Item 5e - 16.1444 9 and 9a Poole Road, Church Street … · Web viewii) Installation of up to 5No....

28 MARCH 2017 PLANNING COMMITTEE

5e 16/1444 Reg’d: 30.12.16 Expires: 31.03.17 Ward: C

Nei. Con. Exp:

02.02.17 BVPITarget

08 (Major) Number of Weeks on Cttee’ Day:

13/13 On Target? Yes

LOCATION: 9/9A Poole Road & Sections Of Poole Road, Goldsworth Road & Church Street West, Woking,

PROPOSAL: Erection of six storey (plus roof plant) mixed use building containing energy centre (Sui Generis use) (circa 1,062 sq.m.), archive museum (Use Class D1) (circa 540 sq.m.) and Office space (Use Class B1(a)) (circa 1,559 sq.m.) following demolition of existing building and site clearance. Installation of up to 5No. thermal store vessels and ancillary structures including cold water tank and pumpset enclosure, gas kiosk, fencing and above ground pipework, including to the south (rear) of Woking Fire Station. Installation of subterranean district heating main and private wire electricity cables beneath Poole Road, Goldsworth Road and Church Street West.

TYPE: Full Application

APPLICANT: Thameswey Developments Ltd OFFICER: Benjamin Bailey

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REASON FOR REFERRAL TO COMMITTEE

The application is for ‘major’ development and therefore falls outside of the scope of delegated powers as set out by the Management Arrangements and Scheme of Delegations.

SUMMARY OF PROPOSED DEVELOPMENT

The proposed development comprises three main elements:

i) Erection of six storey building (plus roof plant) (circa 30.0m height) containing: Energy centre (Sui Generis use) (circa 1,062 sq.m.) Archive museum (Use Class D1) (circa 540 sq.m.) Office space (Use Class B1(a)) (circa 1,559 sq.m.)

ii) Installation of up to 5No. thermal store vessels and ancillary structures including cold water tank and pumpset enclosure, gas kiosk, fencing and above ground pipework, including to the south (rear) of Woking Fire Station.

iii) Installation of subterranean district heating main and private wire electricity cables beneath Poole Road, Goldsworth Road and Church Street West.

PLANNING STATUS

Urban Area Woking Town Centre (Partial) / Adjacent to Woking Town Centre (Partial)

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Employment Area (Partial) (Butts Road/Poole Road) High Density Residential Area (Partial) Thames Basin Heaths Special Protection Area (TBH SPA) Zone B (400m-5km)

RECOMMENDATION

Grant planning permission subject to recommended conditions.

SITE DESCRIPTION

The main section of the application site is located on the corner of Poole Road and Butts Road although the red-lined application site wraps around adjacent Format House on Poole Road and encompasses sections of the carriageways of Poole Road, Goldsworth Road and Church Street West and an area to the south (rear) of the recently commissioned replacement Woking Fire Station. The main section of the application site is partly occupied by a two storey building (to be demolished) and partly comprises a currently vacant area of land which has been used for storage on a temporary basis and is largely enclosed by 2.1m high hoarding, following the demolition of the previous building several years previously.

RELEVANT PLANNING HISTORY

Nos.9 & 9A Poole Road

PLAN/2013/0282 - Retrospective application for the use of the site for B8 (storage), temporary siting of 3 metal storage containers and the provision of 2.1m high hoarding to enclose the site following demolition of building. Hoarding to be provided along front elevation (Poole Road) and side elevation (Butts Road) of site (Temporary planning permission sought for a period of three years). Permitted subject to conditions (01.08.2013)

PLAN/2012/0864 - Demolition of commercial building. Prior Approval Not Required (16.10.2012)

PLAN/2010/0582 - Proposed change of use from a B1 (newspaper publishing office) to mixed use comprising of A1 (piano sales), B1(c) (piano repairs) and D1 (piano teaching). Permitted subject to conditions (23.08.2010)

Woking Fire Station, Butts Road & Goldsworth Road:

PLAN/2014/0015 - Demolition of existing buildings and erection of five storey building fronting Goldsworth Road comprising fire station at ground floor, four floors of accommodation over (1No. 1bedroom managers apartment, 3No. 7 bedroom and 1No. 5 bedroom cluster flats with shared kitchen, dining and laundry facilities), fire station service yard, training area and erection of four storey fire station training house, associated flag poles, boundary treatments, access, parking, highways works and landscaping. Permitted subject to conditions (08.05.2014)

Victoria Square, Woking Town Centre:

PLAN/2014/0014 - Erection of new shops (10,967 sq.m. in Use Classes A1, A2, A3, A5) and medical or commercial floorspace (526 sq.m. in Use Classes D1, D2, B1 or A2). 190 bed hotel of 23 storeys (including plant) (95.5 metres) (Class C1) with conference facilities, basement level spa and gym. 392 residential apartments (Class C3) with Tower 1, 34 storeys (112 metres) and Tower 2, 30 storeys (100 metres).Construction of a new local

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energy centre at the Red Car Park, changes and extension to the Red and Yellow Car Park together with a new Green car park to provide 380 (net) new parking spaces. Creation of a new public square and new civic space and highway works including servicing to Wolsey Place and delivery provision. Closure of Cawsey Way and Church Street West, new all movements junction at Goldsworth Road/Victoria Way and High Street to be one way west with new bus stops and cycle lane. Demolition of the Fire Station, Globe House and part of the existing Wolsey Place Shopping centre (Boots unit - to be re-provided).Permitted subject to conditions and legal agreement (26.03.2015)

Nos.20-32 Goldsworth Road:

PLAN/2016/0742 - Demolition and clearance of the site and erection of a phased development comprising 560 residential units, 10,582 sq.m. of offices, 843 sq.m. of retail and gym use (A1-A4 and D2) with 395 parking spaces, public realm improvements and highway works to Goldsworth Road. Block A to comprise ground plus 34 storeys, Block B comprising ground plus 25 and 20 storeys and Block C comprising ground plus 17, 14 and 10 storeys.Resolution to grant planning permission subject to legal agreement

CONSULTATIONS

Planning Policy: The principle of higher-density, mixed-use development at this location is considered to be acceptable as per policies CS1, CS15 and CS23 of the Woking Core Strategy (2012).

County Highway Authority (SCC): No objection subject to recommended conditions 13, 14 and 15.

Network Rail: Various comments relating to protection of rail infrastructure during construction process.

Environmental Health: No objection although it is understood that some of the plant is unknown at this time and therefore recommends conditions relating to control breakout of internal noise and for air moving plant and equipment (external); conditions 09 and 10.

Scientific Officer: No objection. Informative recommended with regard to potential Asbestos discoveries (14).

Arboricultural Officer: No objection subject to recommended condition 11.

Surrey Wildlife Trust: No objection subject to recommended condition 12.

Drainage & Flood Risk Engineer: Following a review of the amended information, the details are in accordance with NPPF and Woking Core Strategy (2012) policy CS9. Therefore would recommend

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approval on flood risk grounds subject to recommended conditions 17, 18 and 19.

Lead Local Flood Authority (SCC): Subject to the Council’s Drainage and Flood Risk Engineer being satisfied with the proposal, we would have no further comments to make.

Thames Water Development Planning: Thames Water would advise that with regard to sewerage infrastructure capacity, we would not have any objection to the application.

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.

REPRESENTATIONS

x181 addresses were notified of the application via neighbour notification letter. In addition the application was advertised by way of Major development site and press notices.

No representations have been received.

RELEVANT PLANNING POLICIES

National Planning Policy Framework 2012 (NPPF)Achieving sustainable developmentSection 1 - Building a strong, competitive economy Section 2 - Ensuring the vitality of town centresSection 4 - Promoting sustainable transport Section 7 - Requiring good designSection 8 - Promoting healthy communities Section 10 - Meeting the challenge of climate change, flooding and coastal change

Woking Core Strategy (2012)CS1 - A spatial strategy for Woking BoroughCS2 - Woking Town CentreCS7 - Biodiversity and nature conservation CS9 - Flooding and water managementCS15 - Sustainable economic development CS16 - Infrastructure delivery CS18 - Transport and accessibilityCS19 - Social and community infrastructure CS21 - DesignCS22 - Sustainable constructionCS23 - Renewable and low carbon energy generation CS24 - Woking’s landscape and townscapeCS25 - Presumption in favour of sustainable development

Development Management Policies DPD (2016)DM2 - Trees and landscapingDM5 - Environmental pollutionDM6 - Air and water quality

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DM7 - Noise and light pollution DM8 - Land contamination and hazardsSupplementary Planning Documents (SPD’s)Design (2015)Outlook, Amenity, Privacy and Daylight (2008)Parking Standards (2006)Climate Change (2013)

Other Material ConsiderationsNational Planning Practice Guidance (NPPG)Community Infrastructure Levy (CIL) Charging Schedule (2015)

Draft Site Allocations Development Plan Document (DPD)

(Officer Note: In accordance with the National Planning Policy Framework (2012), the draft Site Allocations DPD should be afforded very limited weight at the current time. It should be noted however that part of the application site forms part of a larger area which has been allocated for development with in the draft Site Allocations DPD (site ref. UA17)).

PLANNING ISSUES

1. The main planning issues to consider in determining this application are: Principle of development Design and impact upon the character of the area Impact upon neighbouring amenity Highways and parking implications Flooding and water management Air quality and noise pollution Land contamination Ecology and biodiversity Arboricultural implications Sustainable construction

having regard to the relevant policies of the Development Plan, other relevant material planning considerations and national planning policy and guidance.

Principle of development

Office floorspace

2. The proposed six storey building and thermal storage vessels are located within a designated Employment Area (Butts Road/Poole Road) adjacent to the Woking Town Centre boundary. Policy CS15 (Sustainable economic development) of the Woking Core Strategy (2012) states that “to accommodate the predicted future growth in economic development required for Woking’s economy to grow, ensure sustainable employment development patterns, promote smart growth and business competitiveness, and allow for flexibility to cater for the changing needs of the economy the Council will…permit redevelopment of outmoded employment floorspace to cater for modern business needs”. Policy CS15 also identifies that the Council will “safeguard land within the employment areas for B uses, except in…the Butts Road/Poole Road employment area where redevelopment for mixed office and residential use will be supported if it does not result in an overall loss of employment floorspace”.

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3. The reasoned justification text to Policy CS15 identifies that “office floorspace will also be encouraged in the Butts Road/Poole Road employment area as part of higher density mixed use development, as the area lies adjacent to the town centre boundary”.

4. The existing application site contains no B Class floorspace and therefore the proposal would result in a net addition of circa 1,559 sq.m of Office (Class B1(a)) floorspace adjacent to the Woking Town Centre boundary. This would make a significant contribution to accommodating the predicted future growth in economic development required for Woking’s economy to grow, ensuring sustainable employment development patterns, promoting smart growth and business competitiveness, in line with the overriding ojective of policy CS15 of the Woking Core Strategy (2012).

Energy centre (CHP)

5. Policy CS23 (Renewable and low carbon energy generation) of the Woking Core Strategy (2012) states that “the Council recognises significant progress needs to be made if national targets for the generation of renewable energy are to be met”. The NPPF gives a strong positive message about renewable and low carbon energy generation both as stand alone development and as part of residential and commercial development. The reasoned justification text to Policy CS16 (Infrastructure delivery) states that “spatial planning goes beyond traditional land use planning. It aims to create sustainable communities by ensuring that development policies are integrated with other policies and programmes that influence the nature and function of places. The provision of infrastructure is therefore central to supporting the spatial vision and spatial strategy set out in this document (Woking Core Strategy)”.

6. The NPPF highlights the key role of planning in helping to secure radical reductions in greenhouse gas emissions, minimising vulnerability and providing resilience to the impacts of climate change, and supporting the delivery of renewable and low carbon energy and associated infrastructure. Paragraph 17 of the NPPF makes clear that climate change is a core planning principle, stating that “(planning should…support the transition to a low carbon future in a changing climate, taking full account of flood risk and coastal change, and encourage the reuse of existing resources, including conversion of existing buildings, and encourage the use of renewable resources (for example, by the development of renewable energy)”.

7. The borough of Woking has one of the most extensive decentralised and renewable and low carbon energy infrastructures in the UK. Policy CS23 of the Woking Core Strategy (2012) sets out that the Council supports renewable and low carbon energy generation both as part of residential and commercial development and as stand alone development, provided they do not have an unacceptable effect on the local environment that would out-weigh their wider community and/or environmental benefits.

8. The proposal includes the provision of a CHP plant at ground and first floor levels. Combined Heat and Power (CHP) is the use of an engine to simultaneously generate both electricity and useful heat. The heat is recovered and distributed via insulated pipes to provide hot water and heating in buildings. CHP can be fuelled by a number of fossil fuels including natural gas and oil, or biofuels such as biomass or biogas and is a more efficient means of generating energy than a conventional power station because the total output of useable energy generated is significantly higher. As a

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consequence, even when the primary fuel used in a CHP installation is fossil carbon it has lower CO2 emissions associated with it compared with the combined emissions arising from conventional centralised power generation and heating provided through boilers within buildings.

9. A ‘Climate Change and Decentralised, Renewable and Low Carbon Energy Study’ analysed existing and future energy demand and supply in Woking, and produced a series of heat maps. The study concluded that a significant proportion of the opportunity for decentralised energy in Woking relies upon the use of CHP generation. There is great potential for extending the existing network and creating new energy generating assets to increase use of low carbon energy. Policy CS22 of the Woking Core Strategy (2012) helps realise this potential by expecting development in identified ‘district heat zones’ to connect to heat networks and/or contribute funding towards the development of the networks, and be designed to ensure the building services within the development are designed to be compatible with the network.

10. SPD ‘Climate Change (2013)’ states that “the Council has analysed future development and redevelopment trends and identified areas of the town centre where potential new town centre energy stations will be located, as well as mapping the potential heat network and the private wire network and potential areas that the heat network will serve”. Figure 5 (p.53) of this SPD identifies the main element of the application site (on the corner of Butts Road and Poole Road) as one of a number of potential locations for new town centre energy stations.

11. Although currently attracting very limited weight the draft Site Allocations DPD identifies the Poole Road Industrial Estate (Ref: UA17) for “mixed use development to comprise of offices, warehousing and a new Energy Station”. The draft Site Allocations DPD states that “the site is a designated employment area and made up of predominantly one and two storey commercial warehouse units. The existing units have high occupancy rates and any proposed development of the site would need to make provision for the relocation of the existing businesses or incorporate them into the new scheme. Although the site is not within Woking Town Centre, it is in close proximity and therefore has excellent access to public transport, services and facilities. The site is therefore considered to be suitable for intensification of the employment use to provide for offices and warehousing…the Climate Change SPD highlights the opportunity for and, if feasible, a new Energy Station to be provided in this vicinity, to facilitate expansion of the existing District Heating Network in the Town Centre (Combined Heat and Power)”.

12. The principle of development to provide a new CHP energy centre at the application site is supported by policy CS23, and further supported by SPD ‘Climate Change (2013)’, which identifies the site as a potential location for a new energy station and heat network. The provision of a new CHP plant in this location would also assist in meeting the overriding objectives of policy CS22 of the Woking Core Strategy (2012).

Class D1 Floorspace

13. The existing building to be demolished contains a Hockey Archive Museum (Class D1) extending to 216 sq.m. The Woking Core Strategy (2012) seeks to achieve a sustainable community for Woking and improve upon the wellbeing of its people. This requires an effective balance between the provision of housing and employment and providing the necessary infrastructure to support the growth. Social and community infrastructure includes libraries and museums and would therefore include the existing Hockey Archive Museum. Policy CS19 (Social and community infrastructure) of the

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Woking Core Strategy (2012) sets out that “the loss of existing social and community facilities or sites will be resisted unless the Council is satisfied that…adequate alternative facilities will be provided in a location with equal (or greater) accessibility for the community it is intended to serve”.

14. Whilst the existing building would be demolished the second floor of the proposed building would provide 540 sq.m of Class D1 floorspace. This would represent a net gain of 324 sq.m. and would therefore provide adequate facilities in a location with equal accessibility in line with the requirements of policy CS19 of the Woking Core Strategy (2012).

Conclusion

15. Overall the development would result in a significant gain (circa 1,559 sq.m net) in office floorspace within a designated Employment Area adjacent to the Woking Town Centre boundary which would make a significant contribution to accommodating the predicted future growth in economic development required for Woking’s economy to grow. The proposal would also accommodate a new CHP plant, in one of the potential locations for a new town centre energy station identified within SPD ‘Climate Change (2013)’. The CHP plant would serve Woking Town Centre and environs thereby helping to secure reductions in greenhouse gas emissions, minimise vulnerability and provide resilience to the impacts of climate change, adding to one of the most extensive decentralised and renewable and low carbon energy infrastructures in the UK. The proposal would result in a net gain of 324 sq.m. Class D1 floorspace.

16. The principle of the development is therefore considered to be acceptable, with significant benefits, in accordance with policies CS15, CS16, CS22 and CS23 of the Woking Core Strategy (2012), SPD ‘Climate Change (2013)’ and the provisions of the National Planning Policy Framework (2012).

Design and impact upon the character of the area

17. The National Planning Policy Framework (2012) encourages positive planning to achieve high quality design, including individual buildings. Design policies should avoid unnecessary prescription or detail and should concentrate on guiding the overall scale, density, massing, height, landscape, layout, materials and access of new development in relation to neighbouring buildings and the local area more generally. Decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is, however, proper to seek to promote or reinforce local distinctiveness.

18. The requirements of policy CS21 (Design) of the Woking Core Strategy (2012) stipulate that development should create new buildings that are attractive with their own distinct identity, should respect and make a positive contribution to the street scene and character of the area paying due regard to scale, height, proportions, layout and materials etc.

19. Policy CS24 (Woking’s landscape and townscape) of the Woking Core Strategy (2012) states that future development should be well-suited and sensitive to its location to protect the Borough’s different character areas, whilst accommodating the change needed to contribute to environmental, social and economic objectives. Development in this location should enhance the townscape character of Woking

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Town Centre, taking into account views and landmarks, appropriate building styles and materials.

20. Whilst the site of the proposed building is not within the designated extent of Woking Town Centre (as defined on the Proposals Map) it is immediately adjacent to this boundary. It is also a significant material consideration that the designated Woking Town Centre boundary extends to the west of the site, encompassing Spectrum House, Midas House and the site of the former Goldsworth Arms Public House. The proposed building would therefore be viewed in the context of the Woking Town Centre boundary to both the immediate north, east and west.

21. The Woking Core Strategy (2012) makes provision for the delivery of 28,000 sq.m of additional office floorspace between 2010 and 2027. Policy CS1 identifies that “most of the new development will be directed to previously developed land in the town, district and local centres, which offers the best access to a range of services and facilities. The scale of development that will be encouraged in these centres will reflect their respective functions and nature”.

22. Policy CS1 (A spatial strategy for Woking Borough) also states that “Woking Town Centre will be the primary focus of sustainable growth to maintain its status as an economic hub with a flourishing, diverse and innovative economy….the town centre is designated as a centre to undergo significant change and the provision of a range of shops, cultural facilities, jobs and housing to meet locally identified needs and the needs of modern businesses will be encouraged…in the town centre, well designed, high density development that could include tall buildings and which enhances its image will be encouraged, but without compromising on its character and appearance and that of nearby areas. It is recognised that Woking Town Centre is the Borough’s principal centre.

23. The proposed building would be six storeys in height and would measure circa 30 metres. Whilst this is the case it is a significant material consideration that existing and permitted buildings within Woking Town Centre show an increased height. Taller buildings include Victoria Square, Export House, New Central and Centrium:

Site Status Floors/Height A.O.D.New Central Existing 21 floors/103m

Altura Permission expired 17 floors office (equiv 21 floors resi)/115m

Centrium Existing 16 floors/85m

Export House Existing 18 floors office (equiv to 20 floors resi)/96m

Victoria Sq. Tower 1 Extant permission 34 floors/144mVictoria Sq. Tower 2 Extant permission 30 floors/132mVictoria Sq. Hotel Extant permission 23 floors/125mBlock A 20-32 Goldsworth Road Resolved to grant pp 35 floors (incl ground floor)/147m

Table – relative heights of Town Centre buildings

24. NB. Heights are taken from a single point above Ordnance Datum allowing the relative heights of the building to be assessed taking account of the topography of the land on which they are situated. The actual height of the building from the ground level on which it is built is different from the height above ordnance datum.

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25. The application site, in being located adjacent to the Woking Town Centre boundary to the north, east and west, is set adjacent to a transitional area between the medium-rise developments of Goldsworth Road (generally 3-5 storeys) and the proposal at Nos. 20-32 Goldsworth Road (Ref: PLAN/2016/0742) which benefits from a resolution to grant planning permission (made in October 2016) subject to the completion of a legal agreement. Block C of the Nos.20-32 Goldsworth Road scheme is eight storeys in height fronting Goldsworth Road; the scheme rises to 21 storeys (Block B) and peaks at 35 storeys (total) (Block A). It must also noted that the Woking Fire Station/Greenwood House development is 5 storeys in height.

26. Extant, and future, local building heights are therefore considered to be increasing and setting a precedent for higher-rise development within this area. With the potential adoption of the Site Allocations DPD in the future – which anticipates that the wider Poole Road/Butts Road Employment Area could yield 49,000 sq.m (gross) office and/or warehousing floorspace – it is considered that this area has capacity to significantly increase in density and height of development.

27. Given this context the proposed building is not considered ‘tall’ although it is noted that it would significantly exceed the height of adjacent Format House and Poole House. The NPPF sets out, at paragraph 63, that in determining planning applications, great weight should be given to outstanding or innovative designs which help raise the standard of design more generally in the area. The NPPF also stresses at, paragraph 65, that Local Planning Authorities should not refuse planning permission for buildings or infrastructure which promote high levels of sustainability because of concerns about incompatibility with an existing townscape, if those concerns have been mitigated by good design.

28. The proposed building would help raise the standard of design more generally in the area. Given that the Site Allocations DPD would potentially allocate the wider Poole Road/Butts Road Employment Area for significantly higher density and height of development it is considered that the proposed building would act as something of a ‘benchmark’ fur future development in design terms and would assist in stimulating the redevelopment of this Employment Area which is within a very sustainable location adjacent to the Woking Town Centre boundary.

29. The proposed building would also, in housing a CHP plant to serve Woking Town Centre and environs, promote high levels of sustainability in line with paragraph 65 of the NPPF. However, notwithstanding this factor, the proposed building is considered to be compatible with the existing townscape of the local context and is considered to represent high quality design.

30. The existing surrounding area has no prevailing architectural or townscape character and is largely a mixture of Post War, Modern and Town Centre redevelopment. The existing buildings within Poole Road are predominantly one and two storey office/light industrial/warehouse units of a commercial aesthetic and without any particular architectural or townscape merit. The existing buildings within the immediate context of the proposed building do not occur within a traditional street scene due partly to the curvature of the carriageway of Poole Road and due partly to the commercial nature of the area.

31. The proposed building utilises a modern ‘industrial’ aesthetic as a signifier of its mixed use as both a CHP energy centre and modern office accommodation. The external flue components serving the CHP have been designed into the overall building layout and would form part of the overall architecture of the building. The building has been

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designed to activate the ground floor corner of Butts Road and Poole Road through the location of the office/archive museum entrance via a sculptural entrance detail. The facade of the building adopts a panelised approach in broadly 0.9m and 1.8m modules to enable panels to be removed and changed over time and to accommodate the operational demands of the CHP at ground and first floors.

32. The facade composition would respond to the use and occupation of the floors that they enclose. At ground level the office/archive museum entrances/lobby would utilise clear and fritted glass panels together with coloured signage panels. At ground and first floor the energy centre plant, storage, workshops, service entrances and transformer and sub-stations would utilise solid metal facade panels and louvres together with heavy duty door openings as required. The office/archive museum levels (floors 2-5 inclusive) would be enclosed with a mixture of clear and fritted glass together with solid panels concealing escape stairs, storage, services and extract requirements. Horizontal spandrels and vertical fins would be attached to the facade responding to solar orientation, views and to create a facade rhythm to the building.

33. A timber decked roof terrace would be provided at fifth floor level with the roof plant screened by a full height solid acoustic metal wall panels (silver grey aluminium) set 1.0m in from the edging roof parapet. The external flue component would utilise perforated panels with perforation sizes which would reduce as they escalate towards the top of the building.

34. Notwithstanding that the proposed building is not considered ‘tall’ in its context it is nonetheless considered that it represents high quality design, would not adversely affect the site’s surrounds, would not adversely impact upon the setting of identified heritage assets and would take account of key views. The building has been designed ‘in the round’ and the building would address the ground floor in an appropriate manner, activating the corner of Poole Road and Butts Road through the location of the office/archive museum entrance via a sculptural entrance detail.

Thermal storage vessels

35. Whilst the thermal storage vessels would be relatively high (approximately 12.2m), and of a relatively utilitarian appearance as a result of their technical function, these vessels would be located between the southern side of adjacent, retained Format House, and the railway embankment, which rises in ground level by approximately 6.9m from the area of the proposed vessels. The siting of these vessels would limit the impact upon public vantage points, with visibility from Poole Road being restricted to a relatively narrow arc from the front of adjacent Format House. Whilst these vessels would be visible from the railway line this factor is not considered unduly harmful. This in part because the railway line sits approximately 6.9m above the ground level upon which the vessels would be installed, effectively reducing the perceived height of the vessels when viewed from this direction. Furthermore the vessels would be viewed within the immediate context of the training tower, training area and car parking to the rear of Woking Fire Station and in the wider context of the commercial land use of the existing Poole Road/Butts Road Employment Area to the south-west. Such features are not unusual in being sited within close proximity to railway lines and a suitable external vessel colour and finish can be secured via recommended condition 04.

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Above ground pipework

36. Above ground pipework would run from the first floor level of the proposed building (dropping down at a 45° angle), on steel supports, southwards, to the rear of adjacent Format House and along the boundary of the Woking Fire Station car park, to the thermal storage vessels. The underside of this run of pipework would be suspended approximately 3.0m above ground with the topside of the uppermost pipe being suspended approximately 5.3m above ground.

37. Further above ground pipework would run along the rear of the Woking Fire Station car park, adjacent to the railway embankment (which is approximately 6.2m high at this point), again on steel supports, to the boundary of the proposed development at Nos.20-32 Goldsworth Road, where it would be capped off although capable of serving this development. The underside of this run of pipework would be suspended approximately 4.7m above ground with the topside of the uppermost pipe being suspended approximately 5.5m above ground.

38. The siting of these runs of above ground pipework would limit the impact upon public vantage points. Whilst these pipework runs may be partially visible from the railway line this factor is not considered unduly harmful. This in part because the railway line sits approximately 6.2m above the ground level upon which the steel supports would be installed, effectively reducing the perceived height of the pipework when viewed from this direction. Furthermore, similar to the thermal storage vessels, the pipework would be viewed within the immediate context of the training tower, training area and car parking to the rear of Woking Fire Station and in the wider context of the commercial land use of the existing Poole Road/Butts Road Employment Area to the south-west. Such features are not unusual in being sited within close proximity to railway lines.

Subterranean pipework

39. A subterranean district heating main and private wire electricity cable would be installed beneath the carriageways of Poole Road, Goldsworth Road and Church Street West to link the proposed CHP into the wider existing CHP network within Woking Town Centre. Whilst some adverse visual impact would occur during the implementation of these works this would be limited in timescale and, following the reinstatement of the carriageway surfaces, it is not considered that medium-to-long term impacts would arise as a result of these works in terms of character and appearance.

40. Overall the proposed building is considered to represent high quality design (utilising a modern ‘industrial’ aesthetic) which would help raise the standard of design more generally in the area, and would assist in stimulating the redevelopment of this Employment Area within a very sustainable location adjacent to the Woking Town Centre boundary. Furthermore the proposed building is considered to be appropriate in scale given its locational characteristic and having regard to the emerging context of the surrounding area whilst accommodating the change needed to contribute to wider environmental, social and economic objectives. In accommodating a CHP plant the proposal would also promote high levels of sustainability. Given the siting, scale and immediate locational characteristics of the proposed thermal storage vessels and above ground pipework it is not considered that these features would appear unduly harmful to the character and appearance of the area.

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41. The proposal is therefore considered to accord with policies CS1, CS21 and CS24 of the Woking Core Strategy (2012), Supplementary Planning Document ‘Design (2015)’ and the provisions of the National Planning Policy Framework (2012).

Impact upon neighbouring amenity

42. Policy CS21 (Design) of the Woking Core Strategy 2012 advises that proposals for new development should achieve a satisfactory relationship to adjoining properties avoiding significant harmful impact in terms of loss of privacy, daylight or sunlight, or an overbearing effect due to bulk, proximity or outlook.

43. The proposed building is bounded by commercial land uses, or mainline railway, on all sides.

Woking Fire Station/Greenwood House

44. Whilst there is residential accommodation within the upper levels of the recently constructed Woking Fire Station (Greenwood House) given the separation and siting of this residential accommodation in relation to the proposed building and associated above ground pipework and thermal storage vessels, it is not considered that significantly harmful impact, in terms of potential loss of privacy, light, or overbearing effect would occur to this accommodation.

Format House

45. Format House bounds the site of the proposed building to the south, the site of the proposed thermal storage vessels to the north and the above ground pipework runs to the west. Format House is two storey towards the front and single storey at the rear. Whilst Format House demonstrates openings within both of its side elevations, which would be affected in terms of light and outlook by both the proposed building and the thermal storage vessels, given the commercial use of this building these factors are not considered significantly harmful.

Poole House

46. Poole House is sited on the opposite side of the carriageway of Butts Road to the north of the site of the proposed building. Again, whilst Poole House demonstrates openings within its southern elevation, which would be affected in terms of light and outlook by the proposed building, given the commercial use of this building these factors are not considered significantly harmful.

Midas House, Goldsworth Road

47. Midas House, fronting Goldsworth Road, is situated to the west of the site of the proposed building, on the opposite side of the carriageway of Poole Road. This building demonstrates car parking (at both ground and below ground levels) to the area directly opposite the proposed building. Again Midas House is within commercial use and therefore no significantly harmful impact is considered to occur to this building.

Spectrum House

48. Spectrum House is situated on the corner of Poole Road and Goldsworth Road. This building is currently vacant although was most recently used for Class A purposes at

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ground floor level with commercial floorspace (Class B1) above. Extant prior approval exists (Ref: PLAN/2016/1331) for the conversion to residential use with a pending planning application (Ref: PLAN/2016/1422 – considered elsewhere on this Planning Committee agenda) for the addition of a further storey to accommodate residential use. Given the siting of Spectrum House in relation to the site of the proposed building it is not considered that significant harmful impact, by reason of potential loss of privacy, loss of light or overbearing effect, would occur to this building in the event that the extant prior approval is implemented and that an additional storey is permitted to accommodate residential accommodation.

Technology House

49. Technology House occupies Nos.48-54 Goldsworth Road and is sited to the north beyond Poole House. The area to the rear, between Technology House and Poole House, is occupied by vehicle parking. Technology House contains commercial uses at both ground and upper floors. Given the separation distance between the proposed building and Technology House, combined with the commercial use of this building, it is not considered that significantly harmful impact would occur to Technology House.

Nos.20-32 Goldsworth Road

50. Nos. 20-32 Goldsworth Road (Ref: PLAN/2016/0742), situated beyond intervening Woking Fire Station to the east, benefits from a resolution to grant planning permission subject to the completion of a legal agreement. The proposed building, and thermal storage vessels, would be located approximately 45 metres to the west of the boundary of the application site of PLAN/2016/0742. It should also be noted that PLAN/2016/0742 demonstrates a podium along the western elevation facing towards the application site, measuring approximately 12 metres above ground level. Given the scale of the proposed building and thermal storage vessels, together with the resulting separation distance and design of PLAN/2016/0742, combined with the consideration that the existing Woking Fire Station site would intervene in this direction, it is not considered that significantly harmful impact would occur to the proposed redevelopment of Nos.20-32 Goldsworth Road as a result of the proposal.

51. Overall, subject to recommended conditions, the impact upon neighbouring amenity and the general amenity of the surrounding area, is considered to be acceptable and accord with policy CS21 of the Woking Core Strategy (2012), Supplementary Planning Documents ‘Design (2015)’ and ‘Outlook, Amenity, Privacy and Daylight (2008)’ and the provisions of the National Planning Policy Framework (2012).

Highways and parking implications

52. The application site is located within the designated High Accessibility Zone, representing a reasonable walking time to and from Woking railway station using key pedestrian routes. Woking railway station is a key hub for the south-east, providing direct rail access to London, the south-east and the south-west. Woking railway station currently has a direct Railair coach service to Heathrow Airport running every 30 minutes. Investment in cycling has provided attractive alternatives to the private car. There is significant scope to influence a shift in the mode of travel from car-based journeys to public transport and cycling.

53. SPD ‘Parking Standards (2006)’ sets maximum parking standards, with the objective of promoting sustainable non-car travel. It advises that where car parking provision falls below the stated maximum standard the scheme needs to be examined to ensure

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it would not result in an adverse impact upon highway safety, the free flow of traffic or parking provision in the locality. More recently, policy CS18 (Transport and accessibility) of the Woking Core Strategy (2012) highlights the Council’s commitment to developing a well integrated community connected by a sustainable transport system which connects people to jobs, services and community facilities. With this in mind new development is steered towards the main urban areas, served by a range of sustainable transport modes, such as public transport, walking and cycling to minimise the need to travel and distance travelled.

54. The application site is located in a very accessible location on the fringe of the Woking Town Centre boundary, which provides a wide range of services and facilities. The walking time from the site to the centre of Woking Town Centre is around five minutes. The site is conveniently located in relation to Woking mainline railway station, which is approximately 500m north-east of the site via key pedestrian routes. Butts Road displays double yellow lines along is extent, which permit loading at all times but prevent parking. Poole Road has intermittent sections of pay-and-display parking and single yellow lines. The single yellow line restriction states loading is permitted but parking is not permitted between 0830 – 1800 Monday to Saturday. The pay-and-display bays are limited to three hours maximum between 0830 – 1800 Monday to Saturday.

55. Numerous local bus routes to various settlements are also accessible from bus stops within Woking Town Centre. The site is also close to various cycle routes. The NPPF states that in setting local parking standards local planning authorities should take into account the accessibility of the development; the type and mix of the development; the availability and opportunities for public transport and the need to reduce the use of high emission vehicles.

56. It is envisaged that a total of approximately 190 persons will be employed at the site across the energy centre, archive museum and office floorspace. No car parking is proposed on site although 34No. covered, secure cycle spaces are proposed within a cycle store integral to the building in the form of two-tier cycle racks at ground floor level (condition 16 refers). The submitted floor plans show the provision of 2No. male showers and 2No. female showers to each of the non-energy centre floors; the provision of such facilities would promote the use of sustainable means of transport such as cycling. As stated within the draft Site Allocations DPD “although the site is not within Woking Town Centre, it is in close proximity and therefore has excellent access to public transport, services and facilities. The site is therefore considered to be suitable for intensification of the employment use”.

57. The TRICS database contains a large selection of analogous sites in terms of size and proximity to public transport facilities. It identifies the main mode of travel chosen by individuals to a selection of land uses. The applicant has provided data from the TRICS database for offices at similar locations within walking distance to a town centre (but outside of a town centre), within easy access to a railway station, with good bus accessibility and containing a low level of parking. TRICS identifies an 18% car driver modal split, with an additional 8% car sharing. A large percentage of staff are likely to choose rail as their main mode of travel to the site (27%). It is likely that 40% of staff would choose to walk or cycle to the site.

58. It must also be noted that existing on-street parking controls exist within roads close to the site and that six large off-street car parks are located within a 1 mile radius of the site, all of which are for public use. These include Heathside Crescent multi-storey car park, Woking railway station car park and Shoppers Red, Yellow and Blue multi-storey

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car parks. In total these public car parks have a capacity of approximately 3,000 car parking spaces.

59. The applicant has submitted a draft Travel Plan in support of the application with the aim of promoting the use of sustainable travel modes, including measures to encourage staff and visitors to utilise public transport to travel to/from work as an alternative to the private car.

60. The application has been considered by the County Highway Authority (SCC), whom, having assessed the application upon highway safety, capacity and policy grounds, raise no objection subject to recommended conditions to secure a Construction Transport Management Plan (condition 14 refers) and Travel Plan (condition 15 refers).

61. Overall, having regard to the location characteristics of the site, being within close proximity to Woking Town Centre, the uses proposed and the presence of existing on-street parking controls within the area, it is not considered that the proposal would result in an adverse impact upon highway safety, the free flow of traffic or parking provision within the locality contrary to policy CS18 of the Woking Core Strategy (2012).

Flooding and water management

62. National government strengthened planning policy on the provision of sustainable drainage systems (SuDS) for ‘major’ planning applications from 6th April 2015; accordingly all ‘major’ planning applications must consider sustainable drainage systems.

63. The application is supported by a Drainage Strategy and SuDS Statement. The site is located within Flood Zone 1, is not at particular risk of flooding from surface water and is not identified as having critical drainage issues. In terms of surface water drainage permeable paving is proposed for the pedestrian footpath around the west, north and east of the proposed building. Due to the spatial constraints of the development it is proposed to install a reinforced concrete attenuation tank below the proposed building with a flow controlled via hydro-brake.

64. The Council’s Drainage and Flood Risk Engineer has considered the submitted Drainage Strategy and SuDS Statement and raises no objection subject to recommended conditions to secure compliance (conditions 17, 18 and 19 refer). The Lead Local Flood Authority (SCC) comment that, subject to the Council’s Drainage and Flood Risk Engineer being satisfied with the proposal, they would have no further comments to make.

65. Overall, subject to recommended conditions, the impact of the proposal upon flooding and water management is considered acceptable and to accord with policy CS9 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

Air quality and noise pollution

66. The NPPF states that planning decisions should aim to avoid noise from giving rise to significant adverse impacts on health and quality of life as a result of new development (paragraph 123). Policy CS21 also requires new development to be

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designed to avoid significant harm to the environment and general amenity, resulting from noise, dust, vibrations, light or other releases.

67. Policy DM7 (Noise and light pollution) of the Development Management Policies DPD (2016), also states that the Council will require noise-generating forms of development to be accompanied by a statement detailing potential noise generation levels and any mitigation measures proposed to ensure that all noise is reduced to an acceptable level.

68. The application is supported by an Environmental Noise Survey Report (Ref: 16462-R01-A, dated 24 November 2016) to determine the existing background sound levels in the vicinity of nearby noise sensitive premises and to set appropriate limits for noise egress from building services plant. The dominant noise sources observed at the site during the noise survey consisted of traffic and building services plant from adjacent properties. Less significant noise sources included trains, pedestrians and aircraft. The extant prior approval for office-to-residential at nearby Spectrum House has been considered within the noise survey report.

69. The report concludes that all plant items will be designed to achieve the plant noise limits set out in the report, but that further assessment will need to be made as the mechanical and electrical design progresses. The Environmental Health service has considered the noise survey report, and considered the profile of the proposed location, and raise no objection to the proposal on noise grounds subject to recommended condition 09 to control the breakout of internal noise and condition 10 to secure further details of external air moving plant and equipment as the mechanical and electrical design progresses. Overall, subject to recommended conditions, the proposal is considered to be acceptable in terms of noise implications.

70. The energy centre would accommodate 3No. CHP (Combined Heat and Power) engines to meet local heat demands. Two standby boilers would be provided to meet peak loads. The electricity generated would be used to serve an HV Private Wire system. The energy centre will serve a District Heating network via above ground and subterranean pipework.

71. All proposed CHP units would consume gas in an internal combustion engine. All emissions will be released from a grouped flue arrangement to the corner of the proposed building with the emissions exit height a minimum of 3 metres above roof level. All boiler and CHP plant will be low NOx (nitrogen oxide) gas items. The proposed development is therefore not considered to give rise to significant emissions to the detriment of air quality. The application site is not within, nor within close proximity to, any designated Air Quality Management Area (AQMA) nor air quality “hot spot”. The Environmental Health service has considered the proposal and raise no objection. Overall the impact of the proposal upon air quality is considered to be acceptable.

Land contamination

72. Paragraph 120 of the NPPF advises that, in order to prevent unacceptable risks from pollution and land instability, planning policies and decisions should ensure that new development is appropriate to its location. Policy DM8 of the Development Management Policies DPD (2016) accords with the NPPF and seeks to ensure, amongst other things, that proposals for new development should ensure that the site is suitable for the proposed use.

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73. The Council’s Scientific Officer has been consulted upon the application and comments that “there are contaminative issues in the area and surrounding the above proposed development but the likelihood of the proposed development being impacted by contamination that will adversely effect the occupiers of the building are very low and for this reason a contamination condition is not required. However, there have been former buildings on this site and adjacent sites that were demolished. An adjacent site was formerly an engineering works which may have used chemicals and substances that could effect services and materials used in services (example: plastic water supply pipe is susceptible to hydrocarbons so may need to be protected). Asbestos may not have been fully considered during former demolitions and site clearance. The buildings to be demolished are also likely to contain asbestos, either within the fabric of the buildings or foundations, and will be subject to a pre-demolition asbestos survey, followed by competent removal and appropriate disposal of any asbestos or asbestos containing materials under the provisions of the Control of Asbestos Regulations 2012. The applicant will need to submit surveys of asbestos, along with recommendations for actions, so that I can be satisfied that ground/soil contamination is not caused during demolition and site clearance, however, for the avoidance of doubt, whilst contaminated land and pollution issues are enforced by the local authority, the surveying, inspection and removal of asbestos is regulated by the HSE”.

74. Overall the proposal is not considered to give rise to material land contamination issues although informative 14 is recommended with regard to potential asbestos matters.

Ecology and biodiversity

75. The NPPF states that the planning system should contribute to and enhance the natural and local environment by minimising impacts on biodiversity and providing net gains in biodiversity where possible. Circular 06/05 - Biodiversity Geological Conservation also requires the impact of a development on protected species to be established before planning permission is granted. This approach is reflected within policy CS7 (Biodiversity and nature conservation) of the Woking Core Strategy (2012).

76. A desk review of available ecological data, an extended Phase 1 habitat survey and the production of an ecological report have been undertaken by the applicant’s ecologist to ascertain the baseline ecological position of the site, to assess the effects of the proposed development upon ecology and to identify any mitigation/compensation required.

77. The existing building to be demolished was found to have negligible value for wildlife known to use buildings, such as birds and bats due to the presence of no suitable features, such as voids or crevices beneath the roof materials. Vegetation at the site of the proposed building comprises scrub consisting mainly of buddleia and annual/short perennial species. On the site of the thermal storage vessels scattered broadleaved trees such as semi-mature whitebeam, immature sycamore and immature willow are apparent alongside bramble and scattered bracken. The thermal storage vessels are adjacent to an oak tree, scrub and scattered broadleaved trees outside of the application site.

78. Activity of birds and fox was apparent in the area adjacent to the proposed thermal storage vessels during the ecological survey. It is recommended that vegetation clearance is undertaken outside of the main bird breeding season (March - September) unless undertaken under the supervision of an ecologist who would check

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vegetation for nests prior to clearance works commencing. No further reptile surveys are recommended, although a precautionary approach should be adopted with an ecologist present during clearance works who would make site clearance workers aware of the risk of finding common reptiles, hedgehogs, foxes or common mammals during clearance. Should any be found during site clearance the ecologist would move them to a place of safety.

79. Surrey Wildlife Trust have been consulted upon the submitted extended Phase 1 habitat survey and ecological report and any comments will be updated verbally at Planning Committee.

80. Overall, subject to recommended condition 12, the impact of the proposal upon ecology and biodiversity is considered to be acceptable and to accord with policy CS7 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

Arboricultural implications

81. Several trees exist adjacent to the proposed thermal storage vessels site. Policy CS21 requires proposals for new development to include the retention of any trees of amenity value. Policy DM2 (Trees and Landscaping) of the Development Management Policies DPD (2016) states that the Council will require any trees which are to be retained to be adequately protected to avoid damage during construction, and that the Council will consider attaching appropriate conditions to prevent damage and ensure satisfactory arboricultural works in accordance with British Standard 5837:2012 'Trees in relation to design, demolition and construction – Recommendations' (or any future equivalent).

82. An immature sycamore tree, and immature whitebeam tree, would be removed from the area of the proposed thermal storage vessels. These two trees are of very limited public amenity value and their removal would not materially affect the character of the area. An oak tree exists outside of the application site to the south-east of Format House. The Council’s Arboricultural Officer has been consulted upon the application and raises no objection on arboricultural grounds subject to a condition to secure further arboricultural information in respect of the oak tree prior to the installation of the thermal storage vessels (condition 11 refers). Overall the impact upon arboriculture is considered to be acceptable and to accord with policy DM2 of the Development Management Policies DPD (2016), policy CS21 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

Sustainable construction

83. Policy CS22 (Sustainable construction) requires all new non-residential development of 1,000 sq.m or more (gross) floorspace to meet BREEAM very good standards. The applicant has submitted a BREEAM Design Stage Pre-Assessment Report which concludes that the proposed building is capable of achieving a BREEAM rating of ‘Very Good’. A condition has been recommended to secure this (condition 20 refers).

84. Subject to recommended conditions the proposed development would comply with policy CS22 of the Woking Core Strategy (2012), Supplementary Planning Document ‘Climate Change (2103)’ and the provisions of the National Planning Policy Framework (2012).

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CONCLUSION:

85. Overall the development would result in a significant gain (circa 1,559 sq.m net) in office floorspace within a designated Employment Area adjacent to the Woking Town Centre boundary which would make a significant contribution to accommodating the predicted future growth in economic development required for Woking’s economy to grow. The proposal would also accommodate a new CHP plant, in one of the potential locations for a new town centre energy station identified within SPD ‘Climate Change (2013)’. The CHP plant would serve Woking Town Centre and environs thereby helping to secure reductions in greenhouse gas emissions, minimise vulnerability and provide resilience to the impacts of climate change, adding to one of the most extensive decentralised and renewable and low carbon energy infrastructures in the UK. The proposal would result in a net gain of 324 sq.m. Class D1 floorspace.

86. The proposed building is considered to represent high quality design (utilising a modern ‘industrial’ aesthetic) which would help raise the standard of design more generally in the area, and would assist in stimulating the redevelopment of this Employment Area within a very sustainable location adjacent to the Woking Town Centre boundary. Furthermore the proposed building is considered to be appropriate in scale given its locational characteristic and having regard to the emerging context of the surrounding area whilst accommodating the change needed to contribute to environmental, social and economic objectives. In accommodating a CHP plant the proposal would also promote high levels of sustainability. Given the siting, scale and immediate locational characteristics of the proposed thermal storage vessels and above ground pipework it is not considered that these features would appear unduly harmful to the character and appearance of the area.

87. Subject to recommended conditions, the impact upon neighbouring amenity and the general amenity of the surrounding area, is considered to be acceptable. Having regard to the locational characteristics of the site, being within close proximity to Woking Town Centre, the uses proposed and the presence of existing on-street parking controls within the area, it is not considered that the proposal would result in an adverse impact upon highway safety, the free flow of traffic or parking provision within the locality. Subject to recommended conditions, the impact of the proposal upon flooding and water management and ecology, biodiversity and arboriculture is considered to be acceptable.

88. The proposal is therefore considered to accord with policies CS1, CS2, CS7, CS9, CS15, CS16, CS18, CS19, CS21, CS22, CS23, CS24 and CS25 of the Woking Core Strategy (2012), policies DM2, DM5, DM6, DM7 and DM8 of the Development Management Policies DPD (2016), Supplementary Planning Documents ‘Design (2015)’, ‘Outlook, Amenity, Privacy and Daylight (2008)’, ‘Parking Standards (2006)’ and ‘Climate Change (2013)’, the provisions of the National Planning Policy Framework 2012 and the National Planning Practice Guidance (NPPG).

BACKGROUND PAPERSSite Visit PhotographsSite Notice (Major Development - dated 12.01.2017)Consultation response from Planning Policy Consultation response from County Highway Authority (SCC)Consultation response from Network RailConsultation response from Environmental HealthConsultation response from Scientific OfficerConsultation response from Arboricultural Officer

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Consultation response from Drainage & Flood Risk EngineerConsultation response from Lead Local Flood Authority (SCC)Consultation response from Thames Water Development Planning

RECOMMENDATION

Grant planning permission subject to recommended conditions.

Time Limit

01. The development for which permission is hereby granted must be commenced not later than the expiration of three years beginning with the date of this permission.

Reason: To accord with the provisions of Section 91(1) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

Approved Plans

02. The development hereby permitted shall be carried out in accordance with the following approved plans and documents numbered/titled:

6772 BNY-MA-00-0001 Rev B01 (Site Location Plan), dated 04.01.17 and received by the Local Planning Authority on 04.01.2017.

6772 BNY-MA-20-0001 Rev B02 (Proposed Ground Floor Plan Energy Centre Layout), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-20-0002 Rev B00 (Proposed Ground Floor Plan Boot Site Layout), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-20-0101 Rev B01 (Proposed First Floor Plan Energy Centre Layout), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-20-0201 Rev B01 (Proposed Second Floor Plan Archive Floor Layout), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-20-0301 Rev B01 (Proposed Third Floor Plan Office Floor Layout), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-20-0401 Rev B01 (Proposed Fourth Floor Plan Office Floor Layout), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-20-0501 Rev B01 (Proposed Fifth Floor Plan Office Floor Layout), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-20-0601 Rev B01 (Proposed Roof Floor Plan), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-21-E001 Rev B08 (Proposed East Elevation), dated 06.03.17 and received by the Local Planning Authority on 06.03.2017.

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6772 BNY-MA-21-W001 Rev B01 (Proposed West Elevation), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-21-N001 Rev B01 (Proposed North Elevation), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-21-S001 Rev B08 (Proposed South Elevation), dated 06.03.17 and received by the Local Planning Authority on 06.03.2017.

6772 BNY-MA-21-AL03 Rev B00 (Proposed Boot Site Elevation), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-22-AL01 Rev B01 (Proposed Section 01), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-22-AL02 Rev B01 (Proposed Section 02), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-MA-26-AL01 Rev B00 (Typical Bay Studies Solid Metal/ Louvre Panels), dated 15.03.17 and received by the Local Planning Authority on 15.03.2017.

6772 BNY-MA-26-AL02 Rev B00 (Typical Bay Studies Clear/ Frit/ Opaque Glazing Panels), dated 15.03.17 and received by the Local Planning Authority on 15.03.2017.

6772 BNY-MA-26-AL03 Rev B00 (Typical Bay Studies Vertical Fins/ Horizontal Channel), dated 15.03.17 and received by the Local Planning Authority on 15.03.2017.

6772 BNY-MA-26-AL04 Rev B00 (Typical Bay Studies Perforated Panel), dated 15.03.17 and received by the Local Planning Authority on 15.03.2017.

6772 BNY-MA-26-AL05 Rev B00 (Typical Bay Studies Entrance Study), dated 15.03.17 and received by the Local Planning Authority on 15.03.2017.

6772 BNY-SA-02-0001 Rev B00 (Existing Site Plan), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-SA-02-AL02 Rev B02 (Proposed Firestation Pipe Works Elevations), dated 28.02.17 and received by the Local Planning Authority on 01.03.2017.

6772 BNY-SA-02-AL01 Rev B00 (Existing Contextual Elevations), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-SA-20-0001 Rev B01 (Proposed Site Plan), dated 22.12.16 and received by the Local Planning Authority on 22.12.2016.

6772 BNY-SA-21-AL01 Rev B00 (Proposed Contextual Elevations), dated 02.03.17 and received by the Local Planning Authority on 02.03.2017.

STC-EC-SK-003 Rev 10 (Proposed DH Pipeline Routes Between Energy Centre & Boot Site), dated Feb 17 and received by the Local Planning Authority on 01.03.2017.

STC-EC-SK-006 Rev 6 (Boot Site Layout), dated 28.11.16 and received by the Local Planning Authority on 22.12.2016.

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118098/U/7000 Rev 00 (Route of District Heating Mains & Electrical Private Wire HV Network), dated Jan ’17 and received by the Local Planning Authority on 06.01.2017.

Environmental Noise Survey Report by Sandy Brown (Ref: 16462-R01-A), dated 24 November 2016 and received by the Local Planning Authority on 22.12.2016.

Drainage Strategy and SuDS Statement by Elliottwood (Ref: 2160611 Rev P2), dated 21.02.2017 and received by the Local Planning Authority on 22.02.2017.

Ecology Report and BREEAM Assessment by Sweco (Ref: 118098/OK/161213 Rev 01), dated 23.02.2017 and received by the Local Planning Authority on 28.02.2017.

Proposed Pipe Works by Benoy, dated February 2017 and received by the Local Planning Authority on 01.03.2017.

Design & Access Statement by Benoy (Ref: BNY-MA-00-DAS-01-B02) dated December 2016 and received by the Local Planning Authority on 22.12.2016.

Reason: For the avoidance of doubt and in the interests of proper planning.

External Materials/Hard Landscape

03. ++ Notwithstanding the external material details annotated on the approved plans/documents listed within this notice, prior to the commencement of any above ground works to construct the building hereby permitted details and/or samples and a written specification of the materials to be used in the external elevations of the building hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To protect the character, appearance and visual amenities of the area in accordance with Policy CS21 of the Woking Core Strategy (2012), Supplementary Planning Document ‘Design (2015)’ and the provisions of the National Planning Policy Framework (2012).

04. ++ Prior to the installation of any of the thermal storage vessels hereby permitted details and/or samples and a written specification of the materials to be used in the external elevations of the thermal storage vessels (including RAL colour(s)) shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.


05. ++ Prior to the installation of any of the above ground pipework, or associated steel support columns, hereby permitted details and/or samples and a written specification of the materials to be used in the external elevations of the above ground pipework and associated steel support columns (including RAL colour(s)) shall be submitted to

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and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.


06. ++ Notwithstanding the details outlined on the approved plans listed within this notice, prior to the installation of any ‘hard’ landscape works hereby permitted full details and/or samples of the materials to be used for the ‘hard’ landscape works shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.


07. ++ Prior to the commencement of any above ground works to construct either the gas kiosk or the cold water tank and pumpset enclosure hereby permitted floor plans and elevations of these structures (at 1:100 or 1:50 scales) shall be submitted to and approved in writing by the Local Planning Authority. The submitted details shall include external finishes and shall accord with the maximum dimensions of these structures as annotated on the approved plan numbered/titled ‘6772 BNY-MA-20-0002 B00 (Proposed Ground Floor Plan Boot Site Layout). The development shall be carried out and thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.


Noise/External Lighting

08. ++ Notwithstanding the submitted details, prior to the installation of any external lighting to any part of the application site, details of such external lighting shall be submitted to and approved in writing by the Local Planning Authority (demonstrating compliance with the recommendations of the Institute of Lighting Engineers ‘Guidance Notes for Reduction of Light Pollution’ and the provisions of BS 5489 Part 9). The external lighting as approved shall be permanently maintained in accordance with these details and standards thereafter unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To protect the environment and the character of the area in accordance with Policy CS21 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework 2012.

09. ++ Prior to the commencement of any above ground works to construct the building hereby permitted measures to be undertaken to acoustically insulate and ventilate the

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building for the containment of internally generated noise shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To protect the environment and amenities of the occupants of neighbouring properties and the area generally in accordance with Policy CS21 of the Woking Core Strategy (2012), policy DM7 of the Development Management Policies DPD (2016) and the provisions of the National Planning Policy Framework (2012).

10. ++ Notwithstanding the details outlined on the approved plans listed within this notice, no fixed plant and equipment associated with air moving equipment, compressors, generators or plant or similar equipment shall be installed until details, including acoustic specifications, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To protect the environment and amenities of the occupants of neighbouring properties and the area generally in accordance with Policy CS21 of the Woking Core Strategy (2012), policy DM7 of the Development Management Policies DPD (2016) and the provisions of the National Planning Policy Framework (2012).

Tree Protection/Ecology

11. ++ No development related works shall be undertaken in relation to the installation of the thermal storage vessels hereby permitted until tree protection details have been submitted to and approved in writing by the Local Planning Authority. These details shall adhere to the principles embodied in BS 5837 2012 and shall include a Tree Survey, Arboricultural Impact Assessment and Arboricultural Method Statement. The details shall make provision for the convening of a pre-commencement site meeting and Arboricultural supervision by a suitably qualified and experienced Arboricultural Consultant for works within the RPAs of retained trees. Full details shall be provided to indicate exactly how and when the retained trees will be protected during the site works. The development shall be carried out in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To ensure the retention and protection of trees adjacent to the site in the interests of the visual amenities of the locality and the appearance of the development in accordance with Policy CS21 of the Woking Core Strategy (2012), policy DM2 of the Development Management Policies DPD (2016) and the core principles of the National Planning Policy Framework (2012).

12. The development hereby permitted shall be undertaken fully in accordance with the details specified within the Ecology Report and BREEAM Assessment by Sweco (Ref: 118098/OK/161213 Rev 01).

Reason: To ensure the provision of suitable ecological precaution in accordance with Policy CS7 of the Woking Core Strategy (2012), Circular 06/05 Biodiversity and Geological Conservation and the provisions of the National Planning Policy Framework (2012).

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Highways/Transport/Cycle Store

13. The building hereby permitted shall not be first occupied unless and until the existing access from the site onto Poole Road has been permanently closed and any kerbs, verge, footway, fully reinstated.

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users in accordance with Policy CS18 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

14. ++ No development shall commence until a Construction Transport Management Plan (CTMP), 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) measures to prevent the deposit of materials on the highway(g) on-site turning for construction vehicleshas 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.


15. ++ Prior to the first occupation of the building hereby permitted a Travel Plan shall be submitted for the written approval of the Local Planning Authority in accordance with the sustainable development aims and objectives of the National Planning Policy Framework (2012), and Surrey County Council’s “Travel Plans Good Practice Guide”. The approved Travel Plan shall be implemented upon first occupation of the building hereby permitted and thereafter permanently maintained and developed to the satisfaction of the Local Planning Authority.


16. ++ Notwithstanding the details outlined on the approved plans listed within this notice, prior to the first occupation of the building hereby permitted details of secure cycle parking and any associated facilities for the occupants of and visitors to the building shall be submitted to and approved in writing by the Local Planning Authority. These facilities shall be fully implemented and made available for use prior to the first occupation of the building hereby permitted and shall thereafter be permanently retained for use by the occupants of and visitors to the building.

Reason: To ensure that satisfactory facilities for the storage of cycles are provided and to encourage travel by means other than the private car in accordance with the principles set out within paragraph 17 of the National Planning Policy Framework (2012) and Policy CS18 of the Woking Core Strategy (2012).

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Surface Water Drainage

17. ++ No development shall commence until construction drawings of the surface water drainage network, associated sustainable drainage components, flow control mechanisms and a construction method statement have been submitted to and approved in writing by the Local Planning Authority. The scheme shall then be constructed in accordance with the approved drawings, method statement and Micro drainage calculations prior to the first beneficial use of the development hereby permitted. No alteration to the approved drainage scheme shall occur without the prior written approval of the Local Planning Authority.

Reason: To ensure that the development achieves a high standard of sustainability and to comply with Policies CS9 and CS16 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

18. ++ Prior to the first beneficial use of any part of the development hereby permitted details of the maintenance and management of the sustainable drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The approved maintenance and management of the sustainable drainage scheme shall be implemented prior to the first beneficial use of the development hereby permitted and shall thereafter be permanently managed and maintained in accordance with the approved details. The Local Planning Authority shall be granted access to inspect the sustainable drainage scheme for the lifetime of the development. The details of the maintenance and management of the sustainable drainage scheme to be submitted for approval shall include:

i. a timetable for its implementation,ii. Details of SuDS features and connecting drainage structures and maintenance requirement for each aspectiii. A table to allow the recording of each inspection and maintenance activity, as well as allowing any faults to be recorded and actions taken to rectify issues; andiv. a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

Reason: To ensure that the development achieves a high standard of sustainability, continues to be maintained as agreed for the lifetime of the development and to comply with policies CS9 and CS16 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

19. ++ Prior to the first occupation/use of any part of the development hereby permitted a verification report, (appended with substantiating evidence (including photographs) demonstrating the approved construction details and specifications have been implemented in accordance with the surface water drainage scheme), shall be submitted to and approved in writing by the Local Planning Authority. The verification report shall include photographs of excavations and soil profiles/horizons, any installation of any surface water structure and Control mechanism.

Reason: To ensure that the development achieves a high standard of sustainability, continues to be maintained as agreed for the lifetime of the development and to comply with policies CS9 and CS16 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

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BREEAM

20. ++ The building hereby permitted shall achieve a minimum post-construction BREEAM rating of at least 'Very Good' (or such equivalent national measure of sustainable building which replaces that scheme). Within 3 months of the completion of the building a Final Certificate confirming that the development has achieved a BREEAM rating of at least 'Very Good' (or such equivalent national measure of sustainable building which replaces that scheme) shall be submitted to, and agreed in writing by, the Local Planning Authority. The development shall be thereafter permanently retained in accordance with the approved details unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To ensure that the development achieves a high standard of sustainability and makes efficient use of resources in accordance with policies CS21 and CS22 of the Woking Core Strategy (2012), Supplementary Planning Document ‘Climate Change (2013)’ and the provisions of the National Planning Policy Framework (2012).

Informatives

01. The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph 186-187 of the National Planning Policy Framework 2012.

02. The applicant’s attention is specifically drawn to the conditions above marked ++. These condition(s) require the submission of details, information, drawings, etc. to the Local Planning Authority PRIOR TO THE RELEVANT TRIGGER POINT. Failure to observe these requirements will result in a contravention of the terms of the permission and the Local Planning Authority may serve Breach of Condition Notices to secure compliance. The applicant is advised that sufficient time needs to be given when submitting details in response to conditions, to allow the Authority to consider the details and discharge the condition. A period of between five and eight weeks should be allowed for.

03. The applicant is advised that Council officers may undertake inspections without prior warning to check compliance with approved plans and to establish that all planning conditions are being complied with in full. Inspections may be undertaken both during and after construction.

04. The applicant is advised that, under the Control of Pollution Act 1974, construction and site enabling works which will be audible at the site boundaries are restricted to the following hours:- 08.00 – 18.00 Monday to Friday 08.00 – 13.00 Saturday and not at all on Sundays and Bank/Public Holidays.

05. Notwithstanding any permission granted under the Planning Acts, no signs, devices or other apparatus may be erected within the limits of the highway without the express approval of the Highway Authority. It is not the policy of the Highway Authority to approve the erection of signs or other devices of a non-statutory nature within the limits of the highway.

06. The permission hereby granted shall not be construed as authority to carry out any works on the highway or any works that may affect a drainage channel/culvert or water course. The applicant is advised that a permit and, potentially, a Section 278

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agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. 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 seehttp://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 seewww.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/floodingadvice

07. When a temporary access is approved or an access is to be closed as a condition of planning permission an agreement with, or licence issued by, the Highway Authority Local Highways Service will require that the redundant dropped kerb be raised and any verge or footway crossing be reinstated to conform with the existing adjoining surfaces at the developers expense.

08. 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.

09. The scheme to remove the existing parking bays shall first require the alteration of the existing Traffic Regulation Order prior to first occupation of the development. The alteration of the Traffic Regulation Order is a separate statutory procedure which must be processed at the applicant’s expense prior to any alterations being made. In the event that the removal of the parking spaces is not successful due to unresolved objections the applicant shall submit an alternative scheme to the Local Planning Authority for its approval prior to first occupation of the development. Any alternative scheme shall be implemented prior to the occupation of the development to the satisfaction of the Local Planning Authority.

10. The applicant is advised that amendments to the parking spaces will be necessary to allow for the bay marked on drawing BNY-SA-20-0001 (Rev B01). These are currently marked bays with parking restrictions in place. The amendments will require the Traffic Regulation Order to be amended accordingly. This shall be at the applicant’s expense.

11. The applicant is advised that the under road cabling and infrastructure will need to be programmed into the various other works that are taking place within Woking Town Centre. Therefore early communication with the appropriate highways and town centre infrastructure teams within both Woking Borough Council and Surrey County Council is strongly recommended.

12. If the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. The contact number is 0800 009 3921.

13. With regard to water supply, this comes within the area covered by the Affinity Water Company. For your information the address to write to is - Affinity Water Company, The Hub, Tamblin Way, Hatfield, Herts, AL10 9EZ - Tel - 0845 782 3333.

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

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

http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme

http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme


14. The applicant is advised to liaise with the Council’s Scientific Officer because surveys of potential asbestos, along with recommendations for actions, will be required so that the Council’s Scientific Officer can be satisfied that ground/soil contamination is not caused during existing building demolition and site clearance. However, the applicant is advised, for the avoidance of doubt, that whilst contaminated land issues are enforced by the local authority, the surveying, inspection and removal of asbestos is regulated by the Health & Safety Executive (HSE).

15. The applicant’s attention is drawn to the consultation comments provided by Network Rail. These are available to view on the Council’s Public Access for Planning website at the address below by searching for reference PLAN/2016/1444 and viewing the Documents tab:https://www.woking.gov.uk/planning/publicaccess

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https://www.woking.gov.uk/planning/publicaccess

Date post:	11-May-2018
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