 is consistent with the NPPF with regards to securing economic growth. The keynote policy of the Local Plan states:

“The Council, through the Local Plan, will seek to maintain and improve the quality of life in Waverley without compromising the ability of future generations to meet their own needs and to enjoy a high quality environment. This means protecting and enhancing the Borough’s environmental quality and providing for homes, jobs, infrastructure and services without undermining the value of the built, natural and man-managed environmental resource.”

Taking account of the planning context for Waverley, the Keynote Policy can be developed into a number of aims relating to the themes of inter alia securing a healthy economy. Aim 5 of the Local Plan seeks to help to achieve a healthy economy in a way which conserves and enhances the quality of the Borough’s environment and infrastructure.

The Keynote Policy and the 5 aims underpin the planning policies of the Local Plan. Policy IC2, Safeguarding Suitably Located Industrial and Commercial Land, states

The loss of suitably located industrial and commercial land will be resisted. Sites will be regarded as being suitably located where they meet one or more of the following criteria:-

(a) the continued use of the site for commercial or industrial purposes would not have a materially adverse impact on the local environment or the amenities of nearby residents;

(b) they lie within or close to residential areas which can provide asource of labour;

(c) they are conveniently located to customers/markets and to otherfirms;

(d) they are located where the highway network can satisfactorilyabsorb the traffic generated; and

(e) they are conveniently served by public transport and/or areconveniently accessible from nearby residential areas bywalking/bicycle.

Areas of suitably located industrial and commercial land over 0.4 hectares (1 acre) are identified on the Proposals Map.

The application site is specifically identified in the Council’s Local Plan (paragraph 7.15) as being an identified small suitably located industrial and commercial site. Policy IC2 of the Local Plan requires that in giving consideration to applications which conflict with this policy the Council will require the applicant to demonstrate that there is no need for the site to be retained for employment purposes. Officers consider that in practical terms, this can be tested by assessing the effective market demand for the site.

Although it is now vacant, the site was previously occupied by Stephenson Engineering PLC, who vacated the premises in October 2005. Since then, the site has been marketed for long periods of time, with no concrete interest for continued employment uses, and the site has therefore been vacant.

The submission outlines that the premises have been marketed since February 2006. The property was advertised on relevant professional websites (including estates gazette) and details sent to local agents and industrial applicants in Farnham. Advertisement boards were displayed at the front of the site to attract passing vehicles. The marketing information further outlines that the 2008 downturn contributed to the lack of interest in the site. Majority of interest in the site has been for residential development rather than commercial use. The Council’s Estates and Valuation Manager has been consulted on the proposal and advises that although the premises do not appear to have been marketed recently, they have been marketed for long periods since 2005 and that they would not expect the site to be attractive for industrial users.

Further to the above, the Council’s Employment Land Review (ELR) update 2011 provides an up-to-date analysis of the Borough’s employment land supply as well as an assessment of the likely demand for employment land and premises to 2027. The ELR found that there is a need for approximately 16,700 sq m of additional employment floorspace in the Borough between 2010 and 2027. Notwithstanding this, the evidence submitted in the application outlines that the site would not be suitable for continued employment purposes. The marketing report outlines that the site is not ideally located for commercial use in Wrecclesham as the adjoining properties

are residential and there are more modern industrial facilities available on established industrial estates in Farnham. The buildings are also in a poor state of repair and considered to be beyond use for commercial purposes.

Overall, officers note that the site has not been in active commercial use since end of 2005. Further, active marketing of the premises has been undertaken for long periods of time with no success for commercial occupation. The buildings on site are in a poor state of repair. The prospect of new commercial development for the site would be limited due to immediate neighbouring properties being residential. Officers are therefore satisfied that the prospect of the site being used for new commercial purposes is limited and that the loss of the lawful commercial use on site could be accepted. The proposal is therefore compliant with Policy IC2 of the Local Plan.

Impact on visual amenity and landscape

The NPPF attaches great importance to the design of the built environment as a key part of sustainable development. Although planning policies and decisions should not attempt to impose architectural styles or particular tastes, they should seek to promote or reinforce local distinctiveness. Policies D1 and D4 of the Local Plan 2002 accord with the NPPF in requiring development to have high quality design and to be well related in size, scale and character to its surroundings.

The rear part of the site lies within the designated Countryside beyond the Green belt and the AGLV.

Paragraph 58 sets out that planning policies and decisions should aim to ensure that developments:

- Will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development;

- Establish a strong sense of place, using streetscapes to create attractive and comfortable places to live, work and visit;

- Optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses and support local facilities and transport networks;

- Respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;

- Create safe and accessible environments;- Are visually attractive as a result of good architecture and appropriate

landscaping.

Paragraph 64 states that permission should be refused for development of poor design that fails to take opportunities available for improving the character and quality of an area and the way it functions.

The site lies within the Wrecclesham area of Farnham wherein design guidelines are set out in the Farnham Design Statement 2010. The following provides a summary of the design guidelines:

The Conservation Area in the central part of the village should be preserved or enhanced by future development.

Development with direct access on to the A325 should be discouraged, in order not to exacerbate existing traffic problems.

New development should reflect the pattern and density of existing development.

Green spaces to the north of the village and within its boundaries should be preserved.

The proposed development would provide a range of dwelling types and the variety of built form would contribute to the character of the locality. The design of the dwellings is traditional form, with use of materials commonly seen in the Surrey vernacular. The proposed front facing dwellings (plots 1 - 4) would provide an active frontage to the overall development, without compromising the character of the area.

The visual impact of the proposal must be balanced against the existing visual impact of the commercial buildings, which are in a somewhat derelict state. A natural buffer area to accommodate soft landscaping is proposed at the front of the site. Officers consider this would provide a welcome buffer between the road and the car parking at the front that would soften the appearance of the built form.

Plots 4 – 7 are in the form of terraces. The use of stepped terracing means that the overall bulk of these dwellings would be reduced. Public views of these dwellings would be captured from the road. There are other examples of backland residential accommodation within Wrecclesham and officers raise no objection to the visual impact of this approach in this particular case.

The site has a natural sloping gradient from south-east (front) to the north-west (rear). As such, plots 8 – 12 would be sited on lower ground than other dwellings and would not be readily visible from the main public road. Wider views from outside the site to the west and north would not be harmed by the scale and design of plots 8 – 12.

The combination of the scale and design of the proposed dwellings and natural gradient of the site would result in a form of development that would satisfactorily harmonise with the local area and add to its residential character.

Overall, officers are satisfied that the scale, form and design of the dwellings would harmonise with the prevailing character of the area. The layout of the proposal is considered to be appropriate to the host site and would not cause harm to the surrounding locality. The proposal is considered to accord with Policies D1 and D4 of the Local Plan, the Farnham Design Statement and the NPPF.

Impact on residential amenity

The NPPF identifies that within the overarching roles that the planning system ought to play, a set of core land use planning principles should underpin both plan-making and decision making. These 12 principles include that planning should seek to secure a good standard of amenity for all existing and future occupants of land and buildings. These principles are supported by Policies D1 and D4 of the Local Plan and guidance contained within the Council’s SPD for Residential Extensions.

The proposed residential development is considered to be laid out in such a way that there would not be an overbearing impact or material loss of sunlight or daylight to any surrounding neighbouring occupiers.

The closest neighbouring occupier is number 64 to the north-east. The largest existing commercial building on the site lies immediately adjacent to this neighbouring plot and extends to half the depth of the rear garden of this property. Officers consider this, in its current form, has an existing overbearing impact on the enjoyment of the garden space at number 64. The proposed dwellings would result in the loss of this existing building and movement of built form further west. The position of the proposed dwellings in relation to this neighbouring property is considered to be beneficial over the existing situation. Officers acknowledge that there would be some views from first floor front windows of plots 4 – 7 toward the rear garden of number 64, however, taking into account the existing impact of the existing commercial buildings and a letter of support from this neighbouring occupier, officers consider that there would be no material harm.

The access drive would run adjacent to number 64. The proposal does, however, allow for landscaping and planting between the east boundary and the access road. This would, to some extent, provide some buffer from vehicle movement. Taking into account the number of dwellings proposed, the likely

noise generation from vehicle movement would not cause material harm to the amenities of occupiers of number 64.

Plots 10-12 would be sited circa 9-10 m from the north-west boundary, where beyond lies the Granary. The granary is served by large grounds wherein its primary outdoor amenity space lies to the west and north of this property. Officers consider that the rear first floor windows would be visible from this neighbouring plot, but largely from the driveway/parking area. Officers are therefore satisfied the positon of plots 10-12 would not cause material harm by reason of overlooking to The Granary’s outdoor amenity space. Further, the position of plots 10-12 to the Granary property would be beyond the guideline of 21.0 m outlined in the Council’s Residential Extensions SPD 2010.

The Government’s policy on the setting of technical standards for new dwellings is set out in the Ministerial Statement of 25th March 2015.This statement should be taken into account in applying the NPPF and in particular, the policies on local standards or requirements at paragraphs 95,174 and 177. New homes need to be high quality, accessible and sustainable . The Building Regulations cover new additional optional standards on water and access. A new national space standard has been introduced to be assessed through the planning system, these take effect from 1st October 2015. The optional new national standards should only be required through any new Local Plan policies, if they address a clearly evidenced need and where their impact on viability has been considered. The Council does not have a current Local Plan Policy that allows it to require compliance with these standards. Nevertheless, the standards provide useful guidance which assists in the assessment of new development.

Policy H10 of the Local Plan addresses amenity and play space in housing developments. Although there are no set standards for garden sizes, the policy requires that a usable ‘outdoor area’ should be provided in association with residential development and that ‘appropriate provision for children’s play’ is required. The commentary text to Policy H10 highlights that a Local Area for Play should be provided on all developments of 15 or more dwellings.

Each dwelling would have a private outdoor garden amenity space. Further, the internal floorspace would meet the Governments Technical Standards, taking into account the number of bedrooms for each dwelling.

Overall, the proposal is considered to provide good separation distances to surrounding residential properties and would provide good standard of amenity for all future occupiers of the dwellings. The proposal is considered to comply with Policies D1, D4 and H10 of the Local Plan.

Housing mix and density

The NPPF states that in order to deliver a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities, local planning authorities should plan for a mix of housing based on current and future demographic trends; identify the size, type, tenure and range of housing that are required in particular locations, reflecting local demand.

Policy H4 of the Waverley Borough Local Plan 2002, in respect of housing mix, is considered to be broadly consistent with the approach in the NPPF. It outlines the Council’s requirements for mix as follows:

a) at least 50% of all the dwelling units within the proposal shall be 2bedroomed or less; and,

b) not less than 80% of all the dwelling units within the proposal shall be 3bedroomed or less; and,

c) no more than 20% of all the dwelling units in any proposal shall exceed165 square metres in total gross floor area measured externally,excluding garaging.

The density element of Policy H4 of the Waverley Borough Local Plan 2002 is given limited weight following the guidance in the NPPF which states that to boost significantly the supply of housing, local planning authorities should set their own approach to housing density to reflect local circumstances.

Rather than prescribing a minimum or maximum density, the NPPF sets out, at paragraph 47, that Local Planning Authorities should set out their own approach to housing density to reflect local circumstances.

The development proposes 12 dwellings within the 0.4 hectare previously developed site, giving a residential density of 30 units per hectare. This is the density encouraged within the Council’s Local Plan. In view of the location of the site, adjacent to existing residential development, officers consider the proposed density is acceptable. The impact of the scale, layout and form of the proposal is considered further in the ‘impact on visual amenity’ section of the report.

The West Surrey Strategic Housing Market Assessment (SHMA) (2015) provides an updated likely profile of household types within Waverley. The evidence in the West Surrey SHMA (2015) is more up to date than the Waverley Borough Local Plan 2002. However, the profile of households

requiring market housing demonstrated in the SHMA at Borough level is broadly in line with the specific requirements of Policy H4.

The West Surrey SHMA (2015) provides the follow information with regards to the indicative requirements for different dwelling sizes (2011-2031).

Unit type 1 Bed 2 Bed 3 Bed 4+ Bed

Market 10% 30% 40% 20%

Affordable 40% 30% 25% 5%

The housing mix for the proposed residential development is as follows:

Unit type 2 Bed 3 Bed TotalNumber of units 6 6 12

% 50% 50% %100

On the basis of the housing mix submitted, the proposal would provide a good mix of 2 and 3 bedroom properties, which are evidenced as being in high need in the SHMAA. The proposal would further comply with Policy H4 of the Local Plan.

Contamination

Paragraph 120 of the NPPF states that planning decisions should ensure that new development is appropriate for its location. The effects (including cumulative effects) of pollution on health, the natural environment or general amenity, and the potential sensitivity of the area of the area or proposed development to adverse effects from pollution, should be taken into account. Where a site is affected by contamination or land stability issues, responsibility for securing a safe development rests with the developer and/or landowner.

Policy D1 of the Local Plan sets out that development will not be permitted where it would result in material detriment to the environment by virtue of potential pollution of air, land or water and from the storage and use of hazardous substances. The supporting text indicates that development will not be permitted unless practicable and effective measures are taken to treat,

contain or control any contamination. Wherever practical, contamination should be dealt with on the site.

The Council’s Pollution Control Officer has scrutinised the Phase 1 Contamination Investigation and raises no objection to the proposed residential development, subject to inclusions of conditions if permission is granted to ensure that risks from land contamination to future users of the land and neighbouring land are minimised.

Flooding and drainage

Paragraph 100 of the NPPF states that inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at high risk, but where development is necessary, making it safe without increasing flood risk elsewhere.

The NPPF and the NPPG contain sequential and exception tests to ensure that new development is directed to areas of no or lower risk (Flood Zone 1) and to ensure that such development is appropriate in any area. The site is wholly within Flood Zone 1 and therefore residential development is acceptable in principle. Further, the site area is not greater than 1.0 ha and therefore a Site Specific FRA is not required.

The applicants have outlined that infiltration technique is proposed (including soakaways and permeable paving) and swale provided. The applicants have submitted a SuDS maintenance and management plan which outlines how maintenance should be undertaken on specific drainage techniques on site.

The Lead Local Flood Authority has been consulted on the proposed development and has referred to their standing advice. They have advised that infiltration is thought to be an appropriate form of surface water management for the proposed development. If on-site infiltration tests have not been carried out then it is recommended that site-based infiltration/soakaway test is used to quantify the infiltration capacity of the ground to inform the final SuDS scheme. . Officers therefore recommend a condition seeking appropriate infiltration testing to be carried out on site prior to commencement of development and a further condition is recommended requiring full details of the SuDS scheme to be submitted. The management of the SuDS would be secured by the Section 106 agreement if permission is granted.

As such, Officers are satisfied that the detailed surface water drainage design incorporates a number of sustainable drainage (SuDS) features which will ensure surface water drainage is dealt with on site.

Highways and parking

The National Planning Policy Framework 2012 outlines that transport policies have an important role to play in facilitating sustainable development but also in contributing to wider sustainability and health objectives. In considering developments that generate significant amounts of movements local authorities should seek to ensure they are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. Plans and decisions should take account of whether improvements can be taken within the transport network that cost-effectively limit the significant impact of the development.

Paragraph 32 of the NPPF states: “All developments that generate significant amounts of movement should be supported by a Transport Statement or Transport Assessment. Plans and decisions should take account of whether:

the opportunities for sustainable transport modes have been taken up depending on the nature and location of the site, to reduce the need for major transport infrastructure;

safe and suitable access to the site can be achieved for all people; and improvements can be undertaken within the transport network that cost

effectively limit the significant impacts of the development.

Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe”.

The County Highway Authority has been consulted on the proposal and raises no objection, subject to conditions requiring visibility splays, parking to be laid out in accordance with the plans and a Construction Transport Management Plan. The proposed parking spaces on site would comply with the recommended sizes by the County Highway Authority. Further, the site layout allows for a refuse vehicle to enter and leave the site in a forward gear.

The NPPF supports the adoption of local parking standards for both residential and non-residential development. The Council has adopted a Parking Guidelines Document which was prepared after the Surrey County Council Vehicular and Cycle Parking Guidance in January 2012. Development proposals should comply with the appropriate guidance as set out within these documents. The proposed development would provide

suitable on-site parking which would meet the Council’s guidelines (27 on-site spaces).

Overall, the proposal could be satisfactorily accommodated on site without causing material harm to highway or pedestrian safety, and would provide appropriate levels of on-site vehicle parking. The proposal is therefore compliant with Policies M1, M2 and M14 of the Local Plan, the NPPF and the Council’s Parking Guidelines 2013.

Impact on local infrastructure

Policy D13 of the Waverley Borough Local Plan 2002 states that “development will only be permitted where adequate infrastructure, services and facilities are available, or where the developer has made suitable arrangements for the provision of the infrastructure, services and facilities directly made necessary by the proposed development. The Council will have regard to the cumulative impact of development, and developers may be required to contribute jointly to necessary infrastructure improvements”.

Policy D14 of the Waverley Borough Local Plan 2002 goes on to set out the principles behind the negotiation of planning obligations required in connection with particular forms of new development. The current tests for legal agreements are set out in Regulation 122 (2) of the CIL Regulations 2010 and the guidance within the NPPF.

The three tests as set out in Regulation 122(2) require s106 agreements to be:

Necessary to make the development acceptable in planning terms; Directly related to the development; and Fairly and reasonably related in scale and kind to the development.

The NPPF emphasises that to ensure viability, the costs of any requirements likely to be applied to development, such as infrastructure contributions should, when taking account of the normal cost of development and mitigation, provide competitive returns to a willing land owner and willing developer to enable the development to be deliverable.

From 06 April 2015, CIL Regulation 123 has been amended to mean that the use of pooled contributions under Section 106 of the Town Country Planning Act will be restricted. At that point, no more may be collected in respect of a specific infrastructure project or a type of infrastructure through a Section 106 agreement, if five or more obligations for that project or type of infrastructure

have already been entered into since 06 April 2010 and it is a type of infrastructure that is capable of being funded by CIL.

Surrey County Council has requested a financial contribution towards secondary education (£64,537) in order to mitigate the impact upon existing service provision following the construction of new homes. The County Council have outlined that the money would be specifically spent on a single storey extension at Weydon Secondary School (Academy). The County Council has confirmed that contributions have not been received for this particular project on more than 5 applications.

In addition, £3,843 is sought for contributions towards Wrecclesham Environmental Improvements Council project by the Council’s Urban Design Officer. This would consist of landscaping the corner of Echo Barn Lane and Wrecclesham Hill, creation of raised beds on The Street and provision of Tiers planters.

Whilst the applicant has indicated a willingness to enter into a suitable legal agreement to secure the relevant contributions a completed legal agreement has not been received. The recommendation therefore reflects this and allows for time for this to be secured with the Council.

Effect upon the SPAs

The application site is located within the 5km buffer zone of the Wealden Heaths and Thames Basin Heaths SPA.

The site is located within the Wealden Heaths I SPA Buffer Zone. The proposal would result in an increase in people (permanently) on the site. However, due to the availability of alternative recreational opportunities within the area, which could divert residents from use of the SPA, the proposal would not have a likely significant effect upon the integrity of the SPA. An appropriate assessment is not, therefore, required.

The site is located within the 5km of the Thames Basin Heathland Special Protection Area (SPA). The proposal comprises the erection of 13 no. dwellings and would result in an increase in people (permanently) on the site.

The three tests as set out in Regulation 122(2) require S106 agreements to be:

(a) necessary to make the development acceptable in planning terms;(b) directly related to the development; and(c) fairly and reasonably related in scale and kind to the development.

In order for the development to be acceptable in planning terms, a S106 agreement is required as part of any subsequent planning approval to secure a financial contribution (£35,951.10) towards a SANG, in line with the Waverley Borough Council Thames Basin Heaths Special Protection Area (TBH SPA) Avoidance Strategy (December 2009). This Strategy was formally adopted by the Council on 13th December 2009.

In line with this strategy and the requirements of Regulation 48 of the Habitats Regulations, a unilateral undertaking is required to ensure that the additional residential units proposed by this development will not have any likely significant effect on the TBH SPA. The level of financial contribution sought is required to be in line with the specific tariffs set out in the adopted Avoidance Strategy, which relate to the number of residential units and number of bedrooms proposed. A relevant s106 agreement has not yet been executed with the Council and therefore the recommendation reflects this.

Trees and Ancient Woodland

The NPPF states that planning permission should be refused for development resulting in the loss or deterioration of ancient woodland and aged or veteran trees found outside ancient woodland, unless the need for, and benefits of, the development in that location clearly outweigh the loss. Policy C7 of the Local Plan states that the Council will resist the loss of woodlands and hedgerows which significantly contribute to the character of the area, are of wildlife interest, are of historic significance and, are of significance for recreation.

The NPPF states that planning permission should be refused for development resulting in the loss or deterioration of aged or veteran trees found outside ancient woodland, unless the need for, and benefits of, the development clearly outweigh the loss. Policies D6 and D7 broadly support the aims of the NPPF stating that the Council will protect significant trees and groups of trees and hedgerows through planning control.

The proposal has been amended to remove any development from encroaching onto the Ancient Woodland. The guidance from Natural England outlines that there should be a buffer of 15 m between development and Ancient Woodland. The proposed dwellings at plots 8, 9 and 10 would technically breach this guideline by circa 6 m. However, officers consider that the public benefits of re-development of the derelict site and housing provision would outweigh this conflict.

Officers do not consider the remaining part of the site does not contain trees of wider public amenity value. Nonetheless, the proposal would seek to retain

trees where feasible and officers consider that suitable tree protection measures should be operated during the construction phase of development. These would be secured by condition if permission is granted.

Overall, and subject to conditions, the proposal would not result in the loss of Ancient Woodland or trees of public amenity value and is compliant with policies D6, D7 and C7 of the Local Plan and the NPPF.

Health and Wellbeing

Local planning authorities should ensure that health and wellbeing, and health infrastructure are considered in local and neighbourhood plans and in planning decision making.

Public health organisations, health service organisations, commissioners and providers, and local communities should use this guidance to help them work effectively with local planning authorities in order to promote healthy communities and support appropriate health infrastructure.

The NPPG sets out that the range of issues that could be considered through the plan-making and decision-making processes, in respect of health and healthcare infrastructure, include how

development proposals can support strong, vibrant and healthy communities and help create healthy living environments which should, where possible, include making physical activity easy to do and create places and spaces to meet to support community engagement and social capital;

the local plan promotes health, social and cultural wellbeing and supports the reduction of health inequalities;

the local plan considers the local health and wellbeing strategy and other relevant health improvement strategies in the area;

the healthcare infrastructure implications of any relevant proposed local development have been considered;

opportunities for healthy lifestyles have been considered (e.g. planning for an environment that supports people of all ages in making healthy choices, helps to promote active travel and physical activity, and promotes access to healthier food, high quality open spaces and opportunities for play, sport and recreation);

potential pollution and other environmental hazards, which might lead to an adverse impact on human health, are accounted for in the consideration of new development proposals; and

access to the whole community by all sections of the community, whether able-bodied or disabled, has been promoted.

The provision of open space in the scheme is considered to be positive in terms of the health and well being of future residents and also existing residents near the site. Further, the applicants have undertaken a noise report which proposes appropriate mitigation measures to mitigate noise impacts from the main road and adjacent electrical substation. The Council’s Environmental Health Officer concurs with the mitigation measures proposed and these would be secured by condition if permission is granted.

Officers conclude that the proposed development would ensure that health and wellbeing, and health infrastructure have been suitably addressed in the application.

Financial Considerations

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 Committee/decision maker.

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 (NHB) is capable of being a material consideration where relevant. In the current case, the approval of the application would mean that the NHB would be payable for the net increase in dwellings from this development. The Head of Finance has calculated the indicative figure of £1,450 per net additional dwelling (total of £17,400) per annum for six years.

Crime and Disorder

S17 (1) of the Crime and Disorder Act 1998 places a duty to consider crime and disorder implications on local authorities in exercising its various functions, each authority should have due regard to the likely effect of those functions on, and the need to do all that it can to prevent, crime and disorder

in its area. This requirement is reflected in the National Planning Policy Framework, which states that planning policies and decisions should promote safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion.

Paragraph 69 of the National Planning Policy Framework 2012 highlights that the planning system can play an important role in facilitating social interaction and creating healthy, inclusive communities, to this end planning polices and decision should aim to achieve places which promote inter alia safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion.

The layout of the scheme is such that there is natural surveillance for most public areas of the development and a minimum of dead, inactive edges within the layout. The public spaces in the development would be integrated and overlooked by residential properties, which is positive. Further, the existing site is currently un-occupied and could be subject to vandalism/trespass. The proposal would bring an active use to the site.

Overall, it is considered that the proposal would not lead to crime and disorder in the local community and would accord with the requirements of the NPPF.

Biodiversity and compliance with Habitat Regulations 2010

The NPPF requires that when determining planning application, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles:

If significant harm resulting from a development cannot be avoided (through locating on an alternative site with less harmful impacts), adequately mitigated, or, as a last resort, compensated for then planning permission should be refused.

In addition, Circular 06/2005 states ‘It is essential that the presence or otherwise of protected species and the extent that they may be affected by the proposed development, is established before planning permission is granted.’

The application property does not fall within a designated SPA, SAC, SNCI or SSSI. It is within 200m of ancient woodland. The application has been accompanied with an ecological survey dated 9th September 2015. The Surrey Wildlife Trust has advised that this survey provides sufficient information for the LPA to be able to determine the likely effect of the development on protected and important species. The site survey recommends suitable mitigation measures to take account of protected

species. In accordance with the SWT comments, officers consider that conditions should be included if permission is granted to ensure the mitigation measures are implemented.

Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights Implications

There are no implications for this application.

Environmental Impact Regulations 2011

The proposal is considered not to be EIA development under either Schedule 1 or 2 of the EIA Impact Regulations 2011 or a variation/amendment of a previous EIA development nor taken in conjunction with other development that is likely to have a significant environmental effect.

Pre Commencement Conditions

Article 35 of the DMPO 2015 requires that for any application for planning permission, the Notice must state clearly and precisely the full reasons, in the case of each pre-commencement condition, for the condition being a pre-commencement condition. This is in addition to giving the full reason for the condition being imposed.

“Pre commencement condition” means a condition imposed on the grant of permission which must be complied with: before any building/ other operation/ or use of the land comprised in the development is begun.

Where pre commencement conditions are justified, these are provided with an appropriate reason for the condition.

Third party representations

Officers have carefully considered the third party representations made on the application. A number of the issues raised have been addressed throughout the report. Concern has been expressed regarding the impact on neighbouring dwellings. Officers acknowledge there would be some modest impacts on certain adjoining plots. However, for the reasons set out earlier in the report, it is considered that the concerns raised would not amount to significant harm in planning terms. The proposal incorporates SuDS measures and suitable conditions are recommended to ensure final details are secured and implemented. The proposal has been amended to ensure that no Ancient Woodland would be lost.

Overall, it is considered that all relevant material planning considerations have been considered and addressed and that the level of housing provided for the site would be suitably located in relation to surrounding neighbouring residential properties. .

Development Management Procedure Order 2015 - Working in a positive/proactive manner

In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of paragraphs 186-187 of the NPPF. This included:-

Provided or made available pre application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

Provided feedback through the validation process including information on the website, to correct identified problems to ensure that the application was correct and could be registered;

Have negotiated amendments to the scheme to resolve identified problems with the proposal and to seek to foster sustainable development.

Have proactively communicated with the applicant through the process to advise progress, timescales or recommendation.

Conclusion/ planning judgement

In forming a conclusion, the NPPF 2012 requires that the benefits of the scheme must be balanced against any negative aspects of the scheme.

The site falls within the definition of previously developed land, which is encouraged in the NPPF for re-development where feasible. It has been demonstrated that the prospect of the site maintaining an employment use is limited. The site surroundings are residential in character and therefore the principle of residential development of the site is considered acceptable.

The Council cannot currently identify a deliverable supply of housing sites from the identified sites which would sufficiently meet the housing demand for the next five years. This is a material consideration of significant weight in this assessment.

Officers are satisfied that the density, scale, mix, layout and design of the proposed residential development are suitable to the site and surroundings. The proposed dwellings would be sited at suitable distances to surrounding

boundaries where no material harm would be caused to neighbouring occupiers.

The County Highway Authority has advised that the proposed access and likely trip generation traffic would be acceptable on the adjacent public highway network.

Officers therefore consider that the adverse impacts, in terms of its proximity to Ancient Woodland, would not significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole. Officers therefore recommend permission be granted.

Recommendation

That, subject to receipt of a signed Section 106 agreement to secure contributions towards education, environmental improvements, SuDS management plan and SPA conditions, and consideration of any further representations, permission be GRANTED: 1. Condition

No development shall take place until samples of the materials to be used in the construction of the external surfaces and hard surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

ReasonIn the interests of the visual amenities of the area in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002. This is a pre-commencement condition as the matter goes to the heart of the permission.

2. ConditionPrior to the commencement of development hereby permitted, details of existing and proposed ground levels, and details of finished floor levels of the dwellings shall be submitted to and approved in writing by the Local Planning Authority.


3. ConditionThe garaging for each residential dwelling hereby approved shall be used for purposes incidental to the residential occupation and enjoyment of the dwelling as such and not for any trade or business or habitable accommodation.

ReasonIn the interest of the amenities of the area and to ensure appropriate levels of parking are maintained on site, in accordance with Policies D1, D4 and M14 of the Waverley Borough Local Plan 2002.

4. ConditionPrior to the occupation of any development hereby permitted detailed drawings of any walls, fences or other means of enclosure and garden sheds within or around the site shall be submitted to and approved in writing by the Local Planning Authority. The design of any wall, fence or other means of enclosure must be permeable to flood water. Development shall be carried out in accordance with the approved details prior to the occupation of the dwellings and thereafter retained.

ReasonIn the interests of the visual amenities of the area in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

5. ConditionPrior to the occupation of any dwellings hereby permitted the recommended mitigation measures set out within the submitted Clement Acoustics noise assessment (dated 23/011/2015 and referenced 10640-NEA-01) shall be fully implemented and subsequently tested to demonstrate the achievement of the required sound reduction. The test report shall be submitted to and approved in writing by, the Local Planning Authority prior to the first occupation and the approved mitigation measures shall thereafter be permanently retained, unless otherwise agreed in writing by the Local Planning Authority.

ReasonIn the interest of the residential amenities of the proposed development, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

6. ConditionPrior to the occupation of the dwellings, a scheme shall be shall be submitted to and approved in writing by the local planning authority that ensures all first floor habitable rooms will be provided with Glazing Type A as set out in Clement Acoustics noise assessment dated 23/011/2015 and referenced 10640-NEA-01 and are also provided with adequate alternative ventilation. The scheme shall have regard to the requirements of BS8233:2014 and. The scheme as approved by the local planning authority shall be fully installed before the development is occupied.

ReasonIn the interest of the residential amenities of the proposed development, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

7. ConditionThe development hereby approved shall not be first occupied unless and until the proposed vehicular access to Wrecclesham Hill has been constructed and provided with 2.4m x 43m visibility splays in accordance with the approved plans and thereafter the visibility splays shall be kept permanently clear of any obstruction between 0.6m and 2.0m above ground level.

ReasonIn order that the development should not prejudice highway safety nor cause inconvenience to other highway users, in accordance with Policy M2 of Waverley Borough Council's Local Plan 2002 and NPPF.

8. ConditionThe 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. Thereafter the parking and turning areas shall be retained and maintained for their designated purpose.

ReasonIn order that the development should not prejudice highway safety nor cause inconvenience to other highway users, in accordance with Policy M2 of Waverley Borough Council's Local Plan 2002 and NPPF.

9. ConditionNo 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(f) HGV deliveries and hours of operation(g) measures to prevent the deposit of materials on the highway(h) on-site turning for construction vehicles

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.

ReasonIn order that the development should not prejudice highway safety nor cause inconvenience to other highway users, in accordance with Policy M2 of Waverley Borough Council's Local Plan 2002 and NPPF. This is a pre-commencement condition as the matter goes to the heart of the permission.

10. ConditionHours of construction, including deliveries to and from the site shall be limited to 0800-1800 Monday to Friday; 0800-1300 on Saturdays and no work on Sundays and Bank or Public Holidays.

ReasonIn the interest of the amenities of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

11. ConditionThe development hereby approved shall not be first commenced unless plans showing details of bin storage have been submitted to the Local Planning Authority. The approved bin storage shall be retained in accordance with the agreed details.

ReasonIn the interest of the amenities of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

12. ConditionUnless otherwise required by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until conditions 13 to 16 have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition 14 has been complied with in relation to that contamination.

ReasonIn the interest of the contamination of the site and amenities of the area in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002. This is a pre-commencement condition as the matter goes to the heart of the permission.

13. ConditionSite Characterisation

An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site including asbestos contamination, whether or not it originates within the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

(i) a survey of the extent, scale and nature of contamination;(ii) an assessment of the potential risks to:"" human health"" property (existing or proposed)including buildings, crops,

livestock ,pets, woodland and service lines and pipes"" adjoining land"" groundwaters and surface waters"" ecological systems"" archaeological sites and ancient monuments(iii) an appraisal of remedial options, and proposal of the preferred

option(s)

This must be conducted in accordance with DEFRA and the Environment Agency's ""Model Procedures for the Management of Land Contamination, CLR 11""

ReasonIn the interest of the contamination of the site and amenities of the area in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

14. ConditionSubmission of Remediation SchemeA detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental protection Act 1990 in relation to the intended use of the land after remediation.


15. ConditionImplementation of Approved Remediation SchemeThe approved remediation scheme must be carried out in accordance with its terms prior to commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a validation report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.


16. ConditionReporting of Unexpected ContaminationIn the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition 13, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 14, which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme a validation report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 15.


17. ConditionLong Term Monitoring and MaintenanceWhere necessary to ensure the long-term effectiveness of the proposed remediation a monitoring and maintenance scheme to include adequate monitoring and the provision of reports on the same, must be prepared and submitted in writing to the Local Planning Authority. The scheme and monitoring reports shall be subject to approval in writing by the Local Planning Authority.

Following completion of the measures identified in that scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted in writing to the Local Planning Authority. The reports shall be approved in writing by the Local planning Authority

This must be conducted in accordance with DEFRA and the Environment Agency's "Model Procedures for the Management of Land Contamination, CLR 11"


18. ConditionThe development hereby permitted shall be implemented in accordance with the mitigation and enhancement actions as detailed in the Conclusions and Recommendations section of the Ecological Report and Section 3 of the Reptile Method Statement.

ReasonIn the interest of biodiversity and species, in accordance with Policy D5 of the Waverley Borough Local Plan 2002.

19. ConditionNo development shall take place until full details of both hard and soft landscaping, including any external lighting, have been submitted to and approved by the Local Planning Authority in writing. The landscaping scheme shall be carried out strictly in accordance with the agreed details and shall be carried out within the first planting season after commencement of the development or as otherwise agreed in writing with the Local Planning Authority. The landscaping shall be maintained to the satisfaction of the Local Planning Authority for a period of 5 years after planting, such maintenance to include the replacement of any trees and shrubs that die or have otherwise become, in the opinion of the Local Planning Authority, seriously damaged or defective. Such replacements to be of same species and size as those originally planted.


20. ConditionPrior to commencement of any works on site, demolition or other development activities, a scheme of tree protection (in line with BS 5837:2012 Trees in relation to design, demolition and construction -

Recommendations) shall be submitted to and agreed by the Local Planning Authority in writing. Where relevant, such scheme shall also take "off site" trees into consideration. The Local Authority Tree and Landscape Officer shall be informed of the proposed commencement date a minimum of two weeks prior to that date to allow inspection of protection measures before commencement. The agreed protection to be kept in position throughout the development period until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without written consent of the Local Planning Authority.

ReasonIn the interest of the protection of trees and visual amenity of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

21. ConditionPrior to commencement of any works on site, details of any services to be provided or repaired including drains and soakaways, on or to the site, shall be submitted to and approved by the Local Planning Authority in writing and shall be carried out as shown. This requirement is in addition to any submission under the Building Regulations. Any amendments to be agreed with the Local Planning Authority in writing.

ReasonIn the interest of the protection of trees and visual amenity of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

22. ConditionThe plan numbers to which this permission relates are P14/26/S/101 Rev B, P14/26/S/110 Rev A, P14/26/S/111 Rev A, P14/26/S/112 Rev A, P14/26/S/113 Rev A, WREC1501, P14/26/S/102 Rev A, 3989-1001 Rev P1, 3989-1002 Rev P1, 1010/PL.30, 1010/PL.29, 1010/PL.28, 1010/PL.27. The development shall be carried out in accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing with the Local Planning Authority.

ReasonIn order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

23. Condition

Prior to commencement of development, infiltration testing shall be carried out on site and the results submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the agreed details.

ReasonIn the interest of the amenities of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002. This is a pre-commencement condition as the matter goes to the heart of the permission.

24. ConditionThe development hereby permitted shall not commence until details of the design of a surface water drainage scheme have been submitted to and approved in writing by the planning authority. Those details shall include: a) A design that satisfies the SuDS Hierarchy b) A design that is compliant with the national Non-Statutory Technical Standards for SuDS, National Planning Policy Framework and Ministerial Statement on SuDS c) Evidence that the proposed solution will effectively manage the 1 in 30 & 1 in 100 (+30% allowance for climate change storm events) at all stages of the construction (Pre, Post and during) with associated discharge rates and storages volumes.

Reason To ensure the design meets the technical stands for SuDS and the final drainage design does not increase flood risk on or off site, in accordance with Policy D1 of the Waverley Borough Local Plan 2002 and the NPPF 2012. This is a pre-commencement condition as the matter goes to the heart of the permission.

25. ConditionPrior to commencement of development a Sustainable Construction Plan to minimise waste shall be submitted to and approved in writing by the Local Planning Authority.

ReasonIn the interests of minimising waste from the site, in accordance with Policy D1 of the Waverley Borough Local Plan 2002 and Policy CW1 of the Surrey Waste Plan. This is a pre-commencement condition as the matter goes to the heart of the permission.

Informatives

1. The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that prior approval must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, or verge to form a vehicle crossover or to install dropped kerbs. Please see www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs.

2. All works on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to 3 months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road. Please see http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme. The applicant is also advised that Consent may be required under Section 23 of the Land Drainage Act 1991. Please see www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/flooding-advice.

3. The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders. (Highways Act 1980 Sections 131, 148, 149).

4. The developer is advised that as part of the detailed design of the highway works required by the above condition(s), the County Highway Authority may require necessary accommodation works to street lights, road signs, road markings, highway drainage, surface covers, street trees, highway verges, highway surfaces, surface edge restraints and any other street furniture/equipment

5. The applicant should take all relevant precautions to minimise the potential for disturbance to neighbouring residents during the demolition and/or construction phases of the development. The

http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs

http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs

http://www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/flooding-advice

http://www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/flooding-advice

applicant should follow the guidance provided in the Construction Code of Practice for Small Developments in Waverley. The granting of this planning permission does not indemnify against statutory nuisance action being taken should substantiated noise or dust complaints be received. For further information please contact the Environmental Health Service on 01483 523393.

6. ''IMPORTANT'' This planning permission contains certain conditions precedent that state 'before development commences' or 'prior to commencement of any development' (or similar). As a result these must be discharged prior to ANY development activity taking place on site. Commencement of development without having complied with these conditions will make any development unauthorised and possibly subject to enforcement action such as a Stop Notice. If the conditions have not been subsequently satisfactorily discharged within the time allowed to implement the permission then the development will remain unauthorised.

7. On 6 April 2008 a new fee was introduced by the Town and Country Planning (Fees of Applications and Deemed Applications) (Amendment) (England) Regulations 2008. This fee relates to requests to discharge a condition on a planning consent. The fee payable is £85.00 or a reduced rate of £25.00 for household applications. The fee is charged per written request not per condition to be discharged. A Conditions Discharge form is available and can be downloaded from our web site. Please note that the fee is refundable if the Local Planning Authority concerned has failed to discharge the condition by 12 weeks after receipt of the required information.

8. The applicant is reminded that it is an offence to disturb protected species under the Wildlife and Countryside Act 1981. Should a protected species be found during the course of the works, the applicant should stop work and contact Natural England for further advice on 0845 600 3078.

9. This permission creates one or more new units which will require a correct postal address. Please contact the Street Naming & Numbering Officer at Waverley Borough Council, The Burys, Godalming, Surrey GU7 1HR, telephone 01483 523029 or e-mail [email protected]

10.The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with

mailto:[email protected]

the requirements of paragraph 186-187 of the National Planning Policy Framework 2012.

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