November 2009

11

Nathaniel Lichfield & Partners Ltd

14 Regent's Wharf

All Saints Street

London N1 9RL

T 020 7837 4477

F 020 7837 2277

london@nlpplanning.com

www.nlpplanning.com

GODALMING KEY SITE

STATEMENT OF COMMUNITY

INVOLVEMENT

Offices also in

Cardiff

Manchester

Newcastle upon Tyne

11999/741236v1

Contents1

1.0 Introduction 1

2.0 Policy Context 2 Planning and Compulsory Purchase Act (2004) 2 PPS 1: ‘Delivering Sustainable Development’ (2005) 2 The Statements of Community Involvement and Planning Applications, ODPM 3 (December 2004) 3 Waverley Borough Council (2007) 3

3.0 Pre Application Consultation 5

4.0 Changes due to Consultation Process 9

5.0 Summary and Conclusions 10

Appendix 1: Public Exhibition - blank response form

Appendix 2: Exhibition boards and material presented

P1/10 11999/741236v1

1.0 Introduction

1.1 This Consultation Statement has been prepared on behalf of Flambard

Developments Limited to accompany a full planning application for the

redevelopment of the Key Site, Godalming. The proposed development

comprises 182 one, two and three bedroom residential units, 195 car parking

spaces at basement level and four car parking spaces at Cateshall Lane,

commercial floorspace for a range of uses (potentially comprising A1, A2, A3,

B1, D1 and D2 uses), accommodation for the police, associated highway works

and landscaping.

1.2 The site is identified in the Waverley Borough Council (WBC) Local Plan (2002)

as a strategic site suitable for redevelopment. Policy TC6 of the WBC Local Plan

recognises that the site is appropriate for a range of uses. In 2000 the Council

commissioned Roger Evans Associates to produce a Development Framework

for the site. However, this Framework document is now somewhat outdated.

1.3 In 2007 a planning application was submitted to redevelop the Godalming Key

Site. The application was appealed on the grounds of non determination and

the Inspector recommended approval. However, the Secretary of State refused

the application due to concerns about the detailed design of the scheme which

the SoS considered weighed against the proposal.

1.4 The application proposals have, therefore, taken account of the SoS decision,

the physical characteristics of the site, constraints in terms of existing uses,

the requirements of the redevelopment and the need for remediation.

1.5 The application is described in detail in the Design and Access Statement and

Planning Statement.

Purpose of Report

1.6 This report provides a summary of the consultation that has been undertaken in

connection with the proposed redevelopment of the Key Site. The report also

summarises the issues that were identified during a recent public exhibition

and the changes that have been made to the scheme following the comments

received.

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2.0 Policy Context

Planning and Compulsory Purchase Act (2004)

2.1 The Planning and Compulsory Purchase Act, 2004 introduced a number of

changes to the planning system. The statutory development plan (local plan,

structure plan and unitary development plan) is to be replaced by a new set of

documents and will now comprise the Regional Spatial Strategy and the

Development Plan Documents. In addition to the new framework and

documents there is also an increased emphasis on public involvement and

ensuring that the public can participate in the planning process at an early

stage.

PPS 1: ‘Delivering Sustainable Development’ (2005)

2.2 Planning Policy Statement 1 (PPS) sets out the Government’s policies on the

delivery of sustainable development through the planning system and identifies

that the planning process offers local communities real opportunities to

influence how they want their areas to develop. It is noted that:

“…More effective community involvement is a key element of the Government’s

planning reforms. This is best achieved where there is early engagement of all

the stakeholders in the process of plan making and bringing forward

development proposals. This helps to identify issues and problems at an early

stage and allows dialogue and discussion of the options to take place before

proposals are too far advanced.” (Paragraph 11)

2.3 PPS1 continues:

“Pre-application discussions are critically important and benefit both developers

and local planning authorities in ensuring a better mutual understanding of

objectives and the constraints that exist. In the course of such discussions

proposals can be adapted to ensure that they better reflect community

aspirations and that applications are complete and address all the relevant

issues. Local planning authorities and applicants should take a positive attitude

towards early engagement in pre-application discussions so that formal

applications can be dealt with in a more certain and speedy manner and the

quality of decisions can be better assured.” (Paragraph 12)

2.4 The above advice is expanded in paragraphs 40-44 where it is added that:

1 Local communities should be given the opportunity to be consulted on

proposals for development.

2 Local authorities should play a key role in developing full and active

community involvement in their areas.

3 An inclusive approach should be taken to ensure that different groups have

the opportunity to participate, and therefore identifying and understanding

P3/10 11999/741236v1

the needs of groups who find it difficult to engage with the planning system

is critical to achieving sustainable development objectives.

2.5 It advises that effective community involvement requires an approach which;

i Tells communities about emerging proposals in good time.

ii Consults on formal proposals.

iii Ensures that consultation takes place in locations that are widely

accessible.

iv Provides and seeks feedback. (Paragraph 43)

The Statements of Community Involvement and Planning

Applications, ODPM

(December 2004)

2.6 This guidance emphasises the importance of consulting with local communities

early in the planning process:

“We would… encourage developers to undertake pre-application discussions and

early community consultation on significant applications…” (Paragraph 3.18)

2.7 It identifies potential measures, including:

1 Public meetings

2 Public exhibitions

3 Consultation groups

4 Pre-existing panels, forums and design teams (Section 3.2)

Waverley Borough Council (2007)

2.8 Under the provisions of the Planning Reform (2004) Local Planning Authorities

are required to set out details of how the Council will consult the local

community during the planning process. Local Planning Authorities are required

to set out details within a ‘Statement of Community Involvement’ (SCI). As

such, The Waverley Borough Council Statement of Community Involvement (July

2006) identifies the Council’s approach to community consultation during the

planning process.

2.9 The SCI sets out details of the Council’s principles for community involvement,

and recognises the importance of providing local residents and other interested

parties with the opportunity to participate in the consideration of development

proposals that may affect them. The SCI states that Council will continue to

comply with the statutory requirements and that it will to carry out additional

consultation and participation arrangements (such as publishing information on

its web site and improving its on-line services, including the opportunity to

make comments on planning applications via the internet).

2.10 The Council encourages pre-application dialogue between applicants and, in the

case of more significant developments, also encourages early engagement with

the local community. There is no legal requirement for applicants to show that

P4/10 11999/741236v1

they have carried out such pre-submission consultation, but the SCI identifies

that pre-application consultation will be encouraged.

2.11 The Council has also established a Development Control Forum, which provides

an opportunity for community involvement in schemes prior to the submission

of a planning application.

P5/10 11999/741236v1

3.0 Pre Application Consultation

Meetings

3.1 A number of pre-application meeting have taken place in connection with the

revised proposals for the Godalming Key Site, including the following:

1 CABE: A site visit and meetings with CABE and a pre-application panel

review. CABE has generally welcomed the design approach that has been

taken by Allies and Morrison and has advised that they consider that the

proposals “show the potential to be a scheme that will have the high design

quality and distinctiveness appropriate for the significance of the site within

Godalming.” In order to address comments/feedback from CABE a number

of design changes have been made. More detail about the changes made is

proposed within Section 4.0 of this report

2 Waverley BC: Three meetings and a site visit took place between the

applicant and Waverley Council officers (8 May, 10 July and 4 August

2009). Feedback was provided by officers at these meetings. In addition a

letter setting out some of the design officer’s comments was issued to the

applicant (1 September 2009). Although formal comments were not

provided as the applicants chose not to proceed through the formal pre-

application process.

3 English Heritage: attended design review. A draft scheme has been

presented to English Heritage (16 July 2009) and they also attended the

CABE Design Panel Review. 4 Environment Agency: Enzygo have spoken with Lance Cooper at Thames

Water Developer Services (June and July 2009) to confirm sewage

capacities and also to Nicky McHugh at Thames Water. Enzygo have also

spoken to John Woodhouse (Development Control) at the Environment

Agency (August 2009) to confirm that the previous method of assessment

would be acceptable for the revised application proposals.

5 Godalming Trust: draft proposals were presented by the applicant and Allies

and Morrison to the Godalming Trust on 28 July 2009.

6 Surrey CC: RPS has consulted with Surrey County Council Highway Authority

in connection with highway matters. A scoping meeting was held with

Andrew Stokes and Scott Dickson (Surrey County Council) in May 2009 to

consider the resided scheme. Discussions have been ongoing throughout

2009.

7 Surrey County Police: meeting with the architects on 9 July 2009 to

discuss security and design and how the proposals can be improved.

Public Exhibition 3.2 Following progress in connection with the detailed design of a revised scheme

for the Key Site a public exhibition was held during August 2009. The exhibition

was advertised via the local press (Surrey Advertiser and Godalming Times) and

members of the design team were available to respond to queries raised by

residents and other interested parties.

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3.3 The scheme presented at the exhibition ranged from three to eight storeys and

included 213 residential units arranged around three courtyards and a large

central open space.

3.4 The exhibition was held at the Baptist church in Godalming on Friday 7 August

(5.00 – 8.00pm) and Saturday 18 October 2008 (9.am - 12.00pm). At this

exhibition a number of plans and elevation drawings were available alongside

illustrative visualisations.

3.5 Over 100 people attended the exhibition across the two days (the majority of

attendees were local residents). For those who attended the exhibition,

response forms were available and a total of 89 forms were completed. An

example blank response form is attached at Appendix 1 and the material

presented at the exhibition is set out at appendix 2.

Summary of Responses

3.6 A summary of the responses set out within the forms is provided below:

• Question 1: Please identify your postcode?

The majority of people who filled out the feedback form lived in the

Godalming area. 83 people identified that they lived in the GU7 postcode

area, 3 identified that they were from the GU8 postcode area and 1 person

identified that they lived in the GU10 area.

• Question 2: Would you like to see the site developed?

Of the 88 people who answered this question, 87.5 % identified that they

would like to see the site redeveloped, the remainder (12.5%) answered

that they didn’t want the site developed or that that they didn’t know how to

respond to the question. A number of people provided more detailed

comments in response to this question and raised concerns about the

proposed scale and height of the proposals, two people also raised

concerns about the proposed access/increased traffic.

• Question 3: Do you agree that the site is suitable for residential

development, including a police station and small scale commercial and

retail units?

86 people responded to this question. 60.5% agreed with the proposed

uses, 36% did not agree with the mix of uses and 3.5% did not know. A

number of people provided more detailed comments in response to this

question. These comments generally fell within the following categories:

- Would prefer to see more community uses at the site

- Concern about increased traffic/parking problems

- The need is for family housing not flats

- The commercial units are not required in this location

- Supported the proposed police accommodation

- Plans are not sympathetic to Godalming

- The proposed scale and height is inappropriate - 2-3 storeys preferred

- There should be more affordable housing

P7/10 11999/741236v1

- The design is not an improvement (on the appeal scheme)

- Underground car park must be fully controlled.

- Density is unacceptable

• Question 4: Do you think the area will benefit from more homes?

86 people responded to this question. 65% agreed that the area would

benefit from more homes, 29% did not agree that this was the case and 6%

did not know.

• Question 5: Do you generally support the proposals?

83 people responded to this question. 25% of respondents identified that

they generally supported the proposals, 72% did not support the proposals

and 2% did not know. A number of people provided more detailed comments

in response to this question. These comments generally fell within the

following categories:

- The proposals are not in keeping with Godalming

- Site should be for community uses

- 8 storeys is too high and large – will dominate the town and spoil views

- Too dense

- The proposal is an improvement on the appeal scheme

- Inadequate access

- Need more affordable housing

- Agree that the site should be redeveloped

- Flats are less desirable, more family housing is needed

- Preferred the appeal scheme

- Increase parking problems

- The site should be developed as a whole

- Overdevelopment

- More red brick and render would be attractive

- Increased traffic problems (the roundabout already has peak flow

problems)

- There should be a residential parking permit scheme for Victoria Road

- Housing should not front Flambard Way

- The site is too far away from the town centre

- The existing site is an eyesore and should be redeveloped

- Design is too contemporary

- Concern about overshadowing

- Amenity space should be increased

- Concern about the transportation of contaminated soil

• Question 6: At the inquiry last year, the Inspector and Secretary of State

(SoS) supported the proposed height and general scale of the

development but the SoS was not satisfied with the detailed design

quality of the proposed buildings. Do you consider that the proposed

design is an improvement on the previous scheme that was considered at

inquiry?

P8/10 11999/741236v1

- 83 people responded to this question. 18% of respondents identified

that they considered that the proposed design is an improvement on the

previous scheme, 64% did not consider that the proposals were an

improvement in design terms and 18% did not know. A number of people

provided more detailed comments in response to this question. The

majority of comments mirrored those identified in questions 3 and 5.

The design specific comments included:

- Concerns about whether the visuals were accurately drawn

- Height, scale/design is unsuitable for Godalming

- Preferred the previous design

- The proposals are the same as the appeal scheme

- The proposals are an improvement

- Material quality improved

- Design has no character

- Contemporary design may be overwhelming to some residents the

traditional style of existing hosing should be incorporated into the design

- A children’s play area should be included as part of the design

• Question 7: Has the exhibition adequately explained the overall

proposals?

83 people responded to this question. 61% of respondents identified that

they considered that the exhibition had adequately explained the overall

proposals, 34% did not consider that the exhibition had adequately

explained the overall proposals and 5% did not know. A number of people

provided more detailed comments in response to this question, including:

- Requests for accurate models/photographs

- The exhibition should not have been held during the summer period

- More detail about the proposed houses/flats and the green space

- More scale drawings needed

- Better computer slide show

- Good exhibition - bad scheme

- More writing less images

- More people to answer queries

- Photomontages were misleading

- Wider consultation is needed

- No explanation about drainage, visual impact, traffic.

- No indication of where the police station will be

- Model is too small, a better and complete model is needed

- There should be a public meeting

3.7 In summary residents raised a number of concerns about the proposals

particularly in connection with scale, massing height, design and traffic impact.

P9/10 11999/741236v1

4.0 Changes due to Consultation Process

4.1 In response to comments made at the public exhibition and the final round of

pre-application consultations with Waverley Council, English Heritage, CABE

and the Godalming Trust the proposals were amended in the following way:

1 Removal of 6 units (from 213 to 207) to reduce the density of residential

units and increase the amount of communal open space

2 Alteration to the roofscape of buildings on Catteshall Lane to further

differentiate the elevational treatment to respond to the differing character

and scale of each street.

3 Introduction of additional materials along street frontages an within the

garden spaces

4 Developments in landscape treatment to achieve a better differentiation

between public and private spaces

5 Roofscape developed to produce varied chimneys and forms to respond to

distant views.

6 A commitment for the scheme to meet Code Level 4 of the 'Code for

Sustainable Homes', the previous target was to aim for Code Level 3.

4.2 Further amendments were also made following the meeting with Waverley

Council (4 August 2009) and the receipt of the design officers feedback (1

September 2009) further modifications were made to the scheme. The changes

included:

1 Reduction in the scale of the proposals along Flambard Way and Catteshall

Lane, specifically surrounding the tower to provide clear differentiation

between the tower and the adjacent blocks. These changes resulted in the

loss of 25 units, (the proposals therefore seek consent for 182 units)

2 Further alterations were made to the landscape treatment of the courtyard

to provide further differentiation of the public footpaths and residents’

amenity space.

3 The design of the flue was refined; it will now be clad in natural anodised

aluminium which reflects the sky. The flue cannot be seen in street level

views.

4 The basement has also been reduced in size, as less car parking spaces

need to be provided.

4.3 These changes mean that the total number of units has reduced from 213 to

182 (31 less than that presented at the exhibition).

4.4 Further details of the design evolution and the changes made as a result of the

public exhibition are set out within the accompanying design and access

statement.

P10/10 11999/741236v1

5.0 Summary and Conclusions

5.1 The pre-application consultation process has led to a number of changes being

made to the revised proposals for the Key Site. Significantly the proposals have

been reduced in scale resulting in the loss of 31 units in comparison to the

scheme that was presented at the public exhibition.

5.2 It is considered that the proposed changes have greatly benefited the layout

and design of the proposals and will address concerns raised by local residents

about the scale of the proposed development and its relationship with its

surroundings.

Appendix 1

Public Exhibition - blank response form

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GODALMING KEY SITE REDEVELOPMENT PROPOSALS

Public Exhibition - Feedback Form (7/8 August 2009)

1 For statistical purposes only please identify

your full home postcode

2 Would you like to see this site redeveloped? (Please circle one option)

Yes No Don’t know

2a If ‘no’ please explain below?

3 Do you agree that the site is suitable for

residential development, including a police

station and small scale commercial and retail

units? (Please circle one option)

Yes No Don’t know

3a If you disagree with the proposed land uses please explain below and identify the uses

that you consider will be appropriate?

4 Do you think the area will benefit from more

homes? (Please circle one option)

Yes No Don’t know

5 Do you generally support the proposals? (Please circle one option)

Yes No Don’t know

5a Any comments? Please expand in the space provided

P.T.O.

11999/682249v1

6 At the inquiry last year, the Inspector and

Secretary of State (SoS) supported the

proposed height and general scale of the

development but the SoS was not satisfied

with the detailed design quality of the proposed

buildings.

Do you consider that the proposed design is an

improvement on the previous scheme that was

considered at inquiry? (Please circle one option)

Yes No Don’t know

6a Any comments? Please expand in the space provided

7 Has the exhibition adequately explained the

overall proposals? (Please circle one option)

Yes No Don’t know

7a If you answered ‘No’ what else would have helped?

Thank you for taking the time to complete this Feedback Form

Appendix 2

Exhibition boards and material presented

Allies and Morrison Architects

GODALMING KEY SITE

This important site was the subject of a previous planning application by Flambard Developments Ltd for a mixed use, residential-led, regeneration scheme. After a Public Inquiry last year, the Government’s Planning Inspector recommended that planning permission should be granted, concluding that the scale of the proposed scheme was appropriate and that it would complement the existing townscape. However, the Secretary of State for Communities and Local Government turned down the application on the grounds of design quality, although she concluded that the scale of the development was acceptable.

In order to address the issue of design quality, Flambard Developments Ltd has commissioned leading architects Allies and Morrison to work up a new scheme for the site. The exhibition shows the current work in progress. We believe that Allies and Morrison has created an inspiring and sensitive design which would revitalise the area and give Godalming a high quality, landmark, development.

It would provide jobs in commercial floorspace, a new police station on the Flambard Way frontage, and new housing, with a series of intimate courtyards and open spaces.

•

This exhibition shows our emerging proposals for the redevelopment of land to the south of Flambard Way, Godalming, on the eastern edge of the town centre (known as the Godalming Key Site). We’ve shown the site and its context on the plan to the right of this board.

WELCOMESignificant public realm enhancements are also proposed in Catteshall Lane and along Flambard Way.

The scheme would be sustainable and energy efficient.

Parking is proposed for all of the 213 residential units in the scheme.

Prior to submission of a formal planning application, we want to hear the views of local people and others with an interest in the Godalming Key Site. Members of our team are present to answer any questions you may have and we have provided a feedback form on which you can leave comments. This is part of our pre-application consultations on the proposals. When we submit a planning application, Waverley Borough Council will undertake statutory consultations with local people and there will be another, formal, opportunity for your views to be expressed.

Thank you for attending this exhibition.

Flambard Developments Ltd

•

•

•

Allies and Morrison Architects

GODALMING KEY SITE

EXISTING SITE CONTEXT PLAN

B

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Waverly Borough Council offices

Waitrosesupermarket

Police Station

Industrialunits

NurserySchool

Surfacecar park

Industrialunits

Royal Mail sorting office

Industrialunit

Waitrosecar park

Homebasesuperstore

Homebasecar park

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Context Plan - Existing GOdAlMING key site

Allies and MorrisonJuly 2009