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  • 15/P/00039 - Courier House, Aldershot Road, Ash...15/P/00039 – Courier House, Aldershot Road, Ash 1914 Not to scale N App No: 15/P/00039 Type: F 8 Wk Deadline: 10/04/2015 Appn Type:
14
"This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or Civil proceedings. Guildford Borough Council, 15/P/00039 - Courier House, Aldershot Road, Ash Not To Scale Licence No. 100019625, 2013" Print Date: 01/10/14 Copyright GBC 2014 This map is for identifcation purposes only and should not be relied upon for accuracy 3A GRANNY ANNEXE Avalon THE WILLOWS GEORGES Amroth Amroth the Anne x e HOLLYBANK ST C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e C y c l e Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT KING'S COURT 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path Path 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a 3 a Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu P ama lcalu Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n Dorjo n 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Agincourt Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah Rumah PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT PRIORS COURT Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path Cycle Path 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD ALDERSHOT ROAD 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB LB Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle Cycle St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St Georges Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store St George s Store 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Hollybank Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom Raevom 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 13 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 18 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD UN DERW OOD Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale Thorndale 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 72.8m 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 2 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CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE CHRISTINE CLOSE As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y As hb y El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El Sub El 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Page 1: 15/P/00039 - Courier House, Aldershot Road, Ash...15/P/00039 – Courier House, Aldershot Road, Ash 1914 Not to scale N App No: 15/P/00039 Type: F 8 Wk Deadline: 10/04/2015 Appn Type:

"This map is reproduced from Ordnance Survey material with the permissionof Ordnance Survey on behalf of the Controller of Her Majesty's Stationery

Office Crown Copyright.Unauthorised reproduction infringes Crown Copyright and may lead to prosecution

or Civil proceedings. Guildford Borough Council,

15/P/00039 - Courier House, Aldershot Road, Ash

Not To Scale

Licence No. 100019625, 2013"

Print Date: 01/10/14

Copyright GBC 2014

This map is for identifcation purposes only and should not be relied upon for accuracy

3A GRANNYANNEXE

Avalon

THEWILLOWS

GEORGES

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Page 2: 15/P/00039 - Courier House, Aldershot Road, Ash...15/P/00039 – Courier House, Aldershot Road, Ash 1914 Not to scale N App No: 15/P/00039 Type: F 8 Wk Deadline: 10/04/2015 Appn Type:

15/P/00039 – Courier House, Aldershot Road, Ash 1914

Not to scale

N

Page 3: 15/P/00039 - Courier House, Aldershot Road, Ash...15/P/00039 – Courier House, Aldershot Road, Ash 1914 Not to scale N App No: 15/P/00039 Type: F 8 Wk Deadline: 10/04/2015 Appn Type:

App No: 15/P/00039 Type: F 8 Wk Deadline: 10/04/2015 Appn Type: Full Application Case Officer: Matthew Harding Parish: Ash Ward: Ash South & Tongham Agent : Applicant: Mr. Ian Dawkins

Hi Speed Courier House Aldershot Road Ash Aldershot, Surrey GU12 6PD

Location: Courier House, Aldershot Road, Ash, GU12 6PD Proposal: Proposed new warehouse building (class use B8 - storage and

distribution) with ancillary two storey building comprising offices, training and staff facilities (Class use B1 - offices), following demolition of existing building.

This application has been referred to the Planning Committee because more than 10 letters of support have been received, contrary to the officer's recommendation.

Site description. This is a site located within the Blackwater Valley Strategic Gap, close to and east of the Blackwater Valley Road. It is also designated as Countryside Beyond the Green Belt. Access to the site is from the Aldershot Road, close to the roundabout onto the Blackwater Valley Road. There is residential development to the north, south and east. The site lies outside but bordering the urban area boundary of Ash and Tongham.

The site comprises one single storey building, occupying a small proportion of the larger site, with areas of hardstanding and former, now disused, tennis courts. The site is fenced around its boundaries and there is limited vegetation screening along the Aldershot Road frontage.

Proposal. Proposed new warehouse building (class use B8 - storage and distribution) with ancillary three storey building comprising offices, training and staff facilities (Class use B1 - offices), following demolition of existing building.

Three storey building Warehouse building Height = 11m Height = 11m Depth = 18m Depth = 32m Width = 16.5m Width = 52m Floor area = 743 square metres Floor area = 1,648 square metres

Existing building Height = 4m (approx) - single storey building Depth = 17m Width = 20m Floor area = 200 square metres

Site area = 0.6ha

Page 4: 15/P/00039 - Courier House, Aldershot Road, Ash...15/P/00039 – Courier House, Aldershot Road, Ash 1914 Not to scale N App No: 15/P/00039 Type: F 8 Wk Deadline: 10/04/2015 Appn Type:

Vehicle/cycle parking spaces Existing Proposed

Cycle spaces 0 5

Cars 16 13

Goods vehicles 11 11

Motorcycles 0 0

Disability spaces 0 3

Lorries 22 22

EIA Development? This application seeks permission for commercial, business and warehousing development on the land, which extends to 0.6 hectares in area. Due to the scale of the development, screening is required to establish if the proposal qualifies as an EIA project under the Town and Country Planning (Environmental Impact Assessment) Regulations 2011.

The proposal is not listed under Schedule 1 of the regulations and as such, EIA is not mandatory. Also, under the amended EIA thresholds as set out in the 2015 updates to the NPPG, the proposed urban development project does not exceed the criteria thresholds (5 hectares for Industrial Estates). The proposed development is therefore not EIA development and does not fall within, or near to, a sensitive area (which include, SSSI, AONB or World Heritage Site).

Relevant planning history.

04/P/01985 - Change of use and refurbishment of former Southern Electricity Board clubhouse to 50% business and 50% recreational use and erection of fence. Approved, February 2005. The planning permission was tightly controlled through restrictive planning conditions, including limiting the use of the site to the applicant under a 'personal' condition in the interests of protecting amenity (see below):

Relevant conditions: 6) The business use hereby permitted shall not operate other than between the hours of8:00hrs to 18:00hrs Mondays to Fridays (inclusive) and 9:00hrs to 12:00hrs on Saturdays and shall not operate at all on Sundays or Bank or National Holidays.

Reason: To safeguard the residential amenities of neighbouring properties. In accordance with the following policy number, G1 of the Guildford Borough Local Plan 2003.

9) Prior to the commencement of the business use on the site the renovation of therecreational and social club element of the building shall be completed. The business use shall not be operated unless the social and recreational facilities are also available for use.

Reason: In order to ensure that the sports and recreational use of the site is retained in accordance with Policy R11 of the Guildford Borough Local Plan 2003.

13) This permission shall be personal to Hi-Speed Services Ltd and shall not endure for thebenefit of the land, and upon the aforementioned ceasing to use the premises for the use herein permitted, this permission shall cease and become null and void and all material and equipment bought on to the premises in connection with the use shall be removed.

Reason: In granting this permission the Local Planning Authority has had regard to the special circumstances of the case. In accordance with the following policy numbers, G1, RE4, R11 and RE9 of the Guildford Borough Local Plan 2003.

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07/P/02387 - Amendment to 04/P/01985 approved 28/02/2005 for the relocation of 5-A side football pitch to a more central location and relaxation of condition 13 (as amended by plans received 11/01/08 and 21/01/08). Approved with conditions, February 2008.

Relevant conditions: 1) The internal arrangements of the building shall retain the proportion of the office torecreational uses that are shown on drawing number 'High Speed 1'. The employment use on the site shall be for business offices and for no other purpose (including any other purpose in Class B1(a) of the Schedule to the Town and Country Planning (Use Classes) Order 1987, (or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification).

Reason: In granting this permission the Local Planning Authority has had regard to the special circumstances of this case and wishes to have the opportunity of exercising control over any subsequent alternative use. In accordance with the following policy numbers, R11 and RE4 of the Guildford Borough Local Plan 2003 (as saved by CLG Direction on 24/09/2007).

6) No more than 21 people shall be employed at this site at any one time.

Reason: In order that the recreational use of the site is carried out in accordance with policies RE4 and R11 of the Guildford Local Plan 2003 (as saved by CLG Direction on 24/09/2007).

GU/R 11039/A - Erection of a sports and social club

Consultations. Ash Parish Council: objection, with the following observations and concerns:

loss of recreation facilities in-line with the previous conditions

inadequate parking for staff and visitors given the ancillary training courses

un-neighbourly development on a prominent corner plot

concerns over access on a busy A road near an even busier roundabout

County Highway Authority:

The County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and are satisfied that the application would not have a material impact on the safety and operation of the adjoining public highway. The County Highway Authority notes the following and has no objections subject to the imposition of appropriate conditions.

"Although the proposal results in an increased floor area of both B1 office use and B8 storage and distribution it does not result in a similar increase in trip generation, there is in fact a potential reduction in the number of trips at both the AM/PM peak hours. The proposed access improvements create adequate visibility splays onto Aldershot Road and provides enough space for vehicles to enter and leave in forward gear. The application form suggests 5 cycle parking spaces are being provided whereas the Transport Statement suggests 7 cyclists arrive in the morning peak hour, although the provision of 5 cycle spaces is in accordance with Guildford Borough Council Parking Standards for this development, I would suggest that the applicant provides further cycle parking given the number stated within the Transport Statement."

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County Archaeologist: no objection, subject to a condition (archaeology programme submitted and agreed).

Rushmoor Borough Council (neighbouring authority): no objection

Third party comments: Three letters of representation have been received raising the following objections and concerns:

out of scale and character with the residential area

detriment to the local environment

loss of privacy, overshadowing and loss of light

intensification of commercial traffic, increased road congestion and increased to highwaysafety

proposal would not support or enhance the quality of life of the Borough's residents

compromise the environmental qualities of the Borough, which make the Borough suchan attractive place to live and work

impact on local wildlife

impact on property values (Officer note: this is not a material planning consideration)

Twenty one letters of support have been received outlining the following positive comments:

site is perfect for an expanding transport company

building will not have an adverse effect on the aesthetics of the local area

Storage building has been constructed on the opposite side of the A331 (Officer note:this building lies outside Guildford Borough and the village of Tongham, within RushmoorBorough and Aldershot).

providing additional jobs for local people

economic benefits and benefit to the local community

wish for the business to stay in the area

Planning policies.

National documents:

National Planning Policy Framework (NPPF) Core planning principles Chapter 1. Building a strong, competitive economy Chapter 4. Promoting sustainable transport Chapter 7. Requiring good design Chapter 8. Promoting healthy communities Chapter 10. Meeting the challenge of climate change, flooding and coastal change Chapter 11. Conserving and enhancing the natural environment

National Planning Policy Guidance (NPPG).

Guildford Borough Local Plan 2003 (as saved by CLG Direction 24 September 2007): G1 General Standards of Development G5 Design Code E1 Alloc of Business, Ind. & Warehsing Land E4 Restraint on Business, Industrial and Wa RE4 Countryside Beyond the Green Belt R11 Blackwater Valley

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Supplementary planning documents: Vehicle Parking Standards 2006 Sustainable Design and Construction, 2011

Emerging Local Plan documents and publications: Employment Land Assessment, 2013. Guildford Economic Development Study, 2009 Enterprise M3 Local Enterprise Partnership - Strategy for Growth, 2012 The Surrey Strategic Partnership Plan, 2010 Guildford Borough Economic Strategy 2013 - 2031

Planning considerations. The main planning considerations in this case are:

site context / history

the principle of development

economic benefits

the impact on the character of the area

the impact on neighbouring amenity

highway and parking considerations

impact on trees and vegetation

sustainability

benefits vs harm

conclusion

Site context / history The application site lies on the boundary with, but outside, the Urban Area of Ash and Tongham and within the Black Water Valley Strategic Gap. The site lies on the roundabout junction between the Blackwater Valley Road (A331) and the Aldershot Road (A323), on the entrance to Tongham.

The application site has a lengthy planning history, with those relevant applications outlined above. From the details outlined in the applicant's supporting statement, the site was occupied by a large mill during the Victorian period. In the more recent past, the site was formerly used for sports and recreation with the present single storey building constructed for the purposes of providing a sports and social club for South Electricity Board.

In 2005, planning permission was approved (04/P/01985) for the a change of use of the building, 50% business (Hi - Speed) and 50% recreation use. In 2008, this permission was amended (07/P/02387), with permission granted for a relocation of a 5-a-side football pitch and relaxation of the personal permission (condition 13). However, a condition was added to this permission (condition 1), ensuring the internal arrangements of the building shall retain the proportion of the office to recreational uses and the employment use on the site shall be for business offices and for no other purpose.

The site and building, since the approved change of use, has been used by Hi-Speed, a courier business, for vehicle storage and administration purposes. The existing business also operates from a site in Camberley which provides warehousing and support staff facilities. It was apparent from a site inspection, that the recreational use of the site has ceased, with the former outdoor 5-a-side football pitch and tennis court used for parking purposes.

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This latest planning application seeks permission to demolish the existing single storey building and erect a new warehouse building (storage and distribution) and three storey ancillary office building. This is to enable the courier business to operate from this single site and allow for the expansion of the business, with additional training space.

The principle of development Planning law requires that applications for planning permission must be determined in accordance with the development plan (saved Local Plan, 2003), unless material considerations indicate otherwise. The NPPF, as outlined in paragraph 196 of the Framework, is a material consideration in planning decisions.

The Council's saved Local Plan pre-dates the publication of the NPPF, whereby the weight attached to these saved Local Plan policies varies dependent on the consistency of the policies with the NPPF.

Countryside Beyond the Green Belt - policy RE4

This site is on land designated as Countryside Beyond the Green Belt (CBGB) to which saved local plan policy RE4 relates. RE4, however, is a restrictive restraint policy, seeking to emulate Green Belt policy on land that does not have that national level of protection. Policy RE4 does not therefore conform with the NPPF in this respect.

In terms of assessing how much weight to give to this policy, the following considerations are relevant:

the absence in the NPPF of any policy restricting development in the countryside;

the NPPF draws a clear distinction between Green Belt land (to be protected) and othercountryside (where the objective is one of recognising intrinsic character and beauty andnot outright restriction on development); and

the role of CBGB to provide for growth once urban sites have been exhausted.

In this context, it is considered that policy RE4 is out of date and carries limited weight. The principle of development is therefore accepted and the presumption in favour of sustainable development engaged. For decision making this means granting permission unless:

any adverse impacts of doing so would significantly and demonstrably outweigh thebenefits, when assessed against the policies in this Framework taken as a whole; or

specific policies in this Framework indicate development should be restricted

Blackwater Valley Strategic Gap - policy R11

The site also falls within the Blackwater Valley Strategic Gap (BVSG) to which policy R11 relates. The BVSG is identified in the saved Local Plan as an important long-term open gap preventing the coalescence of the towns and villages in the Valley, providing an easily accessible area for the recreation of those living nearby and providing valuable landscape and nature conservation opportunities.

As a strategic issue, R11 is consistent with the NPPF as public bodies have a duty to co-operate on planning issues that cross administrative boundaries. However, looking at the specifics, it is a local land designation that applies restrictive criteria. The NPPF does not provide for local designations like this and there are no specific policies in the NPPF that indicate development should be restricted in this area.

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In terms of the weight to be given to this policy, criteria 1 – 3 and the stipulation that built development in the BVSG will not be permitted unless it is ancillary to recreation, agriculture or forestry do not comply with the NPPF and so are given very little weight.

Criteria 4 relating to the enhancement of the landscape is, however, consistent with one of the core planning principles in the NPPF. Specifically, the need to ‘take account of the different roles and character of different areas....recognising the intrinsic character and beauty of the countryside and supporting thriving rural communities within it (paragraph 17).

Criteria 5 relating to the protection of ecology is also consistent with the NPPF and the need to conserve and enhance biodiversity (paragraph 118).

Regard must therefore be given to these when balancing benefits and adverse impacts and this is considered under the relevant subheadings below. In addition to the aforementioned policies, the core planning principles most relevant to this proposal require development to:

take account of the different roles and character of different areas;

always seek to secure high quality design and a good standard of amenity for all existingand future occupants of land and buildings; and

proactively drive and support sustainable economic development to deliver the homes,business and industrial units, infrastructure and thriving local places the country needs.

Economic benefits The existing courier business (Hi-Speed) is an established enterprise that has been the administration part of the business from the application site for approximately the past decade. It would appear that the business has operated successfully, and is now looking to expand and consolidate its operations onto a single site. Presently, according to the details provided, the business as a whole employs 56 people, with 25 employees on the application site.

The proposed development would allow for a significant expansion of the business and its operation from a single site, with good road links nearby. The applicant has estimated that the proposal would result in an increase of the existing staff numbers, by over a third and provide a range of employment opportunities from low skill to high level management jobs. In addition, the scheme proposes training facilities which is sought for the benefit of both training new and existing staff and use of the space for other businesses.

The proposal, both in the short term construction, and longer term operations would be a development that drives and supports sustainable economic development, providing continued growth and diversification of an existing business, with employment and training opportunities to the local population. The proposed development is therefore considered to represent sustainable economic development, in-line with the advice contained within the NPPF.

The impact on the character of the area The application site comprises a corner plot, sandwiched between two roads and residential properties. The Blackwater Valley Road (A331) runs parallel to the western boundary line and the Aldershot Road (A323) parallel to the front south-east boundary line. The application site marks the entrance to the village of Tongham, with residential development opposite and to the rear of the site. On the opposite side of the Blackwater Valley Road, to the west of the site, outside Guildford Borough and the village of Tongham, lies the boundary of Rushmoor Borough Council and mixed commercial and residential area of Aldershot. However, the application site is clearly separated from this adjoining authority and town, and is not primarily read within the context and backdrop of this development.

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The site covers an area of 0.6 hectares, with access off the Aldershot Road. Presently, there is an existing single storey building on the site, positioned towards the front boundary of the site with Aldershot Road, with a footprint of approximately 200 square metres. This is a modest and discrete structure within the wider prevailing residential area. Surrounding the site lies area of soft and hard landscaping, with a large area of hardstanding used for delivery vehicle parking to the west of the existing office building.

The proposal has two primary built form elements: a three storey circular office building, positioned in the south-west corner of the site, and a linked 11 metre high warehouse building. These proposed structures are shown running parallel with the side (west) boundary of the site, adjacent to the Blackwater Valley Road. To the front and side (north) of the proposed structures are areas of harstanding, and parking areas following the site perimeter. The proposal also details additional areas of soft landscaping along the site boundaries.

Whilst the existence of a commercial building on this site is acknowledged, it is currently low key and small scale and assimilates reasonably with its surroundings. The proposed development would introduce significant additional built form across a large extent of the site. This additional built form would extend to a height of 11 metres, with the proposed warehouse building extending to maximum depth of 32 metres and width of 52 metres. This represents a marked increase in built form on the site, with the proposed development having a combined footprint of approximately 2,300 square metres, compared to the existing building of approximately 200 square metres. In addition, the existing building is a discrete, modest building, which is of limited visual prominence within the site and wider area, characterised by single and two storey residential properties.

The proposed development would introduce a scale of development that is not consistent with the medium density residential development in the immediate surroundings. Also, commercial, warehouse and large scale office development is also not characteristic of the immediate surroundings. In turn, the proposed development would introduce a development that is completely at odds with the scale, nature and character of the development in the immediate surroundings, which would have an adverse impact on the character of the area. This would be contrary to policy G5 (1) and (2) of the saved Local Plan and the advice contained within the NPPF. This is specifically in regards to the appearance of the proposal, which is considered to represent poor design that does not improve the character and quality of the area and would appear unduly visually dominant and out of keeping.

The impact on neighbouring amenity The application site lies adjacent to and outside the urban area of Ash and Tongham, with residential properties abutting the site boundary to the north and further residential properties opposite the site, to the south and east. No immediate buildings are situated to the west of the site.

The proposed office building and warehouse structures have been sited adjacent to the western boundary, towards the south-west corner of the site. This provides the greatest possible separation distance between the proposed buildings and the neighbouring properties. The closest neighbouring properties (Raevom, Whispers and Hollybank) are positioned approximately 30 metres away from the nearest point of the proposed warehouse structure, with the proposed warehouse structure extending to a maximum height of 11 metres. This is a substantial increase in built form on the site, however, as both the office building and warehouse buildings are positioned away from the neighbouring buildings and primary rear amenity spaces they are not considered to result in an unacceptable loss of privacy or outlook, or access to sunlight and daylight to the occupants of the neighbouring

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and surrounding properties.

Despite no objections being raised in regards to privacy or access to sunlight and daylight, concerns are raised in regards to noise and disturbance. The proposed development would cater for and result in a number of trips to and from the site by heavy goods vehicles, with areas for car, and lorry parking along the site boundaries. It is stated that the proposal and expansion of the business would only marginally increase peak time vehicle movements to the site. This is because, whilst the Ash site presently is primarily an administration base, the commercial good vehicles cannot be kept at the Camberley site overnight and are therefore parked at the Ash site. These are then picked up each morning. The supporting Commercial Framework Travel Plan (dated April 2015) outlines the existing and envisaged vehicle traffic movements, which shows an increase in sustainable modes of transport to the site, a reduction in car movements and increase in van movements to the site (6 additional) and no change in lorry movements.

Although the proposal would not result in a significant change in the quantum of vehicle movements above that of the existing situation, the vehicle parking positioning and proximity to the neighbouring residential properties would change. Presently the vehicle parking is to the west side of the existing single storey building and away from the shared boundary lines. The proposal details lorry and van parking in close proximity to shared boundary lines and neighbouring residential properties. This proximity, coupled with the size and number of vehicles, times and frequency of movements, is considered to result in an unacceptable impact on noise and disturbance to the occupants of those neighbouring properties (Raevom, Whispers and Hollybank). The proposed development would therefore be contrary to policies G1 (3) of the saved Local Plan and the advice contained within the NPPF, in not ensuring a good standard of amenity to the existing and future occupants of those neighbouring properties.

Highway and parking considerations As mentioned above, the vehicular traffic movements brought about by the proposed development, would not significantly increase over and above that of the existing situation. The development would ensure vehicles exit the site in a north bound direction, a left hand turn out of the site. The County Highway Authority have reviewed the proposal, in conjunction with the supporting Transport Plan and Commercial Framework Travel Plan, and subject to conditions, raised no objections. Also, the proposal has able parking provision for staff, customers and day to day delivery vehicles. As such, the proposal would not have an adverse impact on highway safety, capacity and policy and would not result in an adverse impact on the present levels of on-street parking in the surrounding area.

Impact on trees and vegetation The site has limited vegetation cover, with areas of grass and informal hedges of limited quality. The proposal would result in the removal of some of these existing hedges and proposes new areas of planting across the site. As the site has limited natural features and vegetation cover of amenity value, the proposal would not unduly harm the existing natural features that exist on the site.

Sustainability The proposal incorporates sustainable construction methods and technology, recycling the existing materials on site, where possible, and solar panels. In addition to this, as the proposal would result in a net gain over 2,000 square metres of floor space. As such, in accordance with the Council's SPD: Sustainable Design and Construction 2011, the development is required to achieve a minimum BREEAM rating of 'Very Good'. Although the applicant has not outlined whether or not the proposal would achieve this, it is clear that the proposal could be designed to have high sustainable credentials and this could have been

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secured by means of a planning condition were the Council minded to grant planning permission for the development.

Benefits vs harm In accordance with paragraph 14 of the NPPF and in the absence of the up-to-date local plan, and any specific polices contained within the NPPF indicating that this development should be restricted, planning permission should be granted, unless any adverse impact of doing so would significantly and demonstrably outweigh the benefits, when assessed against the advice contained within the NPPF, taken as a whole. In making a formal determination, the local planning authority is therefore required to balance the material planning considerations arising from the proposal.

It is acknowledged that there is an existing business operating from the site that provides local employment to a number of people, and that the granting of planning permission would support the business and enable it to grow. This is clearly a positive.

Furthermore, the application site, although outside the urban area boundary of Ash and Tongham, is considered to be located within a reasonably sustainable location, with good road and public transport links. Also, the proposed development would provide further employment opportunities, training facilities and support economic growth, which is a factor that has significant weight for the decision maker (in accordance with paragraph 19 of NPPF). In addition to the sustainable location and economic benefits, the proposed building has been designed with sustainable credentials and seeks to incorporate renewable technologies.

Despite the above benefits, two notable and significant concerns with the proposed development have been raised. These are specifically that the proposed development would fail to be in-keeping with the prevailing medium density residential character of the immediate surroundings and would introduce a type and scale and development that is at odds to the established development. This, as a result, would represent poor design. In addition to the design and character issues, further significant concerns have been raised with regards to the impact on neighbouring amenity. The proposal is considered to result in additional noise and disturbance to the occupants of the adjacent properties that would not ensure a good standard of amenity for the existing and future occupants of the these properties.

Having regard to the relative benefits and harm brought about by this proposal, it is concluded that, whilst the development would have some economic benefits, in this instance, the harm resulting from the proposed development to the character of the area and the amenities enjoyed by the occupants of the neighbouring properties, would significantly and demonstrably outweigh the benefits.

It is considered that the harm arising would significantly outweigh the benefits and the proposal would not represent a sustainable form of development, as described in paragraph 7 of the Framework. In view of this conclusion, the presumption in favour of sustainable development in paragraph 14 of the Framework does not apply in this case and the this application is recommended for refusal.

Conclusion. The proposed development, lying within Countryside Beyond the Green Belt and within the Blackwater Valley Strategic Gap, is acceptable in principle and is considered to be situated within a reasonably sustainable location. In addition, the proposed development would be of economic benefit, with a proposed planned 25 job opportunities and provision of training facilities and allow for the expansion of the consolidation and expansion of an existing

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courier business (Hi-Speed) at the site.

However, these economic benefits are considered to be clearly and demonstrably outweighed by the harm which would result from the proposal to the character of the area and the amenities enjoyed by the existing and future occupants of neighbouring properties. Therefore, the proposed development is recommended for refusal as it would fail to comply with policies G1(3) and G5 and the advice contained within the NPPF, taken as a whole.

RECOMMENDATION:

Refuse for the following reason(s) :-

1. The proposal, for reasons of the building's excessive size, height, bulk and the spread of built development on this visually prominent corner plot, would fail to respect the context, nature, spatial quality and appearance of the immediate surrounding built environment on this eastern side of the A331, which is predominantly characterised by a more low key, domestic scale of development. As such, the proposed development would have a significantly adverse impact on the character of the area and would represent poor design that would be harmful to the appearance of the locality contrary to policy G5 of the Guildford Borough Local Plan (as saved by the CLG Direction on 24/09/07) and to advice contained within Chapter 7 the National Planning Policy Framework (NPPF) March 2012.

2. The proposed development and associated commercial parking layout, due to its proximity to the private rear garden areas of adjoining dwellings, the location of lorry and transit van parking directly adjacent to shared boundaries and the size and number of vehicle spaces proposed, together with the number and frequency of vehicle movements anticipated, would result in an unacceptable impact on the amenities enjoyed by the occupants of the neighbouring residential properties in terms of noise and other disturbance. The proposal would therefore fail to comply with policy G1(3) of the Guildford Borough Local Plan (as saved by the CLG Direction on 24/09/07) and the advice contained within the National Planning Policy Framework (NPPF) March 2012.

Informatives: 1. This decision relates expressly to drawing(s):

Site Plan - P/000,

Existing Site Plan - P/01,

Proposed Site Layout Plan - P/002,

Ground Floor Plan - P/003,

Proposed Roof Plan - P/004,

Ground Floor Office Plan - P/005,

First and Second Floor Office Plan - P/006,

Admin Block Elevation - P/007,

Elevations (South and East) - P/008,

Elevations (North and West) - P/009,

Sections P/0010,

received on 09/01/2015 and additional information received on 09/01/2014, 19/02/2015 and 01/04/2015.

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2. You are advised that the following policies and/or proposals in the development plan are relevant to this decision: Guildford Borough Local Plan 2003 (as saved by CLG Direction on 24 September 07) policies - G1, G5, E1, E4, RE4, R11, Supplementary Planning Guidance/Documents: Vehicle Parking Standards 2006 and Sustainable Design and Construction, 2011, the National Planning Policy Framework NPPF, March 2012.

3. In accordance with paragraphs 186 and 187 of the National Planning Policy Framework, Guildford Borough Council takes a positive and proactive approach to development proposals focused on looking for solutions. We work with applicants in a positive and proactive manner by:

offering a pre-application advice service

updating applicants/agents of any issues that may arise in the processing oftheir application and where possible suggesting solutions

In this instance, pre-application discussions were entered in to, but in the absence of any detailed drawings, these revolved solely around the principle of development, rather than to matters of scale or design. The agent was made aware of officer's concerns relating to scale and neighbour amenity during the processing of the application. However, in this instance, small amendments to the scheme would have not addressed the fundamental issues and it would have necessitated a complete redesign to overcome the concerns raised. Therefore there were not considered to be effective solutions to this proposal to satisfactorily address these issues, whilst meeting the operational needs and ambitions of the applicant.


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