18/p/02391 1 and 2 ash grove 1 · 7. the development must accord with the arboricultural report...

18/P/02391 – 1 and 2 Ash Grove 1

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App No: 18/P/02391 8 Wk Deadline: 19/07/2019Appn Type: Full ApplicationCase Officer: John BusherParish: Onslow Ward: OnslowAgent : Mrs V Clipstone

Simply Planning LimitedHowberry Business ParkBenson LaneWallingfordOX10 8BA

Applicant: Mr P BrundellBrundell Property Limitedc/o Agent

Location: 1 & 2 Ash Grove, Guildford, GU2 8UTProposal: Erection of 79 studio flats as purpose built student

accommodation, communal areas, cycle parking, landscaping andassociated works following demolition of existing dwellings.

Executive Summary

Reason for referral

This application has been referred to the Planning Committee because more than 20 letters ofobjection have been received, contrary to the Officer's recommendation.

Key information

The proposal is for new purpose built student accommodation which would consist of 79self-contained studio units. The site is located in the urban area of Guildford.

The proposal involves the demolition of the existing two residential properties on the site and theconstruction of three separate blocks which would be linked by a communal courtyard at first floorlevel.

Block A would front onto Ash Grove and would be set over three floors, with the third floor set inthe roof. Block B and C would have three / four floors, with the third / fourth floor set in the roof.

The studio units would contain en suite facilities and a small kitchenette. The building wouldhowever contain a range of communal facilities including a common room, a gym and an externalcourtyard with seating.

Apart from four on-site parking spaces for disabled residents, the proposal would be a car-freedevelopment. A further seven on-site car parking spaces are provided for staff and visitors.Access to these spaces would be along the northern boundary of the site and would be controlledby a barrier to prevent unauthorised parking.

Also included as part of the proposal is a new pedestrian bridge which would link the communalcourtyard to the pavement which runs parallel the A3. On foot, it would take residents less thanfive minutes to reach the entrance to the Stag Hill campus.

Summary of considerations and constraints

The Guildford Borough Local Plan: Strategy and Sites 2015-2034 identifies a need for additionalpurpose built, off campus student accommodation. The application site is a very short distance tothe University of Surrey and as such, this is a very sustainable location for the proposed use.While it is acknowledged that the proposal would result in the loss of two C3 dwellings, this mustbe considered against the provision of the 79 student units which would go towards meeting theneed for purpose built student accommodation. It is concluded later in the report that in thisinstance, the loss of the existing C3 dwellings is outweighed by the student housing provision.

It is acknowledged that Ash Grove is currently occupied by two storey residential dwellings.However, it is surrounded by a range of different uses including industrial, office and education,which operate from very large buildings. Therefore, the surrounding built form has a very mixedcharacter and is not solely defined by the two storey dwellings. The application site is located atthe end of the Ash Grove cul-de-sac. It is a relatively discreet site, with levels that are significantlybelow the adjacent A3. Therefore, there is an opportunity for the site to accommodate largerbuildings without harming the character or appearance of Ash Grove.

The proposal includes three buildings which are set around a communal courtyard. Block A wouldfront onto Ash Grove and has been designed to reflect a modern version of the existingsemi-detached properties along Ash Grove. While block A would be slightly larger than theneighbouring dwelling, it would fit into the streetscene in an acceptable manner and would not beincongruous in terms of its bulk, scale or height. Block B and C would be slightly larger than blockA however, these would be set to the rear of the site, approximately 36 metres from Ash Grove.As a result, and taking into account the surrounding built form, these buildings would not result inany material harm to the character or appearance of Ash Grove. In design and architecturalterms the buildings are well detailed and the materials shown are considered to be acceptable inprinciple.

In terms of amenity it is noted that amendments have been secured to the scheme whichincrease the distance of separation to 3 Ash Grove. In addition, the fenestration has been alteredto avoid any overlooking. The site would be managed by an experienced operator and there is noreason to expect that there would be any unacceptable level of noise and disruption to theneighbours. No objections have been raised by the Council's Environmental Health Officers. Withthe provision of the pedestrian bridge, residents would have little need to use Ash Grove on aday-to-day basis, which further limits the potential for disturbance.

The County Highway Authority has concluded that the proposal would not result in any highwaysafety or capacity concerns. In terms of parking, the number of on-site spaces has beenincreased from 8 to 11 at the request of the Local Planning Authority and these will be providedfor the use of staff, visitors and disabled residents. Residents will not have on-site parking,however, the location of the site will ensure that a vehicle is not required, as the University is lessthan a five minute walk from the site. In addition, the applicant has noted that the residentstenancy agreements will prohibit the parking of a vehicle on Ash Grove or the surroundingstreets. While a residents parking scheme has been sought by some residents (which issomething the applicant is willing to provide), it is not a requirement of the County HighwayAuthority and therefore it has not been sought by Officers. Overall, the proposal would not lead toparking impacts on Ash Grove which would justify the refusal of the planning application.

No concerns have been raised by any statutory consultee.

With a s.106 agreement to secure SPA mitigation, improvements to the access between the siteand the University, as well as a number of other measures set out in detail in the report, theapplication is deemed to be acceptable and is recommended for approval, subject to conditions.

RECOMMENDATION:Subject to a Section 106 Agreement securing:

SANG and SAMM contributionsimprovements to the pedestrian / cycle route between the application siteand the University of Surreycontribution towards the Guildford Community Bike Share Schemecontribution towards the implementation of the Council's SustainableMovement Corridorcar club membership for residentsrestriction on the occupation of the development to studentsfuture maintenance of pedestrian bridge and that it remains operational forthe lifetime of the development

the decision is to:

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

1. The development hereby permitted shall be begun before the expiration of twoyears 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: 18004-P-: 001 C; 100 D; 101 D; 102 C; 103 C; 104 C;111 C; 120 B; 121 C; 122 C; 160; 200 B; 201 B; 202 B; 300; 301; 302; 320 B;321 B; 322 B; 323 B and 324 B and 18004-EX-: 001, 002 and 003.

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

3. No above ground works shall take place (with the exception of site clearance,demolition and ground works) until details and samples of the proposed externalfacing, roofing and hardstanding 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.

4. No above ground works shall take place (with the exception of site clearance,demolition and ground works) until details of all above ground level plant andequipment, including aerials, flues etc proposed on site shall be submitted toand approved in writing by the Local Planning Authority. These shall be installedin accordance with the approved plans, prior to the first occupation of thebuilding and there shall be no additional plant, aerials, flues or other items fixedto the building.


5. No above ground works shall take place (with the exception of site clearance,demolition and ground works) until detailed drawings (including elevations andsections at a suitable scale) of the eaves, bays, windows (including head, silland window reveal details), doors and rainwater goods have been submitted toand approved in writing by the Local Planning Authority. The development shallonly be carried out in accordance with the approved details.


6. Prior to the first occupation of the development the site shall be landscaped inaccordance with a hard and soft landscape scheme that has been submitted toand approved in writing by the Local Planning Authority. The scheme shallinclude details of all hard and soft landscaping works, as well as fullspecifications for the green roofs and shall include a schedule of landscapemaintenance for a minimum period of 10 years. The approved landscapescheme (with the exception of planting, seeding and turfing) shall beimplemented prior to the occupation of the development hereby approved andretained, with the remaining landscaping completed in no later than the firstplanting season following first occupation.

Reason: To ensure the provision, establishment and maintenance of anappropriate landscape scheme in the interests of the visual amenities of thelocality.

7. The development must accord with the Arboricultural Report prepared by Dryad(amended version dated 08.10.19, reference D2549.REV2.0.AIA.AMS. Nodevelopment shall commence on site until the protective fencing and any otherprotection measures shown on the Tree Protection Plan in the ArboriculturalReport have been installed. At all times, until the completion of the development,such fencing and protection measures shall be retained as approved. Within allfenced areas, soil levels shall remain unaltered and the land kept free ofvehicles, plant, materials and debris. No development shall commence until asite meeting has taken place with the site manager, the retained consultingarboriculturalist and the Local Planning Authority Tree Officer.

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

8. Prior to the first occupation of the development hereby approved, details of allboundary treatments and other fencing, walls (including retaining walls), gates,or other means of enclosure shall be submitted to and approved in writing by theLocal Planning Authority. The approved scheme shall be implemented prior tothe first occupation of the development or phased as agreed in writing by theLocal Planning Authority. The approved scheme shall be maintained inperpetuity and no further boundary treatments including walls, retaining walls,fences, gates or means of enclosure shall be erected on the site.

Reason: To safeguard the visual amenities of neighbouring residents and thelocality.

9. The development hereby permitted must comply with regulation 36 paragraph2(b) of the Building Regulations 2010 (as amended) to achieve a waterefficiency of 110 litres per occupant per day (described in part G2 of theApproved Documents 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 departmentto demonstrate that this condition has been met.

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

10. Prior to development above slab level, an energy statement shall be submittedto and approved in writing by the Local Planning Authority. This shall includedetails of how energy efficiency is being addressed, identifying the Targetcarbon Emissions Rate TER for the site or the development as per BuildingRegulation requirements and how a minimum of 20 per cent reduction in carbonemissions against the TER or predicted energy usage through the use of on-sitelow and zero carbon technology and fabric improvements 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.

11. Prior to the occupation of the development, a summary showing emission ratesfor the building, as set out in the final SAP assessment, shall be submitted toand approved in writing by the Local Planning Authority. The final emission ratesshall be in line with or better than those agreed in the Energy Statementsubmitted for the discharge of condition 10.

Reason: To reduce carbon emissions and incorporate sustainable energy.

12. The development hereby approved shall only be carried out in full accordancewith the mitigation measures and recommendations set out within the EcologicalAppraisal (prepared by REC, dated September 2018).

Reason: To increase the biodiversity of the site and mitigate any impact fromthe development.

13. Before the development hereby approved (excluding operations including sitepreparation, demolition, excavation and enabling works) is commenced, aLandscape and Ecology Management Plan (LEMP) shall be submitted to andagreed in writing by the Local Planning Authority. The LEMP should be basedon the proposed impact avoidance, mitigation and enhancement measuresspecified in the Ecological Appraisal (prepared by REC, dated September 2018)and should include adequate details of the following:

description and evaluation of features to be managed and created includingmeasures to compensate for loss of proposed tree, hedge and othervegetation removal.description and evaluation of features to be managed and created for theenhancement of the ditch stream.detailed precautionary approach to works for reptiles.numbers and locations of bat and bird boxes, including provision integral tothe design of the new buildings.

aims and objectives of management.appropriate management options to achieve aims and objectives.prescriptions for management actions.preparation of a work schedule for securing biodiversity enhancements inperpetuity.details of the body or organisation responsible for implementation of theLEMP.ongoing monitoring and remedial measures.details of how the undercroft area will be managed and maintained toenhance the biodiversity of the stream.a Lighting Scheme for the development and its outdoor areas which shall setout how lighting on the site has been designed to minimise any potentialimpacts on bat foraging and commuting.details of legal / funding mechanisms.

The agreed Plan shall be implemented in full prior to the first occupation of thedevelopment or in accordance with a phased timetable as may be agreed inwriting by the Local Planning Authority.

Reason: To increase the biodiversity of the site and mitigate any impact fromthe development.

14. No above ground works shall take place (with the exception of site clearance,demolition and ground works) until a scheme to protect residents from noise hasbeen submitted to and approved in writing by the Local Planning Authority. Thescheme shall be generally in accordance with the Noise and Vibration ImpactAssessment (prepared by REC, dated 12.12.18). All noise attenuation measuresshall be fully implemented before the first occupation of the units and they shallbe retained in perpetuity.

Reason: To protect the amenity of the building for future occupiers.

15. Before the first occupation of the development hereby approved an OperationalStrategy shall be submitted to and approved in writing by the Local PlanningAuthority. The Strategy shall include details of how potential noise anddisturbance will be managed, as well as providing full details of the Moving In /Out Management Strategy. The approved Operational Strategy shall beimplemented upon first occupation of the development hereby approved and foreach and every subsequent occupation, unless otherwise agreed in writing bythe Local Planning Authority. The approved Operational Strategy shall beregularly reviewed throughout the lifetime of the development.

Reason: To ensure highway safety and to protect the amenity of neighbouringproperties.

16. Works related to the construction of the development hereby permitted,including works of demolition or preparation prior to building operations, shallnot take place other than between the hours of 0800 and 1800 Mondays toFridays and between 0800 and 1330 Saturdays and at no time on Sundays orBank or National Holidays.

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

17. If during development any suspect contamination, buried structures, sources ofchemical pollution or similar such material (not previously identified), is found tobe present on the site then no further development, unless otherwise agreed inwriting with the Local Planning Authority, shall be carried out until the developerhas submitted a written remediation scheme and obtained written approval fromthe Local Planning Authority. Any remediation scheme shall detail the natureand extent of the discovered problem (unsuspected contamination) and how itwill be dealt with. A written closure/validation report must be submitted to andagreed in writing by the Local Planning Authority detailing how the approvedremediation scheme has been fully implemented.

Reason: To ensure that risks from land contamination are minimised.

18. No properties shall be occupied until confirmation has been provided thateither:- all water network upgrades required to accommodate the additionalflows from the development have been completed; or - a housing andinfrastructure phasing plan has been agreed with Thames Water to allowadditional properties to be occupied. Where a housing and infrastructurephasing plan is agreed no occupation shall take place other than in accordancewith the agreed housing and infrastructure phasing plan.

Reason: The development may lead to no / low water pressure and networkreinforcement works are anticipated to be necessary to ensure that sufficientcapacity is made available to accommodate additional demand anticipated fromthe new development.

19. The development hereby permitted shall not commence until details of thedesign of a surface water drainage scheme have been submitted to andapproved in writing by the Local Planning Authority. The design must satisfy theSuDS Hierarchy and be compliant with the national Non-Statutory TechnicalStandards for SuDS, NPPF and Ministerial Statement on SuDS. The requireddrainage details shall include:

a) evidence that the proposed solution will effectively manage the 1 in 30 & 1 in100 (+40% allowance for climate change) storm events, during all stages ofthe development (Pre, Post and during), associated discharge rates andstorages volumes shall be provided using a maximum Greenfield dischargerate of 1 l/s (as per the SuDS pro-forma or otherwise as agreed by the LPA).

b) detailed drainage design drawings and calculations to include: a finaliseddrainage layout detailing the location of drainage elements, pipe diameters,levels, and long and cross sections of each element including details of anyflow restrictions and maintenance/risk reducing features (silt traps,inspection chambers etc.).

c) details of how the drainage system will be protected during construction andhow runoff (including any pollutants) from the development site will bemanaged before the drainage system is operational.

d) details of drainage management responsibilities and maintenance regimesfor the drainage system.

e) a plan showing exceedance flows (i.e. during rainfall greater than designevents or during blockage) and how property on and off site will beprotected.

The development shall only be constructed in full accordance with the approveddetails.

Reason: To ensure the design meets the national Non-Statutory TechnicalStandards for SuDS and the final drainage design does not increase flood riskon or off site.

20. Prior to the first occupation of the development, a verification report carried outby a qualified drainage engineer must be submitted to and approved in writingby the Local Planning Authority. This must demonstrate that the drainagesystem, as approved through condition 19, has been constructed as per theagreed scheme (or detail any minor variations), provide the details of anymanagement company and state the national grid reference of any key drainageelements (surface water attenuation devices/areas, flow restriction devices andoutfalls).

Reason: To ensure the Drainage System is constructed to the NationalNon-Statutory Technical Standards for SuDS and to prevent an increased risk offlooding and to prevent pollution of the water environment.

21. No part of the development shall be first occupied unless and until the proposedvehicular access to Ash Grove has been constructed in accordance withdrawing number 18004-P-001 C, and thereafter shall be kept permanentlymaintained.

Reason: In order that the development should not prejudice highway safety norcause inconvenience to other highway users.

22. The development hereby approved shall not be first occupied unless and untilexisting access points from the site to Ash Grove, which are not being utilised aspart of the proposal, have been permanently closed and any kerbs, verge,footway, fully reinstated.


23. The development hereby approved shall not be first occupied unless and untilspace has been laid out within the site in accordance with drawing number18004-P-001 C, for vehicles / cycles to be parked and for the loading andunloading of number vehicles and for vehicles to turn so that they may enter andleave the site in forward gear. Thereafter the parking, loading and unloading andturning area shall be retained and maintained for their designated purpose.


24. No development shall commence until a Construction Transport ManagementPlan, to include details of:

(a) parking for vehicles of site personnel, operatives and visitors for the variousphases of the development(b) loading and unloading of plant and materials(c) storage of plant and materials(d) programme of works (including measures for traffic management)

(e) provision of boundary hoarding behind any visibility zones(f) HGV deliveries and hours of operation(g) measures to prevent the deposit of materials on the highway(h) before and after construction condition surveys of the highway and acommitment to fund the repair of any damage caused(i) turning for construction vehicles

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


25. Prior to the occupation of the development a Travel Statement shall besubmitted to and approved in writing by the Local Planning Authority. The TravelStatement should include, but not exhaustive to, the following:

a travel information pack to be provided to residents / staff / visitorsregarding the availability of and whereabouts of local public transport /walking / cycling / car clubsspecific information about parking restrictions; restrictions will be placed onstudents through their tenancy agreements to prevent parking on localstreetsan action planpromotion of the car club vehicles in Guildford, and specifically the one onthe University of Surrey campusthe name and contact details of the Travel Plan Co-ordinator (TPC), or a firmcommitment to include this and to notify the County Highway Authority whenthe TPC is appointed

The approved Travel Statement shall be implemented upon first occupation andfor each and every subsequent occupation of the development, unlessotherwise agreed in writing by the Local Planning Authority.

Reason: To encourage travel by means other than private motor vehicles.

26. The development hereby approved shall not be occupied unless and until atleast 2 of the available parking spaces are provided with a fast charge socket(current minimum requirement: 7kw Mode 3 with Type 2 connector - 230 v AC32 amp single phase dedicated supply) in accordance with a scheme to besubmitted to and approved in writing by the Local Planning Authority. Thesockets shall be made available for use prior to the first occupation of thebuilding and shall thereafter be retained in working order in perpetuity.

Reason: To encourage the use of electric cars in order to reduce carbonemissions.

27. The development hereby approved must not be commenced until a scheme forthe exact design of the pedestrian bridge from the site to the footpath parallel tothe A3 has been submitted to and approved in writing by the Local PlanningAuthority. The scheme shall include detailed large scale plans of the bridgedesign, materials, railings, surface materials and lighting.

The raised pedestrian bridge shall be constructed in accordance with theapproved scheme and shall be operational before the first occupation of thedevelopment. The pedestrian bridge shall be retained as operational in amanner which is satisfactory to the Local Planning Authority for the duration ofthe development.

Reason: In order that adequate pedestrian access is provided for residents andto protect the amenity of surrounding residents.

28. Before the first occupation of the development hereby approved, full details ofhow access to the parking area will be restricted and managed shall besubmitted to and approved in writing by the Local Planning Authority. Theagreed details shall be installed and made fully operational before the firstoccupation of the development and they shall be retained in perpetuity.

Reason: To ensure that the car park is managed effectively.

29. Before the development hereby approved is first occupied, a Lighting SchemeSpecification shall be submitted to and approved in writing by the Local PlanningAuthority (in consultation with Highways England). This scheme shall provide fulldetails of the new and replacement street lighting proposed for the pavementadjacent to the A3. The approved details shall be implemented before the firstoccupation of the development.

Reason: To ensure that the scheme does not have a detrimental impact onhighway safety.

30. No development shall commence (excluding demolition and construction of theaccess) until details including plans, have been submitted to and approved inwriting by the Local Planning Authority for the installation of a High Speed whollyFibre broadband To The Premises (FTTP) connection to the developmenthereby approved. Thereafter, the infrastructure shall be laid out in accordancewith the approved details at the same time as other services during theconstruction process and be available for use on the first occupation of eachbuilding where practicable or supported by evidence detailing reasonableendeavours to secure the provision of FTTP and alternative provisions that beenmade in the absence of FTTP.

Reason: To ensure that the new development in Guildford is provided with highquality broadband services and digital connectivity.

Informatives:

1. If you need any advice regarding Building Regulations please do not hesitate tocontact Guildford Borough Council Building Control on 01483 444545 [email protected].

2. This statement is provided in accordance with Article 35(2) of the Town andCountry Planning (Development Management Procedure) (England) Order 2015.Guildford Borough Council seek to take a positive and proactive approach todevelopment proposals. We work with applicants in a positive and proactivemanner by:

Offering a pre application advice serviceWhere pre-application advice has been sought and that advice has beenfollowed we will advise applicants/agents of any further issues arising duringthe course of the applicationWhere 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 unnecessarynegotiation for fundamentally unacceptable proposals or where significantchanges to an application is required.

In this case pre-application advice was sought and provided which addressedinitial issues, the application has been submitted in accordance with that advice,however, further issues were identified during the consultation stage of theapplication. Officers have worked with the applicant to overcome these issues andthe proposal is now deemed to be acceptable.

3. Thames Water Informatives:

The proposed development is located within 15m of Thames Waters undergroundassets, as such the development could cause the assets to fail if appropriatemeasures are not taken. Please read our guide ‘working near our assets’ toensure your workings are in line with the necessary processes you need to followif you're considering working above or near our pipes or other structures.https://developers.thameswater.co.uk/Developing-a-largesite/Planning-your-development/Working-near-or-diverting-our-pipes. Should you require further informationplease contact Thames Water. Email: [email protected]

There are water mains crossing or close to your development. Thames Water doNOT permit the building over or construction within 3m of water mains. If you'replanning significant works near our mains (within 3m) we will need to check thatyour development doesn’t reduce capacity, limit repair or maintenance activitiesduring and after construction, or inhibit the services we provide in any other way.The applicant is advised to read our guide working near or diverting our pipes.https://developers.thameswater.co.uk/Developing-a-large-site/Planning-your-development/Working-nearor-diverting-our-pipes

With regard to surface water drainage, Thames Water would advise that if thedeveloper follows the sequential approach to the disposal of surface water wewould have no objection. Where the developer proposes to discharge to a publicsewer, prior approval from Thames Water Developer Services will be required.Should you require further information please refer to our website.https://developers.thameswater.co.uk/Developing-a-large-site/Apply-and-pay-for-services/Wastewaterservices

There are public sewers crossing or close to your development. If you're planningsignificant work near our sewers, it's important that you minimize the risk ofdamage. We will need to check that your development doesn’t reduce capacity,limit repair or maintenance activities, or inhibit the services we provide in any otherway. The applicant is advised to read our guide working near or diverting ourpipes.https://developers.thameswater.co.uk/Developing-a-large-site/Planning-your-development/Working-nearor-diverting-our-pipes.

4. Lead Local Flood Authority Informative:

If proposed site works affect an Ordinary Watercourse, Surrey County Council asthe Lead Local Flood Authority should be contacted to obtain prior writtenConsent. More details are available on our website.

If proposed works result in infiltration of surface water to ground within a SourceProtection Zone the Environment Agency will require proof of surface watertreatment to achieve water quality standards.

5. Network Rail Informatives:

Network Rail requests that the developer contacts its Asset Protection Wessex(ASPRO) team at [email protected] prior to any workscommencing on site and signs up to an Asset Protection Agreement with us. Thiswill enable Network Rail engineers to review the developments design andconstruction details, which in turn will help to ensure the safety of the operationalrailway. More information can also be obtained from our website atwww.networkrail.co.uk/aspx/1538.aspx.

Network Rail’s Asset Protection Wessex team have advised that the developer willneed to;

1. Sign asset protection agreement with Wessex ASPRO before proceeding withany design/construction works at the site.

2. Adopt ASPRO guidance and requirements and a list of Network Raildeliverables which will be provided to the Developer during a kick-off meeting.

3. Submit for ASPRO acceptance; design-if needed, risk assessment & methodstatement (RAMS) for any work situated within Network Rail zone of influencesuch as:

drawings and RAMS for foundation and enabling works;design Forms F002/003 and RAMS for any temp works such as scaffolding;lifting plan for all liftings associated with construction works, using plant;RAMS for frame, cladding and roofing;RAMS for fencing- based on trespassing risk assessment and RAMS forlandscaping works adjacent to NR boundary fence.

4. Development to provide a roof parapet of adequate height to mitigate the risk oflightweight materials being blown onto the railway tracks.

6. County Highway Authority Informatives:

Notwithstanding any permission granted under the Planning Acts, no signs,devices or other apparatus may be erected within the limits of the highway withoutthe express approval of the Highway Authority. It is not the policy of the HighwayAuthority to approve the erection of signs or other devices of a non-statutorynature within the limits of the highway.

All bridges, buildings or apparatus (with the exception of projecting signs) whichproject over or span the highway may be erected only with the formal approval ofthe Transportation Development Planning Division of Surrey County Council underSection 177 or 178 of the Highways Act 1980.

The permission hereby granted shall not be construed as authority to carry out anyworks on the highway. The applicant is advised that prior approval must beobtained from the Highway Authority before any works are carried out on anyfootway, footpath, carriageway, or verge to form a vehicle crossover or to installdropped kerbs. Please seewww.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs.

The permission hereby granted shall not be construed as authority to carry out anyworks on the highway or any works that may affect a drainage channel/culvert orwater course. The applicant is advised that a permit and, potentially, a Section 278agreement must be obtained from the Highway Authority before any works arecarried out on any footway, footpath, carriageway, verge or other land forming partof the highway. All works on the highway will require a permit and an applicationwill need to submitted to the County Council's Street Works Team up to 3 monthsin advance of the intended start date, depending on the scale of the worksproposed and the classification of the road. Please seewww.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme.

The applicant is also advised that Consent may be required under Section 23 ofthe Land Drainage Act 1991. Please seewww.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/floodingadvice.

When a temporary access is approved or an access is to be closed as a conditionof planning permission an agreement with, or licence issued by, the HighwayAuthority Local Highways Service will require that the redundant dropped kerb beraised and any verge or footway crossing be reinstated to conform with theexisting adjoining surfaces at the developers expense. It is the responsibility of thedeveloper to ensure that the electricity supply is sufficient to meet future demandsand that any power balancing technology is in place if required. Please refer to:www.beama.org.uk/resourceLibrary/beama-guide-to-electric-vehicle-infrastructure.html for guidance and further information on charging modes and connector types.Installation must be carried out in accordance with the IET Code of Practice forElectric Vehicle Charging Equipment:www.theiet.org/resources/standards/cop-electric.cfm

Officer's Report

Site description

The application site is a relatively large, triangular plot of land at the end of a residentialcul-de-sac known as Ash Grove. It is approximately 0.37 hectares in area and is relatively flat,with a small stream running along the southern boundary. The plot currently contains twodetached, two storey dwellings which are both currently occupied by students, as well as variousancillary domestic outbuildings. The rear gardens of both properties are large, however, they arecurrently unkempt and overgrown.

Ash Grove itself was once accessed directly from the A3, however, this was later closed and thedwellings are now accessed from the A25 Dennis roundabout, via Cathedral Hill / GuildfordIndustrial Estate. Ash Grove has approximately 30 individual dwellings, a number of which arecurrently in occupation by students.

To the west of Ash Grove is the A3, and the carriageway and its adjacent pavement are bothraised well above the level of the dwellings. Ash Grove is linked to the pavement by a set ofconcrete steps. The bank between Ash Grove and the A3 is planted with trees and othervegetation, and as such, the dwellings are not readily visible from the carriageway. To the southof the site is the Reading to Gatwick railway line, and beyond the railway line is the Stag Hillcampus of the University of Surrey. The University is approximately a five minute walk from AshGrove. To the east of the site is a wooded area which is connected to Guildford Industrial Estatewhich contains ten units occupied by a range of commercial interests. To the north of the site is 3Ash Grove which is also a two storey detached property.

The site is located within the urban area of Guildford. It is not allocated for any particular purposein either the Local Plan: Strategy and Sites 2015-2034 or the saved Local Plan 2003. The site ishowever within the 400 metre to five kilometre buffer of the Thames Basin Heaths SpecialProtection Area.

Proposal

Erection of 79 studio flats as purpose built student accommodation, communal areas, cycleparking, landscaping and associated works following demolition of existing dwellings.

The amended plans submitted by the applicant have reduced the number of apartments from 88to 79. In addition to this, the design of the development has been altered and the main changesare summarised below:

reducing the pitch of the roof to ensure than it integrates more appropriately into thestreetscene;the fenestration has been rationalised and simplified to improve the design and appearanceof the development;increased detailing around windows and bays;a larger communal courtyard is provided on the first floor and improved amenity space is alsoproposed at ground level around the existing stream;the number of on-site parking spaces has been increased from 8 to 11;access to the car park will be controlled by a barrier / gate;block C has been set further away from 3 Ash Grove to further reduce its impact on thisproperty. In addition, the bulk and size of block C has been reduced; andthe above ground windows in the northern elevation of block C are now angled into the site,prohibiting views over 3 Ash Grove.

The proposal would result in the demolition of the existing dwellings on the site. In their place, atotal of 79 student studio apartments are proposed which would be split between three linkedbuildings. All units would contain their own en-suite facilities, as well as a small kitchenette.Building A would front onto Ash Grove and it would terminate the view down the street. Thisbuilding would be set over three floors (third floor in the roof), and from Ash Grove it wouldappear ostensively as a pair of semi-detached dwellings. Block B would be located to the south ofblock A, closer towards the railway line. Blocks B and C would mainly be set over four floors(fourth floor in the roof), with a small element reduced to three storeys. Between the blocks in themiddle of the site would be a large courtyard area, set a first floor level. This would serve as themain entry point into the blocks and the main reception area.

The courtyard would also provide seating areas and passive recreational space for the use offuture occupiers. The applicant proposes to connect the courtyard with the pavement parallel tothe A3 with a pedestrian bridge. This would provide occupants with a direct route from the site tothe University without having to walk along Ash Grove. A walk to the University would take lessthan five minutes. The development would include a range of communal facilities including acommon room, a gym and a laundry.

The proposal would be a car-free development. However, a total of 11 car parking spaces areprovided on site, which would be used by disabled residents, staff and visitors. The car parkwould be accessed between block A and 3 Ash Grove and it would be gated to preventunauthorised access. A small drop-off area would be provided to the front of block A which wouldbe used for short-term visits (such as taxis, deliveries etc). A large cycle parking area would beprovided in block B which would have direct and step-free access to the new pedestrian bridge. Afurther area of recreational open space would be provided in the north-east corner of the site,which would include the existing stream.

Relevant planning history

Reference: Description: DecisionSummary:

Appeal:

16/P/00353 Erection of two x three bed. and three xtwo bed. attached houses withassociated parking and landscaping,following demolition of existing house

Refuse24/11/2016

N/A

The above proposal was refused by the Local Planning Authority in 2016. It should be noted thatthe application only related to 1 Ash Grove, so a much smaller site to that proposed through thecurrent application. The proposed five dwellings were to be located along the western boundaryof the site, abutting the A3 embankment. The dwellings had a very odd layout and poor design,which would have been very visible and readily apparent from Ash Grove. While a number ofresidents note that the current proposal is larger than this refused scheme, the applications arenot comparable and are materially different in terms of their design quality and impact on thesurrounding area.

Consultations

Statutory consultees

County Highway Authority, Surrey County Council: No objections raised. This is subject tostandard conditions

Natural England: Following discussions between the parties, Natural England (NE) haveconfirmed that the proposal should meet the mitigation requirements which are set out in theCouncil's Avoidance Strategy. However, due to the exact nature of the development, it has beenagreed that a discount should be applied. This will be discussed in greater detail below. On thisbasis NE have no objections to the proposal.

Thames Water: No objections raised, subject to a number of conditions and informatives.

Lead Local Flood Authority (LLFA), Surrey County Council: No objections raised. This is subjectto standard conditions relating to the exact design of the SuDS scheme.

Network Rail: No objections raised, a number of informatives have been recommended. It hasbeen confirmed that conditions are not required.

Internal consultees

Head of Environmental Health and Licensing: No objections raised, subject to standardconditions to control possible land contamination and noise mitigation. It is noted that a smallamount of asbestos has been found on the site, and as such a condition has been recommendedwhich requires the applicant to contact the Council should further contamination be found on thesite.

Waste Policy and Development, Operational Services: No objections raised.

Non-statutory consultees

County Archaeologist, Surrey County Council: No objections and no archaeological requirementsnoted.

Highways England: No objections raised, subject to a condition to control street lighting.

Surrey Wildlife Trust: No objections raised, subject to conditions to ensure that the developmentis carried out in accordance with the mitigation measures identified in the application.

Amenity groups / residents associations

Guildford Society: Raise objection on the following grounds:over-intensive development;unsuitably located at the end of a residential cul-de-sac;poor design and layout [Officer Note: It is noted that since these comments were received,the design of the development has been altered and the scale reduced from 88 to 79 studios.The design and appearance of the development has also been improved];inadequate parking provided [Officer Note: Parking has since been increased from 8 to 11spaces];out of scale and character with neighbouring development;possibility that the undercroft could be used for criminal and / or antisocial behaviour [OfficerNote: There is no evidence to suggest that this would be the case. The undercroft would be inthe direct control of the site operators and would not be accessible to the public. Itsmanagement and maintenance would be secured by condition];unacceptable level of noise and pollution for future residents of the building [Officer Note: Theapplicant has submitted a noise and air quality assessment with the application. These havebeen reviewed by the Council's Environmental Health Officer and no objections have beenraised];noise and disturbance for existing residents of Ash Grove; anddevelopment may prejudice A3 improvement works [Officer Note: No objections have beenraised by Highways England in this regard].

Third party comments

43 letters of representation have been received raising the following main objections andconcerns:

the proposal will only benefit the University and not local residents;student housing should be located on the University campus [Officer Note: The GuildfordBorough Local Plan: Strategy and Sites 2015-2034 sets out a requirement for both on and offcampus student accommodation] ;

additional car parking along Ash Grove, where demand is already high. This wouldparticularly be a problem at the start and end of term [Officer Note: The applicant hassubmitted a Moving In / Out Strategy with the proposal which is deemed to be acceptable.This will ensure that this process is well managed, with as little disruption caused to localresidents as possible];increase in traffic along Ash Grove;no access for HGVs construction will have a detrimental impact on residents [Officer Note:The construction process will be controlled by a Construction Transport Management Plan,which will be secured by condition];the proposal is not in scale and character with the street;loss of amenity for neighbouring residents particularly in terms of privacy, disturbance, loss oflight, overshadowing and noise [Officer Note: Amended plans have been submitted whichseek to address these issues];obstructions created for service vehicles;there are more appropriate sites for student housing;negative impact on trees and ecology [Officer Note: No objections have been raised by eitherthe Council's Tree Officer or Surrey Wildlife Trust];the gym and common room would attract non-resident students to the site [Officer Note: Thiswould not be the case. Access to the site would be restricted to residents only and thesefacilities would not be open to the general public];proposal would result in the loss of two family houses;the Council has recently given planning permission for numerous student housingapplications - is there a need for additional student housing;previous planning application for five houses refused on the site [Officer Note: Please seecomments in relevant planning history section above];bin store is too small to cater for the development [Officer Note: No objections have beenraised by the Council's Operational Services Team, with regard to either the size of the binstore or the accessibility of the site for refuse vehicles];the proposal may prejudice any future plans for the widening of the A3 [Officer Note:Highways England have been notified of the application and have raised no objections];sewage and waste water system already at capacity [Officer Note: Thames Water haveraised no objections to the proposal];the amenity of the proposed units would be poor due to noise and poor air quality from the A3and railway line [Officer Note: The applicant has proposed mitigation to overcome this issueand the Council's Environmental Health Officer raises no objections to the development onthis basis];likely to be an increase in anti-social behaviour in the area as a result of the proposal [OfficerNote: There is no evidence that this would be the case];proposal would be contrary to the new Local Plan, in particular policies D1, D2, H1 and S2;the site is within the 400 metre to 5 kilometre buffer of the Thames Basin Heaths SPA andwould fail to meet the requirements of the Habitats Regulations [Officer Note: It is noted thatthe applicant has agreed to the mitigation required by the Council's Thames Basin HeathsAvoidance Strategy SPD. As such, Natural England have raised no objections to theproposal];the architecture is out of character with the area; andneed more family homes in Guildford.

[Officer Note: As noted above, amended plans were submitted by the applicant, the details ofwhich have already been set out. Neighbours and all those who had responded to the initialconsultation were notified that amended plans had been received. They were given a further 21days to submit additional comments. While it is noted that a number of responses were received,these mainly repeated the concerns raised above. Where new issues were raised, they havebeen included in the summary above].

16 letters of support have been received raising the following points:it is difficult to find accommodation that is near the University, of good quality and of anaffordable price. This is a very big problem in Guildford;finding acceptable student accommodation in Guildford is very difficult;having more accommodation of this type is important and would help the current housingcrisis in the area;it is necessary to build more student accommodation in the town;location is very close to the University making it much easier to get to the University on foot;the appearance of the building is understated and will be aesthetically pleasing;the more accommodation suitable for students, who add a lot to the vibrancy of the localarea, the better;the location means that car parking will not be necessary as residents will travel to theUniversity on foot or by cycle;due to the location of the development and the fact that a pedestrian bridge is proposed tothe A3 pavement, there will be less noise than surrounding residents claim;the proposed building would be located at the end of the cul-de-sac and would not adverselyimpact on the area;there are already student properties along Ash Grove and as such, it is no longer a trulyfamily residential street;the proposal will free up current HMOs back into the housing market; andon campus housing is restricted meaning second and third year students usually have to seekaccommodation off campus.

It is noted that one further letter of support has been received from a resident who also appearsto be the owner of at least one of the dwellings which form part of the planning application. Whilethe comments raised are broadly reflective of those noted above, given the link to the proposal,they will not be summarised as part of this report.

One neutral comment has also been received. The following points are noted:current student housing is sub-standard and over-priced and some are a significant distanceaway from the campus; andthe proposal would alleviate many of these problems by providing accommodation that isclose to the University and well managed.

Planning policies

National Planning Policy Framework (NPPF) 2019:Chapter 2. Achieving sustainable developmentChapter 4. Decision-makingChapter 5. Delivering a sufficient supply of homesChapter 6. Building a strong, competitive economyChapter 8. Promoting healthy and safe communitiesChapter 9. Promoting sustainable transportChapter 11. Making effective use of landChapter 12. Achieving well-designed placesChapter 14. Meeting the challenge of climate change, flooding and coastal changeChapter 15. Conserving and enhancing the natural environment

South East Plan 2009:Policy NRM6 Thames Basin Heath Special Protection Area

Guildford Borough Local Plan: Strategy and Sites 2015-2034:

It is noted that the Guildford Borough Local Plan: Strategy and Sites 2015-2034 was adopted bythe Council on 25 April 2019. Its policies now carry full weight in the assessment of planningapplications. The policies considered relevant to this proposal are set out below.

Policy S1 Presumption in favour of sustainable developmentPolicy S2 Planning for the borough - our spatial strategyPolicy H1 Homes for allPolicy P4 Flooding, flood risk and groundwater protection zonesPolicy P5 Thames Basin Heaths Special Protection AreaPolicy D1 Place shapingPolicy D2 Sustainable design, construction and energyPolicy ID3 Sustainable transport for new developmentsPolicy ID4 Green and blue infrastructure

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

Although the Council has now adopted the Guildford Borough Local Plan: Strategy and Sites2015-2034, some policies of the saved Local Plan 2003 continue to be relevant to theassessment of planning applications and carry full weight. The extant policies which are relevantto this proposal are set out below.

Policy G1 General standards of developmentPolicy G5 Design codePolicy H4 Housing in urban areasPolicy NE4 Species protection

Supplementary planning documents:Thames Basin Heaths Special Protection Area Avoidance Strategy SPDSustainable Design and Construction SPDPlanning Contributions SPDVehicle Parking Standards SPD

Planning considerations

The main planning considerations in this case are:

the principle of developmentthe impact on the character of the surrounding areathe impact on neighbouring amenityamenity of the proposed developmenthighway/parking considerations flooding and drainage considerationssustainable energythe impact on ecology and treesThames Basin Heaths SPAplanning contributions and legal testsconclusion

The principle of development

Paragraph 7 of the NPPF states that 'the purpose of the planning system is to contribute to theachievement of sustainable development'. Paragraph 8 goes on to note that 'achievingsustainable development means that the planning system has three overarching objectives,which are interdependent and need to be pursued in mutually supportive ways'. These are (a) aneconomic objective, (b) a social objective and (c) an environmental objective. It is noted that'these objectives should be delivered through the preparation and implementation of plans andthe application of the policies in this Framework; they are not criteria against which every decisioncan or should be judged. Planning policies and decisions should play an active role in guidingdevelopment towards sustainable solutions, but in doing so should take local circumstances intoaccount, to reflect the character, needs and opportunities of each area'.

Paragraph 10 of the NPPF states that 'so that sustainable development is pursued in a positiveway, at the heart of the Framework is a presumption in favour of sustainable development'.Paragraph 11 notes that for decision-taking this means 'approving development proposals thataccord with an up-to-date development plan without delay. Paragraph 12 goes on to state that'the presumption in favour of sustainable development does not change the statutory status ofthe development plan as the starting point for decision making. Where a planning applicationconflicts with an up-to-date development plan (including any neighbourhood plans that form partof the development plan), permission should not usually be granted. Local planning authoritiesmay take decisions that depart from an up-to-date development plan, but only if materialconsiderations in a particular case indicate that the plan should not be followed'.

As noted above, the site is located within the urban area of Guildford. It is not allocated as part ofthe Guildford Borough Local Plan: Strategy and Sites 2015-2034 or the saved Local Plan 2013and it is also not designated for any particular purpose. There is no in principle objection to theprovision of student housing in the urban area and as such, the proposal is considered to beacceptable in principle, subject to compliance with the Council's Local Plan and the NPPF.

Policy H1 of the Guildford Borough Local Plan: Strategy and Sites 2015-2034 states that'purpose built student accommodation for full time higher education Guildford based students willbe encouraged on campus locations where appropriate. About 60 per cent of full time Guildfordbased University of Surrey students are expected to be provided with accommodation on site'.The supporting text to the policy expands on this issue and notes that 'while students shouldhave a choice of accommodation, this should be balanced with the housing needs of the generalpopulation. To minimise the pressure on the existing housing stock it is important that newaccommodation is provided to meet any significant increase in full-time Guildford based students.Windfall sites in sustainable locations close to higher education establishments may be suitablefor purpose built student accommodation; however, we will resist purpose built studentaccommodation on sites allocated for C2 or C3 use class housing'. The West Surrey SHMAGuildford Addendum 2017 identified that the University of Surrey is predicated to result in 3,800additional full time students. Policy H1 echoes the Planning Practice Guidance (PPG) whichmakes clear that Local Planning Authorities should plan for sufficient student accommodation,whether or not it is on campus, and the provision of dedicated student accommodation can takepressure off the private rented sector and increases the overall housing stock by allowing familyhomes occupied by students to be release back onto the market.

While it is clear that a significant proportion of new student accommodation will be provided oncampus, policy H1 still acknowledges that this will need to be supplemented with purpose builtunits on windfall sites. The current application proposes 79 student bedspaces which would all beprovided as studio units. The development would make a meaningful contribution to the purposebuilt student accommodation in the borough, in a location which is a very short walking distancefrom the University of Surrey.

While other student applications have recently been approved, which may deliver approximately1,000 further units, it is considered that these should not preclude the additional bedspacesproposed through this application. The proposal, along with other applications which haverecently been consented, would go some way to meeting the need for purpose built off-campusstudent accommodation and is therefore deemed to be acceptable in this regard.

It should also be noted that the Planning Practice Guidance also now states that 'all studentaccommodation, whether it consists of communal halls of residence or self-contained dwellings,and whether or not it is on campus, can be included towards the housing requirement, based onthe amount of accommodation it releases in the housing market'. As the proposal is comprisedexclusively of studio apartments, it would contribute 79 units towards the Council's housingsupply. This represents a meaningful contribution and one which would be delivered early in theplan period. To ensure this is the case, the applicant has agreed to a reduced two yearimplementation period.

It is also acknowledged that policy H1(2) states that 'development that results in the net loss ofexisting housing (C2 use class or C3 use class accommodation or traveller accommodation) willnot be permitted'. While the proposal would technically involve the loss of two existing C3dwellings, a number of other factors must also be taken into account. Firstly, and as alluded toabove, the proposed units are likely to release houses and HMOs which are currently used forstudent accommodation back to the open market, for their use as family housing. Such ascenario is acknowledged in the PPG (as referenced above). So whilst two C3 dwellings wouldbe lost on Ash Grove, it is likely that the proposal would result in an overall net increase in C3housing units in other areas of the borough. Secondly, it should be noted that 1 and 2 Ash Groveare currently occupied by students and are not occupied as 'traditional' family housing.

Finally on this point it should also be noted that paragraph 122 of the NPPF states that 'planningpolicies and decisions should support development that makes efficient use of land, taking intoaccount:

a) the identified need for different types of housing and other forms of development, and theavailability of land suitable for accommodating it;

b) local market conditions and viability;c) the availability and capacity of infrastructure and services - both existing and proposed - as

well as their potential for further improvement and the scope to promote sustainable travelmodes that limit future car use;

d) the desirability of maintaining an area's prevailing character and setting (including residentialgardens), or of promoting regeneration and change; and

e) the importance of securing well-designed, attractive and healthy places.

It has already been set out above that there is an identified need for purpose built off-campusstudent accommodation in the borough. The site is in a highly sustainable location, and residentscould access the University safely and easily in less than five minutes on-foot. Compared to otherstudent accommodation, which is not located in close proximity to the University, the proposalwould support both the Council's and the Government's objectives of promoting and encouragingsustainable travel modes that limit future car use.

It is considered that the loss of the existing C3 housing needs to be balanced against this benefitof the proposal. The loss of two units is relatively modest and the provision of 79 new studentunits would also meet a need identified in the Local Plan. On this basis, and taking a pragmaticapproach, the loss of the existing C3 houses is considered to be acceptable in this instance.

As there are no in principle objections to the proposal, its compliance with the other relevant localand national policies will be assessed below.

The impact on the character of the surrounding area

Policy D1 of the Guildford Borough Local Plan: Strategy and Sites 2015-2034 states that 'all newdevelopments will be required to achieve high quality design that responds to distinctive localcharacter (including landscape character) of the area in which it is set. Essential elements ofplace making include creating economically and socially successful new places with a clearidentity that promote healthy living; they should be easy to navigate, provide natural securitythrough layout and design with attractive, well enclosed, and overlooked streets, roads andspaces with clear thought given to the interrelationship of land use to external space'. The otherrequirements of policy D1 are that safe, connected and efficient streets are planned, access andinclusion are promoted and that crime prevention and security measures are built into designs atan early stage.

Ash Grove comprises approximately 32 detached and semi-detached two storey dwellings alongits eastern side. It is a relatively narrow cul-de-sac which has the A3 running along its westernedge. It is known that a number of the properties are occupied by students. The existingdwellings are relatively traditional in their appearance, with pitched, clay tile roofs and a mix of tilehanging, brick and rendered elevations. It should be acknowledged that Ash Grove is situated ina mixed use area. As well as the A3 and the railway line forming significant boundaries, the site isaccessed through Guildford Industrial Estate and Cathedral Hill which contain a range of largescale office and industrial buildings. To the south of the site and visible from Ash Grove is theStag Hill campus of the University of Surrey which contains numerous large scale institutionalbuildings in close proximity to the site. While the domestic scale of Ash Grove is acknowledged,the surrounding context also needs to be taken into account.

It should also be noted that the topography of the site means that it is not visible in many publicviews from the surrounding area. The site is set at a lower level to the rest of Ash Grove and is asignificant distance below the level of the A3. Only glimpses of the site can be gained from theA3 and other views are limited to the University of Surrey and along Ash Grove itself. The site isscreened from the east by an existing area of woodland. Therefore, in principle, the levels of thesite mean that any redevelopment of the site would have very limited impacts on the widersurrounding area and it has the potential to accommodate larger built forms without having anydetrimental impacts on the character and appearance of Ash Grove.

The application site is located at the end of the cul-de-sac and overlooks the University of Surrey.As such, it has a visual link to both the University and Ash Grove. As noted above, the proposal issplit into three individual blocks. Block A fronts onto Ash Grove and would terminate the vistawhen looking south. The applicant has recognised the need for the development to integrate intothe streetscene of Ash Grove and therefore, the front elevation of block A would have theappearance of a pair of semi-detached dwellings. It would be three storeys in height (with thethird floor in the roof) and would have a similar ridge height and width to the existingsemi-detached dwellings in the street. In addition, the design of the front elevation takes anumber of references from the existing Ash Grove properties through the use of tile hanging anda central feature gable. The applicant has supplied a number of Accurate Visual Representations(AVRs) and CGI images with the application which show the proposed development set within itssurroundings. In general, it is considered that block A would be an acceptable addition to thestreetscene and would be in keeping with the scale, character and appearance of the existingresidential properties along Ash Grove.

Blocks B and C would be situated behind block A and would increase in height to four storeys,also with the fourth floor located in the roof. While the height is greater than block A and the otherexisting properties along Ash Grove, it should be noted that blocks B and C would be setbackapproximately 36 metres from the road.

Although both of the larger blocks would be visible from Ash Grove, the distance of separationsignificantly mitigates any adverse impacts on the streetscene. In addition, the bulk, scale andmassing of the blocks has also been improved since the original submission through theprovision of a more steeply pitched roof, setting back block C further into the site and a reductionin the footprint, width and depth of both blocks.

Given the surrounding context and the fact that there are other large buildings in the immediatevicinity, as well as the fact that the larger buildings have been set well into the site, the height,scale and massing of the proposal would not be materially harmful to the character orappearance of Ash Grove.

In terms of design it is noted that the buildings would be of a modern appearance, using keyreferences from the existing Ash Grove buildings. All three blocks would be finished mainly inbrick, and would be broken up through the use of tile hanging and small elements of pale bronzemetal cladding. The materials would integrate well with the surroundings and the exact choice ofmaterials could be secured by condition. It is noted that since originally submitted the scale of thedevelopment has been reduced and in addition, the appearance and design of the blocks havebeen amended. The most notable change is the decrease in the roof pitch to ensure that theroofscape is more in keeping with the established pattern in Ash Grove. While large areas of flatroof are still a feature of the scheme, these are common in larger buildings and have beensuccessfully screened by the design. The flat roof would also be used for solar panels and theinstallation of green roofs. In addition, the fenestration pattern and the elevations have beenrationalised which produces a more uniform design between the blocks. The blocks are brokenup with the use of gable elements, window build outs and inset balconies within the roof. Theexact detailing of the windows and their surrounds will be secured by condition.

The proposal also includes a raised communal terrace area between the blocks. This would beutilised by residents for passive recreation. The space would be relatively large and would be welllandscaped, with seating and a viewing area of the stream below. The courtyard would beaccessed via the new pedestrian bridge as well as via a stairs from the parking area. Thecourtyard links all three blocks together, providing a sense of community for residents.

The proposed pedestrian bridge would run from the courtyard to the pavement along the A3. Itsgradient has been designed to allow for disabled access and it would be discreetly illuminatedwith under railing lights. The exact design of the pedestrian bridge and its railings etc will besecured by condition. The applicant has also committed to improving the street lighting along theA3 pavement, as well as the installation of CCTV within the site.

Overall, with the conditions noted above it is considered that the proposal would integrate intothis mixed character area in an acceptable manner. The design and appearance of the schemehas been significantly improved since original submission and the proposal would now fit well withits surroundings. In this regard the proposal is deemed to be compliant with policy D1 of theGuildford Borough Local Plan: Strategy and Sites 2015-2034.

The impact on neighbouring amenity

The application site is located at the end of Ash Grove meaning that any direct potential impactswould be limited to the existing residential dwellings at this end of the cul-de-sac and in particular3 Ash Grove.

It is noted that when originally submitted, concerns were expressed by both residents andOfficers that the proposal may lead to amenity impacts on 3 Ash Grove, particularly in terms ofprivacy. These concerns were raised with the applicant and the plans have been amendedaccordingly.

As now proposed, the northern elevation of block C would be situated approximately 26 metresfrom the south-eastern corner of 3 Ash Grove. This is sufficient to prevent any unacceptableoverbearing impacts. In addition, it is noted that all windows in the northern elevation of block Cwould now be screened by brickwork which is angled away from 3 Ash Grove. This means thatthere would be no views of 3 Ash Grove from the windows in the northern elevation of Block C.As a result, there would be no adverse or harmful overlooking of number 3 or its rear garden. Alandscaping strip has also been included along the northern boundary of the site and along withthe existing trees which are being retained would provide a screen between 3 Ash Grove and theproposed buildings.

Block A of the development would be located at the end of the cul-de-sac. It would be situatedforward of the front elevation of number 3 and there would be a separation distance ofapproximately ten metres between the two buildings. Block A would be positioned partly over thefootprint of 1 Ash Grove and although it would be larger in terms of its width and height, anyviews of 3 Ash Grove from the northern elevation would be across the front garden of theproperty. Views from the eastern elevation of Block A would be over the rear garden of 3 AshGrove, however, these face the rear portion of the outside space and would be positionedapproximately 20 metres from the boundary. As such, Block A would have no adverse amenityimpact on this property.

In terms of overshadowing, it is noted that the proposal would not result in any impacts over thesummer months. While there would be overshadowing during the winter, it should be noted thatthrough the demolition of 2 Ash Grove, built form is being removed from the boundary with 3 AshGrove and this could have some benefit. In addition, given the A3 embankment and treesadjacent to Ash Grove, over and above the existing situation, the additional overshadowing wouldnot result in material harm to the surrounding residents.

The proposal also includes a car park adjacent to the side boundary of 3 Ash Grove. The majorityof the parking spaces would be situated towards the middle of the site and they would only beused by disabled residents and visitors. Residents would not be permitted to utilise these spacesand this would be controlled by a barrier system at the entrance. As such, movements in the carpark would not be significant and they would not lead to any material loss of amenity forneighbouring residents. The communal raised courtyard area would be situated 29 metres fromthe boundary of 3 Ash Grove and the majority of it would be screened from view by the proposedbuildings. The gym and common room would be for the use of residents only and they would notbe open to the general public. The use of the communal spaces would be monitored by theoperators and mangers of the building and if anti-social behaviour was to occur, this could bedealt with swiftly.

Noise and potential disturbance from students

A number of residents have raised concerns about the potential noise impacts and generaldisturbance from students who might occupy the proposed building.

The applicant has confirmed that the proposal would be managed by experienced operators ofbespoke student accommodation who run other sites around the country. The building wouldhave strict policies on the playing of loud music, other noise and antisocial behaviour. Theapplicant has confirmed that the on-site accommodation team would be available between 8amand 9pm and after this point an on-site out of hours service would be provided. As such, the sitewould be managed by on-site personnel 24 hours a day. If any issues do arise, these could bedealt with immediately. The applicant notes that the building would be fitted with 24/7 live andrecorded CCTV for all internal and external communal areas.

Where there are persistent offenders, the applicant notes that these would be dealt withindividually and ultimately, residents could be given notice to vacate the premises if the terms ofthe tenancy are not being adhered to. With these measures in place, the Local Planning Authorityare satisfied that the proposal is unlikely to result in such noise and disturbance issues whichwould warrant the refusal of the application.

It is noted that residents have raised concerns about potential noise impacts of students walkingalong Ash Grove late at night. As noted above, the proposal includes a new pedestrian bridgewhich would connect the site directly with the pavement which runs adjacent to the A3. Thismeans that residents of the building would have little need to use Ash Grove on a frequent basis.Furthermore, it is noted that when travelling on-foot, Ash Grove is not a convenient access pointfor the town centre or local facilities. The more direct access to the town centre would be throughthe University via Yorkies Bridge. Again, this would mean that pedestrians could avoid using AshGrove. Therefore, it is concluded that due to the circumstances of the site and the provision ofthe pedestrian bridge, the proposal is less likely to result in noise and disruption for localresidents.

Amenity of proposed development

It is noted that the proposal includes a range of communal spaces including a gym and acommon room. These would only be available for residents use. The outdoor courtyard would besituated at first floor level between the three blocks. It would include a range of seating areas forresidents, as well as landscaped areas for passive recreation. As well as this, a landscaped areawould be provided around the stream. The site is well located for access to the University and therange of sporting facilities it offers.

The proposed units are all self-contained with en-suite facilities. The size of the units areconsidered to be adequate. It is noted that the site is located in close proximity to both the railwayline and the A3. At the request of the Local Planning Authority, the applicant has submitted an AirQuality Assessment with the proposal. This indicates that there are no air quality issues in thislocation and no mitigation measures are necessary. This Assessment has been reviewed by theCouncil's Environmental Health Officer and no objections have been raised. It is alsoacknowledged that residents could be subject to noise from both of the above sources. A NoiseAssessment has also been submitted with the proposal and this confirms that to meet requiredstandards the rooms will need to be fitted with fixed shut windows with mechanical ventilation.This measure is not uncommon for sites in close proximity to railway lines. The Council'sEnvironmental Health Officer has not raised any concerns about the future amenity of the unitsfor residents and suggests that the mitigation measures set out by the applicant should besecured by condition.

While the Council has recently introduced residential space standards through the Local Plan,these do not apply to purpose built student accommodation. The Council does not have any setrequirements for the size of student units. Whilst this is the case, the size of the units have beenreviewed by Officers and they are deemed to be adequate and similar to others which haverecently been approved by the Local Planning Authority. In addition, it has already been notedthat the development includes high quality indoor and outdoor communal areas which wouldenhance the living environment of the development for future occupiers.

With conditions to secure the landscaping of the site and the noise mitigation measures, theproposal is deemed to be acceptable in this regard.

Highway/parking considerations

Paragraph 110 of the NPPF states that 'applications for development should:

(a) give priority first to pedestrian and cycle movements, both within the scheme and withneighbouring areas; and second - so far as possible - to facilitating access to high qualitypublic transport, with layouts that maximise the catchment area for bus or other publictransport services, and appropriate facilities that encourage public transport use;

(b) address the needs of people with disabilities and reduced mobility in relation to all modes oftransport;

(c) create places that are safe, secure and attractive – which minimise the scope for conflictsbetween pedestrians, cyclists and vehicles, avoid unnecessary street clutter, and respond tolocal character and design standards;

(d) allow for the efficient delivery of goods, and access by service and emergency vehicles; and(e) be designed to enable charging of plug-in and other ultra-low emission vehicles in safe,

accessible and convenient locations'.

It should also be noted that paragraph 109 states that 'development should only be prevented orrefused on highways grounds if there would be an unacceptable impact on highway safety, or theresidual cumulative impacts on the road network would be severe'.

The above is reflected in policy ID3 of the Guildford Borough Local Plan: Strategy and Sites2015-2034 which states that 'new development will be required to contribute to the delivery of anintegrated accessible and safe transport system, maximising the use of the sustainable transportmodes of walking, cycling and the use of public and community transport. Policy ID3 goes on tonote that:

'New development will be required, in so far as its site’s size, characteristics and location allow, tomaximise:(a) the provision of high-quality, safe and direct walking and cycling routes within a permeable

site layout, with priority over vehicular traffic, that facilitates and encourages short distancetrips by walking and cycling

(b) the provision of secure, accessible and convenient cycle parking(c) the improvement of existing cycle and walking routes to local facilities, services, bus stops

and railway stations, to ensure their effectiveness and amenity(d) the provision and improvement of public and community transport, and(e) opportunities for people with disabilities to access all modes of transport'.

In terms of vehicular parking for new developments, off-street vehicle parking for newdevelopments should be provided such that the level of any resulting parking on the publichighway does not adversely impact road safety or the movement of other road users.

It has already been noted that the site would be accessed by vehicles from Ash Grove, whichitself is accessed through Cathedral Hill from the Dennis roundabout. The proposal includes anew pedestrian bridge from the site to the pavement running along the A3 which would allowaccess to the University of Surrey in less than five minutes. It is expected that the vast majority ofresidents will walk to the University, which would take less than five minutes.

Traffic impact

It is noted that the proposed development would be car-free meaning that all residents will traveleither by foot, cycle or public transport. The Transport Statement (TS) submitted with theapplication notes that during the AM and PM peaks, the development would only generate threevehicle movements. Over the course of a normal day, a total of 39 vehicle trips are expected.

It is noted that the traffic modelling predicts that the vast majority to trips (177) will be made onfoot. Given the site is less than a five minute walk to the University of Surrey, it seems correctthat walking would be preferred over private car use which would necessitate travel along verycongested roads, particularly in the AM and PM peaks. The TS concludes that the proposalwould have an immaterial impact on the safety and operation of the local highway network.

The County Highway Authority have reviewed the TS and given the proposal would be car-freeno objections have been raised with regard to highway safety or capacity.

Parking

Since the submission of the application the developer has been asked to increase the number ofon-site car parking spaces. A total of 11 spaces are now proposed, which would include fourdisabled parking bays. These would be used by staff and visitors only, as well as disabledresidents. All other residents would be expected to travel either by public transport, on foot or bycycle.

The applicant intends to run the development as a car-free site and they have made clear that itwill be a requirement of the tenancy agreements that students do not bring cars when moving toGuildford. It is again noted that the site is less than a five minute walk from the University ofSurrey and as such, there is no real need for residents to have a car for their daily activities. TheCounty Highway Authority notes that even the initial reduced parking provision of eight spaceswas acceptable and that the car-free approach is appropriate in this location for the proposeduse.

In addition, it should be noted that the applicant has agreed to offer car club membership to allresidents when they first move into the development. The closest car club car is located on theStag Hill campus, so if residents did need access to a car, this would be a convenient alternative.The car club membership would be secured by the s.106 agreement and it is considered that thismeasure would further reduce the potential for on-street parking along Ash Grove.

An on-site drop-off point is provided to the front of the site which could be used for deliveries,taxis and short term waiting.

It is acknowledged that a number of residents have raised parking along Ash Grove as a majorissue. A number have suggested that the implementation of a residents parking scheme (whichmay include a permit scheme and double yellow lines) to prevent residents of the proposal fromparking along Ash Grove should be investigated. While the applicant has confirmed a willingnessto fund and implement such a scheme, the County Highway Authority do not believe that it isnecessary to make the development acceptable in planning terms. It is on this basis that it hasnot been requested by Officers.

While the concerns of residents are noted, given the location of the site, it would be moreconvenient to walk to the University of Surrey than to travel by car, the proposed car clubmembership and the lack of an objection from the County Highway Authority, a refusal on thesegrounds could not be sustained in this instance. In addition, it must be noted that the car-freedevelopment gives a clear priority to pedestrian and cycle movements, which is promoted by boththe NPPF and the Guildford Borough Local Plan: Strategy and Sites 2015-2034. The proposal istherefore deemed to be acceptable in this regard.

Pedestrian access

It is noted that most of the residents of the proposed building will be attending the University ofSurrey. Access would be via the new pedestrian bridge proposed through this application and thepavement which runs adjacent to the A3. The route is well utilised by pedestrians and is safe anddirect. The applicant has committed to improving the lighting along the route and will also installCCTV at the entrance of the site as a further measure of protection. In addition, the LocalPlanning Authority has secured a financial contribution of £50,000 towards further improvementsto the route to the University. This could include possible resurfacing of the pavement, additionalbollard style lighting and improvements to the existing pedestrian bridge over the railway line.This will further enhance the route for both future residents and existing users of the pavement.In addition to this, the applicant has agreed to a further £100,000 contribution which will be usedtowards the Guildford Community Bike Share Scheme, as well as the implementation of theCouncil's Sustainable Movement Corridor. This contribution will enhance sustainable transportoptions from the site into the town centre and will further reduce resident's reliance on privatetransport. These measures greatly improve the sustainability of the development and build on thefact that the site is very well situated in close proximity to the University.

The proposed new pedestrian bridge would be a modest sized structure and the development willnot be occupied until the bridge is in place and is operational. This will be secured by conditionand/or s.106 agreement. A restriction will also be imposed which requires the bridge to remain inplace and operational for the lifetime of the development. As noted above, the new bridge willenable residents to access the University without having to travel along Ash Grove, therebyreducing any potential for disruption for local residents.

Moving in / out days

It is noted that residents have raised concerns about potential disruption during moving in and outdays. It is fully acknowledged that students will need the use of a vehicle on these days and thattraffic along Ash Grove will increase as a result. However, this increase in movements would onlybe a temporary measure during the move in / out process.

The applicant has submitted a Moving In Management Strategy as part of the TS. It is noted thatarrivals at the beginning of the academic year are likely to be the busiest times for the site. It isnoted that arrivals will be phased over a period of two weekends with one hour time slotsbetween 9am and 5pm given to all residents. Students would be notified of their slot in advanceand these will be allocated based on the distance travelled. This will ensure that there is aconsistent level of traffic and will allow staff to control traffic movements along Ash Grove toacceptable levels. It is expected that the maximum number of arrivals would be eight per hourand staff would be on hand to enforce the time slots which have been allocated.

Once residents have parked on-site they will be met by an attendant who will provide assistancefor the unloading and transportation of luggage to the relevant room. Once unloaded, cars willneed to vacate the site immediately and staff will be on-hand to ensure that there is no waiting orparking along Ash Grove during this period.

The County Highway Authority has reviewed the Moving In Management Strategy and note that ifadequately secured and implemented, it provides appropriate mitigation that would minimise andreduce parking impacts. The Strategy will be secured through a planning condition.

In conclusion on highways impacts it is noted that the proposal would not result in a materialincrease in traffic movements along Ash Grove. The proposal would support the Council's andGovernment's aim of promoting sustainable travel and this site is very well located for pedestrianand cycle travel, without any reliance on private vehicles.

While it is acknowledged that parking for existing residents is a concern, for the reasons notedabove, a reason for refusal on these grounds could not be sustained. The proposal is thereforedeemed to be acceptable in this regard.

Flooding and drainage considerations

It is noted that the site is located in flood zone 1 which has a 1 in 1,000 annual probability of riverflooding. Due to the presence of a ditch / stream along the southern boundary of the plot, it isacknowledged that the site is at greater risk of surface water flooding. Although not technicallyrequired, the applicant has submitted a Flood Risk Statement (FRS) with the application whichhas been reviewed by the Lead Local Flood Authority (LLFA).

In terms of fluvial flooding it is noted that flood zone 1 is considered to be at low risk of flooding.No consultation with the Environment Agency is required.

As regards surface water flooding it is necessary to ensure that the proposed development wouldbe safe from the potential risk of surface water flooding and that the development proposalswould not inadvertently increase the risk of flooding elsewhere by displaced flood volume storagethat may be offered by the site. The applicant has modelled the stream and this confirms that thebuilding footprint and ground floor level are clear of the extent of peak flood events. A number ofmitigation measures are set out in the FRS, which specify minimum floor and ground levels. Assuch, the proposal would not result in any increased risk of flooding to either the site orneighbouring properties. The LLFA has not raised any objections to this element of the proposal.

Notwithstanding the above, the development incorporates Sustainable Urban Drainage Systems(SuDS) into the proposal. Run-off from the new buildings, car park and access road would bedrained into a below ground attenuation tank which will be large enough to retain a critical 1 in100 year storm event (with climate change). This water will then be discharged into the stream ata controlled rate, which has been agreed by the LLFA. The FRS confirms that site drainage andstorm events can be managed and maintained within the site without flooding.

The LLFA has raised no objections to the scheme and has recommended a number of conditionsto control the implementation and verification of the SuDS scheme proposed by the applicant. Onthis basis, the proposal is deemed to be acceptable in terms of flood risk and drainage.

Sustainable energy

Policy D2 of the Guildford Borough Local Plan: Strategy and Sites 2015-2034 states that newbuildings must achieve a reasonable reduction in carbon emissions of at least 20 per cent belowthe relevant Target Emission Rate (TER) set out in Building Regulations 2010. It is noted that thisshould be achieved through the provision of appropriate renewable and low carbon energytechnologies in the locality of the development and improvements to the energy performance ofthe building.

The applicant has submitted an Energy Statement with the application. This notes that theCouncil's 20 per cent target can be achieved through the use of roof mounted PV panels,extensive areas of green roofs, utilising the latest construction materials and low energy lighting.

On this basis, the proposal is deemed to be acceptable in this regard and the commitments setout in the Energy Statement can be secured by condition.

The impact on ecology and trees

The application is accompanied with an Ecological Appraisal which has been reviewed by SurreyWildlife Trust.

It is noted that whilst there are a number of habitats on site, they are all small in area andcommon, most of which have arisen as a consequence of human activity (i.e. pond, amenitygrassland and introduced shrub). There are scattered trees and an area of broad leaved treeslocated in the site, and a ditch with running water. The appraisal notes that the habitats, includingthe buildings on site, were deemed to be of low to negligible suitability for protected species. Inaddition, it is noted that there are significant barriers to animal movement in the area, includingthe railway line and the A3. Surveys undertaken at the site indicate that the existing buildings arenot in use as bat roosts and there is no evidence of great crested newts.

The Ecological Appraisal sets out a number of enhancements which will be undertaken by theapplicant including the installation of bat and bird boxes. In addition, the invasive plant speciesidentified on the site (Parrot's Feather and Japanese Knotweed) will be cleared from the site inaccordance with best practice. These enhancements will be secured by condition.

It is noted that the site also includes a small stream with running water which flows along thesouthern boundary of the site. The stream is narrow in width (less than one metre) and isdescribed in the Appraisal as a 'ditch with running water'. At present, it is noted that the steam ispoorly maintained, and is blocked in several places by trees and branches. It is also heavilyovergrown. The application includes the enhancement of the stream as part of the proposal andin the eastern half of the site it will be integrated into the proposed landscaping. Themanagement and maintenance of the stream and the undercroft would be secured by condition.

Surrey Wildlife Trust has reviewed the applicant's Ecological Appraisal and no objections areraised. It is recommended that conditions be imposed which require the submission of a lightingstrategy for the site to protect bat foraging and commuting routes and a detailed Landscape andEcological Management Plan. With these conditions in place, the proposal would result in anoverall improvement to the ecological value of the site.

In terms of trees it is noted that the proposal would result in the loss of six existing trees on thesite. Five of these are category C trees and one is a category B. The Council's Tree Officer hasvisited the site and has reviewed the Arboricultural Report. It is noted that all of the trees whichare proposed to be felled are of poor quality and are not worthy of any statutory protection. Theproposal does incorporate five other category B trees into the design, including a Maple whichwould provide some screening between 3 Ash Grove and block C. Furthermore, the landscapingplan submitted with the application shows the planting of numerous additional trees on the site, inparticular along the boundary with 3 Ash Grove. With conditions in place to ensure the protectionof the retained trees, the Council's Tree Officer raises no objection to the proposal and it isdeemed to be acceptable in this regard.

Thames Basin Heaths SPA

The application site is located within 400 metre to five kilometre buffer of the Thames BasinHeaths Special Protection Area (TBHSPA). The Council has adopted the Thames Basin HeathsSpecial Protection Area Avoidance Strategy SPD 2017 which provides a framework by whichapplicants can provide or contribute to Suitable Alternative Natural Greenspace (SANG) withinthe borough which along with contributions to Strategic Access Management and Monitoring(SAMM) can mitigate the impact of development. The Strategy notes that proposal for studentaccommodation may need to provide avoidance and mitigation measures and that these will beassessed on a case-by-case basis in consultation with Natural England (NE).

The Local Planning Authority and the applicant have held discussions with NE where they haveconfirmed that a contribution would be required to mitigate the impact of the proposal. However,due to the specific nature of the proposal, including the level of potential occupancy and theabsence of any on-site parking for residents, NE note that a 75% discount of the Council's usualtariffs should apply. This is a similar situation to other recent student accommodation applicationswhich have been considered by the Local Planning Authority since the introduction of the revisedStrategy.

As per the current tariffs set out in the SPD and taking into account the discount confirmed byNE, the contributions generated by the development would be £52,516.44 towards SANG and£5,757.13 towards SAMM. These contributions would be secured through a legal agreement.

Bearing in mind that Natural England raise no objections to the proposal and that the requiredmitigation could be secured by legal agreement, it is considered that the proposal would becompliant with the objectives of the TBHSPA Avoidance Strategy SPD 2017 and policy NRM6 ofthe South East Plan 2009.

In addition, it is noted that the Local Planning Authority has undertaken an AppropriateAssessment for the application. This has been reviewed by Natural England and no objectionshave been raised.

Planning contributions and legal tests

The three tests set out in Regulation 122(2) of the Community Infrastructure Levy (CIL)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 CIL Regulations states that a planning obligation may not constitute a reasonfor granting planning permission where the obligation provides for the funding or provision of aninfrastructure project or type of infrastructure and five or more separate planning obligations forthe funding or provision of that project or type of infrastructure have been entered into.

The following matters are to be sought through a legal agreement for this application.

Thames Basin Heaths Special Protection Area

The development is required to mitigate its impact on the TBH SPA; this will be through afinancial contribution towards SANGS and SAMM and this would accord with the TBH SPAAvoidance Strategy and the Planning Contributions SPD. Without this contribution thedevelopment would be unacceptable in planning terms and would fail to meet the requirements ofthe Habitat Regulations. The contribution is necessary, directly related to the development andreasonable and therefore meets the requirements of Regulation 122.

Sustainable travel improvements

As noted above, the Local Planning Authority has secured a £50,000 contribution towardsimprovements to the route between the site and the University of Surrey. This is in addition to theworks already committed to by the applicant (and secured by condition) which include additionaland improved lighting along the pavement and the installation of CCTV equipment.

The contribution would help to further improve and promote a sustainable walking and cycle routefrom the site to the University which complies with the sustainability objectives in the NPPF andpolicies D1 and ID3 of the Guildford Borough Local Plan: Strategy and Sites 2015-2034. Thecontribution is necessary, directly related to the development and reasonable and thereforemeets the requirements of Regulation 122.

Furthermore, the applicant has also agreed to a contribution of £100,000 towards the GuildfordCommunity Bike Share Scheme and the implementation of the Council's Sustainable MovementCorridor. The contribution towards these projects would make travel by sustainable means(on-foot, cycle etc) an even more attractive option and would further reduce the reliance onprivate motor car transport. The contribution would meet with the aims and objectives of policiesID3 of the Guildford Borough Local Plan: Strategy and Sites 2015-2034 and is necessary, directlyrelated to the development and reasonable and therefore meets the requirements of Regulation122.

In total, the development would contribute £150,000 towards sustainable travel improvements.

Car club membership

Residents of the development will be offered membership to the local car club. This will providean alternative to the use of private vehicles, which will in turn reduce the potential for additionalon-street parking along Ash Grove. This s.106 requirement is necessary, directly related to thedevelopment and reasonable and therefore meets the requirements of Regulation 122.

Pedestrian bridge requirements

The new pedestrian bridge is a fundamental element of the proposal and without it, thedevelopment may be deficient in a number of areas. While the detailed design of the bridge willbe secured by condition, its installation before the occupation of the development will be securedthrough the legal agreement and this will include its future maintenance and retention as long asthe development continues in operation. This s.106 requirement is necessary, directly related tothe development and reasonable and therefore meets the requirements of Regulation 122.

The above measures will therefore be secured as part of the application.

Conclusion

The proposal results in the provision of 79 student units on the site. There is an identified needfor additional student housing in the borough and the proposal would have the added benefit ofreleasing accommodation back into the housing market. The Guildford Borough Local Plan:Strategy and Sites 2015-2034 identifies a need for additional purpose built, off campus studentaccommodation. The application site is a very short distance to the University of Surrey and assuch, this is a very sustainable location for the proposed use. While it is acknowledged that theproposal would result in the loss of two C3 dwellings, this must be considered against theprovision of the 79 student units which would go towards meeting the need for purpose builtstudent accommodation. It is concluded that in this instance, the loss of the existing C3 dwellingsis outweighed by the student housing provision.

It is acknowledged that Ash Grove is currently occupied by two storey residential dwellings.However, it is surrounded by a range of different uses including industrial, office and education,which operate from very large buildings. Therefore, the surrounding built form has a very mixedcharacter and is not solely defined by the two storey dwellings. The application site is located atthe end of the Ash Grove cul-de-sac. It is a relatively discreet site, with levels that are significantlybelow the adjacent A3.

The proposal includes three buildings which are set around a communal courtyard. Block A wouldfront onto Ash Grove and has been designed to reflect a modern version of the existingsemi-detached properties along Ash Grove. While block A would be slightly larger than theneighbouring dwelling, it would fit into the streetscene in an acceptable manner and would not beincongruous in terms of its bulk, scale or height. Block B and C would be slightly larger than blockA however, these would be set to the rear of the site, approximately 36 metres from Ash Grove.As a result and taking into account the surrounding built form, these buildings would not result inany material harm to the character or appearance of Ash Grove. In design and architecturalterms the buildings are well detailed and the materials shown are considered to be acceptable inprinciple.

In terms of amenity it is noted that amendments have been secured to the scheme whichincrease the distance of separation to 3 Ash Grove. In addition, the fenestration has been alteredto avoid any overlooking. The site would be managed by an experienced operator and there is noreason to expect that there would be any unacceptable level of noise and disruption to theneighbours. With the provision of the pedestrian bridge, residents will have little need to use AshGrove on a day-to-day basis, which further limits the potential for disturbance.

The County Highway Authority has concluded that the proposal would not result in any highwaysafety or capacity concerns. In terms of parking, the number of on-site spaces has beenincreased from 8 to 11 at the request of the Local Planning Authority and these will be providedfor the use of staff, visitors and disabled residents. Residents will not have on-site parking,however, the location of the site will ensure that a vehicle is not required, as the University is lessthan a five minute walk from the site. In addition, the applicant has noted that the residentstenancy agreements will prohibit the parking of a vehicle on Ash Grove or the surroundingstreets. While a residents parking scheme has been sought by some residents (which issomething the applicant is willing to provide), it is not a requirement of the County HighwayAuthority and therefore it has not been sought by Officers. Overall, the proposal would not lead toparking impacts on Ash Grove which would justify the refusal of the planning application.

No concerns have been raised by any statutory consultee.

With a s.106 agreement to secure SPA mitigation, improvements to the access between the siteand the University, as well as a number of other measures set out in detail in the report, theapplication is deemed to be acceptable and is recommended for approval, subject to conditions.