5d 16.0927 former goldsworth arms public house, goldsworth ... · former goldsworth arms ph,...

27 JUNE 2017 PLANNING COMMITTEE

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_________________________________________________________________________ REASON FOR REFERRAL TO COMMITTEE The proposal is for ‘major’ development; a development type which falls outside of the Management Arrangements and Scheme of Delegations. SUMMARY OF PROPOSED DEVELOPMENT Site area: 0.1 hectares (1,165 sq.m) Existing units: 0 Proposed units: 43 Proposed site density: 369 dph (dwellings per hectare) No. of parking spaces: 23 This application seeks full planning permission for the construction of a 5 and 6 storey building with 43no. affordable flats (x32no. 2 bedroom and x11no. 1 bedroom), flexible use unit either Class A1 (Retail), A2 (Financial and professional services) or D1 (Non-residential institutions) with a floorspace of 75.9 sq. m, 23no. off-street car parking spaces and secure cycle parking spaces. Vehicular access is proposed from Poole Road to the car parking, along with a pedestrian access leading to the inner courtyard for the flats. Another pedestrian access to the flats is also proposed from Goldsworth Road which leads into an internal lobby. The main access to the flexible use unit is obtained from Goldsworth Road. All servicing would take place from Poole Road with direct access to the refuse rooms and utilities such as electricity and water mains. The proposal comprises of a flat roofed contemporary style building which is broken down into a number of sections of varying heights ranging from 14.5 metres to 18.7 metres and which are stepped in and out at different points along Goldsworth Road and Poole Road creating scope for landscaped areas along the northern boundary of the site. The facing materials proposed include white and blue render, dark blue brick and red brick and grey cladding. The roofs are to be single ply membrane with large overhanging eaves. The window frames are proposed to be powder coated aluminium.

5d 16/0927 Reg’d:

02.09.16 Expires: 02.12.16 Ward: C

Nei. Con. Exp:

09.12.16 BVPI Target

07 (Major dwellings)

Number of Weeks on Cttee’ Day:

>13 wks On Target? N

LOCATION:

Former Goldsworth Arms PH, Goldsworth Road, Woking, Surrey, GU21 6LQ

PROPOSAL:

Erection of a 5 and 6 storey building containing 43no. affordable residential flats (x32no. 2 bedroom and x11no. 1 bedroom) over a flexible use unit (Class A1, A2 or D1), car parking, cycle parking and amenity space.

TYPE:

Full Application

APPLICANT:

Inside Land (Midlands) Ltd.

OFFICER:

Benjamin Bailey


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PLANNING STATUS

• Urban Area

• Woking Town Centre

• High Accessibility Zone

• Thames Basin Heaths Special Protection Area (TBH SPA) Zone B (400m-5km) RECOMMENDATION Grant planning permission subject to recommended conditions and the completion of a legal agreement as set out within the table below:

Obligation Reason for Agreeing Obligation

1. Strategic Access Management and Monitoring (SAMM) (TBH SPA) contribution of £26,477.

To accord with the Habitat Regulations, policy CS8 of the Woking Core Strategy (2012) and The Thames Basin Heaths Special Protection Area (SPA) Avoidance Strategy.

2. The development shall be 100% affordable and shall only be sold to those who are unable to purchase on the open market due to their income.

To address Policy CS12 of the Woking Core Strategy (2012) and to benefit from social housing relief under the Community Infrastructure Levy.

3.

Submission of a Travel Plan in accordance with the sustainable development aims and objectives of the National Planning Policy Framework, Surrey County Council’s “Travel Plans Good Practice Guide”, and in general accordance with the ‘Residential Travel Plan' document dated February 2017 (Ref: MT/NWK/VRG/1885/RTP).

In order that the development should reduce reliance upon the private car and meet the objectives of National Planning Policy Framework (2012) paragraphs 17 & 36 and policy CS18 of the Woking Core Strategy (2012).

4.

Provision of a car club vehicle and allocated car club vehicle parking.


SITE DESCRIPTION


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The application site marks the entrance to Woking Town Centre when approaching from the west. The site is located at the junction of Goldsworth Road and Poole Road and fronts the roundabout which provides access to Morrison’s supermarket and petrol station and Vale Farm Road. Opposite the application site on the northern side of Goldsworth Road is the flatted development of the Metro Building which is a four/five storey building with retail/commercial units at ground floor level and Sundial House, a four storey building, and a Kwik Fit Auto Centre, a two storey building. The area to the south of the site (on Poole Road) is an area of low level commercial and industrial units and is designated as an Employment Area on the Council’s Proposals Map. A three and a half storey office building adjoins the site to the east and slightly further to the east is the Midas Building which is a large office building with a restaurant and professional uses at ground floor level. The existing site comprises of a triangular plot of land which was previously occupied by the Goldsworth Arms Public House, which has since been demolished, and a car parking area to the east. There is an existing vehicular access point into the car parking area from Goldsworth Road and two other access points from Poole Road. The site is currently bounded by low-level boundary walls and site hoarding. RELEVANT PLANNING HISTORY PLAN/2015/0404 - Construction of a 5 and 6 storey building with 47 affordable flats over a flexible use unit (A1, A2 or D1), disabled car parking, cycle parking and amenity space (Amended plans, additional information and amended description). Refused (28.04.2016) for the following reasons:

01. The proposal would fail to provide adequate on site parking provision. As such this would result in the displacement of vehicle parking onto nearby streets which would exacerbate existing on-street car parking problems. The proposal therefore fails to accord with Core Strategy (2012) Policies CS18 'Transport and Accessibility', CS21 'Design' and the Parking Standards SPD (2006).

02. In the absence of a Legal Agreement or other appropriate mechanism to secure

contributions towards mitigation measures, it cannot be determined that the additional flats would not have a significant impact on the Thames Basin Heaths Special Protection Area, contrary to Core Strategy (2012) policy CS8, the Thames Basin Heaths Avoidance Strategy (2010 - 2015) and saved Policy NRM6 of the South East Plan (2009) and the Conservation of Habitats and Species Regulations 2010 (SI No. 490 - the "Habitats Regulations").

PLAN/2014/0404 - Prior approval for demolition of vacant public house and outbuildings Prior approval not required (12.12.2014) PLAN/2012/0736 - Erection of a two storey building with associated access and car parking to be used as a drive-thru restaurant following demolition of the existing public house Refused (18.10.2012) & Dismissed at appeal (01.05.2013) DIFFERENCES TO PLAN/2015/0404


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The application is a very similar iteration of a previously refused scheme (Ref: PLAN/2015/0404). The key differences are:

• 43no. residential units as opposed to 47no. residential units

• Incorporation of a ground floor car parking area to provide 23no. car parking spaces (including 1no. car share space and 2no. disabled spaces) as opposed to 2no. disabled spaces

• Associated minor alterations to ground floor level fenestration and layout CONSULTATIONS County Highway Authority (SCC): The proposed development has been

considered by the County Highway Authority who has assessed the application on safety, capacity and policy grounds and recommends the following conditions be imposed in any permission granted; conditions 12, 13, 14, 15 and 16.

(Travel Plan and Car Club Vehicle and parking are to be secured via the Legal Agreement).

Archaeological Officer (SCC): As this site is not located within an Area of

High Archaeological Potential, and the site area does not exceed 0.4ha, in an area which will have undergone significant ground disturbance already, I have no archaeological concerns regarding this proposal.

Natural England: No objection subject to compliance with the

adopted TBH SPA Avoidance Strategy. Crime Prevention Design Advisor: No comments received. Lead Flood Authority (SCC): Subject to the Council’s Flood Risk &

Drainage Engineer being satisfied with the proposal, we would have no further comments to make.

Environmental Health: No objection subject to conditions 20 and 21. Scientific Officer: There is no information on potential

contamination. The site has been a public house and coach house for many years. There has also been a car park which is likely to have had an oil interceptor. The immediate area has had industrial use, including petrol stations. Given the above there is the potential for contamination which will require investigation via a planning condition (condition 11 refers).


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Flood Risk & Drainage Engineer: No objection subject to conditions 17, 18 and

19. Housing & Enabling: No objection. Thames Water Developer Planning: No objections subject to condition 23 and

informatives 12, 13, 14, 15 and 16. With regard to sewerage infrastructure capacity, we would not have an objection to the application.

Waste Services: No objection. REPRESENTATIONS x7 letters of objection have been received including a letter from the Kingsway Neighbourhood Residents Association. A summary of the main comments made is given below:

• Application should be considered by the Planning Committee rather than Officers (Officer Note: The Council’s Scheme of Delegation requires this in the event of a recommendation for approval)

• Other intensive developments happening in central Woking are having a real impact upon the homes and upon residents who already live there

• Welcomed the refusal of permission on the previous scheme PLAN/2015/0404 on grounds of lack of parking and failure to provide a financial contribution to avoid impacts on the TBHSPA

• Remain concerned that on-site parking would be inadequate and this parking will be displaced to local streets where demand for on-street parking is very high

• Parking provision (23 spaces for 43 flats) is well below normal standard. The scheme should provide 59 car parking spaces

• Policy CS18 highlights the highway safety issues for schemes that do not adhere to the parking standards

• Owners of vacant commercial premises have resorted to erecting signs to prevent unauthorised parking

• The proposal has not addressed the previous reason for refusal

• More parking is required

• Assumptions made about likely level of car ownership of future residents have little basis in reality

• Applicant relies upon same Transport Statement and Travel Plan submitted previously (Officer Note: A revised Transport Statement and Travel Plan have been submitted reflecting the revised scheme)

• The new parking technical note shows that the applicant’s anticipated demand for spaces is for 9 more spaces than the actual provision

• Neighbouring areas will have to absorb 9 more vehicles which leads to parking stress in the controlled parking zones (CPZ), particularly CPZ3 (Vale Farm Road and Oaks Road)

• In the Kingsway CPZ there is more demand for spaces at one end of the road (eastern end) than the other and parking stress will be greater than shown in the parking technical note. The development will be in the east and thus demand for


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spaces from new residents and visitors will be even higher and parking stress greater

• There are other developments permitted or under construction and Kingsway is having to bear the consequences of the increased parking demand

• Local resident’s consider their parking permits are ‘worthless’ as they only give certain preferences meaning residents have to compete with non-resident parking

• Parking demand is much greater closer to town with residents already having to park further away and the development will exacerbate this

• Planning Committee was previously advised that it is not lawful to impose a condition preventing future occupiers from applying for a parking permit but the developer indicates that this advice was wrong. We understand that Council policy has changed recently and thus if this permission is granted the Council must apply the condition preventing new occupiers from applying for a parking permit although it will offer little protection to Kingsway residents

• The Residents Association will be campaigning to change parking permit hours to ensure residents in Kingsway are given priority to park in their own street

• Residents suffer not being able to park near their home. Have 3 parking permits in family and cannot park near our home

• Traffic will also increase as a result of the development impacting on road safety

• The developer’s suggestion to sell the flats on a no car contract is ridiculous and cannot be enforced

• Lack of parking will result in residents parking on the forecourts of businesses in Poole Road and Cherry Street which would result in a loss of business to existing companies

• The landscape will change and concerns are raised regarding the height, massing and design of the building and there is little change from the previous scheme (Officer Note: The previous application Ref: PLAN/2015/0404 was not refused planning permission on design/visual amenity grounds)

• The design of the building makes insufficient reference to the low rise suburban area across the road, is uninspiring and cramped, the proposed building is a tall building and does not adhere to the SPD Design principles relating to amenity space and design and there is little space for landscaping. The site does not call for a bold architectural statement and its design echoes other developments (Officer Note: The previous application Ref: PLAN/2015/0404 was not refused planning permission on design/visual amenity grounds)

• The proposed development will be overbearing and is too large for this site (Officer Note: The previous application Ref: PLAN/2015/0404 was not refused planning permission by reason of overbearing or scale of the proposal)

• The proposed building will overshadow the Metro Apartments and retail units in Poole Road causing loss of light, particularly to Flat 42 which is south facing (Officer Note: The previous application Ref: PLAN/2015/0404 was not refused planning permission by reason of overshadowing or loss of light to nearby residential occupiers)

• The proposed number of windows would reduce the privacy of Flat 42, Metro apartments (Officer Note: The previous application Ref: PLAN/2015/0404 was not refused planning permission by reason of loss of privacy to nearby occupiers)

• Nothing in the proposal justifies the loss of the public house (Officer Note: The previous application Ref: PLAN/2015/0404 was not refused planning permission by reason of loss of the public house)

• There has been no consultation with surrounding neighbours (Officer Note: x117 neighbour notification letters have been sent out along with press and site notices)


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• The flats in the courtyard have external walkways which are out of keeping with 2016 design and would be ugly and noisy (Officer Note: The external walkways remain as per previous application Ref: PLAN/2015/0404 which was not refused planning permission on design/visual amenity or noise grounds)

• The proposal will overshadow the retail unit and first floor offices of CMS Carpets Ltd resulting in loss of light and loss of privacy and will be overbearing and result in a loss of light to Scotia House (Officer Note: The amenities of commercial premises are not safeguarded in the same way as residential occupiers)

• Agree with all comments made by Kingsway Neighbourhood Residents Association

• Application should be refused RELEVANT PLANNING POLICIES National Planning Policy Framework (2012) (NPPF) Section 2 - Ensuring the vitality of town centres Section 4 - Promoting sustainable transport Section 6 - Delivering a wide choice of high quality homes Section 7 - Requiring good design Section 10 - Meeting the challenge of climate change, flooding and coastal change Section 11 - Conserving and enhancing the natural environment Woking Core Strategy (2012) CS1 - A Spatial Strategy for Woking CS2 - Woking Town Centre CS8 - Thames Basin Heaths Special Protection Areas CS10 - Housing Provision and Distribution CS11 - Housing Mix CS12 - Affordable Housing CS17 - Open space, green infrastructure, sport and recreation CS18 - Transport and Accessibility CS19 - Social and Community Infrastructure CS21 - Design CS22 - Sustainable construction CS23 - Renewable and low carbon energy generation CS24 - Woking’s Landscape and Townscape CS25 - Presumption in Favour of Sustainable Development Development Management Policies DPD (2016) DM2 - Trees and Landscaping DM7 - Noise and Light Pollution DM8 - Land Contamination and Hazards DM16 - Servicing Development DM17 - Public Realm Supplementary Planning Documents (SPD’s) Design (2015) Outlook, Amenity, Privacy and Daylight (2008) Parking Standards (2006) Affordable Homes Delivery (2014) Climate Change (2013)


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Other Material Considerations South East Plan (2009) (Saved policy) NRM6 - Thames Basin Heaths Special Protection Area Thames Basin Heaths Special Protection Area Avoidance Strategy National Planning Practice Guidance (NPPG) Written statement to Parliament - Planning update - 25th March 2015 Written Ministerial Statement - 28th November 2014 PLANNING ISSUES 1. The main planning issues to consider in determining this application are:

• Principle of development

• Housing need and affordable housing

• Design and impact upon the character of the area

• Living conditions of future occupiers

• Impact upon the amenity of neighbouring properties

• Highways and parking implications

• Refuse / Recycling management and servicing

• SuDS

• CO2 and water consumption

• Ground contamination

• Thames Basin Heaths Special Protection Area (TBH SPA) having regard to the relevant policies of the Development Plan, other relevant material planning considerations and national planning policy and guidance.

Principle of development 2. Policy CS10 of the Woking Core Strategy (2012) identifies that the Council will make

provision for an additional 4,964 net additional dwellings in the Borough between 2010 and 2027. The application site falls within the Urban Area within the 400m-5km (Zone B) buffer of the Thames Basin Heaths Special Protection Area (TBH SPA), where the impact of new residential development upon the TBH SPA can be mitigated through the provisions of the adopted Avoidance Strategy.

3. Furthermore the application site falls within the designated Woking Town Centre

boundary where policy CS2 of the Woking Core Strategy (2012) seeks to deliver a significant amount of residential and retail development, through high density mixed use redevelopment of existing sites, refurbishment of outmoded sites and intensification of existing sites. Furthermore policy CS2 also advises the loss of existing cultural and entertainment facilities will be resisted, unless there is no demand for such facilities or demand can be met from alternative provision within the town centre.

4. Turning first to the loss of the Public House (which has been demolished), it is noted

that on the dismissal of the appeal under application PLAN/2012/0736 for the creation of a ‘drive-thru’ at the site, the Inspector concluded that whilst the loss of the public house would not in itself result in undue harm, it had not been demonstrated that the site would not be viable for any other social or community use and as such it would conflict with policy CS19 of the Woking Core Strategy (2012). Whilst the applicant has failed to provide any evidence to show that the site is no longer viable for any other social or community use, they have agreed a flexible use on the proposed ground floor unit to include D1 uses which would help to ensure that a social/community based use could be retained on site, albeit not to the same scale as that of the previous public house.


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5. In respect to the other elements of the scheme being proposed, A1 and A2 uses are

supported within Woking Town Centre and would contribute to its vitality and viability. The proposal would result in a mixed use high density redevelopment of a prominent vacant site within Woking Town Centre providing much needed affordable residential units, which would help to meet the Council’s overall housing target as well as the Council’s targets of 102 new affordable homes per annum.

6. It is also a significant material consideration that the Local Planning Authority, in

refusing application reference PLAN/2015/0404, did not raise objection to the principle of development, which remains as per the previously refused application with the exception of four fewer residential units and greater car parking capacity. Furthermore there have been no material changes in planning policy circumstances since this decision in April 2016 with the exception of the adoption of the Development Management Policies DPD in October 2016, although this DPD was afforded significant weight in the consideration of PLAN/2015/0404.

7. Overall the proposed development is considered to fulfil the overriding aims and

objectives of the Woking Core Strategy (2012), and that of the NPPF, and when taking into account the flexible use of the ground floor unit, in conjunction with wider benefits of the proposal, it is considered that the principle of development is acceptable.

Housing need and affordable housing 8. The Woking Core Strategy (2012) identifies the need for 2,180 residential dwellings

over the plan period to be accommodated within Woking Town Centre. The Council recognises that there is additional housing potential within Woking Town Centre from sites that have not yet been specifically identified; and in this regard the proposal would provide 43 net additional dwellings and thus make a significant contribution to meeting housing demand and delivering the Woking Core Strategy (2012) housing targets.

9. Policy CS10 sets out the indicative density range for Woking Town Centre, as “in excess of 200dph”, depending on the nature of the site. The policy goes on to state that “higher densities<will be permitted in principle where they can be justified in terms of the sustainability of the location and where the character of an area would not be compromised”. This proposal would result in a density of 369 dwellings per hectare (dph) which is high, however this is considered to be justified by the site’s sustainable location and its acceptable impact upon the character of the area which is discussed in further detail in the following sections.

10. Policy CS11 of the Woking Core Strategy (2012) states that “all residential proposals will be expected to provide a mix of dwelling types and sizes to address the nature of local needs as evidenced in the Strategic Housing Market Assessment in order to create sustainable and balanced communities”. The most recent (September 2015) Strategic Housing Market Assessment (SHMA) for the West Surrey area indicates an estimated size of (affordable housing) dwellings required between 2013 and 2033 of 45% 1 bed, 29% 2 bed, 23% 3 bed and 3% 4+ bed. However it should be noted that smaller properties (i.e. 1 bed) typically offer limited flexibility in accommodating the changing requirements of households, whilst delivery of larger properties can help to meet the needs of households in high priority and to manage the housing stock by releasing supply of smaller properties. Furthermore flexibility is afforded within policy CS11, which states that the appropriate percentage of different housing types and sizes will depend upon the established character and density of the neighbourhood


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and the viability of the scheme, and that lower proportions of family accommodation (2+ bedroom units which may be houses or flats) will be acceptable in locations such as Woking Town Centre.

11. In this instance whilst the proposed development does not wholly reflect the housing

mix outlined within Policy CS11 and the SHMA (2015), it would provide a mixture of 1 and 2 bedroom flats, with 74% of the development 2 bedroom and considered “family accommodation” within a Woking Town Centre location where high density development is supported. In addition the proposed flats would be of varying sizes and would provide two wheelchair accessible units which would help diversify the housing mix of the development. The housing mix is also influenced by other material planning considerations such as the level of car parking. Overall it is considered that the proposed dwelling types and sizes are considered appropriate having regard to the site location in accordance with policy CS11 of the Woking Core Strategy (2012) and the SHMA (2015).

12. Whilst Policy CS12 of the Woking Core Strategy (2012) only requires 40% of the dwellings to be affordable (on previously developed land) on sites providing 15 or more dwellings, the proposed development would provide 100% affordable units which would exceed the policy requirements. The proposed units would be 100% shared ownership which would help to meet the demand for low cost housing within the Borough from first time buyers who are unable to purchase on the open market due to the local cost of properties. The initial equity stake would be set at 25% for purchasers with shared ownership units open to full acquisition as purchasers reach 100% equity. Whilst policy does not require all units to be affordable, given that the proposed development is seeking social housing relief from the Community Infrastructure Levy (CIL), it is considered reasonable to secure all units to be affordable through a legal agreement and the associated restriction to ensure that the flats are only sold to those who are unable to purchase on the open market due to their income. The applicant has agreed to enter into a legal agreement to secure this.


refusing application reference PLAN/2015/0404, did not raise objection to the housing mix (which remains largely similar with 74% 2 bed units as opposed to the previous 78% within the refused scheme), nor was objection raised to the shared ownership approach. Furthermore there have been no material changes in planning policy circumstances since this decision in April 2016 with the exception of the adoption of the Development Management Policies DPD in October 2016, although this DPD was afforded significant weight in the consideration of PLAN/2015/0404.

Design and impact upon the character of the area 14. One of the core principles of the NPPF is to seek to secure high quality design.

Furthermore Policy CS21 of the Woking Core Strategy (2012) states that buildings should respect and make a positive contribution to the street scene and the character of the area paying due regard to the scale, height, proportions, building lines, layout, materials and other characteristics of adjoining buildings and land. Tall Buildings could be supported within Woking Town Centre, if well designed and justified within the context.

15. Further guidance is provided within SPD ‘Design (2015)’ within the “high density

mixed use development” and “tall buildings” sections.


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16. It is acknowledged that the application site comes with its own constraints (mainly owing to its triangular shape which tapers towards the roundabout) with frontages to both Goldsworth Road and Poole Road which has strongly influenced the design approach taken.

17. It is recognised that the application site marks the entrance to Woking Town Centre

when travelling from the west, forming a prominent gateway at the junction of Poole Road and Goldsworth Road which would lend itself to the potential for a high density tall building to mark this corner. The Inspector for the proposed ‘drive-thru’ application (Ref: PLAN/2012/0736) also recognised the site as a prominent one, stating that “the proposed two storey building would not respect the more intensely developed characteristics of nearby town centre sites”.

18. In terms of the height of the proposed building, this has been achieved by projecting

the height of the Midas Building through the site which stands at a maximum height of 16.8 metres and stepping the height up to the corner to create a focal point to emphasise the entrance to Woking Town Centre with the proposed building height ranging from 14.5 metres to 18.7 metres. In addition the proposed development would be comparative in scale to that of the Metro Building opposite which ranges from 12.0 metres to 15.5 metres. It is noted that the scale of buildings further to the west and south is much lower, being predominately two storeys, however the roundabout helps to provide a visual break which would ensure that the proposed building would not appear overbearing or oppressive within the locational context.

19. The proposed building expresses a robust and bold focal point which addresses the

prominent corner position whilst ensuring continuity with the Poole Road and Goldsworth Road frontages. When travelling towards Woking Town Centre from the west, the frontage of the building would be seen as a slender tower with a mixture of glazing and light render which would be capped by the grey cladded sixth floor element set in with overhanging eaves. In addition the overhang to the rendered edges enclosing the balconies facing the roundabout would help create further visual interest.

20. In relation to the Goldsworth Road and Poole Road frontages, the scale and massing

of the building has been successfully broken down into a series of different elements through a mixture of materials, indentation of the building lines and varying heights, ensuring an appropriate relationship is maintained with the adjoining buildings which frame Goldsworth Road. The positioning, size and type of window openings is considered to create a balanced rhythm to the facades of the building along these street scenes. In terms of the proposed materials, a large proportion of the overall street fronting facades would be faced in a combination of red and dark blue brick, which is considered an appropriate, durable and high quality material. With regards to the use of render, details would be secured via recommended condition 3 to ensure that it would be of a high quality. At ground floor level, an active street frontage would be created through the positioning of the main entrance to the flexible use unit on Goldsworth Road and entrances to the residential flats from both Goldsworth Road and Poole Road. Care has also been taken to sensitively locate the servicing, cycle parking and refuse and recycling storage within the envelope of the building accessed from the Poole Road frontage.

21. Although six car parking spaces would protrude through the cantilever on the Goldsworth Road frontage a soft landscape strip would be achieved to this area which is considered sufficient to enable the provision of appropriate tree planting through the use of a cellular confinement system below some of the car parking bays. Details of


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soft landscaping would be secured via recommended condition 4. Such planting would improve the public realm at this point, which at present lacks the integration of any green infrastructure and has been the subject of site boundary hoarding for in excess of 15 months.

22. In terms of the impact upon the character and appearance of the wider area, given

that the scale of the building would be comparative to others in existence fronting Goldsworth Road, it is not considered that the building would impact upon any long distance views and as such the impact upon the Borough’s skyline would be minimal. It is noted that there is a parade of Locally Listed buildings at Nos.65-77 Goldsworth Road. However it is considered that these buildings would not be read in conjunction with the proposed building, given that they are on the opposite side of the carriageway and sited further to the east, and as such the proposed development would not be harmful to the setting of these heritage assets.

23. In respect to the redevelopment of adjoining plots of land, it is not considered that the current proposal would prejudice these. Whilst it is acknowledged that Flats 10, 19, 28 and 37 would directly face the adjoining commercial building, a Daylight/Sunlight Study has been completed as discussed in more detail below which demonstrates that the daylight and sunlight received to these units would be within acceptable levels. Furthermore the main habitable room (i.e. living room) would also receive outlook to the south due to the inclusion of a corner window which would ensure sufficient outlook is maintained.


refusing application reference PLAN/2015/0404, did not raise objection to the proposed development in terms of design and impact upon the character of the area, which remains as per the previously refused application with the exception of four fewer residential units and greater car parking capacity and associated minor alterations to ground floor fenestration. Furthermore there have been no material changes in planning policy circumstances since this decision in April 2016 with the exception of the adoption of the Development Management Policies DPD in October 2016, although this DPD was afforded significant weight in the consideration of PLAN/2015/0404.

25. Overall it is considered that the proposal would incorporate good urban design

principles creating a high quality development which is justified within its context and which would make a positive contribution to the street scene and character of the surrounding area paying regard to the scale, height, proportions, building lines, layout and materials of nearby buildings and land in accordance with policies CS21 and CS24 of the Woking Core Strategy (2012) and the provisions of the NPPF.

Living conditions of future occupiers 26. A core principle of the NPPF is to secure a good standard of amenity for existing and

future occupants of land and buildings. Policy CS21 of the Woking Core Strategy (2012) states that schemes should provide appropriate levels of private and public amenity space.

27. Woking Borough Council does not have locally adopted housing space standards,

however all residential units have been designed in accordance with the Technical housing standards – nationally described space standard (March 2015). The proposed 1 bedroom units would generally range in size between 50 – 60 square metres in gross internal area (GIA) and the proposed 2 bedroom units would range between 60


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– 80 square metres in gross internal floor area (GIA). Each flat would also be provided with a reasonable level of outlook from the main habitable rooms.

28. The applicant has submitted a Daylight and Sunlight Study for within the proposed development based upon the tests set out within the Building Research Establishment (BRE) guide ‘Site Layout Planning for Daylight and Sunlight: a good practice guide’. The study assesses the worst case scenario in terms of daylight and sunlight which would be to Flat 1 on the proposed ground floor. The results demonstrate that all rooms would surpass the daylight and sunlight criteria with the exception of the no sky line position. The no sky line divides those areas of a room which can receive direct light from the sky; it is an indication of how good the distribution of daylight is in a room. However it should be noted that the BRE guide does not give a fixed test for this for new dwellings and as such it is given limited weight. It is therefore considered that the proposed development would provide satisfactory levels of daylight and sunlight for future occupiers.

29. SPD ‘Outlook, Amenity, Privacy and Daylight (2008)’ advises that in the most dense

urban locations of Woking Town Centre, alternative forms of on-site amenity provisions may be permitted in lieu of a conventional private garden. In this instance each flat would be provided with a patio, balcony or Juliet balcony with the exception of Flats 10, 19, 28 and 37. Measures have also been employed to create a defensible space between the street and the Juliet balconies and patio areas on the ground floor through a set back behind the back of the pavement and a raised landscaped area which would improve privacy and security for future occupiers. Furthermore the development would be within walking distance of a number of public open spaces including Horsell Moor and De Lara Way. For these reasons it is considered that the proposed development would provide a suitable level of amenity space for a site within a Woking Town Centre location.

30. Policy CS21 of the Woking Core Strategy (2012) requires new development to be

designed to avoid significant harm resulting from noise. Policy DM7 (Noise and light pollution) of the Development Management Policies DPD (2016) states that new noise-sensitive development will be permitted where mitigation can be provided to an appropriate standard. Given the application site’s location close to busy roads and the railway line, it is essential that the proposed residential units in particular are effectively soundproofed. The applicant has submitted a Noise Impact Assessment which identifies that the key sources of noise impacting upon the site are traffic along Goldsworth Road and Poole Road and a number of the proposed flats will require additional glazing/ alternative ventilation in order to mitigate against this. It is recommended that further details of this are secured via a condition requiring a detailed scheme for the protection of the residential flats from noise (condition 20 refers). In addition further conditions have been recommended including details of plant and equipment to be submitted along with details of refuse and recycling storage in order to protect the amenity of both future occupiers and neighbouring properties (conditions 9, 10 and 21 refer). The Environmental Health service offers no objection to the proposed development subject to the relevant recommended conditions and as such it is considered that any noise impact upon the living conditions of future occupants can be adequately mitigated.

31. In light of the above, it is considered that the proposed development would provide a

good standard of amenity for future occupants in accordance with policy CS21 of the Woking Core Strategy (2012), policy DM7 of the Development Management Policies DPD (2016), SPD ‘Outlook, Amenity, Privacy and Daylight (2008)’ and the provisions of the NPPF.


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refusing application reference PLAN/2015/0404, did not raise objection to the proposed development in terms of the living conditions of future occupiers, which remains as per the previously refused application with the exception of four fewer residential units and greater car parking capacity and associated minor alterations to ground floor fenestration. Furthermore there have been no material changes in planning policy circumstances since this decision in April 2016 with the exception of the adoption of the Development Management Policies DPD in October 2016, although this DPD was afforded significant weight in the consideration of PLAN/2015/0404.

Impact upon the amenity of neighbouring properties 33. Policy CS21 states that new developments 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. Further guidance is contained within SPD ‘Outlook, Amenity, Privacy and Daylight (2008)’. The applicant has submitted a Daylight and Sunlight Study and Average Daylight Factor Study assessing the impact upon the Metro Building (Nos.1-63 Goldsworth Road), Sundial House (Nos.89-93 Goldsworth Road) and No.96 Goldsworth Road in respect to daylight, sunlight and overshadowing based on the tests set out within the Building Research Establishment (BRE) guide ‘Site Layout Planning for Daylight and Sunlight: a good practice guide’.

34. It is important to note that commercial buildings are not afforded the same degree of

protection in respect to amenity as residential buildings given the nature of the way they are occupied and utilised. In this instance, it is acknowledged that are two commercial properties located along Poole Road and ground floor units within the Metro Building and Sundial House. Whilst it is likely that the proposed development could cause a loss of sunlight/daylight to these units, it is not considered to be so significant to warrant refusal of the application given the Woking Town Centre location and the wider planning benefits that the redevelopment of this site would afford.

Daylight

35. The study concludes that the majority of windows would pass the Vertical Sky

component in respect to the residential elements of the Metro Building and Sundial House. In respect of the windows which would fall short of the BRE recommendations an assessment based upon Average Daylight Factor (ADF) was undertaken as this is a more comprehensive measure of daylight. This concluded that all windows would pass the ADF test in the Metro Building and only one nominal fail in Sundial House if applying a worst case scenario.

36. Overall it is clear that the proposed development would result in some impact upon daylight; however it is considered that this would be within an acceptable level, avoiding significant harmful impact, in accordance with BRE guidance, SPD ‘Outlook, Amenity, Privacy and Daylight (2008)’ and policy CS21 of the Woking Core Strategy (2012). Sunlight & Overshadowing

37. The study also considered the effect upon available sunlight and overshadowing to gardens and open spaces. The guidance in respect of sunlight impacts only applies to windows facing within 90 degrees of due south which would include those within the


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Metro Building and Sundial House. The assessment concluded that while available sunlight hours would be reduced, the BRE recommended levels would still be achieved and as such the proposed development would not result in a significant loss of sunlight to the adjoining residential properties and would therefore comply with policy CS21 of the Woking Core Strategy (2012) and SPD ‘Outlook, Amenity, Privacy and Daylight (2008)’.

38. In respect to overshadowing, there are no nearby gardens or open spaces directly to

the north of the proposed development which would be affected. Therefore the proposed development would satisfy the BRE overshadowing requirements.

Privacy

39. The layout of the proposed development would form a traditional street frontage and

would face properties along Poole Road and Goldsworth Road on the opposing sides of these respective carriageways. A separation distance of 15 metres would be maintained between the proposed development and the buildings on the opposing sides of these carriageways, which is considered to be sufficient to avoid any significant harmful impact in terms of potential loss of privacy or overlooking, particularly having regard to the locational characteristic and context of the site. Such a distance would accord with the guidance within SPD ‘Outlook, Amenity, Privacy and Daylight (2008)’ for buildings of three storeys in height or greater.


refusing application reference PLAN/2015/0404, did not raise objection to the proposed development in terms of impact upon the amenity of neighbouring properties, which remains as per the previously refused application with the exception of four fewer residential units and greater car parking capacity and associated minor alterations to ground floor fenestration. Furthermore there have been no material changes in planning policy circumstances since this decision in April 2016 with the exception of the adoption of the Development Management Policies DPD in October 2016, although this DPD was afforded significant weight in the consideration of PLAN/2015/0404.

41. Overall it is considered that the proposed development would not cause significantly

harmful impact to the amenity of neighbouring properties and would therefore accord with the provisions of the NPPF, policy CS21 of the Woking Core Strategy (2012) and guidance within SPD ‘Outlook, Amenity, Privacy and Daylight (2008)’.

Highways and parking implications 42. 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 it does not have an adverse impact upon highway safety, the free flow of traffic or parking provision in the locality. More recently, policy CS18 of the Woking Core Strategy (2012) highlights the Council’s commitment to sustainable transport modes. With this in mind new development is steered to urban locations that are served by a range of sustainable transport options. Paragraph 32 of the NPPF states that “development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe”.

43. Policy CS18 of the Woking Core Strategy (2012) also sets out that the Council is

committed to developing a well integrated community connected by a sustainable


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transport system which connects people to jobs, services and community facilitates and that this will be achieved by, among other measures “implementing maximum car parking standards for all types of non-residential development, including consideration of zero parking in Woking Town Centre, providing it does not create new or exacerbate existing on-street car parking problems. Minimum standards will be set for residential development. However in applying these standards, the Council will seek to ensure that this will not undermine the overall sustainability objectives of the Core Strategy”.

44. The application site is located within a very accessible location within Woking Town

Centre which provides a wide range of local services, health and other community facilities. The site is also located within the High Accessibility Zone, which represents a reasonable walking time to and from Woking railway station using key pedestrian routes. Furthermore the site is conveniently located in relation to local bus routes to various settlements and within 750 metres of Woking Railway Station and 240 metres of Morrison’s Supermarket. 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; local car ownership levels; and the need to reduce the use of high emission vehicles.

45. In this instance, due to the accessible location of the site the proposed flats would be

attractive to persons who do not own, and are not reliant upon, the use of private cars. Notwithstanding these factors in response to the refusal of PLAN/2015/0404 the proposal has been amended to omit four residential units (now 43no. as opposed to 47no.) and provide 23no. car parking spaces (including 1no. car share space and 2no. disabled spaces) as opposed to the previously proposed 2no. disabled spaces.

46. Taking into account the location of the site within the designated High Accessibility

Zone SPD ‘Parking Standards (2008)’ sets a maximum parking standard to serve 32no. 2 bedroom units, and 11no. 1 bedroom units, of 43no. parking spaces. It should also be noted that the SPD states that “for car parking the standards define the maximum acceptable provision for the most common forms of development. Provision above this level will not normally be permitted. A minimum requirement will not normally be imposed unless under provision would result in road safety implications which cannot be resolved through the introduction or enforcement of on-street parking controls”.

47. The application would result in a shortfall of 20no. car parking spaces in comparison

to the maximum parking standard set by the SPD although would provide an allocated car club space and vehicle (to be secured via legal agreement). The application is supported by a Transport Statement. In assessment of previously refused PLAN/2015/0404 Planning Officer’s considered, taking account of the two on site disabled parking spaces and the reduction in car ownership levels by up to 15% through the implementation of a travel plan as advised by the County Highway Authority (both of which also remain the case within the current application), that it would be reasonable to assume that the predicted car ownership levels for the proposed development would be 38 vehicles, although this was on the basis of 47no. units as opposed to the current 43no. units.

48. The Transport Statement submitted in support of the current application retains the rationale adopted within the Technical Note dated February 2016 which was previously submitted and considered under PLAN/2015/0404. This rationale was that a further reduction in car ownership levels could also be achieved through the marketing of the development as car-free with reference made to 2 large studies;


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Scheuer (2001) and Ornetzeder et al (2008). However these studies are on a European wide basis and it has still not been demonstrated how these are directly comparable to a localised environment in Woking. Planning Officer’s are therefore not in agreement with this approach which concludes that the car ownership level for the proposed development would be 32 vehicles (leading to a demand of 9 vehicles needing to be accommodated within on-street parking given the on-site provision).

49. However, adopting the previous approach of the Local Planning Authority it would be

reasonable to assume that the predicted car ownership level for the proposed development (now consisting of 43no. units) would be 35 vehicles. The proposed development would accommodate 22no. car parking spaces (including the 2no. disabled spaces) although 1no. car club vehicle and allocated parking space would also be provided which would absorb some of the pressure for individual vehicle ownership and potential consequent on street car parking. A ‘worst case’ scenario of 13 vehicles needing to be accommodated within on-street parking can therefore be reasonably assumed given the on-site provision.

50. The applicants transport consultant has conducted a parking survey within a study

area including Goldsworth Road, Poole Road, Kingsway, Vale Farm Road and Oaks Road, between 07:00 and midnight (at hourly intervals) on Friday 1st July, Saturday 2nd July and Sunday 3rd July 2016. The submitted Transport Statement indicates that the maximum parking stress within CPZ3 (Controlled Parking Zone) reached 83% (on Friday 1st July 2016), which equates to 48 parked vehicles and space for a further 10 vehicles. This peak demand was during the evening (20:00 and 21:00) when residents are likely to be at home, with the minimum parking demand within CPZ3 of 32 vehicles (55% stress) occurring during the daytime (14:00).

51. The submitted Transport Statement indicates that the maximum parking stress within

CPZ5 (Controlled Parking Zone) reached 53% (on Friday 1st July 2016), which equates to 52 parked vehicles and space for a further 46 vehicles. This peak demand was during the daytime (14:00), with the minimum parking demand within CPZ5 of 41 vehicles (42% stress) occurring during the daytime (09:00) on Saturday 2nd July 2016.

52. The submitted Transport Statement therefore indicates that across both CPZ3 and

CPZ5, even taking maximum parking stress levels running concurrently in both instances (which is not the case based upon the submitted survey data), there would be space for the parking of 56 vehicles between these CPZs. Taking into account that the ‘worst case’ scenario as a result of the proposed development would be 13 vehicles needing to be accommodated within on-street parking, and even if this 13 vehicle ‘worst case’ demand occurred during hours of maximum parking stress within both CPZ3 and CPZ5 (which the submitted parking survey indicates do not occur concurrently), there would be sufficient spare parking capacity across both CPZ3 and CPZ5. Whilst it is acknowledged that there were differences in the number of vehicles within the parking survey previously undertaken in January 2016 and that further undertaken in July 2016, which the applicants transport consultant considers are due to daily and seasonal variations, both parking surveys indicate that the residential parking demand from the development as currently proposed (with 23no. on site car parking spaces) would be capable of being accommodated within spare capacity across both CPZ3 and CPZ5 in a ‘worst case’ scenario.

53. Notwithstanding this the significant benefits of the proposed development, in providing 43no. much needed affordable residential units (including 32no. 2 bed units) within a very sustainable location within Woking Town Centre, and in regenerating a brownfield site forming a key ‘gateway’ into Woking Town Centre from the west, must be weighed, in the balance, against the parking implications of the proposal.


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54. The County Highway Authority (SCC) has assessed the proposed development on

highway safety, capacity and policy ground and raises no objection on these grounds subject to recommended conditions 12, 13, 14, 15 and 16. The County Highway Authority also recommended conditions to secure a Travel Plan and car club vehicle and parking space; these measures will be secured via legal agreement as opposed to via planning conditions.

55. In the planning balance the level of on-site car parking provision (23no. spaces) is

considered to be acceptable in this instance, taking into account the objectives of the NPPF and the Woking Core Strategy (2012) to influence a shift in behaviour towards other transport modes; the location of the site within the designated High Accessibility Zone, the presence of on-street parking restrictions, the abundance of opportunities to utilise nearby public transport; and the measures to encourage sustainable travel as set out in the submitted Travel Plan Framework (as required by policy CS18).

56. Overall, subject to recommended conditions and legal agreement provisions, it is not

considered that the proposed development would result in adverse impact upon highway safety, the free flow of traffic or parking provision in the locality nor that the residual cumulative impacts of the proposed development would be severe on transport grounds. No conflict with the objectives of policy CS18 of the Woking Core Strategy (2012) and the NPPF are therefore considered to arise.

Refuse / Recycling management and servicing 57. Policy CS21 of the Woking Core Strategy (2012) states that new development should

incorporate provision for the storage of refuse and recycling materials. Further detailed guidance is contained within the Council’s ‘Waste and recycling provisions for new residential developments’ document. The proposed development includes provision for separate refuse and recycling storage facilities for both the flexible use unit and the proposed residential flats as illustrated on the submitted ground floor plan. The proposed refuse/recycling storage facilities are considered to be sufficient and the Council’s waste services team have raised no objection on this basis.

58. A loading and refuse bay is shown hatched on the carriageway of Poole Road which

would be where the main servicing areas are accessed for both the flexible use unit and the residential development. It is noted that there is currently a coach set down at this point, however this is rarely used and as such it is considered that this can be adequately managed to serve both functions.

SuDS 59. In line with Government guidance, all ‘major’ planning applications being determined

from 6th April 2015, must consider sustainable drainage systems. Sustainable drainage systems should be designed in line with national Non-Statutory Technical Standards for SuDS.

60. The applicant has submitted a Drainage Strategy, SUDS Maintenance Manual and

drainage design drawing similar to those deemed to be acceptable within previous PLAN/2015/0404, although updated to reflect the current scheme. The proposed surface water drainage system consists of a mixture of gravity systems (building and mains drainage) and an underground attenuation tank. The Council’s Flood Risk and Drainage Engineer has considered the submitted SUDS scheme and raises no objection on drainage and flood risk grounds subject to recommended conditions 17,


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18 and 19. Surrey County Council, as the Lead Local Flood Authority, has confirmed that they have no comment to make. Overall the proposed development is considered to accord with Policy CS9 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

CO2 and water consumption 61. Planning policies relating to sustainability have been updated with the withdrawal of

the Code for Sustainable Homes. Therefore in applying Policy CS22 of the Woking Core Strategy (2012), the approach has been amended and at present all new residential development shall be constructed to achieve a water consumption standard of no more than 105 litres per person per day indoor water consumption and not less than a 19% CO2 improvement over the 2013 Building Regulations TER Baseline (Domestic). Condition 8 has been recommended to secure this.

62. In addition Policy CS22 of the Woking Core Strategy (2012) states that all new

development within this location should consider the integration of Combined Heat and Power (CHP), or other forms of low carbon district heating within the development. It is important to note that the application site does not fall within an area identified as being suitable for connection to the Borough’s existing district heating network, nor does it fall within a potential heat district area however there are possible growth sites in close proximity to the site. The applicants have submitted an Energy Statement which concludes that given the nature of the proposed development the use of CHP would not be feasible for economic and sustainability reasons. Furthermore due to the fact there are no existing district heating systems within the immediate vicinity, the size of the development, financial implications of connecting to the nearest supply point and creating a new connection to the district heating system, it would not feasible at this stage. However it was found that the scheme would be suitable for the utilisation of solar photovoltaic panels on the roof which would be sufficient to reduce carbon emissions to 19.45%. As such the proposed development is considered to accord with Policy CS22 of the Woking Core Strategy (2012) subject to recommended condition 8.

Ground contamination 63. The Council’s Scientific Officer has advised that there is no information on potential

contamination and that the site has been a public house and coach house for many years. There has also been a car park which is likely to have had an oil interceptor. The immediate area has had industrial use, including petrol stations. Given this the Council’s Scientific Officer has advised that there is the potential for contamination which will require investigation. However it is considered that this can be adequately encompassed by a full contamination condition requiring further investigations and remediation measures if required to be undertaken. The Council’s Scientific Officer has raised no objection subject to the recommended contamination condition (condition 11 refers).

Thames Basin Heaths Special Protection Area (TBH SPA) 64. The Special Protection Areas (SPAs) in this area are internationally-important and

designated for their interest as habitats for ground-nesting and other birds. Policy CS8 of the Woking Core Strategy (2012) requires new residential development beyond a


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400m threshold, but within 5 kilometres, of the TBH SPA boundary to make an appropriate contribution towards the provision of Suitable Alternative Natural Greenspace (SANG) and Strategic Access Management and Monitoring (SAMM).

65. The Suitable Alternative Natural Greenspace (SANG) and Landowner Payment

elements of the SPA tariff are encompassed within the Community Infrastructure Levy (CIL). However as affordable housing is exempt from CIL, CIL tariffs have been adjusted accordingly such that chargeable residential development absorbs the shortfall in contributions from affordable units.

66. However the Strategic Access Management and Monitoring (SAMM) element of the

SPA tariff is required to be addressed outside of CIL. The applicant has agreed to make a SAMM contribution of £26,477 in line with the Thames Basin Heaths Special Protection Area Avoidance Strategy as a result of the uplift of 11no. 1 bedroom, and 32no 2 bedroom, residential units which would arise from the proposal. The applicant is preparing a Legal Agreement to secure this financial contribution. Woking Borough currently has sufficient capacity across a number of SANG sites to mitigate the impacts arising from the proposed development.

67. In view of the above, and subject to the completion of a Legal Agreement to secure

SAMM, the Local Planning Authority is able to determine that the proposed development would have no significant effect upon the TBH SPA and therefore would accord with policy CS8 of the Woking Core Strategy (2012), the adopted ‘Thames Basin Heaths Special Protection Area Avoidance Strategy’ and section 11 of the NPPF.

LOCAL FINANCE CONSIDERATIONS 68. The applicant has confirmed that the proposed development would be 100%

affordable housing which would fulfil the criteria for ‘social housing relief’ as set out within The Community Infrastructure Levy (Amendment) Regulations 2014. The residential element of the proposed development would therefore be exempt from paying any contribution under the Community Infrastructure Levy. The only element which would be liable is the proposed retail unit of 75.9 sq. m which would equate to a CIL contribution of £6,314 (including the April 2017 indexation). If the proposed unit is to be brought into Class A1 (Retail) use the applicant would be required to notify the Council prior to its use first use. An informative has been recommended to advise the applicant of this.

CONCLUSION 69. The proposed redevelopment of the Former Goldsworth Arms PH would bring

significant public benefits by providing much needed affordable residential accommodation within a highly accessible and sustainable location. Furthermore the proposed flexible use unit would help enhance the vitality and viability of this area of Woking Town Centre. Overall the proposed development is considered to be an acceptable form of development within Woking Town Centre which would make effective and efficient use of land in line with the overriding aims and objectives of the Woking Core Strategy (2012) and the provisions of the NPPF.

70. The design of the proposed development is considered to be of high quality which

would respect and make a positive contribution to the street scene and the character of the area. It is considered that the proposed building is acceptable within its locational context and the scale and form of development would not cause significant harmful impact to the amenity of neighbouring properties. The proposed development


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would create a good standard of living for future occupiers. The proposal is considered to be acceptable in terms of highway safety, capacity and car parking. The development would accord with TBH SPA requirements through an appropriate contribution towards SAMM.

71. The proposal is therefore considered to comply with provisions outlined within the

National Planning Policy Framework (2012) (NPPF), policies CS1, CS2, CS8, CS10, CS11, CS12, CS17, CS18, CS19, CS21, CS22, CS23, CS24 and CS25 of the Woking Core Strategy (2012), policies DM2, DM5, DM7, DM8, DM16 and DM17 of the Development Management Policies DPD (2016), Supplementary Planning Documents ‘Design (2015)’, ‘Outlook, Amenity, Privacy and Daylight SPD (2008)’, ‘Parking Standards (2006)’, ‘Affordable Homes Delivery (2014)’ and ‘Climate Change (2013)’, South East Plan (2009) (Saved policy) NRM6, the Thames Basin Heaths Special Protection Area Avoidance Strategy and the National Planning Practice Guidance (NPPG).

BACKGROUND PAPERS 1. Site visit photographs 2. Site Notice (Major development) 3. Consultation response from County Highway Authority (SCC) 4. Consultation response from Archaeological Officer (SCC) 5. Consultation response from Natural England 6. Consultation response from Lead Flood Authority (SCC): 7. Consultation response from Environmental Health 8. Consultation response from Scientific Officer 9. Consultation response from Housing & Enabling 10. Consultation response from Thames Water Developer Planning 11. Consultation response from Drainage & Flood Risk Engineer PLANNING OBLIGATIONS The following obligations have been agreed by the applicant and will form the basis of the Legal Agreement to be entered into between the relevant parties;

Obligation Reason for Agreeing Obligation

1. Strategic Access Management and Monitoring (SAMM) (TBH SPA) contribution of £26,477.

To accord with the Habitat Regulations, policy CS8 of the Woking Core Strategy (2012) and The Thames Basin Heaths Special Protection Area (SPA) Avoidance Strategy.

2. The development shall be 100% affordable and shall only be sold to those who are unable to purchase on the open market due to their income.

To address Policy CS12 of the Woking Core Strategy (2012) and to benefit from social housing relief under the Community Infrastructure Levy.

3.

Submission of a Travel Plan in accordance with the sustainable development aims and objectives of the National Planning Policy Framework, Surrey County

In order that the development should reduce reliance upon the private car


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Council’s “Travel Plans Good Practice Guide”, and in general accordance with the ‘Residential Travel Plan' document dated February 2017 (Ref: MT/NWK/VRG/1885/RTP).

and meet the objectives of National Planning Policy Framework (2012) paragraphs 17 & 36 and policy CS18 of the Woking Core Strategy (2012).

4.

Provision of a car club vehicle and allocated car club vehicle parking.


RECOMMENDATION GRANT planning permission subject to recommended conditions and the completion of a legal agreement as set out in the table above: Time Limit 1. 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 2. The development hereby permitted shall be carried out in accordance with the

following approved plans numbered/titled:

40102/008 Rev A (Location Plan), dated 12.03.15 and received by the Local Planning Authority on 11.08.2016. Z088 Site Survey Rev A, dated 13.03.2015 and received by the Local Planning Authority on 11.08.2016. 40102/055 Rev B (Ground Floor Plan, Undercroft Parking), dated 26.10.16 and received by the Local Planning Authority on 14.02.2017. 40102/024 Rev D (First Floor Plan), dated 08.09.16 and received by the Local Planning Authority on 25.10.2016. 40102/025 Rev D (Second Floor Plan), dated 08.09.16 and received by the Local Planning Authority on 25.10.2016. 40102/026 Rev D (Third Floor Plan), dated 08.09.16 and received by the Local Planning Authority on 25.10.2016.


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40102/027 Rev D (Fourth Floor Plan), dated 08.09.16 and received by the Local Planning Authority on 25.10.2016. 40102/028 Rev D (Fifth Floor Plan), dated 08.09.16 and received by the Local Planning Authority on 25.10.2016. 40102/029 Rev B (Roof Plan), dated 28.10.15 and received by the Local Planning Authority on 11.08.2016. 40102/057 (Elevations), dated 22.07.16 and received by the Local Planning Authority on 11.08.2016.

40102/058 Rev A (Colour Elevation – Poole Road), dated 26.10.16 and received by the Local Planning Authority on 14.02.2017. 40102/059 Rev A (Colour Elevation – Goldsworth Road), dated 26.10.16 and received by the Local Planning Authority on 14.02.2017. Drainage Strategy by BSP Consulting (Ref: 15037: DS) Revision: March 2017, received by the Local Planning Authority on 11.04.2017.

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

External Materials / Landscaping: 3. ++ Notwithstanding the material details annotated on the approved plans listed within

this notice nor within the submitted application form, prior to the commencement of any above ground works to construct the development hereby permitted details and/or samples and a written specification of the materials to be used in the external elevations 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 and appearance of Goldsworth Road and the visual amenities of the area in accordance with Policy CS21 of the Woking Core Strategy (2012), Supplementary Planning Document ‘Design (2015)’ and the National Planning Policy Framework (2012).

4. ++ Notwithstanding the details outlined on the approved plans listed within this notice, prior to the commencement of any above ground works to construct the development hereby permitted a detailed landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority which specifies species, planting sizes, spaces and numbers of trees/shrubs and hedges to be planted. All landscaping shall be carried out in accordance with the approved scheme within the first planting season (November-March) following the first occupation of the building or the completion of the development, whichever is the sooner and maintained thereafter. Any retained or newly planted trees, shrubs or hedges which die, become seriously damaged or diseased or are removed or destroyed within a period of 5 years from the date of planting shall be replaced during the next planting season with specimens of the same size and species unless otherwise first agreed in writing by the Local Planning Authority.


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Reason: In the interests of the visual amenities of the area and in accordance with Policy CS21 of the Woking Core Strategy (2012) and policy DM2 of the Development Management Policies DPD (2016).

5. ++ Notwithstanding the details outlined on the approved plans listed within this notice, prior to the commencement of any above ground works to construct the development 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. These details shall include hard surfacing materials. The works shall be carried out in accordance with the approved details and completed before the first occupation of the building hereby permitted and permanently retained thereafter unless otherwise first agreed in writing by the Local Planning Authority.

Reason: In the interests of visual amenity and to preserve and enhance the character and appearance of the locality in accordance with Policy CS21 of the Woking Core Strategy (2012).

6. ++ Notwithstanding the details outlined on the approved plans listed within this notice, prior to the commencement of any above ground works to construct the development hereby permitted details of all screen and boundary walls, fences, hedges and any other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority. The means of enclosure will be implemented fully in accordance with the approved details prior to the occupation of any part of the development and thereafter maintained to the height and position as approved unless otherwise first agreed in writing by the Local Planning Authority. Any hedges and planting which die or become seriously damaged or diseased within a period of 5 years from the completion of the development shall be replaced during the next planting season with specimens of the same size and species unless the Local Planning Authority first gives written consent to any variation.

Reason: To create a safe and secure environment for future occupiers, to protect the amenity of future occupiers and to preserve and enhance the character and appearance of the locality in accordance with Policy CS21 of the Woking Core Strategy (2012).

Levels 7. ++ The development hereby permitted shall not commence until details of the existing

and proposed levels and detailed setting out dimensions have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in complete accordance with the approved plans.

Reason: To ensure a satisfactory form of development in accordance with Policy CS21 of the Woking Core Strategy (2012).

CO2 / Water consumption: 8. ++ The development hereby permitted shall not be first occupied until written

documentary evidence has been submitted to, and approved by, the Local Planning Authority, demonstrating that the development has:


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a. Achieved a minimum of a 19% improvement in the dwelling emission rate over the target emission rate, as defined in the Building Regulations for England Approved Document L1A: Conservation of Fuel and Power in New Dwellings (2013 edition). Such evidence shall be in the form of an As Built Standard Assessment Procedure (SAP) Assessment, produced by an accredited energy assessor; and

b. Achieved a maximum water use of 110 litres per person per day as defined in paragraph 36(2b) of the Building Regulations 2010 (as amended). Such evidence shall be in the form of the notice given under Regulation 37 of the Building Regulations.

Such details as may be agreed be permanently maintained 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 and to comply with policy CS22 of the Woking Core Strategy (2012).

Refuse and Recycling: 9. Prior to the first prior occupation of the residential development hereby permitted, the

refuse and recycling storage facilities and loading bay to serve the residential development shall be provided in accordance with the approved plan numbered/titled ‘40102/055 Rev B (Ground Floor Plan, Undercroft Parking)’ and shall be permanently retained thereafter for use at all times.

Reason: In the interests of amenity and to ensure the appropriate provision of infrastructure in accordance with Policies CS16 and CS21 of the Woking Core Strategy (2012).

10. ++ Prior to the first occupation of the flexible use unit hereby permitted, details of the

means of enclosure of the refuse and recycling bin storage areas shall be submitted to and approved in writing by the Local Planning Authority. The bin stores and facilities shall be provided in accordance with the approved details prior to the first occupation of the development and permanently retained thereafter for use at all times.

Reason: In the interests of amenity and to ensure the provision of satisfactory facilities for the storage and recycling of refuse in accordance with Policy CS21 of the Woking Core Strategy (2012).

Ground Contamination: 11. ++ The development hereby permitted shall not commence until a scheme to deal with

contamination of the site has been submitted to and approved in writing by the Local Planning Authority.

(i) The above scheme shall include :-

(a) a contaminated land desk study and suggested site assessment methodology; (b) a site investigation report based upon (a); (c) a remediation action plan based upon (a) and (b); (d) a "discovery strategy" dealing with unforeseen contamination discovered during construction;


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and (e) a "validation strategy" identifying measures to validate the works undertaken as a result of (c) and (d) (f) a verification report appended with substantiating evidence demonstrating the agreed remediation has been carried out

(ii) Unless otherwise agreed in writing by the Local Planning Authority, the development shall be carried out and completed wholly in accordance with such details and timescales as may be agreed.

Reason: To ensure that a satisfactory strategy is put in place for addressing contaminated land before development commences and to make the land suitable for the development without resulting in risk to construction workers, future users of the land, occupiers of nearby land and the environment generally in accordance with policies CS9 and CS21 of the Woking Core Strategy (2012), policy DM8 of the Development Management Policies DPD (2016) and the provisions of the National Planning Policy Framework (2012).

Highways and Transport: 12. The development hereby permitted shall not be first occupied unless and until the

proposed vehicular access to Poole Road has been constructed and provided with visibility zones in accordance with the approved plans listed within this notice and thereafter the visibility zones shall be kept permanently clear of any obstruction over 1.05m high.

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).

13. The development hereby permitted shall not be first occupied unless and until existing

accesses from the site to Goldsworth Road and Poole Road have 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. The development hereby permitted shall not be first occupied unless and until space

has been laid out within the site in accordance with the approved plan numbered/titled ‘40102/055 Rev B (Ground Floor Plan, Undercroft Parking)’ for vehicles to be parked. Thereafter the parking areas shall be permanently retained and maintained for their designated purposes.

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), SPD ‘Parking Standards (2006)’ and the provisions of the National Planning Policy Framework (2012).

15. ++ 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


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(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) before and after construction condition surveys of the highway and a commitment to fund the repair of any damage caused

has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.

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), SPD ‘Parking Standards (2006)’ and the provisions of the National Planning Policy Framework (2012).

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).

Surface Water Drainage 17. ++ Prior to the commencement of development, construction drawings of the surface

water drainage network and associated sustainable drainage components, flow control mechanisms and a construction method statement shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall then be constructed as per the agreed submitted drawings and calculations. No alteration to the agreed drainage scheme shall occur without the prior written approval of the Local 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. ++ The development hereby permitted shall not be first occupied until details of the

maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall be implemented prior to the first occupation 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 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 aspect


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iii. 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; and

iv. 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. ++ No dwelling shall be first occupied until a verification report, (appended with

substantiating evidence demonstrating the approved construction details and specifications have been implemented in accordance with the approved surface water drainage scheme), has been 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 and to comply with Policies CS9 and CS16 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

Noise / Plant / External Lighting: 20. ++ Prior to the commencement of any above ground works to construct the

development hereby permitted, a fully detailed scheme for protecting the residential flats from noise shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out concurrently with the development of the site and shall then be implemented in full as agreed in writing by the Local Planning Authority before each dwelling is occupied and shall be permanently retained thereafter.

Reason: To protect the amenities of the occupants of the proposed development from noise disturbance 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).

21. ++ No fixed plant and equipment associated with air moving equipment, compressors,

generators or plant or similar equipment shall be installed on the site until details, including acoustic specifications, have been submitted to and approved in writing by the Local Planning Authority. Noise rating of any plant shall not exceed the prevailing background noise level. The development shall be carried out strictly in accordance with the approved details and permanently retained as such unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To protect the environment and amenities of the occupants of neighbouring properties 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).


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22. ++ Prior to the installation of any external lighting (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) details shall be submitted to and approved in writing by the Local Planning Authority. The lighting as approved shall be installed prior to the first use/occupation of the development hereby permitted and shall be permanently maintained in accordance with these standards thereafter unless otherwise first agreed in writing by the Local Planning Authority.

Reason: To protect the appearance of the surrounding area and the residential amenities of neighbouring properties in accordance with Policies CS18 and CS21 of the Woking Core Strategy (2012) and policy DM7 of the Development Management Policies DPD (2016).

Piling: 23. ++ No piling shall take place until a piling method statement (detailing the depth and

type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to adversely impact upon local underground sewerage utility infrastructure contrary to policy CS16 of the Woking Core Strategy (2012).

Removal of Telecom PD / TV Signals 24. Notwithstanding the provisions of Article 3, Schedule 2, Part 16, Classes A, B and C

of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), (or any Orders amending or re-enacting that Order with or without amendments) no telecommunications equipment to the building hereby permitted shall be erected without the prior written consent of the Local Planning Authority.

Reason: To ensure a satisfactory appearance and to protect the visual amenities of the locality in accordance with Policy CS21 of the Woking Core Strategy (2012).

25. ++ Prior to the commencement of the development hereby permitted, a television

reception survey and television impact assessment shall be undertaken and submitted to and approved in writing by the Local Planning Authority. Any measures identified to mitigate against any adverse effects shall be carried out in accordance with the approved details and within the timescales as may be agreed.

Reason: To ensure no adverse impact upon telecommunication signals in accordance with Policy CS21 of the Woking Core Strategy (2012) and the provisions of the National Planning Policy Framework (2012).

Informatives


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1. 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).

2. The applicants 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. You are 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.

3. 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.

4. Prior to the commencement of development, the applicant should contact the

Council’s Community Infrastructure Levy (CIL) Officer to confirm the social housing relief for the proposed residential units and if the flexible use unit is to be in Class A1 (Retail) use then this would be liable under the Council’s CIL Charging Schedule and the appropriate CIL forms will need to be submitted.

5. The applicant is advised that, under the Control of Pollution Act 1974, site 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.

6. This decision notice should be read in conjunction with the related Legal Agreement. 7. For the avoidance of doubt, the following definitions apply to condition 11 relating to

contaminated land:

Desk study- This will include: - (i) a detailed assessment of the history of the site and its uses based upon all available information including the historic Ordnance Survey and any ownership records associated with the deeds. (ii) a detailed methodology for assessing and investigating the site for the existence of any form of contamination which is considered likely to be present on or under the land based upon the desk study. Site Investigation Report: This will include: - (i) a relevant site investigation including the results of all sub-surface soil, gas and groundwater sampling taken at such points and to such depth as the Local Planning Authority may stipulate. (ii) a risk assessment based upon any contamination discovered and any receptors.

Remediation action plan: This plan shall include details of: - (i) all contamination on the site which might impact upon construction workers, future occupiers and the surrounding environment;


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(ii) appropriate works to neutralise and make harmless any risk from contamination identified in (i)

Discovery strategy: Care should be taken during excavation or working of the site to investigate any soils which appear by eye or odour to be contaminated or of different character to those analysed. The strategy shall include details of: - (i) supervision and documentation of the remediation and construction works to ensure that they are carried out in accordance with the agreed details; (ii) a procedure for identifying, assessing and neutralising any unforeseen contamination discovered during the course of construction (iii) a procedure for reporting to the Local Planning Authority any unforeseen contamination discovered during the course of construction

Validation strategy: This shall include : - (i) documentary evidence that all investigation, sampling and remediation has been carried out to a standard suitable for the purpose; and (ii) confirmation that the works have been executed to a standard to satisfy the planning condition (closure report).

All of the above documents, investigations and operations should be carried out by a qualified, accredited consultant/contractor in accordance with a quality assured sampling, analysis and recording methodology.

8. 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.

9. The permission hereby granted shall not be construed as authority to carry out any

works on the highway. The applicant is advised that prior approval must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, or verge to form a vehicle crossover or to install dropped kerbs. Please see www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs

10. 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 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 see http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme. The applicant is also advised that Consent may be required under Section 23 of the Land Drainage Act 1991. Please see www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/floodingadvice.

11. 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


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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.

12. With regard to condition 23 the developer is advised to contact Thames Water

Developer Services on 0800 009 3921 to discuss the details of the piling method statement prior to submission to the Local Planning Authority.

13. 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. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921.

14. There are public sewers crossing or close to the development. In order to protect

public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer. Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted for extensions to existing buildings. The applicant is advised to visit: thameswater.co.uk/buildover

15. The developer is advised that a Groundwater Risk Management Permit from Thames

Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. Thames Water would expect the developer to demonstrate what measures will be undertaken to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 02035779483 or by emailing [email protected] . Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality

16. The applicant is advised that 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.