A3 WA/2018/1703Waverley Borough Council - Housing09/10/2018

Application under Regulation 3 of the Town and Country Planning General Regulations 1992 for erection of a building to provide 2 flats with associated works at Car Park, Ryle Road, Farnham

Committee :Meeting Date

Western Area02/01/19

Town: FarnhamWard: Farnham FirgroveCase Officer: Mr Chris Turner

Neighbour Notification Expiry Date 13/11/2018Expiry Date 03/12/2018Extended expiry date 05/01/2019

RECOMMENDATION That, subject to conditions and securing the appropriate mitigation in relation to the Thames Basin Heath SPA permission be GRANTED

Introduction

The site has been brought before the Area Committee as the site is owned by Waverley Borough Council.

Location Plan:

Site Description

The application site is located on the eastern side of Ryle Road. It currently comprises a car park. To the north of the site is Pilgrim Way Primary school. To the south of the site are residential dwellings.

Proposal

The application seeks permission for:

Erection of two, one bedroomed flats. The building would measure 8.9m (width) x 8.9m (depth) x 8.8m (height).

These would be social rented, affordable housing.

Proposed Plans

Proposed Block Plan:

Proposed Elevations

North East (Rear) Elevation:

South East Elevation (facing rear of 27,29,31 Ryle Road)

North West Elevation

South West Elevation:

Proposed Floor Plans:

Unit 1:

Unit 2:

Relevant Planning History

FAR83/54 ten lock-up garages Full Permission27/05/1954

Planning Policy Constraints

Developed Area of FarnhamWaste Tip – Potentially Contaminated LandBuilt-up Area Boundary – Farnham Neighbourhood Plan Ancient Woodland 500m Buffer ZoneWealden Heaths I SPA 5km Buffer ZoneThames Basin Heath SPA 5km Buffer Zone

Development Plan Policies and Guidance

The development plan and relevant policies comprise:

Waverley Borough Local Plan, Part 1, Strategic policies and sites (adopted February 2018): SP1,SP2, ALH1, AHN3, TD1, ST1, NE1, NE3 and CC2.

Farnham Neighbourhood Plan (made May 2017): FNP1, FNP12, FNP13, FNP15, FNP16 and FNP30.

Waverley Borough Local Plan 2002 (retained policies February 2018): D1, D4, D8 and D9.

South East Plan (saved policy NRM6)

In accordance with the National Planning Policy Framework (NPPF) due weight has been given to the relevant policies in the above plans.

Other guidance:The National Planning Policy Framework 2018 (NPPF)The National Planning Practice Guidance 2014 (NPPG)Residential Extensions Supplementary Planning Document 2010 (SPD)Council’s Parking Guidelines (2013)Surrey Vehicular and Cycle Parking Guidance (2012)Surrey Hills AONB Management Plan (2014-2019)Farnham Design Statement (2010)

Consultations and Town/Parish Council Comments

Farnham Town Council Farnham Town Council welcomes the provision of Social Housing, but is concerned of the loss of parking in the area with already limited spaces for residents and the negative impact on neighbour’s amenity.

Waverley Environmental Health – Contaminated Land

No objection subject to conditions

Waverley Environmental Health - Waste

The following provision should be provided for each flat and presented kerbside on collection days:1 x 240 litre black refuse bin (purchased at the developer’s cost)1 x 240 blue recycling bin (ordered through WBC)1 x 240 brown garden waste bin (subscription service)1 x 23 litre kerbside food waste caddy (ordered through WBC)1 x 7 litre kitchen food waste caddy (this is to be kept in the kitchen to allow residents to transfer theirfood waste to the kerbside caddy. Ordered through WBC).

Surrey County Council Highways

No objection subject to conditions

Surrey Wildlife Trust No objection subject to conditionsNatural England Natural England have no comments to make

on this application, as long as the relevant avoidance and mitigation measures specified in the Appropriate Assessment are secured.

Representations

Neighbour notification letters were sent on: 17/10/2018.

10 letters have been received raising objection on the following grounds:

Parking stress report is out of date. Parking stress report does not consider the impact of school parking. Ecology report is out of date. No bat survey has been submitted.

The proposal would be harmful to the security of existing neighbours. The proposal conflicts with the Farnham Neighbourhood Plan, Local

Plan 2002 and Farnham Design Statement. Overdevelopment Unacceptable amenity area. Overprovision of parking space. The site is not large enough for construction vehicles Rumble strip will increase noise. Impact on trees Light pollution Loss of light Loss of parking

Planning Considerations

Design and impact on visual amenity

Policy TD1 of the Local Plan 2018 (Part 1) requires development to be of high quality design and to be well related in size, scale and character to its surroundings. Retained Policies D1 and D4 of the Local Plan 2002 are attributed substantial and full weight respectively due to their level of consistency with the NPPF 2018.

The Farnham Design Statement identified the site as being within the Firgrove Character Area. The Design Statement goes on to state that development within the Firgrove Character Area should be consistent with the prevailing character of the area and bicycle stores and bin stores must be integrated sensitively into all new development and not allowed to result in harm to the character of the area.

The surrounding area comprises two storey, brick, built semi-detached properties, finished with tile roofs.

The proposed building would be part two storey, part single storey and constructed of brick with some rendered detailing and clay tile roofing. It would be finished with a pitched gable roof.

The proposed dwelling would be considered to be of an appropriate scale and would have a footprint which would be similar to the existing surrounding residential dwellings. The overall form of the building would vary from the surrounding residential properties, however, the gable roof would be considered to be in keeping with the prevalent character of the surrounding properties in accordance with the Farnham Design Statement.

Views of the building would be limited and only via the access to the site, therefore Officers are satisfied that the proposed design would not be harmful to the streetscene.

The proposed storage sheds would be considered to be appropriately designed and would be similar in appearance to shed/outbuildings, which are present in surrounding residential properties. Officers are satisfied their integration to the scheme would not be harmful to the character of the surrounding area in accordance with the Farnham Design Statement.

The proposals would therefore be considered to accord with Policy TD1 of the Local Plan (Part 1) 2018, FNP1 of the Farnham Neighbourhood Plan 2017 and retained Policies D1 and D4 of the Local Plan 2002.

Impact on residential amenity

Policy TD1 of the Local Plan 2018 (Part1) seeks to ensure that new development is designed to create safe and attractive environments that meet the needs of users and incorporate the principles of sustainable development. Retained Policies D1 and D4 of the Local Plan 2002 are given substantial and full weight respectively due to their consistency with the NPPF 2018.

The Residential Extensions SPD advises that as a general rule of thumb there should be 18m from proposed windows to private amenity space and 21m from proposed windows to facing windows to avoid a harmful loss of privacy. It goes on to say two storey developments should generally not come within 3m of the shared boundary to avoid an overbearing impact.

The proposed development would measure approximately 1m to the shared boundary of no. 27-33 Ryle Road. It would therefore fall short of the recommended guideline. However, no. 27-33 Ryle Road have gardens which measure approximately 23m in length. Therefore, whilst Officers acknowledge that the proposal would not meet the recommended guideline, the proposal would not be sited adjacent to primary amenity space such as space located immediately adjacent to the dwelling. Therefore Officers are satisfied that the proposed development would not have an overbearing impact to adjacent neighbours.

The proposed development features windows at first floor level on the north east and south west elevations.

Windows on the north east elevation would serve a bathroom and kitchen and are proposed to be obscure glazed. Outlook from these windows would

therefore be restricted over the adjoining neighbouring gardens serving no. 35, 37 and 39 Ryle Road. Whilst the separation distance from these windows to the amenity space of these gardens would fall short of the guidelines, the proposed windows would not have views over the primary amenity space of these dwelling and would have oblique views towards the rear of these neighbouring dwellings. Officers are therefore satisfied that these windows would not lead to a materially harmful loss of privacy to these neighbours.

Windows on the south west elevation would be principal windows for the living room and bedroom for unit 2 and would feature Juliet balconies which would be obscure glazed. These windows would fall short of the recommended separation distance to the private amenity area of no. 13 Ryle Road as they would measure approximately 13m from the rear garden of this dwelling. However, the garden serving this dwelling would be 17m in length. Officers would therefore be satisfied that the outlook from these windows would not be over primary amenity space of the dwelling. Furthermore, the proposed shortfall would not be inconsistent with the relationship of surrounding dwellings such as no. 21, 19 and 17 Ryle Road. Officers would therefore be satisfied that the views from these windows would not be harmful to the privacy of the adjoining neighbours.

A rooflight would be located on the southern elevation. As this would be high level, Officers would be satisfied that the rooflight would have a limited view into the rear garden of no. 27, 29 and 31 Ryle Road and would not have a harmful impact on the privacy of these neighbours.

The proposal would therefore be considered to accord with retained Policies D1 and D4 of the Local Plan 2002.

Impact on Trees

Policy NE2 of the Local Plan (Part 1) 2018 states that the Council will seek, where appropriate, to maintain and enhance existing trees, woodland and hedgerows within the Borough. Retained Policies D6 and D7 of the Local Plan 2002 are attributed full and significant weight respectively due to their level of consistency with the NPPF 2018.

To the north of the site is a band of trees and therefore the Council’s Tree Officer has been consulted on the application. The Officer considers that direct tree loss as a result of the proposal would not harm any trees of high public amenity value, however, owing to the constrained nature of the site, the proposal could potentially put pressure on the long term retention of trees within this landscape buffer.

A condition has been recommended to protect the rooting area of the trees along the northern boundary. Furthermore, although it is accepted that there would be some shade of the garden, this would not be significant enough to warrant refusal.

Subject to the implementation of this condition, the proposal would be considered to accord with Policy NE2 of the Local Plan (Part 1) 2018.

Standard of Accommodation

Standard of Accommodation and Provision of Amenity and Play Space The Government Technical Housing standards – nationally described space standards (2015) requires dwellings to meet certain internal space standards in order to ensure that an appropriate internal standard of accommodation has been provided for future occupiers. Until the Council has a Local Plan Policy in respect of these standards, they should only be given limited weight and used as guidance to inform the decision on this proposal.

Policy TD1 seeks to maximise the opportunity to improve the quality of life, health and well-being of current and future residents through the provision of appropriate private amenity space and appropriate internal space standards for new dwellings.

The proposal would provide two, one bedroomed flats.

The following table provides a comparison between the proposed floor area and the technical housing document.

Technical requirementsfor minimum grossinternal floor areas.

Technical requirements for storage.

Proposed Internal FloorArea

Proposed storage space.

Unit 1 50sqm 1.5sqm 65sqm 1.6sqmUnit 2 50sqm 1.5sqm 58sqm 6.8sqm

The following table provides an analysis of the bedroom size against the national technical space standards:

Technical Standard Proposed SizeUnit 1, 1 bedroom 11.5sqm 13.6sqmUnit 2, 1 bedroom 11.5sqm 11.5sqm

The proposed flats would meet all the required standards regarding floor area and bedroom sizes. Furthermore, all habitable rooms are served by an appropriate level of light and outlook. As such, the proposal is considered to provide an adequate standard of accommodation for future residents.

On promoting healthy communities, the NPPF sets out that planning policies and decisions should aim to achieve places which promote safe and accessible developments, with high quality public space which encourage the active and continual use of public areas. These should include high quality open spaces and opportunities for sport and recreation which can make an important contribution to the health and well-being of communities.

The flats would be served by adequate amenity areas to the rear which would be considered to provide an appropriate amenity area for future occupiers. The amenity area for flat 2, could be well shaded by the trees to the north and the proposed building and this would be a negative aspect of the scheme to be weighed in the planning balance. Officers consider that whilst this would not be ideal, the potential harm from this relationship would not be sufficient grounds to refuse the application and would not outweigh the benefits of the scheme.

The proposal would provide an adequate standard of accommodation in accordance with Policy TD1 of the Local Plan (Part 1) 2018.

Impact on Parking and Highways

Policy ST1 of the Local Plan 2018 (Part 1) states that development schemes should be located where it is accessible by forms of travel other than by private car; should make necessary contributions to the improvement of existing and provision of new transport schemes and include measures to encourage non-car use. Development proposals should be consistent with the Surrey Local Transport Plan and objectives and actions within the Air Quality Action Plan. Provision for car parking should be incorporated into proposals and new and improved means of public access should be encouraged.

The County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and is satisfied that the application would not have a severe impact on the safety and operation of the adjoining public highway, subject to conditions.

The NPPF supports the adoption of local parking standards for both residential and non-residential development. The Council has adopted a Parking Guidelines Document which was prepared after the Surrey County

Council Vehicular and Cycle Parking Guidance in January 2012. Policy ST1 of the Local Plan (Part 1) 2018 states that development schemes should have appropriate provision for car parking. Development proposals should comply with the appropriate guidance as set out within these documents.

Appendix 2 of the Council’s Parking Guidelines document requires that for 1 bedroom residential dwellings outside the Town Centre there should be a minimum of 1 vehicular parking space per unit and 1 cycle space per unit. The applicant is proposing to provide 1 parking space per unit, 1 cycle space and 1 disabled parking space and guest cycle space. The proposal would therefore accord with the Council’s Parking Standards document.

The existing use of the site comprises a car park with no attachment or allocation of parking to surrounding buildings. It was formerly granted permission for the use of 11 lock up garages under application FAR83/54.

However, the site has been used informally for the use of the car parking for the adjoining primary school during collection and drop off and is currently unrestricted. In support of the application the applicant has submitted a ‘Parking Stress Survey’.

The survey concludes that the existing car park provides 8 car parking spaces and as the proposed development would provide 3 car parking spaces there would be a net loss of 5 car parking spaces. Officers disagree with this assessment as the proposed parking spaces would be private and therefore would not be unrestricted for the use of the public.

However, the report identifies 48 off street car parking spaces and notes that many of the surrounding dwellings are served by off street parking areas. Whilst Officers acknowledge that there would be some impact from loss of parking owing to the development, Officers do not consider that the loss of parking spaces would be a sufficient reason to refuse the application.

Housing Land Supply

The Council published its 5 year housing land supply statement in September, with a base date of April 2018. This document confirms that the Council has 5.8 years’ worth of housing supply. Therefore, the Council can demonstrate the requirement of paragraph 73 of the NPPF.

Affordable Housing

There is a considerable need for affordable housing across the borough and securing more affordable homes plays a key role in supporting community

wellbeing, a priority in the Waverley Borough Council Corporate Plan 2016-2019. As a strategic housing authority, the Council has a role in promoting the development of additional affordable homes to meet local housing need. Planning mechanisms are an essential part of the Council’s strategy of meeting local housing needs.

The proposal would provide 2 x 1 bed affordable flats. This should be weighed into the planning balance.

Potentially Contaminated Land

The proposal is located on potentially contaminated land. The Council’s Environmental Health Officer has assessed the application and has not raised objection subject to the imposition of conditions.

The proposal is therefore considered to be in accordance with retained Policy D1 of the Local Plan 2002 and paragraphs 170 and 180 of the NPPF.

Effect on the SPA

The site is located within the Wealden Heaths I SPA 5km Buffer Zone and Thames Basin Heath SPA 5km Buffer Zone.

In light of the recent European Court of Justice ruling (Case C 323/17 - People Over Wind and Sweetman 2018) relating to the Habitats Directive, mitigation cannot be taken into consideration at screening stage. This judgement affects the way the Council approaches Habitats Regulations Assessments and therefore an Appropriate Assessment has been undertaken for the site. The Appropriate Assessment, which has been approved by Natural England, concludes that with appropriate mitigation, in this instance a financial contribution towards the SANG at Farnham Park, the proposal would not affect the integrity of the SPA.

Given the conclusion of the Appropriate Assessment, in order for the development to be acceptable in planning terms, and to comply with the Conservation of Habitats and Species Regulations 2017 and avoid a likely significant effect upon the Thames Basin Heaths SPA, a payment is required as part of any subsequent planning approval to secure a financial contribution of £3,457 (£2,661 towards a SANG and £796 towards SAMM), in line with the Waverley Borough Council Thames Basin Heaths Special Protection Area (TBH SPA) Avoidance Strategy (July 2016). This figure is based on the proposal being for one, three bedroom dwelling.

The pooling of contributions towards SANG, which is for the ongoing maintenance and enhancement of the SANG at Farnham Park, rather than the provision of new SANG, is not considered to be infrastructure and does not therefore need to comply with CIL Regulation 123.

Subject to completion of the payment, the effect upon the SPA would be mitigated in accordance with Policies NE1 and NE3 of the Local Plan 2018 (Part 1), Policy FNP12 of the Farnham Neighbourhood Plan 2017 and the adopted Avoidance Strategy.

Biodiversity and compliance with Habitat Regulations 2017

Policy NE1 of the Local Plan 2018 (Part 1) states that the Council will seek to conserve and enhance biodiversity. Development will be permitted provided it retains, protects and enhances biodiversity and ensures any negative impacts are avoided or, if unavoidable, mitigated.

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

The application property does not fall within a designated SPA, SAC, SNCI or SSSI. It is not within 200m of ancient woodland or water, and is not an agricultural building or barn. Having regard to this, and the completed biodiversity checklist, it is considered that a biodiversity survey is not required in this instance.

In support of the application the applicant has submitted a ‘Phase 1 Ecology Survey’ by AGB Environmental dated 18 March 2016. Surrey Wildlife have been consulted on the application and have not raised objection subject to the implementation of conditions.

The site provides the opportunity to enhance biodiversity therefore conditions are attached requiring:

The development should progress in line with the impact avoidance recommendations of Paragraph 5.1 and enhancements of paragraph 5.2 of the above referenced Ecological Appraisal report and incorporate the following;

Providing bird and bat boxes erected on or integral within the new building

Using native species when planting new trees and shrubs, preferably of local provenance from seed collected, raised and grown only in the UK,

suitable for site conditions and complimentary to surrounding natural habitat. Planting should focus on nectar-rich flowers and/or berries as these can also be of considerable value to wildlife

As the proposal site is located adjacent to a tree belt which could be suitable habitat for bat foraging and commuting; external lighting should comply with the recommendations of the Bat Conservation Trusts’ document entitled “Bats and Lighting in the UK – Bats and The Built Environment Series”.

Subject to the implementation of these conditions, the proposal would be considered to accord with Policy NE1 of the Local Plan (Part 1) 2018.

Accessibility

Policy AHN3 of the Local Plan Part 1 (2018) states that the Council will require the provision of new developments to meet Building Regulations M4 (2) Category 2 standard: “Accessible and adaptable dwellings” to meet the needs of older people and those with disabilities.

The supporting text to the policy states that this will be delivered through the implementation of planning permissions. As such, this will be picked up by the building control process when planning permission is implemented.

Sustainability

Policy CC2 of the Local Plan 2018 seeks to ensure all new development includes measures to minimise energy and water use. The Policy goes on to say that new dwellings shall meet the requirement of 110 litres of water per person per day. A condition is recommended requiring the submission of details to confirm that the dwellings have been designed and completed to meet the requirement of 110 litres of water per person per day, prior to the occupation of the dwellings.

Parish Council / Third Party Representations

Regarding visual amenity, impact on residential amenity, ecology and impact on trees. These considerations have been addressed in the main body of the report. In response to other third party representations Officers provide the following response:

Security – Provision of a dwelling in this location would provide surveillance to this area of land.

Light pollution – The proposed external lighting is not considered to be harmful in terms of the light pollution in the surrounding area, and would not be considered to be harmful to the amenity of surrounding residents. Noise – The rumble strip would not be considered to result in a materially harmful impact on residential occupiers by way of noise pollution.

Conclusion

The proposal is considered to be in accordance with the Development Plan, as such, planning permission is recommended for approval.

Recommendation

That permission be GRANTED subject to securing the appropriate mitigation in relation to the Thames Basin Heath SPA and the following conditions:

1. ConditionThe plan numbers to which this permission relates are 3828_PL 01 Rev A, 3828_PL 02 Rev B, 3828_PL 03 Rev B, 3828_PL 04 Rev E, 3828_PL 05 Rev B, 3828_PL 06 Rev B and 3828_PL 07 Rev A. The development shall be carried out in accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing with the Local Planning Authority.

ReasonIn order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies D1 and D4 of the Local Plan 2002.

2. ConditionNo development shall take place until details of the materials to be utilised in the construction of the development hereby permitted, have been submitted to and approved, in writing, by the Local Planning Authority. The development shall be carried to in accordance with the approved details.

ReasonIn the interests of the character and amenity of the area in accordance with Policy TD1 of the Local Plan Part 1 2018, FNP1 of the Farnham neighbourhood Plan 2017 and retained Policies D1 and D4 of the Local Plan 2002. This is a pre-commencement which goes to the heart of the permission.

3. ConditionThe first floor windows located in the north eastern and the rooflight in the south eastern elevation shall be glazed with obscure glazing to the extent that intervisibility is excluded to a point of 1.7 metres above the floor of the room that it serves, shall be 'fan light' opening only and shall be retained as such.

ReasonIn order to protect the character and amenity of the area from inappropriate development and to accord with Policy TD1 of the Local Plan Part 1 2018 and retained Policies D1 and D4 of the Waverley Borough Local Plan 2002.

4. ConditionNo part of the development shall be first occupied unless and until the proposed modified access to Ryle Road has been constructed in accordance with the approved plans and thereafter shall be permanently maintained.

ReasonIn order that the development should not prejudice highway safety nor cause convenience to other highway users in accordance with Policy ST1 of the Local Plan (Part 1) 2018 and NPPF 2018.

5. ConditionThe development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for vehicles and bicycles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking and turning areas shall be retained and maintained for their designated purposes.

ReasonIn order that the development should not prejudice highway safety nor cause convenience to other highway users in accordance with Policy ST1 of the Local Plan (Part 1) 2018 and NPPF 2018.

6. ConditionNo development shall commence until a Construction Transport Management Plan, to include details of:(a) parking for vehicles of site personnel, operatives and visitors(b) loading and unloading of plant and materials(c) storage of plant and materials(d) measures to prevent the deposit of materials on the highway

(e) no HGV movements to or from the site shall take place between the hours of 8.30 and 9.15 am and 3.15 and 4.00 pm nor shall the contractor permit any HGVs associated with the development at the site to be laid up, waiting, in Ryle Road and Talbot Road during these times has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development.

ReasonIn order that the development should not prejudice highway safety nor cause inconvenience to other highway users in accordance with Policy ST1 of the Local Plan (Part 1) 2018 and NPPF 2018. This is a pre-commencement condition which goes to the heart of the permission.

7. Condition:The development hereby approved shall not be occupied unless and until each of the proposed dwellings are provided with a fast charge socket (current minimum requirements - 7 kw Mode 3 with Type 2 connector - 230v AC 32 Amp single phase dedicated supply) in accordance with a scheme to be submitted and approved in writing by the Local Planning Authority and thereafter retained and maintained to the satisfaction of the Local Planning Authority.

ReasonIn accordance with Policy ST1 of Waverley Borough Council's Local Plan (Part 1) 2018.

8. Condition:Prior to commencement of development, other than that required to be carried out as part of demolition or approved scheme of remediation, the following shall be submitted to and approved in writing by the Local Planning Authority:a) An investigation and risk assessment, in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The investigation and risk assessment shall be undertaken by a competent person as defined in Annex 2: Glossary of the NPPF.b) If identified to be required, a detailed remediation scheme shall be prepared to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property. The scheme shall include(i) All works to be undertaken(ii) Proposed remediation objectives and remediation criteria(iii) Timetable of works

(iv) Site management proceduresThe scheme shall ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. The remediation works shall be carried out in strict accordance with the approved scheme. The Local Planning Authority shall be given two weeks written notification of commencement of the remediation scheme works.

ReasonTo ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with retained Policy D1 of the Waverley Borough Local Plan 2002. This is a pre-commencement which goes to the heart of the permission.

9. ConditionUpon completion of the approved remediation works, a verification report demonstrating the effectiveness of the approved remediation works carried out shall be completed in accordance with condition 8 and shall be submitted to the Local Planning authority for approval prior to occupation of the development.

Reason:To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with retained Policy D1 of the Waverley Borough Local Plan 2002.

10. Condition:Following commencement of the development hereby approved, if unexpected contamination is found on site at any time, other than that identified in accordance with Condition 8, the Local Planning Authority shall be immediately notified in writing and all works shall be halted on the site. The following shall be submitted and approved in writing by the Local Planning Authority prior to the recommencement of works:a) An investigation and risk assessment, undertaken in the manner set out in Condition 8 of this permission.b) Where required, a remediation scheme in accordance with the requirements as set out in Condition 8.

c) Following completion of approved remediation works, a verification report, in accordance with the requirements as set out in Condition 9.

Reason:To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with retained Policy D1 of the Waverley Borough Local Plan 2002.

11. ConditionAny external lighting installed on this development shall comply with the recommendations of the Bat Conservation Trusts' document entitled ""Bats and Lighting in the UK - Bats and The Built Environment Series"".

Reason In order to protect the biodiversity of the site in accordance with policy NE1 of the Local Plan 2018 (Part 1)

12. ConditionThe development should progress in line with the impact avoidance recommendations of Paragraph 5.1 and enhancements of paragraph 5.2 of the above referenced Ecological Appraisal report and incorporate the following;• Providing bird and bat boxes erected on or integral within the new building.• Using native species when planting new trees and shrubs, preferably of local provenance from seed collected, raised and grown only in the UK, suitable for site conditions and complimentary to surrounding natural habitat. Planting should focus on nectar-rich flowers and/or berries as these can also be of considerable value to wildlife.

Reason In order to protect the biodiversity of the site in accordance with policy NE1 of the Local Plan 2018 (Part 1)

13. Condition Prior to the occupation of the dwellings, details shall be submitted to and be approved in writing by the Local Planning Authority to confirm that the dwellings have been completed to meet the requirement of 110 litres of water per person per day.

Reason To ensure sustainable construction and design in accordance with Policy CC2 of the Waverley Local Plan Part 1 (2018)

14. ConditionThe dwelling shall remain as affordable housing for rent in accordance with the definition as defined within the NPPF 2018 or subsequent Government Guidance, unless written to and approved in writing by the Local Planning Authority 2018.

ReasonIn order to ensure that the scheme provides affordable housing in accordance with AHN1 of the Local Plan (Part 1) 2018.

Informatives

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

2. 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 38 of the National Planning Policy Framework 2018.

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

4. There is a fee for requests to discharge a condition on a planning consent. The fee payable is £116.00 or a reduced rate of £34.00 for household applications. The fee is charged per written request not per condition to be discharged. A Conditions Discharge form is available and can be downloaded from our web site.

Please note that the fee is refundable if the Local Planning Authority concerned has failed to discharge the condition by 12 weeks after receipt of the required information.

5. 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 seewww.surreycc.gov.uk/roads-and-transport/road-permits-and licences/vehicle-crossovers-or-dropped-kerbs.

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

7. It is the responsibility of the developer to ensure that the electricity supply is sufficient to meet future demands and that any power balancing technology is in place if required. Please refer to: http://www.beama.org.uk/resourceLibrary/beama-guide-to-electric-vehicle-infrastructure.html

for guidance and further information on charging modes and connector types.