13/05/2016, 18/05/2016, 15/06/2016 and erection of

B1 WA/2016/0783P Roberts27/04/2016

Committee:Meeting Date:

Erection of extensions to existing boarding house, including the provision of an additional boarding house, following demolition of existing garage and workshops with associated works (as amended by plans received 06/05/2016, 11/05/2016, 13/05/2016 and 19/05/2016 and additional information and plans received 11/05/2016, 13/05/2016, 18/05/2016, 15/06/2016 and 21/06/2016) at Cranleigh School, Horseshoe Lane, Cranleigh GU6 8QQ

Eastern Area13/07/2016

Public Notice: Was Public Notice required and posted: YesGrid Reference: E: 505465 N: 140093

Parish: CranleighWard: Cranleigh WestCase Officer: Jennifer Samuelson13 Week Expiry Date: 27/07/2016Neighbour Notification Expiry Date: 03/06/2016

RECOMMENDATION That, subject to conditions, permission be GRANTED

Introduction

The application has been brought before the Area Committee because the proposal does not fall within the Council’s Scheme of Delegation.

Location Plan

Site Description

West House is located within the grounds of Cranleigh School, which is located north of Horseshoe Lane. West House is located within a complex of buildings used for educational purposes. A lake is located to the north west of the site, and an area of Ancient Woodland is located to the west.

The site is accessed from Horseshoe Lane.

West House is a predominantly two storey building located on a plot of land that slopes down to the west and the lake to the north west. The building is constructed of red brick, with tile hanging on the first floor. The building has a mixture of fully hipped roof forms and gable ends and multiple ridge heights.

Proposal

This application seeks permission for:

- The erection of an extension to an existing boarding house to provide additional boarding accommodation (40 boarding rooms) measuring 49.4m (width) x 31.4m (depth) x 12.75m (maximum height).

- Erection of an extension to the existing boarding house to provide additional House Master/Mistress accommodation measuring 3.9m (width) x 5.7m (depth) x 9m (height)

- Erection of an extension to the existing boarding house to provide additional Deputy House Master/Mistress accommodation measuring 5.6m (width) x 4.4m (depth) x 9m (height).

- Associated landscaping- Demolition of existing workshop buildings and garage.

Existing Site Plan

Proposed Site and Landscaping Plan

Workshop elevations (proposed for demolition)

Garage elevations (proposed for demolition)

Existing Floorplan

Proposed Floorplans

Lower Ground floor extension to Housemaster/mistress’ house

Proposed ground floor plan

Proposed first floor plan

Existing roof plan

Proposed roof plan

Existing Elevations

Proposed Elevations

Sections of proposed decking areas

Relevant Planning History

WA/1999/1840

Erection of a detached building of approx. 2190 sq.m. to provide student boarding house and staff accommodation; erection of detached garage.

Full Permission 17/01/2000

HM/R9537Additional teaching rooms, swimming pool, garages & ancillary buildings

Approve 18/02/1958

HM/R9537Additional teaching rooms, swimming pool, garages & ancillary buildings

Approve 18/02/1958

HM/R12617 Workshop block for carpentry Approve 09/03/1962

HM/R11226 Addition of classroom block and laboratory block Approve 21/04/1960

Planning Policy Constraints

Countryside beyond Green Belt -outside rural settlement boundarySetting of adjacent Grade II Listed BuildingAdjacent Ancient WoodlandAdjacent Public Right of Way

Development Plan Policies and Proposals

Saved Policies C2, C7, D1, D4, D5, D6, D7, D8, D9, CF3, HE3, HE15, M1, M2, M4, M14 of the Waverley Borough Local Plan 2002

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires all applications for planning permission to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The

adopted Local Plan (2002) therefore remains the starting point for the assessment of this proposal. The National Planning Policy Framework (NPPF) is a material consideration in the determination of this case. In line with paragraph 215 due weight may only be given to relevant policies in existing plans according to their degree of consistency with the NPPF. The report will identify the appropriate weight to be given to the Waverley Borough Local Plan 2002. The Council is in the process of replacing the adopted 2002 Local Plan with a new two part document. Part 1 (Strategic Policies and Sites) will replace the Core Strategy that was withdrawn in October 2013. Part 2 (Development Management and Site Allocations) will follow the adoption of Part 1. The new Local Plan will build upon the foundations of the Core Strategy, particularly in those areas where the policy/approach is not likely to change significantly. Public consultation on potential housing scenarios and other issues took place in September/October 2014. In the latest provisional timetable for the preparation of the Local Plan (Part 1), the Council is scheduled to approve the plan for publication in July 2016.

Other guidance:

National Planning Policy Framework (2012) National Planning Practice Guidance (2014) Strategic Flood Risk Assessment (2015) Cycling Plan SPD (April 2005) Waverley Borough Council’s Parking Guidelines (2013) Vehicular and Cycle Parking Guidance (Surrey County Council 2012) Waverley Local Plan Strategic Transport Assessment (Surrey County

Council, September 2014) Surrey Design Guide (2002) Cranleigh Design Statement 2008

Consultations and Parish Council Comments

County Highway Authority No objection subject to conditions.County Archaeologist No further archaeological work would

be required. No objection.County Rights of Way Officer No objection.Lead Local Flood Authority Original information:

Cannot support the application due to insufficient information. However, were planning permission to be

granted, conditions are recommended.

Additional information:Comments to be reported orally.

Cranleigh Parish Council No objection but regard should be given to the cumulative effect of the increase in sewage, and the construction and environmental management plan submitted to support the application at Land south of Amlets Lane and north of Roberts Way.

Council’s Environmental Health Officer

No objection subject to conditions

Council’s Waste and Recycling Officer

The proposed dwellings in Rhodes House and West House would require the appropriate containers for refuse and recycling and should be presented for collection on the appropriate day.

The additional refuse and recycling for the increase in boarders would need to be incorporated into the Commercial Waste arrangements.

Thames Water No objection with regard to sewerage infrastructure capacity.

No objection to water infrastructure capacity subject to informative.

Environment Agency No comment received.Surrey Wildlife Trust No objection subject to conditionsForestry Commission Not yet received - to be reported

orally

Representations

In accordance with the statutory requirements and the “Reaching Out to the Community – Local Development Framework – Statement of Community Involvement – August 2014” the application was advertised in the newspaper on 13/05/2016, site notices were displayed around the site 21/05/2016 and neighbour notification letters were sent on 03/05/2016.

No letters of representation have been received.

Submissions in support

In support of the application the applicant has made the following points:- Intention to create additional girls boarding houses to cater for

additional students. Following discussion the best route of doing so was to extend West House, and provide additional boarding within the existing Woodyer/ Connaught building.

- Existing boarding house would be renamed Rhodes House, and the proposed extension would be called West House.

- Extensions to Rhodes House would allow for staff accommodation.- Design would follow same ethos as original building in terms of style

and materials.

Determining Issues

Principle of developmentEducational needs / requirementsImpact on the setting of Grade II Listed BuildingImpact on visual amenityImpact on residential amenityParking provision and highwaysImpact on Public Right of WayImpact on Ancient WoodlandArchaeological considerationsFloodingBiodiversity and compliance with Habitat Regulations 2010Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights ImplicationsEnvironmental Impact Regulations 2011 (as amended)Pre Commencement ConditionsWorking in a positive/proactive manner

Planning Considerations

Principle of development

The site is located within the Countryside beyond the Green Belt outside any defined settlement area. The NPPF states that, as a core planning principle the intrinsic character and beauty of the countryside shall be recognised. Policy C2 of the Local Plan states that building in the countryside, away from existing settlements will be strictly controlled. The Government’s White Paper

“The Natural Choice: securing the value of nature” published June 2011 states that as a core objective, the planning system should take a strategic approach to guide development to the best location, to protect and improve the natural environment including our landscapes

Policy C2 of the Local Plan states that building in the countryside, away from existing settlements will be strictly controlled. However, the accompanying text states that development within the countryside beyond the Green Belt may be acceptable, subject to the relevant policies of the Plan, providing it relates to:

c) the reasonable needs of education, infrastructure and utilities.

As such, the proposal could be acceptable, providing that the proposal complies with the relevant tests.

Educational needs / requirements

Paragraph 72 of the NPPF states that the Government attaches great importance to ensuring that a sufficient choice of school places is available to meet the needs of existing and new communities. Local planning authorities should take a proactive, positive and collaborative approach to meeting this requirement, and to development that will widen choice in education. They should:

- Give great weight to the need to create, expand or alter schools; and- Work with school promoters to identify and resolve key planning issues

before applications are submitted.

Policy CF3 of the Local Plan states that proposals for new education establishments or extensions and adaptions to existing establishments and associated facilities will be permitted provided that:

a) The development would not materially detract from the character and appearance of the establishment itself or the area in general; and

b) The existing level of residential amenity from factors such as excessive noise, overlooking or traffic congestion is not adversely affected where relevant; and

c) All other relevant Plan policies are complied with, particularly those relating to vehicular access, car parking, traffic movements, accessibility to public transport and those concerning developments within the Green Belt and the Countryside beyond it; and

d) A satisfactory Transport Plan relating to the development is submitted, if required.

The information submitted identifies that the school aims to expand from its existing pupil numbers from 627 to 700 pupils. The proposed extension to the boarding house would provide an additional 40 dormitory rooms, kitchen and bathroom facilities, as well as accommodation for the house master/mistress and deputy house master / mistress.

The above criteria are considered below under the relevant headings.

Impact on setting of Grade II Listed Building

Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that in considering applications which affect Listed Buildings, Local Planning Authorities must have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. In accordance with this, the NPPF and Policies HE1, HE3 and HE5 of the Local Plan 2002 state that development should preserve or enhance the character and setting of Listed Buildings.

Paragraph 128 of the NPPF states that ‘Local Planning Authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made to their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance’.

Paragraph 129 of the NPPF states that ‘Local Planning Authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage assets conservation and any aspect of the proposal.

The NPPF defines ‘significance’ as the value of a heritage asset to this and future generations because of its heritage interest. That interest may be historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting.

Paragraphs 131 states that, ‘in determining planning applications, local planning authorities should take account of the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; the positive contribution that conservation of heritage assets can make to sustainable communities including their

economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness’.

Paragraph 132 states ‘When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a Grade II listed building… should be exceptional’.

Paragraph 133 states that ‘Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply:

The nature of the heritage asset prevents all reasonable uses of the site; and

No viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and

Conservation by grant funding or some form of charitable or public ownership is demonstrably not possible; and

The harm or loss is outweighed by the benefit of bringing the site back into use.

Paragraph 134 states that ‘where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.’

The NPPG 2014 provides guidance under the Section titled ‘Conserving and Enhancing the Historic Environment’. Whilst not a policy document, it does provide further general advice to policies in the NPPF.

Pursuant to the decision of the High Court in Barnwell Manor Wind Energy, the Decision Maker should give considerable importance and weight to the setting of the Listed Building. If the harm is found to be less than substantial, it does not follow that the S66 duty can be ignored, although this would lessen the strength of the presumption against the grant of planning permission.

Pursuant to the decision of the Court of Appeal in Forge Field Society, the finding of harm to the setting of a Listed Building or a Conservation Area gives rise to a strong presumption against planning permission being granted. If harm is identified then the decision maker should acknowledge that there is a presumption against permission.

The original element of Cranleigh School is a Grade II Listed Building, designed by William Woodyer and built in phases between 1863 and 1880. The building is designed around a quadrangle in an asymmetrical Tudor style in red brick with black brick diaperwork decoration, stone dressings and partly tiled, partly pantiled roof with tall brick chimneystacks. The Grade II Listed Building is located to the south east of West House, subject of this proposal.

The Historic Buildings Officer has been consulted with regards to the impact of the proposed extension to West House on the setting of the Grade II Listed Building. Officers consider that given the separation of the proposal to the Listed Building, and the design, scale, style and materials of the proposed extension to West House, the proposed extension would not cause harm to the setting of the Listed Building, and would therefore comply with the tests of the NPPF and Policy HE3 of the Local Plan 2002.

Impact on visual amenity

The NPPF attaches great importance to the design of the built environment as a key part of sustainable development. Although planning policies and decisions should not attempt to impose architectural styles or particular tastes, they should seek to promote or reinforce local distinctiveness. Policies D1 and D4 of the Local Plan 2002 accord with the NPPF in requiring development to have high quality design and to be well related in size, scale and character to its surroundings.

The proposed boarding accommodation extension would be well related in terms of scale, design and form to the existing building, West House. The roof form would fit within the existing building, and the proposal would appear to be well related within the topography of the site.

The extensions to the Head Master/Mistress and Deputy Head Master/Mistress accommodation would be subservient to the existing building and of a design and form that would integrate into the existing building.

It is considered appropriate that matching materials would be used to integrate the extensions within the existing building.

The proposed decking areas would be located to the rear of the building, within the immediate vicinity of the boarding house. The decking would be of

simple design and construction that would not cause harm to the visual amenities of the area. The additional information received 21/06/2016 states that the decking would be constructed of teak. Officers consider this would be an appropriate material within the location and raise no concern in this regard.

An indicative landscaping scheme has been submitted with the application. The Design and Access Statement indicates that the hardstanding would be of the same materials as the existing, with the exception of a small area of ‘cobble treatment’ on the central island at the front of the building, which would allow for pedestrian movement. Officers consider the proposed indicative landscaping would be acceptable, however, in order to ensure that the planting scheme would be appropriate within the semi-rural character of the area, adjacent to Ancient Woodland, Officers consider it would be reasonable to impose a condition requiring submission of a more detailed landscaping plan including planting species.

The proposed solar panels would be located on the rear of the proposed building, and would not be visible from the Public Right of Way. Therefore, Officers consider the solar panels would not cause harm to the visual amenities of the area.

The proposed extension would be of a scale and design that it would not detract from the character of the education establishment.

As such, Officers consider the proposal would accord with Policies D1, D4 and criterion a) of Policy CF3 of the Local Plan 2002.

Impact on residential amenity

The NPPF identifies that within the overarching roles that the planning system ought to play, a set of core land use planning principles should underpin both plan-making and decision making. These 12 principles include that planning should seek to secure a good standard of amenity for all existing and future occupants of land and buildings. These principles are supported by Policies D1 and D4 of the Local Plan and guidance contained within the Council’s SPD for Residential Extensions.

The land surrounding the proposed extension is within the ownership of Cranleigh School. Given the siting of the proposal, and that the proposal would seek an extension of an existing boarding house, it is Officers opinion that there would be no direct harm to neighbouring residential amenities by way of overlooking, overshadowing, overbearing impact or loss of light.

The Council’s Environmental Health Officer has been consulted with regards to potential noise disturbance to the area as a result of this proposal. Given

that the construction vehicles would access the site via Horseshoe Lane, and that there are residential dwellings along the lane, Officers consider it would be reasonable to impose conditions to minimise the noise disturbance during the construction period on any permission granted. This would include the submission of a Construction Environmental Management Plan.

The Council’s Environmental Health Officer has been consulted with regards to the proposed lighting scheme. Officers consider that the proposed external lighting would be of an acceptable level of illumination that would not harm the amenity of the surrounding area. However, Officers consider it would be appropriate to impose a condition restricting any additional forms of lighting or floodlighting without prior permission in writing by the Local Planning Authority.

Officers consider that subject to the conditions recommended above, the proposal would accord with Policies D1, D4 and criterion b) of Policy CF3 of the Local Plan 2002.

Parking provision and highways

The NPPF outlines that transport policies have an important role to play in facilitating sustainable development but also in contributing to wider sustainability and health objectives. In considering developments that generate significant amounts of movements, Local Authorities should seek to ensure they are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. Plans and decisions should take account of whether improvements can be taken within the transport network that cost-effectively limits the significant impact of the development.

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, subject to a condition requiring compliance with the Travel Plan submitted as part of this application, the application would not have a severe impact on the safety and operation of the adjoining public highway. However, given the scale of the scheme, Officers consider it would be reasonable to impose a condition on any permission granted to require a Construction Transport Management Plan.

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.

Development proposals should comply with the appropriate guidance as set out within these documents.

The existing boarding house includes 1 x 3 bedroom tutors house and 1 x 5 bedroom dwelling for the house mistress. The proposed scheme would include 1 x 2 bedroom dwelling, 1 x 3 bedroom dwelling and 2 x 4 bedroom dwelling, to be incorporated within the boarding house. The Parking Guidelines state that for educational establishments, an individual assessment should be made with regard to the reasonable provision of parking.

The Transport Statement identifies that there are approximately 200 parking spaces within the Cranleigh School grounds. Within the curtilage of the site, there are approximately 6 parking spaces, along with minibus parking and garages. The proposed landscaping plan identifies 6 parking spaces accessed from the south of the site which would replace those currently located to the east. Whilst the number of students being dropped off at the site would increase, and there would be more staff living permanently on the site, Officers consider that overall there is sufficient parking both immediately adjacent to the site and within a reasonable distance to the site, so that the proposal would not result in proliferation of on-street and informal parking on a regular basis.

The proposal would additionally provide for a small addition of cycle parking bays which is considered appropriate.

As such, Officers consider that the proposal would accord with Policies M2, M14 and criterion c) and d) of Policy CF3 of the Local Plan 2002.

Impact on Public Right of Way

The NPPF states that development should be located and designed where practical to create safe and secure layouts which minimise conflicts between traffic and pedestrians. Policy M4 of the Local Plan requires developments to include safe, convenient and attractively designed pedestrian routes linking to existing or proposed pedestrian networks, public open space, local facilities and amenities or, public transport.

The County Public Rights of Way Officer has been consulted on the impact of the proposal on the adjacent Public Right of Way. Officers consider that given the proposal would not result in obstruction or alteration to the Footpath, there would be no conflict with Policy M4 of the Local Plan 2002. However, the applicant is directed to the comments made by the Rights of Way Officer as an informative.

Impact on trees and Ancient Woodland

The NPPF states that planning permission should be refused for development resulting in the loss or deterioration of aged or veteran trees found outside ancient woodland, unless the need for, and benefits of, the development clearly outweigh the loss. Policies D6 and D7 broadly support the aims of the NPPF stating that the Council will protect significant trees and groups of trees and hedgerows through planning control.

The proposal seeks to fell the principal landscape feature, a large pondside oak tree, and to provide protection measures to the roots of an adjacent ash. Officers consider that the trees are of limited public amenity and landscape value, given their distance from the Public Right of Way and they provide a skyline feature framing the pond only. Officers consider the proposal would be acceptable, subject to the imposition of appropriate conditions on any permission granted with regard to tree protection and arboricultural supervision.

The NPPF states that planning permission should be refused for development resulting in the loss or deterioration of ancient woodland and aged or veteran trees found outside ancient woodland, unless the need for, and benefits of, the development in that location clearly outweigh the loss. Policy C7 of the Local Plan states that the Council will resist the loss of woodlands and hedgerows which significantly contribute to the character of the area, are of wildlife interest, are of historic significance and, are of significance for recreation.

The site is located adjacent to an area of Ancient Woodland which is separated from the existing boarding school by a grassed amenity area. The proposed extension would not extend the school closer to the border of the Ancient Woodland, however, an additional pathway would be located along its boundary. Officers consider that provided a condition is imposed on any permission granted to require details of construction methods and protection to the Ancient Woodland, the proposal would not result in the loss or deterioration of the Ancient Woodland.

As such, Officers consider the proposal would accord with Policies C7, D6 and D7 of the Local Plan 2002.

Archaeological considerations

The NPPF sets out that, as a core principle, planning should take account of the different roles and character of different areas and heritage assets, in a manner appropriate to their significance should be conserved. In considering

proposals with a site area greater than 0.4 hectares, Policy HE15 of the Local Plan requires that appropriate desk based or field surveys should be submitted with an application and appropriate measures taken to ensure any important remains are preserved.

The County Archaeologist has been consulted on this application. Following the findings of the Desk-based Archaeological Assessment, and that the construction of the existing buildings and landscaping would have had a widespread impact on any surviving below ground deposits, Officers consider there is limited potential for significant archaeological deposits on the site. Therefore, Officers raise no concern with regards to archaeology on the site, and the proposal would comply with Policy HE15 of the Local Plan 2002.

Flooding

Paragraph 103 of the NPPF states that when determining planning applications, local planning authorities should ensure flood risk is not increased elsewhere. Inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk, but where development is necessary, it should be made safe without increasing flood risk elsewhere. Development should only be considered appropriate in areas at risk of flooding where, informed by a site-specific flood risk assessment following the Sequential Test, and if required the Exception Test, it can be demonstrated that:

within the site, the most vulnerable development is located in areas of lowest flood risk, unless there are overriding reasons to prefer a different location; and

development is appropriately flood resilient and resistant.

The applicant has submitted a Flood Risk Assessment, Surface Water Drainage Statement and Drainage Strategy with the application. The Lead Local Flood Authority (LLFA) has been consulted on the application.

The initial comments received by the LLFA identified that whilst the proposed drainage scheme may be suitable, insufficient evidence had been provided to support the proposed drainage strategy and demonstrate that the proposed solution would be feasible.

Further information was subsequently submitted on 21/06/2016 in response to the comments made by the LLFA. The LLFA have been reconsulted and their response shall be reported orally.

However, in the event that planning permission be recommended for approval, the LLFA suggested that conditions be imposed with regards to accommodating for ‘exceedance flow’, construction phasing, management and maintenance, and verification of the proposed Sustainable Urban Drainage Systems (SUDs).

Officers consider at this stage it would be reasonable to impose all conditions recommended by the LLFA, including the condition regarding exceedance flow, to demonstrate how the SUDs would cope with high rainfall events or system failure. An update shall be provided orally at the meeting following response from the LLFA.

Biodiversity and compliance with Habitat Regulations 2010

The NPPF requires that when determining planning application, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles:

If significant harm resulting from a development cannot be avoided (through locating on an alternative site with less harmful impacts), adequately mitigated, or, as a last resort, compensated for then planning permission should be refused.

In addition, 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. However, the building is located within close proximity to a pond and Ancient Woodland.

A Phase 1 and 2 Ecology Survey Report has been submitted, undertaken by aspect ecology in June 2016. The report identified bat roosts within West House and the proposed garage for demolition. The report identified that Great Crested Newts were not recorded in either pond near the site and that there is a lack of suitable terrestrial habitat within the site for the Newts. Therefore, Officers consider the site is of low value to Great Crested Newts.

Section 5 of the Phase 2 Ecology Survey Report identifies mitigation measure and ecological enhancements, to include replacement roosts, appropriate timing of works, and pre-demolition inspections. The Surrey Wildlife Trust have been consulted on this application and raise no concern, provided that the measures identified within Section 5 are complied with.

Overall, Officers are satisfied that subject to a condition requiring compliance with the Phase 2 Ecology Survey Report, the proposal would not cause harm to protected species or the adjacent Ancient Woodland habitat and would comply with Policy D5 of the Local Plan 2002.

Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights Implications

There are no implications for this application.

Environmental Impact Regulations 2011 (as amended)

The proposal is considered not to be EIA development under either Schedule 1 or 2 of the EIA Impact Regulations 2011 (as amended) or a variation/amendment of a previous EIA development nor taken in conjunction with other development that is likely to have a significant environmental effect.

Pre Commencement Conditions

Article 35 of the DMPO 2015 requires that for any application for planning permission, the Notice must state clearly and precisely the full reasons, in the case of each pre-commencement condition, for the condition being a pre-commencement condition. This is in addition to giving the full reason for the condition being imposed.

“Pre commencement condition” means a condition imposed on the grant of permission which must be complied with: before any building/ other operation/ or use of the land comprised in the development is begun.

Where pre commencement conditions are justified, these are provided with an appropriate reason for the condition.

Development Management Procedure Order 2015 - Working in a positive/proactive manner

In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of paragraphs 186-187 of the NPPF. This included:-

Provided or made available pre application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

Have suggested and accepted additions to the scheme to resolve identified problems with the proposal and to seek to foster sustainable development.

Have proactively communicated with the applicant through the process to advise progress, timescales or recommendation.

Conclusion/ planning judgement

Officers consider that the proposal would not cause harm to the visual or residential amenities of the area. The proposed extensions to the boarding house would not harm the setting of the Listed Building, and would not prejudice highway safety. As such, the proposal would comply with Policy CF3 with regard to the expansion of educational establishments, and Policy C2, in that the proposal would reasonably be needed for educational purposes.

Officers consider that subject to the relevant conditions, the proposal would not likely result in flooding on or off site, and there would be no harm to protected species.

As such, Officers consider there would be no adverse impacts of the scheme that would outweigh the benefits, when assessed against the NPPF taken as a whole.

Recommendation

That permission be GRANTED subject to the following conditions:

1. ConditionThe plan numbers to which this permission relates are 1450/16F; 50; 51; 52; 53; 54; 100D; 101C; 102D; 103D; 104C; 105C; 106F; 107B; 110B; 111A; 112A; 113B; 114A; 115A; 116A; 117A; 120A; 121A; 122A; 202D; 203B; 204; 205; 206; 207; Amended plan received 08/05/2016; Workshop Floorplans Sheets 1 and 2 at 1:50; Workshop Elevations Sheets 1 to 6 at 1:50; 1001/190; 630ECW/V50/801-P1; . 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 Policies D1 and D4 of the Waverley Borough Local Plan 2002.

2. ConditionNo variation of the type and colour of the external materials to be used in the construction of the development as shown on the approved deposited plan shall be made without the prior written consent of the Local Planning Authority.

ReasonIn the interest of the character and amenity of the area in accordance with Policies C2, D1 and D4 of the Waverley Borough Local Plan 2002.

3. ConditionNo development shall take place, including any works of demolition, until a Construction Environmental and Transport Management Plan has been submitted to, and approved in writing by, the Local Planning Authority. The approved Plan shall be adhered to throughout the construction period. The Plan shall provide for; a) An indicative programme for carrying out of the works (including

measures for traffic management)b) The arrangements for public consultation and liaison during the

construction worksc) Measures to minimise the noise (including vibration) generated

by the demolition and construction process to include hours of work, proposed method of piling for foundations, the careful selection of plant and machinery and use of noise mitigation barrier(s)

d) Details of any floodlighting, including location, height, type and direction of light sources and intensity of illumination

e) the parking of vehicles of site personnel, operatives and visitors f) loading and unloading of plant and materialsg) storage of plant and materials used in constructing the

developmenth) siting of cement mixingi) the erection and maintenance of security hoarding including

decorative displays and facilities for public viewing, where appropriate

j) wheel washing facilitiesk) measures to control the emission of dust and dirt during

constructionl) a scheme for recycling/disposing of waste resulting from

demolition and construction works.m) vehicle routingn) hours of HGV movements (to take account of school start and

finish times)

o) on-site turning for construction vehiclesp) measures to prevent the deposit of materials on the highway

The space referred to above under e), f), g) and h) and access routes to them (if not existing metalled ones) must be minimally 8 metres away from mature trees and 4 metres from hedgerows, or as may otherwise be agreed in writing by the Local Planning Authority.

ReasonIn the interest of the amenities of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002; to adequately protect all trees and woodland worthy of retention from development harm and to provide for their amenity contribution in accordance with Policy C7, D6 and D7 of the Local Plan 2002 and in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users in accordance with Policy M2 of the Local Plan 2002. This is a pre-commencement condition because it relates to the construction process.

4. ConditionNo floodlights or other forms of external lighting other than that agreed on plan 630ECW/V50/801-P shall be installed at the development both during construction and following completion of the development. Any changes to the external lighting scheme must be submitted to and agreed in writing by the Local Planning Authority.

ReasonIn the interest of the amenities of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

5. ConditionNo development shall commence, including any ground remediation, demolition or groundwork preparation, until a detailed, scaled Tree Protection Plan ‘TPP’ and related Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. These shall include details of the specification and location of exclusion fencing, ground protection and any construction activity that may take place within the Root Protection Area of trees shown to scale on the TPP including installation of no-dig’ hard standing and service routings. All works shall be carried out in strict accordance with the approved details.

ReasonTo adequately protect all trees and woodland worthy of retention from development harm and to provide for their amenity contribution thereafter, in accordance with Policies C7, D6 and D7 of the Local Plan 2002. This is a pre-commencement condition because it relates to the protection of trees during the construction process.

6. ConditionNo development, groundworks or demolition processes shall be undertaken until an agreed scheme of supervision for the arboricultural protection measures has been submitted to and approved in writing by the Local Planning Authority. The supervision and monitoring shall be undertaken in strict accordance with the approved details. The scheme shall include details of a) a pre-commencement meeting between the retained arboricultural consultant, local planning authority Tree Officer and personnel responsible for the implementation of the approved development and b) timings, frequency & methods of site visiting and an agreed reporting process to the Local Planning Authority.


7. ConditionBefore work begins, cross sections/details indicating the proposed finished ground levels, surface materials including sub-base and depth of construction and method/materials used for edging, within protected zone around retained trees shall be submitted and approved in writing by the Local Planning Authority.


8. ConditionPrior to commencement of any works on site, details of any services to be provided or repaired including drains and soakaways, on or to the site, shall be submitted to and approved by the Local Planning Authority

in writing and shall be carried out as shown. This requirement is in addition to any submission under the Building Regulations. Any amendments to be agreed with the Local Planning Authority in writing.


9. ConditionNo development shall take place until a detailed landscaping scheme has been submitted to and approved by the Local Planning Authority in writing. The landscaping scheme shall be carried out strictly in accordance with the agreed details and shall be carried out within the first planting season after commencement of the development or as otherwise agreed in writing with the Local Planning Authority. The landscaping shall be maintained to the satisfaction of the Local Planning Authority for a period of 5 years after planting, such maintenance to include the replacement of any trees and shrubs that die or have otherwise become, in the opinion of the Local Planning Authority, seriously damaged or defective. Such replacements to be of same species and size as those originally planted.

ReasonTo adequately protect all trees and woodland worthy of retention from development harm and to provide for their amenity contribution thereafter, in accordance with Policies D1, D4, D6 and D7 of the Local Plan 2002. This is a pre-commencement condition as the matter goes to the heart of the permission.

10. ConditionThe development hereby permitted shall not be first occupied unless and until the approved school travel plan dated April 2016, detailing measures to promote sustainable modes of transport, has been implemented. The provisions for the maintenance, monitoring and review of the impact of the Plan and its further development shall thereafter be carried out in all respects in accordance with the approved details.

ReasonIn order that the development should not prejudice highway safety nor cause inconvenience to other highway users in accordance with Policy M2 of the Local Plan 2002.

11. ConditionThe development shall be undertaken in complete accordance with the mitigation measures and ecological enhancements detailed within Section 5 of the Phase 2 Ecology Survey Report undertaken by aspect ecology dated June 2016.

ReasonIn the interests of the ecology of the site and to accord with the Wildlife and Countryside Act 1981 and Regulation 40 of the Conservation of Species and Habitats Regulations 2010 and to comply with Policy D5 of the Waverley Borough Local Plan 2002.

12. ConditionPrior to the commencement of development, details of how the Sustainable Drainage System would cater for system failure or exceedance events, both on and off site, must be submitted to and approved in writing by the Local Planning Authority.

ReasonThis condition is sought in accordance with paragraph 103 of the National Planning Policy Framework (NPPF) to ensure that suitable surface water drainage scheme is designed and fully implemented so as to not increase flood risk onsite or elsewhere. This is a pre-commencement condition because the matter goes to the heart of the permission.

13. ConditionPrior to the commencement of development, details of how the Sustainable Drainage System would be protected and maintained during the construction process shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in strict accordance with the approved details.

ReasonThis condition is sought in accordance with paragraph 103 of the National Planning Policy Framework (NPPF) to ensure that suitable surface water drainage scheme is designed and fully implemented so as to not increase flood risk onsite or elsewhere. This is a pre-commencement condition because it relates to the construction process.

14. ConditionPrior to the commencement of development, details of the maintenance regime for each of the Sustainable Drainage Scheme elements must be submitted to and agreed in writing by the Local Planning Authority.


15. ConditionPrior to the occupation of the development, a verification report carried out by a qualified drainage engineer must be submitted to and approved in writing by the Local Planning Authority to demonstrate that the Sustainable Drainage System has been constructed as per the agreed scheme.


Informatives

1. ''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.

2. There is a fee for requests to discharge a condition on a planning consent. The fee payable is £97.00 or a reduced rate of £28.00 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.

3. The applicant should take all relevant precautions to minimise the potential for disturbance to neighbouring residents during the demolition and/or construction phases of the development. The applicant should follow the guidance provided in the Construction Code of Practice for Small Developments in Waverley.

4. The granting of any permission does not in any way indemnify against statutory nuisance action being taken should substantiated complaints within the remit of the Environmental Protection Act 1990 be received. For further information please contact the Environmental Health Service on 01483 523393.

5. The applicant is referred to the letter received on 10 May 2016 from the County Countryside Access Officer with regards to the adjacent Public Right of Way.

6. Applicants are reminded that the granting of planning permission does not authorise the obstruction or interference with a Public Right of Way.

7. Thames Water recommend the following informative be attached to this planning permission. Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

8. The applicant is referred to the email dated 5 May 2016 from Thames Water.

9. 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. We would expect the developer to demonstrate what measures he will undertake 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.

10.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.

13/05/2016, 18/05/2016, 15/06/2016 and erection of

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