16/P/01069 – 55 Cranley Road, Guildford

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App No: 16/P/01069 Type: F 8 Wk Deadline: 25/11/2016 Appn Type: Full Application Case Officer: Hannah Yates Parish: Christchurch Ward: Christchurch Agent : Miss Anna Harper

PRP Planning 10 Lindsey Street London EC1A 9HP

Applicant: Newcourt Residential 46 High Street Esher KT10 9QY

Location: 55 Cranley Road, Guildford, GU1 2JW Proposal: Proposed erection of a three storey detached building comprising

of four x two bed and three x three bed apartments with associated access, parking and landscaping following demolition of existing buildings.

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

Site description.

This site of 0.15 hectares is located on a corner plot partially fronting Cranley Road. The site currently contains the existing dwelling, a detached double garage, its garden area to the rear and an area of hardstanding for parking at the front.

The area is residential in nature and is generally characterised by properties of differing age and design in spacious plots. Further south along the road are some examples of more recent development of a tighter grain. The frontages to the road comprise dwarf wall, hedges and some wooden fencing.

This site is located in the urban area of Guildford and 400m-5km buffer of the Thames Basin Heaths Special Protection Area (TBHSPA).

Proposal.

Proposed erection of a three storey detached building comprising of four x two bed and three x three bed apartments with associated access, parking and landscaping following demolition of existing buildings.

Dimensions

Existing house Existing garage Max width (single storey): 24.0m Width: 5.5m Max width (two storey): 15.8m Depth: 5.6m Max depth (single storey): 17.5m Height to eaves: 2.3m Max depth (two storey): 7.0m Height to ridge: 4.1m Height to eaves: 5.1m Height to ridge : 7.5m

Proposed flats Proposed refuse store Max width: 26.0m Width: 5.0mMax depth: 14.6m Depth: 2.4mHeight to eaves: 5.7m Height to eaves: 2.2m Height to highest ridge: 10.4m Height to ridge: 3.5m

Relevant planning history.

None.

Consultations.

Thames Water: No objection in relation to sewerage or water infrastructure capacity. A condition and informatives recommended in relation to groundwater discharge, piling, surface water drainage and water pressure.

Surrey County Council Highways: The County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and are satisfied that the application would not have a material impact on the safety and operation of the adjoining public highway.

Conditions recommended in relation to the visibility splays and parking and space for parking and turning.

Natural England: If the application complies with the Thames Basin Heaths Mitigation Strategy, there is no objection to the application.

Surrey Wildlife Trust: ACD Environmental’s Ecological Appraisal report dated 03.05.2016 provides sufficient information for the Local Authority to determine the likely effect of the development on protected and important species using the site. The applicant should be required to undertake the mitigation and enhancement actions as detailed in Section 6 of the Ecological Report.

Design Out Crime Officer, Surrey Police: Communal parking areas should be close to adjacent homes and must be within view of the active rooms within these homes. The parking for the proposed development is in a shared private court to the rear. The access is via a carriageway which promotes the perception of a private area and the cars will not be visible from the public road or footpath. There is no active room overlooking the car parking area which could allow a perpetrator to work unobserved on any vehicle in the parking compound. This could potentially be addressed by a gate system.

[Officer note: Following the receipt of these comments, the applicant updated the internal layout for unit 6, locating the active rooms to the rear. Now 3 of the 7 units have active rooms overlooking the communal car park, meeting this requirement of Secured by Design]

At this time there is no indication of how post and deliveries would be made to the development. Smaller developments such as this should have a visitor door entry system.

[Officer note: This is a management issue, and cannot reasonably be addressed through the planning process]

GBC Tree Consultant: No objection subject to the development being implemented in accordance with the submitted Arboricultural Impact Assessment and Method Statement.

GBC Recycling and Waste Management: No objection. In favour of the refuse store being situated at the front of the development for ease of access by our collection vehicles. The proposed bin store size will be suitable.

The site will require: x1 1110L Refuse and x1 770L Refuse x1 1110L Recycling and x1 770L Recycling x1 140L food waste wheeled bin

Third party comments:

18 objections have been received from third parties (inclusive of a response from Cranley Road Area Residents Association), the contents of which are summarised below: Increased traffic on already congested road Highway safety issue with the bend in the road Insufficient parking Current road parking is insufficient for existing visitors Loss of daylight, sunlight, privacy and outlook to surrounding neighbours Cycle store too close to Orchard Cottage, impacting on their amenity Increase in noise and disturbance from the use of the balconies Proposed driveway and car park in close proximity to 53a Cranley Road and Orchard

Cottage Unduly large in width and height and out of keeping with the character of the surrounding

area Change in character from a quiet residential area with family accommodation to more

intensive residential use Rear car parking out of character with loose knit residential area Cumulative impact with other developments Overdevelopment More apartments would be out of keeping with the area No need for more flats Negative impact on the local environment Noise and dust from long term construction will adversely affect health and well being of

neighbours Insufficient space to accommodate construction traffic safely Driveways will be blocked by construction vehicles To demolish the existing building is a waste of resources and not environmentally

friendly Gardens in the area tend to become quite boggy There is an underground stream in gardens of 55, 54A and 54 Cranley Road - the

increase in hardstanding will cause flooding Not sufficient space for landscaping The Residents Association comments have been misrepresented in submitted

documents undermining confidence in community engagement

Planning policies.

The following policies are relevant to the determination of this application.

National Planning Policy Framework

Core Planning Principles Chapter 6. Delivering a wide choice of high quality homes Chapter 7. Requiring good design

Ministerial statement March 2015 - removing maximum parking standards: "Local Planning Authorities should only impose local parking standards for residential and non residential development where there is a clear and compelling justification that it is necessary to manage their local road network"

National Planning Practice Guidance (NPPG)

South East Plan 2009

NRM6 Thames Basin Heaths Special Protection Area

Guildford Borough Local Plan 2003 (as saved by CLG Direction 24 September 2007):

G1 General Standards of Development G5 Design Code G6 Planning Benefits H4 Housing in Urban Areas NE1 Potential Special Protection Areas NE4 Species Protection

Supplementary planning documents.

Residential Design Guide (2004) Vehicle Parking Standards (2006) Thames Basin Heath SPA Avoidance Strategy (2009-2016) Planning Contributions (2011) Sustainable Design and Construction (2011)

Planning considerations.

The main planning considerations in this case are:

the principle of development the impact of the development on the site and the character of the area living environment the impact on neighbouring amenity highway/parking considerations the impact on trees the impact on ecology surface water drainage sustainable design and construction Thames Basin Heaths SPA legal agreement requirements

The principle of development

At the heart of the National Planning Policy Framework (NPPF) is a presumption in favour of sustainable development.

The NPPF states that where a local planning authority is unable to demonstrate a five year supply of homes, they should consider their housing policies to be out of date until such time as the five year supply position has been restored. Instead, the presumption in favour of sustainable development should apply (paragraph 49) which for decision-taking means approving development proposals unless:

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

specific policies in this Framework indicate development should be restricted.

The site is located within the Guildford urban area. Policy H4 of the Guildford Borough Council Local Plan, which is consistent with the NPPF in relation to the specific points of the policy states that planning permission will be granted for residential development in the urban area where: 1. it is in scale and character with the area;2. it has no unacceptable effect on the amenities enjoyed by the occupants of buildings interms of privacy and access to sunlight and daylight; 3. it has no unacceptable effect on the existing context and character of the adjacentbuildings and immediate surroundings.

As stated above as the Council cannot demonstrate a five year housing land supply this policy is considered to be out of date and therefore restrictions applied carried reduced weight. Planning permission should be granted unless there would be demonstrable adverse impacts outweighing the benefit of new housing.

The impact of the development on the site and the character of the area

The immediate surroundings are characterised by a mix of residential building types providing single dwellings and flatted developments. Building sizes vary significantly from modest dwellings, to fairly substantial dwellings such as the existing building on the application site, up to significant three storey development blocks providing flats/apartment units. The immediately adjacent Cranley Manor is an example of one of these larger scale developments.

The application site itself has a limited frontage with Cranley Road extending to approximately 12 metres due to its corner location. This reduces the prominence of the site in the street scene. The proposed building would be larger than the dwelling it will replace, being both wider and taller. However it would not appear too large or overly bulky on the site. This is because the new development has maintained appropriate spacing to all surrounding boundaries. In relation to the impact on the street scene, the spacing between the proposal and 53a Cranley Road is particularly important, and the gap between the two buildings would be 8.3 metres ensuring the spacious character is maintained.

There is no clearly defined building line on this part of Cranley Road, however the siting of the proposed flats is in line with the adjacent neighbour at 53a Cranley Road, and is further back than 53 Cranley Road. From the submitted street scene it is clear the proposal is taller than 53a by approximately 2 metres.

Again however, when you consider the wider street scene there is considerable variety in existing heights of the surrounding buildings, where smaller and taller buildings sit side by side. Both Cranley Manor and 53 Cranley Road stand taller than the proposed development.

The design of the units is horizontal in nature, and the massing has been broken up by utilising two projecting gable features, set backs and drops in ridge height along with differing materials. Furthermore, the elevations are well articulated and contain numerous features such as balconies, bays and modest dormer windows providing visual interest. Whilst an area of flat roof is incorporated into the design this would be set down from the main ridge height, and as a result would not be unduly prominent. It is accepted that this is not an ideal design feature, but it is not demonstrably poor design.

The bin storage is provided to the front of the proposed development. This building has been simply, but well designed, and will form an appropriate addition in this location, partially screened by the existing Horse Chestnut. No details of the cycle storage have been provided and these will be conditioned.

The application has come forward with a landscaping scheme which proposes significant additional planting and formalised garden areas. This additional landscaping is considered to mitigate the impact of the additional hardstanding for the parking at the rear. The proposed landscaping scheme will be conditioned to be retained and maintained into the future to ensure it remains for the long term.

The proposed development will integrate into the grain of development in the local area. As such, the proposed development will not have an adverse impact on the character of the area, or the scale and character of the existing site and accordingly, the proposal would comply with policies G5 and H4, of the Guildford Borough Local Plan 2003, the Council's SPG: Residential Design Guidance 2004 and the requirements of the NPPF.

Living environment

The application creates spacious living accommodation, with outlook over landscaped spaces. The two ground floor flats have private gardens to the side and front, and the remaining five flats have an area of communal garden space to serve the recreational requirements of the future occupants of the development. It is therefore also concluded that the development would provide the future occupants of the development appropriate residential amenities.

Impact on residential amenity

53a Cranley Road At its closest point the development is located 6.5 metres from the boundary with 53a Cranley Road with 8.3 metres to the dwelling itself. The proposed development does not project beyond the rear elevation of this neighbour ensuring there is no loss of light to any rear facing windows. The design of the building also results in a lower ridge height adjacent to the side elevation reducing the apparent bulk facing this neighbouring dwelling. Due to the distance of the dwelling to the boundary and the lowered ridge height, there will be no materially harmful overbearing impact on the side facing windows.

The existing dwelling at 55 Cranley Road has two first floor bedroom windows facing no.53a. From the proposed development, units 1, 3, 4 and 6 have side facing windows facing towards this neighbouring dwelling. To ensure no materially harmful loss of privacy, the windows on the first and second floor will be conditioned to be obscurely glazed.

The proposed development also contains rear facing balconies at first and second floor level. The first floor balconies are enclosed by the side walls ensuring no direct views to the side. The second floor balconies are similar, being enclosed by the pitched roofs. Due to their very limited depth, it is considered a condition requiring screening will be sufficient to protect privacy.

The proposed access drive runs along the side boundary of this neighbouring property. This would lead to some increase in noise, however sufficient space is retained for landscaping to mitigate the impact.

57 Cranley Road At its closest point, the proposed development is located 3.5 metres from the boundary with this neighbour, with 12.3 metres to the dwelling itself.

These two have an unusual relationship, where the front elevation of no. 57 fronts onto the site. In relation to light, this property is already impacted by Cranley Manor and to a much lesser extent the existing dwelling at 55 Cranley Road. Being directly to the west, the proposed development will have little impact over and above the existing in relation to loss of direct sunlight. The two storey element of the proposed development is now closer to the boundary with this neighbour, however with a distance of 3.5 metres to the boundary and the dwelling itself standing over 12 metres away, and the fact the proposed development has a lowered eaves height adjacent to this neighbour, there will be no materially harmful overbearing impact.

From the proposed development, units 2 and 7 contain side facing windows facing towards this neighbouring dwelling. To ensure no materially harmful loss of privacy, the windows on the second floor will be conditioned to be obscurely glazed. The proposed development also contains rear facing balconies at first and second floor level. The first floor balconies are enclosed by the side walls ensuring no direct views to the side. The second floor balconies are similar, being enclosed by the pitched roofs. Due to their very limited depth, it is considered a condition requiring screening will be sufficient to protect privacy.

Orchard Cottage At its closest point, the development is located 18.5 metres from the boundary with this neighbour, with 19.3 metres to the dwelling itself. As the site is located to the south of this neighbour, there will be some impact in relation to loss of light. However, the existing dwelling has a similar impact, and due to the distance between the two, the increase in size is not considered to have a materially harmful impact.

The proposed development introduces more windows and balconies at first and second floor level facing towards Orchard Cottage. A distance of 19.3 metres between the two dwellings is proposed, and as the existing dwelling has second floor windows looking towards this boundary, it is not considered that the difference between the two is enough to warrant refusing permission.

Full details of the proposed cycle store have not been provided with the application. As the principle of the cycle storage in the location shown is acceptable, a condition will be added requiring full details to be submitted and agreed. This will ensure an appropriately scaled structure, which will not have a materially harmful impact on this neighbour is provided.

Cranley Manor At its closest point, the development is located 6.0 metres from the boundary with this neighbour, with 16.1 metres to the flats themselves. As the site is located to the north of this neighbour, there will be no impact in relation to loss of light. Due to the distance between the two, any overbearing impact is avoided.

The proposed development predominantly fronts onto the parking space to the front of Cranley Manor, as this space is not private amenity space, this relationship is considered to be acceptable and would actually provide further natural surveillance of this area.

No other neighbours will experience any detrimental impacts in relation to loss of light or loss of privacy due to their location across a highway or the distance from the site.

This application therefore complies with policies G1(3) and H4 of saved local plan and the Council's SPG: Residential Extensions 2003.

Highway/parking considerations

The access is proposed to remain as existing off Cranley Road, and plans showing appropriate visibility splays have been provided.

Surrey County Council Highways raise no objection to the application, subject to the imposition of a number of conditions. These will be recommended to ensure highway safety is not compromised.

The Council's parking standards require 1.5 spaces per 2-bed unit and 2 spaces per 3-bed unit, as the site is located outside of the town centre boundary. This application proposes 12 spaces for the 7 flats, and therefore complies with these standards contained within the Vehicle Parking Standards SPD 2006. This is considered to be an appropriate level of parking for the area in line with the Ministerial Statement.

Comments raised by objectors in relation to parking provision are noted, however there is no justification in this instance to insist on additional parking.

The development will therefore not result in an adverse impact on the present levels of on street parking, in accordance with policy G1(1) of the saved local plan, the Council's SPD: Vehicle Parking Standards 2006 and the Ministerial Statement.

The impact on trees

The application site contains a number of trees, and consequently the application has been submitted with an Arboricultural Impact Assessment and Method Statement. The report shows that only a small number of limited and low quality trees are removed to facilitate the development, with the vast majority being retained and appropriately protected through construction. A landscaping scheme has also been submitted, detailing various additional native planting resulting in an overall improvement to the site.

A condition will be imposed to ensure the tree protection measures outlined in the applicant's arboricultural report are undertaken to safeguard the retained trees.

The proposal is considered to have an acceptable impact on trees, in line with policy G1(12).

The impact on ecology

An extended Phase 1 Habitat Survey has been submitted with the application. The habitats within the site are common and widespread and only have value locally. The survey made a number of recommendations inclusive of a detailed soft landscaping scheme, bat tubes and bird boxes on the new building and insect boxes in shrub beds.

Surrey Wildlife Trust (SWT) raise no objection to the proposed development subject to the addition of a condition requiring the developer to undertake all recommendations within the submitted survey, and this condition has been imposed.

Surface water drainage

A small part of the site is located within an area identified as being at higher risk of surface water flooding as identified on the Environment Agency maps. With the additional hardstanding proposed for the rear car parking area, it is considered appropriate to require a condition detailing a full Surface Water Drainage strategy incorporating appropriate mitigation.

Sustainable design and construction

The Council's Sustainable Design and Construction SPD 2011 requires that all dwellings achieve as a minimum a water efficiency standard of 110 litres per occupant per day and a 10 percent reduction in carbon emissions through the use of on site low and zero carbon technologies. This will be secured by condition.

Thames Basin Heaths SPA

The proposed development may adversely impact the Thames Basin Heaths Special Protection Area (TBHSPA). The Council's adopted TBHSPA Avoidance Strategy 2009-2016 (February 2010) requires a SANG contribution of £25,736.78 and a SAMM contribution of £4,715.02 in line with the tariff to avoid any adverse impact from the development.

It is therefore concluded that subject to the completion of a legal agreement the development would not impact on the TBHSPA and would meet the objectives of the TBHSPA Avoidance Strategy and Policy NRM6 of the South East Plan 2009. For the same reasons the development meets the requirements of Regulation 61 of the Conservation of Habitats and Species Regulations 2010.

Legal agreement requirements

The three tests set out in Regulation 122(2) and 123 of The Community Infrastructure Levy Regulations 2010 require S.106 agreements to be:

(a) necessary to make the development acceptable in planning terms; (b) directly related to the development; and (c) fairly and reasonably related in scale and kind to the development.

Regulation 123 of The Community Infrastructure Levy Regulations 2010, as amended, states that a planning obligation may not constitute a reason for granting planning permission where the obligation provides for the funding or provision of an infrastructure project or type of infrastructure and five or more separate planning obligations for the funding or provision of that project or type of infrastructure have been entered into.

As the application proposes a net increase of six residential units, in order for the development to be acceptable in planning terms, a S106 agreement is required as part of any subsequent planning approval to secure a financial contribution towards a SANG, in line with the Guildford Borough Council TBHSPA Avoidance Strategy 2009-2016. Without this contribution the development would be unacceptable in planning terms and would fail to meet the requirements of the Habitat Regulations. The contribution is necessary, directly related to the development and reasonable and therefore meets the requirements of Regulation 122.

While Regulation 123 of the CIL Regulations seeks to prevent the pooling of financial contributions from planning obligations this relates only to an obligation which “provides for the funding or provision of relevant infrastructure”. In this instance the contributions are required to improve existing SANGs and ensure they are maintained in perpetuity; the SANGS are existing infrastructure which is to be improved to ensure that they have suitable capacity to mitigate the impact of the residential development. Accordingly the contributions are not for the provision of infrastructure and therefore Regulation 123 does not prevent collecting these contributions or having regard to the obligation in decision making. The SAMM contribution does not relate to infrastructure and this also falls outside the scope of Regulation 123.

Conclusion.

The application would provide a net gain of six residential units, which would make a modest contribution to housing supply. Whilst it is accepted there would be some impact on neighbours due to the intensification of use of the site and some design issues have been raised, there are not significant and do not outweigh the benefits of the development or constitute demonstrable harm as required by the NPPF. This application is therefore recommended for approval, subject to conditions and S106 agreement.

RECOMMENDATION: subject to a Section 106 Agreement securing:

(i) A SANGS contribution of £25,736.78, and an Access Management and Monitoring Contribution of £4715.02 (in accordance with the SPA Avoidance Strategy)

(ii) That upon completion of (i) above, the application be determined by the Director of Planning and Regeneration.

Approve subject to the following condition(s) and reason(s) :-

1. The development hereby permitted shall be begun before the expiration of threeyears from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990as amended by Section 51(1) of the Planning and Compulsory Purchase Act2004.

2. The development hereby permitted shall be carried out in accordance with thefollowing approved plans: 1679_01 Rev p1, JB16_01_NC1, JB16_01_NC2,JB16_01_NC3 and JB16_01_NC4 received on 23/05/2016; 1679_30 Rev p1received on 31/05/2016; ExA_1657_001 Rev A, 1679_05 Rev A, 1679_10 RevA, 1679_11 Rev A, 1679_13 Rev A, 1679_20 Rev A, 1679_25 Rev A, 1679_26Rev A and 1679_28 received on 06/10/2016; 1679_12 Rev B received on02/11/2016; Cranley Road Visibility Assessment Fig 1 received on 04/11/2016and 1679_27 Rev C received on 07/11/2016.

Reason: To ensure that the development is carried out in accordance with the approved plans and in the interests of proper planning.

3. No development shall take place until details and samples of the proposedexternal facing and roofing materials including colour and finish have beensubmitted to and approved in writing by the local planning authority. Thedevelopment shall be carried out in accordance with the approved details andsamples.

Reason: To ensure that the external appearance of the building is satisfactory. It is considered necessary for this to be a pre-commencement condition because the use of satisfactory external materials goes to the heart of the planning permission.

4. Prior to the commencement of development, an energy statement shall besubmitted to and approved in writing by the Local Planning Authority. This shallinclude details of how energy efficiency is being addressed, including benchmarkdata and identifying the Target carbon Emissions Rate TER for the site or thedevelopment as per Building Regulation requirements (for types of developmentwhere there is no TER in Building Regulations, predicted energy usage for thattype of development should be used) and how a minimum of 10 per centreduction in carbon emissions against the TER or predicted energy usagethrough the use of on site low and zero carbon energy shall be achieved. Theapproved details shall be implemented prior to the first occupation of thedevelopment and retained as operational thereafter.

Reason: To reduce carbon emissions and incorporate sustainable energy in accordance with the Council’s Sustainable Design and Construction SPD 2011. It is considered necessary for this to be a pre-commencement condition because the incorporation of low/zero carbon technologies needs to be considered at the design stage.

5. The development hereby permitted must comply with regulation 36 paragraph2(b) of the Building Regulations 2010 (as amended) to achieve a water efficiencyof 110 litres per occupant per day (described in part G2 of the ApprovedDocuments 2015). Before occupation, a copy of the wholesome waterconsumption calculation notice (described at regulation 37 (1) of the BuildingRegulations 2010 (as amended)) shall be provided to the planning department todemonstrate that this condition has been met.

Reason: To improve water efficiency in accordance with the Council's Supplementary Planning Guidance 'Sustainable Design and Construction' 2011.

6. Works related to the construction of the development hereby permitted, includingworks of demolition or preparation prior to building operations, shall not takeplace other than between the hours of 0800 and 1800 Mondays to Fridays andbetween 0800 am and 13.30 pm Saturdays and at no time on Sundays or Bankor National Holidays.

Reason: To protect the neighbours from noise and disturbance outside the permitted hours during the construction period.

7. The development hereby approved shall not be first occupied until the proposedvehicular access to Cranley Road has been constructed and provided withvisibility zones in accordance with the approved plan ref. Cranley Road VisibilityAssessment Fig 1 received on 04/11/2016 and thereafter the visibility zones shallbe kept permanently clear of any obstruction measured from 0.6m above theroad surface.

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users.

8. The development hereby approved shall not be first occupied until space hasbeen laid out within the site in accordance with plan ref. 1679_05 Rev A receivedon 06/10/2016 for 12 vehicles to be parked and for vehicles to turn so that theymay enter and leave the site in forward gear. Thereafter the parking and turningareas shall be retained and maintained for their designated purposes.

Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users.

9. The development hereby approved shall be carried out in accordance withSection 6: Discussion and Recommendations of the submitted EcologicalAppraisal dated 03/05/2016, particular note should be given to theenhancements sections 6.7 - 6.8.

Reason: To prevent any adverse impact on legally protected species resulting from the proposed development works and to help off-set adverse effects to the biodiversity value of the site resulting from the proposed development.

10. The first floor windows and above in the east and west side elevations of thedevelopment hereby approved shall be glazed with obscure glass and shallthereafter be permanently retained as such.

Reason: In the interests of residential amenity and privacy.

11. Prior to first occupation of the development hereby approved a 1.8m privacyscreen shall be installed along the eastern and western most edge of the twobalconies serving units 6 and 7, in accordance with details that have first beensubmitted to and approved in writing by the local planning authority (details tocomprise design, height and materials). The privacy screen shall be retained forthe duration of the development.

Reason: To safeguard the amenities of neighbouring residential properties. .

12. No demolition, site clearance or building operations shall start on site until theprotective fencing and other protection measures shown in the ArboriculturalMethod Statement ref. NEW20313aia-ams have been installed. At all times untilthe completion of the development, such fencing and protection measures shallbe retained as approved. Within all fenced areas, soil levels shall remainunaltered and the land kept free of vehicles, plant, materials and debris.

Reason: To protect the trees on site which are to be retained in the interests ofthe visual amenities of the locality.

13. No development shall take place until a scheme for the provision of surface waterdrainage works from the site (including surface water from the access/driveway),including measures to prevent the discharge of water onto the public highwayand incorporating sustainable drainage details and proposals for futuremaintenance for the lifetime of the development, has been submitted to andapproved in writing by the local planning authority. The development shall not bebrought into first occupation until the approved surface water drainage has beenconstructed in accordance with the approved scheme.

Reason: To ensure that the development can be adequately drained. It isconsidered necessary for this to be a pre-commencement condition because theuse of satisfactory drainage of the site goes to the heart of the planningpermission.

14. Notwithstanding the submitted details, full details of the proposed cycle storage(elevations, floor plans and materials) shall be submitted to and agreed in writingby the Local Planning Authority prior to the first occupation of the developmenthereby approved. The approved details shall then be implemented prior to firstoccupation of the development.

Reason: In the interests of neighbouring amenity.

15. The submitted landscaping scheme ref. ExA_1657_001 Rev A (with theexception of planting, seeding and turfing) shall be implemented prior to theoccupation of the development hereby approved. A landscape management plancovering a period of no less than 10 years, including long term design objectives,management responsibilities and maintenance schedules for all landscape areasshall be submitted to and approved in writing by the local planning authority priorto the occupation of the development.

Reason: To ensure that due regard is paid to the continuing enhancement andmaintenance of amenity afforded by landscape features of communal, public,nature conservation or historical significance.

Informatives: 1. This statement is provided in accordance with Article 35(2) of the Town and

Country Planning (Development Management Procedure) (England) Order 2015. Guildford Borough Council seek to take a positive and proactive approach to development proposals. We work with applicants in a positive and proactive manner by:

1. Offering a pre application advice service2. Where pre-application advice has been sought and that advice has been

followed we will advise applicants/agents of any further issues arisingduring the course of the application

3. Where possible officers will seek minor amendments to overcome issuesidentified at an early stage in the application process

However, Guildford Borough Council will generally not engage in unnecessary negotiation for fundamentally unacceptable proposals or where significant changes to an application is required.

In this case pre-application advice was sought, however the scheme submitted did not address the issues raised. Alterations were required to overcome concerns, these were sought and the applicant agreed to the changes.

2. If you need any advice regarding Building Regulations please do not hesitate tocontact Guildford Borough Council Building Control on 01483 444545 orbuildingcontrol@guildford.gov.uk

3. Thames Water informatives:

Waste - A Groundwater Risk Management Permit from Thames Water will berequired for discharging groundwater into a public sewer. Any discharge madewithout a permit is deemed illegal and may result in prosecution under theprovisions of the Water Industry Act 1991. We would expect the developer todemonstrate what measures he will undertake to minimise groundwater dischargesinto the public sewer. Permit enquiries should be directed to Thames Water’s RiskManagement Team by telephoning 02035779483 or by emailingwwqriskmanagement@thameswater.co.uk. Application forms should be completedon line via www.thameswater.co.uk/wastewaterquality.”

Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

If piling is required, this should be carried out in consultation with Thames Water as the proposed works will be in close proximity to underground sewerage utility infrastructure. The applicant is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the details of the piling method statement.

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.

4. Highways informative:

There is currently no dropped kerb on the vehicular access. The applicant must apply for a license to drop the kerb. 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 to install dropped kerbs. www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs