alfold a4 wa/2016/1954 erection of a building to accommodate a … wings.pdf · 2018. 12. 5. · a4...

A4 WA/2016/1954The Trustees Messrs HuntThe Wings Museum05/10/2016

Committee:Meeting Date:

Erection of a building to accommodate a museum (Use Class D1) with ancillary parking and access at Land East Of Benbow Lane, Dunsfold Road, Alfold

Eastern Area05/12/2018

Public Notice: Was Public Notice required and posted: YGrid Reference: E: 502380 N: 135723

Parish: AlfoldWard: Alfold, Cranleigh Rural and Ellens GreenCase Officer: Rachel Kellas13 Week Expiry Date: Time Extended Date:

04/01/201710/02/2017

Neighbour Notification Expiry Date: 11/11/2016 Time extension agreed to:Extended expiry date:

Yes07/12/2018

RECOMMENDATION That, subject to conditions, permission be GRANTED

Introduction

The application has been brought before the Area Committee at the request of the Local Ward member. It is for an outline planning permission with all matters reserved for the erection of a building to accommodate an aviation museum (Use Class D1) with ancillary parking and access.

The proposal would provide a new building for an existing museum which relates to World War II Flying History. This is known as the ‘Wings’ museum and is currently located near Balcombe, West Sussex.

There is a concurrent application on this agenda for the change of use to a nature reserve submitted by the same applicant - reference WA/2016/1976.

This application has been under consideration has been under consideration for a long time frame, and was held in abeyance for a period pending the outcome of the decision on the Dunsfold New Settlement application WA/2015/2395 and the associated high court challenges.

The application is in outline form with all matters reserved. The following matters are not currently for consideration and need to be addressed in any reserved matters application:

Access - covers accessibility for all routes to and within the site, as well as the way they link up to other roads and pathways outside the site.

Appearance - aspects of a building or place which affect the way it looks, including the exterior of the development.

Landscaping - the improvement or protection of the amenities of the site and the area and the surrounding area, this could include planting trees or hedges as a screen.

Layout - includes buildings, routes and open spaces within the development and the way they are laid out in relation to buildings and spaces outside the development.

Scale - includes information on the size of the development, including the height, width and length of each proposed building

Location Plan

Site Description

The application site measures approximately 3.5 hectares and forms part of a wider site which extends further west to Benbow Lane. The land to the west is the subject of a planning application to change its use to a nature reserve (WA/2016/1976). The site is located immediately south of the Dunsfold

Aerodrome site. The site is scrubland but extensively screened behind a hedgerow as well as with trees and other natural screening around its boundaries and low lying vegetation within the site. It was formerly part of the Dunsfold Aerodrome. The site is now overgrown and is separate form the aerodrome. The site is bounded by Dunsfold Road on its southern side; however, there is currently no vehicular access into the site. To the east, Dunsfold Road continues to the intersection with the A281 Horsham Road/Alfold By-Pass and B2133 Loxwood Road. Dunsfold Road, and the immediate surroundings of the site are rural in character.

Proposal Outline planning permission, is sought with all matters reserved, for:

Erection of a building to accommodate a museum (Use Class D1) (indicative details suggest this would have a floorspace of 10,000sqm made up of two hangars which would include mezzanine floors)

Ancillary parking – indicative layout shows 50 car parking spaces (including 2 disabled spaces) and 4 separate spaces for coaches

New vehicular access – indicative details show this would be from the Dunsfold Road

Proposed indicative plans

Indicative access plan:

Indicative block plan:

Illustrative visuals:

Relevant Planning History

The only planning history for 1951-1973 is regarding the site when it was part of the Aerodrome to the north.

Planning Policy Constraints

Countryside beyond Green BeltPotentially contaminated landAncient Woodland 500m Buffer Zone

Development Plan Policies and Proposals

The Development Plan and relevant policies comprise:

Waverley Borough Local Plan, Part 1: Strategic Policies and Sites (adopted February 2018): SP1, ST1, LRC1, TCS1, RE1, TD1 NE1, NE2, CC4 and SS7

Farnham Neighbourhood Plan (made May 2017): N/A Waverley Borough Local Plan 2002 (retained policies February 2018):

D2, D7, LT5, LT7 and HE15 South East Plan (saved policy NRM6): N/A

Other guidance:

National Planning Policy Framework (2018) National Planning Practice Guidance (2014) Council’s Parking Guidelines (2013) Vehicular and Cycle Parking Guidance (Surrey County Council 2012) Employment Land Review (2016) Council’s Economic Strategy 2015-2020 Waverley Cultural Strategy (2016) Alfold Initiative Design Statement (1999)

Consultations and Town/Parish Council Comments

Alfold Parish Council

Updated response - object: Site has been used for 60 plus years for wildlife and

therefore is not brownfield nor previously developed land.

Too large a building in such a rural area. No information on the need for such a large building,

ability to fund the construction of such a building and the likely level of visitors to the museum to financially support the venture.

No details as to how the proposed nature reserve is to be managed in the future

To be viable, a museum of this size would need a considerable number of visitors which would create an unacceptable increase in traffic on the nearest public highway, which is already destined to be overcrowded with traffic from Dunsfold Park and which is poorly maintained.

Unless there is evidence of need and financial

viability they would be faced in the future with an application for change of use of a substantial industrial building in a rural area.

Original response - no objection: No objection subject to condition requiring land to be

returned to agricultural if no longer required to accommodate the Wings Museum.

Council’s Arts & Cultural Service Manager

Support proposal – Would create potential education & tourism

opportunities for Waverley Borough Council Would provide much needed premises for a small

museum to expand and offer opportunities for work and volunteering

Would help to meet the objectives set out in the Waverley Borough Council Corporate Strategy

Civil Aviation Authority

No response received

Council’s Pollution Control Officer

No objection subject to standard contaminated land conditions

Council’s Environmental Health Officer – noise, dust and light

No objection subject to conditions:- Likely that if noise and other nuisances are not

controlled satisfactorily at the premises that complaints may be received, both during the construction phase and when the development is occupied.

- The development is in or near a protected area of dark sky or an intrinsically dark landscape where it is desirable to minimise new light sources, as such any new light sources must controlled.

Council’s Environmental Health Officer- Waste

No objection

County Archaeologist

No objection subject to a condition requiring programme of archaeological work.

County Highway Authority

Updated response - No objection subject to conditions

Original response: No objection subject to conditions relating to highway safety.

Dunsfold Parish Council

Updated response – object: Refer to original objection which still stands

Original response - object: Premature in advance of decisions on proposed new

settlement and Local Plan Part 1 Museum should be provided as part of new

settlement rather than off-site Wings museum and exhibits has little relation to

Dunsfold Park history Evidence that lawful use of site is agricultural having

been brought from Secretary of State for air between 1959 and 1962

Site is not brownfield land Proposal is not sustainable Number of road accidents in recent years and

proposed access has poor visibility Do not consider any weight should be given to

charitable status of applicant and their freehold ownership of land

Environment Agency

No response

Lead Local Flood Authority (Surrey County Council)

No objection: Satisfied that the proposed drainage scheme meets

the requirements Recommend conditions to ensure that the SuDS

Scheme is properly implemented and maintained throughout the lifetime of the development.

Ministry of Defence

No response

Natural England Amended response: - no objection: Following receipt of further information satisfied that the

identified impacts on the Surrey Hills Area of Outstanding Natural Beauty (AONB) can be appropriately mitigated with measures secured via planning conditions or obligations.

Mitigation measures should include a green roof or recessive roof colouring, a Construction Environmental Method Statement and completion of works outside of the bird breeding season.

Original response – objection: Insufficient information - require submission of

Landscape and Visual Impact Assessment (LVIA).

Police Crime and Design Unit

No objection

SCC Rights of Way

No response

Surrey Hills AONB advisor

No objections subject to the setting of the AONB not being adversely affected

Surrey Wildlife Trust

No objection (taking this and WA/2016/1976 as a whole) subject pre-commencement conditions being imposed such as:-a Landscape Ecological Management Plan- a sensitive lighting management plan-obtain a EPS licence form natural England and associated method statement-ensure development proceeds only in line with precautionary working methods to avoid killing or injuring dormice based on the details of paragraph 5.21 of the Ecological Appraisal report.

Representations

In accordance with the statutory requirements and the “Reaching Out to the Community – Local Development Framework – Statement of Community Involvement – August 2014” the application was advertised in the newspaper on 7/10/2016 and site notices were displayed around the site on 7/10/2016 and neighbour notification letters were sent on 11/10/2016 and on 26/10/2018.

9 letters have been received, including one from the Airfields of Britain Conservation Trust (sent in 2016), raising objection on the following grounds:

Land is agricultural and Countryside Beyond the Green Belt with only temporary airfield use form 1942-45 and would be contrary to Policy C2 and emerging (now adopted) Policy RE1.

Land is not previously developed land Museum should be accommodated within Dunsfold Park Emerging (at the time of writing) Plan Policy SS7 provides for off-site

Museum at Dunsfold Aerodrome but this is pre-examination and thus a decision on this would be premature

Design and scale of building out of keeping with the Countryside Poor location for road and traffic access and the traffic data submitted

is inaccurate Is not sustainable development Has been in agricultural use since 1959

Proposal has not demonstrated viability or justification for building of hangars to house exhibits.

If the museum fails there is potential for the building to be used as warehousing which would be inappropriate.

Excessive traffic generation especially at weekends Several military aircraft museums in south east already and this

proposal could, therefore potentially fail. The site is a greenfield site adjacent to Chiddingfold Forest with its

SSSI, Ancient Woodland etc. Hangars that were there in the 1940s cannot be relevant now.

Museum should be at the airfield itself – aviation museums which are not located at an airfield struggle.

The case of locating the museum on the site of the old aerodrome is even more compelling now than when the application was first submitted two years ago – Policy RE1 has been adopted and the new settlement has been approved which would be a more appropriate location.

This site acts as a landscape buffer for the new settlement at Dunsfold Park and therefore the location of this development is inappropriate in this respect.

There are 19 letters including one from the South East Museum Development Programme and a recent submission from the Airfields of Britain Conservation Trust expressing support for the museum for the following reasons:

The museum fulfils an important role with regard to civic remembrance; The museum will greatly enhance our knowledge and understanding of

aviation history; The museum will bring more visitors to the community; The museum holds very rare aircraft, some of which are the only

examples on display in this country; The museum holds a large number of important exhibits and needs

bigger premises to house them; The siting of a museum at Dunsfold Aerodrome give the potential to

record Dunsfold’s significant role in wartime aviation, The Royal Observer Corps’ History and the more recent history of British Aero engineering.

It would contribute to the educational and cultural offer and the tourist economy of the district.

The organisational health of the charity is sound. The location of the museum means that it is surrounded by green

space which will be more suited to it being a public area with safe areas for children and family who visit the museum.

There is one letter making a general observation that the museum will have a huge quantity of exhibits and needs a permanent home.

Submissions in support

In support of the application, the applicant has made the following points:

The Wings Museum is a registered Charity and has been open to the public since 2008. The Museum is unique insofar as it concentrates its efforts on the personal story of aircrew and participants in the air war of the period. Here are found exhibits from; English, Scots, Welsh, American, Polish, French, German and Australian pilots and air crew.

The proposed new museum at Dunsfold would also include a comprehensive display of the entire history of Dunsfold Aerodrome from 1942 right up to the present day. This would also open up subjects to the museum that it currently does not cover, including our Post War Aviation Heritage.

It is to the south of Dunsfold aerodrome, and occupies a part of the historic WW2 flying site. A wartime aerial photo is attached to the report (Appendix Two). This area once housed a number of wartime concrete airfield dispersals and four large Blister hangers, where No. 98 Squadron was based.

The land area is about 7.8 hectares or 19 acres, but only the easternmost third of the site is proposed for development. The remainder will stay as open space, as it is currently.

The site is screened behind a hedgerow and is virtually invisible from the road. It is generally level and covered in scrub and low vegetation whilst being bounded by a tree line. Historical records show that the site was used during the war for hangars and aircraft parking with taxiways connecting to the runways.

The museum is naturally suited to being located on a World War Two airfield rather than on a piece of farm land elsewhere in the area. .

The Wings Museum will become a community asset to the local area and will benefit many shops, businesses and local schools. The museum will be able to tell the Dunsfold story, so that it’s past achievements do not fade into the mists of time.

The museum has the regular support of over twenty volunteers, who are all committed to the museum, and it is hoped that more can be recruited;

The design will be arranged such that each museum may share the entrance and common facilities such as the café and conveniences.

Public parking for cars and coaches would be provided on the site, in a position to be agreed, but probably to the south in a landscaped area.

The Wings Museum is very much a community based organisation; we provide an environment for local schools, youth groups and other community organisations to visit.

Give individually structured talks to schools and youth groups; this is something unique to Wings, provide connections to other museums and organisations, provide educational talks & demonstrations to groups including schools and run restoration workshops

Provide a depository for the BAE Dunsfold Archives.

Determining Issues

Principle of development Lawful use of land / Previously Developed Land Introduction of a Town Centre Leisure Use Countryside Beyond the Green Belt, visual and landscape

considerations Impact on Trees and Woodland Impact on residential amenity Sustainability of Location Highway Safety, Access and Car Parking Ecology, Biodiversity and Nature Conservation Flood Risk and Management Archaeological Matters Contaminated Land Utilities and Services Accessibility and Equalities Act 2010, Crime and Disorder and Human

Rights Implications Environmental Impact Regulations 2017 Parish Council and Third Party Comments Pre Commencement Conditions Development Management Procedure Order 2015 - Working in a

positive/proactive manner

Planning Considerations

Principle of development

Policy SP1 of the Local Plan (Part 1) 2018 states that when considering development proposals, the Council will take a positive approach that reflects the presumption in favour of sustainable development.

Policy SP2 of the Local Plan (Part 1) 2018 states that the Council will maximise opportunities for the redevelopment of suitable brownfield sites

including at Dunsfold Aerodrome which is identified as a new settlement (more details given in Policies SS7 and SS7a).

Policy SS7 sets out that Dunsfold Aerodrome is allocated for mixed use strategic development and at part g) the policy states that land should be reserved on or adjoining the site for the provision of a museum reflecting the site’s history as an aviation centre.

The proposed museum would border the new settlement approved under WA/2015/2395.

For the reasons set out in the subsequent section of the report, the proposal is considered to constitute the redevelopment of Previously Developed Land.

The proposal is therefore considered to be in accordance with the Spatial Strategy and acceptable in principle.

Lawful use of land / Previously Developed Land

The NPPF 2018 defines Previously Developed Land as:

“Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes: land that is or was last occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill, where provision for restoration has been made through development management procedures; land in built-up areas such as residential gardens, parks, recreation grounds and allotments; and land that was previously developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape.”

In establishing the lawful use of the site, officers’ consideration has taken account of the following:

The site’s planning history dating from between 1951 and 1973 which is for uses and development relating to aerodrome use which is a sui generis use.

The Topographical Survey below shows the historic uses of the site, the blue area used by WW2 aircraft dispersal.

The application submission includes a wartime aerial photo showing the area once housed a number of wartime concrete airfield dispersals and four large Blister hangers, where No. 98 Squadron was based.

The Parish Councils and third parties stating the lawful use of the site is now agricultural

The Parish Councils and Third parties suggest it was a temporary use during WW2 and that it was not used as an aerodrome since 1959.

The current condition of the land which is overgrown, and free from buildings

Topographical survey showing use for WW2 aircraft:

Wartime aerial photograph:

It is clear that the land has not been used as part of Dunsfold Aerodrome, or for World War Two aviation activities for a considerable period of time. There is no dispute of the Parish Council’s suggestion that this may have been as long ago as 1959. However, although the land is overgrown, there is no evidence of an agricultural use of the land having commenced on the site. As such, the sui generis use is considered to be the lawful use of the site.

Even if the use had been abandoned, the definition of Previously Developed Land makes reference to land which is or was occupied by a permanent structure. Furthermore, even if there had been an agricultural use, uses are only excluded from the definition of Previously Developed Land if the land contains a building. There is no evidence or suggestion that this is the case. As such, this would not alter officers’ conclusion regarding the Previously Developed status of the land.

This does not however, override the need to assess the impact of the proposal on the Countryside Beyond the Green Belt, and the visual impact of the scheme. This is contained later in the report.

Introduction of a Town Centre Leisure Use

Museum uses fall within the definition of main town centre uses contained in the NPPF.

Policy TCS1 of the Local Plan 2018 states that proposals for new town centre uses will be located in accordance with a sequential assessment, and should be focused in the town centres, or if not town centres in edge of centre sites, unless suitable sites in those locations are not available. Development likely to lead to significant adverse impacts on existing centres will be refused.

Policy LRC1 of the Local Plan 2018 (Part 1) sets out that the Council will encourage the provision of new indoor sports, and cultural facilities taking account of the most up to date assessments to ensure that there is adequate provision made in the Borough.

Policy SS7 sets out that Dunsfold Aerodrome is allocated for mixed use strategic development and at part g) the policy states that land should be reserved on or adjoining the site for the provision of a museum reflecting the site’s history as an aviation centre.

The application is not accompanied by a sequential test, and the application site falls outside any of the four main Town Centres and is not in an edge of settlement location.

The nature of the museum and the scale of the exhibits does not readily lend itself to a town centre location and, therefore, it is unlikely that a suitable site would have been available for a museum requiring this footprint.

Furthermore, the museum would form a key element of the delivery of the new settlement at Dunsfold Park – albeit in an off site location. It is important for the preservation of the site’s aviation heritage. Policy SS7 directly requires the provision of a museum reflecting the adjoining site’s history as an aviation centre.

The effect of the development on the new settlement is that the museum would be closely to related to that settlement. Furthermore, the impacts on existing Town Centres from new town centre uses, and as a result of policy SS7 as a whole, which includes the museum, have been previously considered as part of the Local Plan Part 1. The only similar facility the Reg Day Memorial, located within the existing Dunsfold Business Park. This is an ancillary use which comprises a collection of wartime archives and records, of a much smaller scale than the proposed museum, opens one day a week, and would not be capable of accommodating exhibits of the size proposed for the

“Wings Museum”. In addition, whilst the proposed new settlement outline permission includes provision for a new community centre (Use class D1) which could accommodate a museum, this is intended to provide a range of community services within it and, as such, would not be capable of accommodating a museum of the scale proposed without compromising the range of community services to be provided in the new settlement.

The proposal has received support from the Council’s Arts & Cultural Service Manager. This reflects the potential of the museum to help meet the objectives set out in the Waverley Borough Council Cultural Strategy (2016) through growing the provision of learning for schools, outreach for all, enhancing the Borough’s cultural tourism offer and the place making benefits of embedding cultural facilities and programmes. The proposal also provides potential benefits to the economy through offering opportunities for work and volunteering. Officers are, therefore, satisfied that, whilst the proposal would not be in compliance with TCS1, as the proposal would directly meet one of the requirements of Policy SS7, and that there would no likely adverse impact on existing centres, no objection is raised to the introduction of a Town Centre Use. Furthermore, there are potential benefits in terms of meeting objectives within the Council’s Cultural Strategy. Countryside Beyond the Green Belt, visual and landscape considerations

The site is located within the Countryside Beyond the Green Belt outside any defined settlement area. Policy RE1 of the Local Plan (Part 1) 2018 states that in this area the intrinsic character and beauty of the countryside will be recognised and safeguarded in accordance with the NPPF.

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

The site is located adjacent to the AGLV, and is some distance away from the AONB itself. Policy RE3 of the Local Plan (Part 1) 2018 sets out that the setting of the AONB will be protected where development outside its boundaries harms public views from or into the AONB.

Paragraph 83 of the NPPF recognises that decisions should enable sustainable rural tourism and leisure developments which respect the character of the countryside.

Policy LT7 of the Local Plan states that proposals for new leisure or tourism related development will be permitted where:

It is of a scale design and character suited to the location The proposed activities do not harm the character of the countryside or

the amenities of the area The natural environment and nature conservation can be safeguarded Car parking areas can be landscaped and discreetly located without

causing significant harm to the rural character of the area

The proposal is for an outline planning permission and details of the proposed museum buildings and associated infrastructure are indicative only and full details can be explored at the reserved matters stage should planning permission be granted.

However, the proposed scheme would require significant development with two hanger sized building occupy a floor area of 10,000 square metres and associated vehicular access and car parking and landscaping

The Area of Outstanding Natural Beauty itself is located some distance away, the boundary with the AONB being located to the north by Loxhill and to the west by High Street Green. However, the site is immediately adjacent to an Area of Great Landscape Value which adjoins the western boundary of the proposed nature reserve, and the southern boundary of the application site.

Parts of the AGLV, including land west of the proposed nature reserve are identified as candidate areas for inclusion within the AONB as part of a review by Natural England into the boundary of the AONB. Policy RE3 states that until a review of the boundary has been undertaken, the same principles for protecting the AONB will apply in the Area of Great Landscape Value (AGLV) which will be retained for its own sake and as a buffer to the AONB.

Policy RE3 also states that the setting of the AONB will be protected where development outside its boundaries harm public views from or into the AONB.

The application site lies outside of the AONB, and, as such, the tests of paragraph 116 of the NPPF, which states that permission should be refused in designated areas (such as the AONB) except in exceptional circumstances, are not engaged.

Notwithstanding that the site lies outside of the Area of Outstanding Natural Beauty itself, it falls to be considered whether the proposed development would impact upon its setting.

Following a request from Natural England, a Landscape and Visual Impact Assessment has been submitted in support of the application.

The LVIA concludes that there are few opportunities to view the proposed museum in views to or from the AONB. The key opportunity is from Hascombe Hill, approximately 3.5km from the development. From here, the proposal would likely be visible amongst trees in the backdrop to this view. However, given the distance and opportunities for mitigation through the design of the building, it would not detract from the scenic quality of the view.

The feedback from both the Surrey Hills AONB Advisor and Natural England supports the findings of the LVIA; namely, that there would not be any likely resultant harm in terms of views from the AONB (such as around the Hascombe Hill area), or that there would be any significant impact on the setting. The significant distance between viewpoints within the AONB and the proposed building is a significant mitigating factor.

Given the existing tree cover along Dunsfold Road, and natural vegetation within the site, the proposal, based on the indicative information, would be unlikely to materially affect views into the AONB, or from it. Within any longer distance views, the museum building (as indicatively shown) would be seen in the wider context of panoramic views, with long distance views of the site being limited. On the completion of the new settlement, the museum would be closely related in distance to it, and in wider views would be seen in the context of the new settlement given its physical relationship to it. Whilst building on this area of land would result in an erosion of the landscape buffer around Dunsfold Aerodrome and, in future, the new settlement, this must be balanced against the history of the site including its previous aviation use and its Previously Developed status. The proposal includes landscaping along the northern boundary with Dunsfold Park. The approved parameter plans for the new settlement show that, whilst the proposed site would border some areas of residential development, the remainder of land surrounding the site would be open space. Taking into account these factors, and the potential for landscaping both within the application site as well as within the adjacent Dunsfold Aerodrome site by those applicants, and the limited size of the application site relative to the proposed new settlement/existing aerodrome site, officers consider that the proposal would not result in significant adverse landscape impacts as a result of the erosion of the landscape buffer around Dunsfold Park.

Mitigation measures are recommended by key consultees (Surrey Hills AONB Officer and Natural England) to avoid a material adverse impact on the AONB. The same mitigation measures would also serve to minimise any more localised landscape impacts.

The recommended mitigation measures are that the curved roof should be of a dark colour or is a planted “green roof”. Darker colour is needed because the building would be seen against the darker background of the countryside and not the sky. Roof lights reflect the light and result in buildings being more conspicuous. The visual plans showing the curved roof are only indicative at this stage, and as such, these matters would be appropriately controlled at the reserved matters stage. Furthermore, it is noted that additional landscaping and tree planting is shown within the indicative plans, this would further minimise the visual impact of the proposal and could be secured as part of the landscaping reserved matters application.

Consideration is also given to the proposed nature reserve on the adjacent site. If approved, this would provide opportunities for sensitive biodiversity enhancement as well as providing a visual buffer to the proposed museum development.

The proposed development would be capable of being seen from Dunsfold Road. However, depending on the final layout, there is scope to set the building back within the site which would minimise its presence and visibility within the street scene. It is acknowledged that there would be a likely need for signage and paraphernalia associated with the public attraction. The Surrey Hills AONB Officer has indicated that this would, in the presence of a museum in the landscape, be “unmistakeable”. Whilst the need for signage and paraphernalia would add to the visibility of the proposed development, some of this would require permission/consent in its own right which would enable the Council to control the nature, size, scale and design, so as to avoid unsympathetic signage/ paraphernalia.

Officers consider that the degree of screening and juxtaposition with the AONB is such that the proposal would not adversely impact on the setting of the AONB or the AGLV and, as such, that the proposal accords with Policies C3 of the Waverley Local Plan and Policy RE3 of Part 1 of the Draft Local Plan.

In terms of the Countryside Beyond the Green Belt, it is noted that the absence of built form contributes to the rural character of the site. The indicative floor area and plans, indicate that the museum building would be of a significant size and form. Given the outline nature of the application, consideration needs to be given to the potential for a reduction in the size of

the building over and above that shown on the indicative plans. Nonetheless, given the nature of the museum exhibits, and the intentions to include both Wings and Dunsfold sections within the Museum, there is little question that the building would be of a sizable scale.

Officers have accepted that the site constitutes Previously Developed Land. However, whilst this adds some weight to the case for development on this site over and above other sites outside of the Aerodrome, there are no substantial buildings on site. For this reason, there is no disputing that the proposed development would have a greater impact on the Countryside Beyond the Green Belt than the existing development.

The mitigation measures referenced above, would serve to reduce the impact of the building on the Countryside Beyond the Green Belt, in particular, features such as a green or recessed roof form and additional landscaping. Notwithstanding the ability to secure mitigation, officers consider there would likely be some minor adverse impacts on the Countryside Beyond the Green Belt due to the size and scale of the development proposed.

The layout and design would be the subject of further review and consideration as part of any reserved matters application. Nonetheless, officers consider that the site has the potential to achieve a high quality development.

It is anticipated, therefore, that the visual amenity of the surrounding area would not be adversely impacted to a significant degree and, as such, the proposal would comply with retained Policies D1 and D4 of the Waverley Local Plan 2002.

Impact on Trees and Woodland

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

The proposed schematic layout does not take sufficient account of the historic field pattern. However, given that the scale and layout of the proposed development are yet to be determined, it is considered that this could be addressed through a revised layout as part of a reserved matters application.

There are no officer objections with regard to the impact of the proposed indicative access on existing trees and the site would retain on the rest of its boundaries, the heavy natural screening in situ.

As such, officers are satisfied that an acceptable relationship with existing trees could be achieved.

The remnant Ancient Woodland block to the north of the site (Chalcroft’s Rough South) would appear to be a sufficient distance from the site boundary so as to maintain a 15m buffer zone and to avoid any likely foreseeable, direct adverse impacts of the proposed development. As such, officers consider that, subject to conditions, that the proposal accords with Policy NE2 of the Local Plan (Part 1) 2018 and Retained Policies D6 and D7 of the Local Plan 2002.

Impact on residential amenity

Policy TD1 of the Local Plan (Part 1) 2018 seeks to ensure that new development is designed to create safe and attractive environments that meet the needs of users and incorporate the principles of sustainable development. Retained Policies D1 and D4 of the Local Plan 2002 are given substantial and full weight respectively due to their consistency with the NPPF 2018.

The proposal is not close to any residential properties, with the nearest being those at Tickner’s Heath located some 150 metres east of the application site.

Consideration is also given to potential future occupants of the Dunsfold Park New Settlement, which immediately abuts the application site on its northern boundary. The parameter plans, approved pursuant to WA/2015/2395, show that residential development would immediately abut the eastern boundary of the site, with further areas of residential development proposed to the north west of the application site and to the north. The residential element of the Dunsfold Park permission was in outline form with all matters reserved. As such, it is not possible to state with any certainty how close the nearest dwellings would be.

The indicative plans for the current proposal show that the museum building would be positioned along the western boundary of the site, which would leave a buffer of approximately 50m to the eastern boundary. As part of the reserved matters application, the footprint of the building, and indeed the position of it, could change. However, the indicative plans are sufficient to demonstrate that a museum of up to 10,000sqm could be accommodated, without causing material adverse harm to the amenities of neighbouring

occupiers (this includes future residents of Dunsfold Park) by way of overbearing form, loss of light or loss of privacy.

Consideration has also been given to potential impacts resulting from noise and disturbance, both from the use of the site itself and also from associated increases in traffic along the Dunsfold (and surrounding) road network. Officers are satisfied that noise impacts resulting from the building, and the site itself could be mitigated through the design of the building, restrictions on large coach parties and limitations on the hours of opening. These matters would be the subject of further consideration at the reserved matters stage.

In terms of the resulting traffic and associated noise, it is noted that Dunsfold Road, and the adjoining roads, are rural in nature and would be sensitive to significant increases in traffic. Scale and access are not matters for consideration as part of this outline stage and the levels of traffic, and any resultant noise/disturbance, will clearly be dependent upon the scale of the proposal. The proposed traffic movements are assessed in more detail within the highway safety section of this report and must be balanced against the existing road usage and likely increases as a result of other developments, the most notable example being the Dunsfold Park New Settlement. Given the wider context, and assuming the maximum number of vehicles that could be generated by the development, the impacts would not be so significant as to cause significant noise disturbance to warrant refusal.

Accordingly, no residential amenity issues are anticipated as a consequence of the proposed development and, as such, it accords with retained Policies D1 and D4 of the Local Plan 2002 and Policy TD1 of the Local Plan (Part 1) 2018.

Sustainability of Location

Policy ST1 of the Local Plan 2018 (Part 1) states that development schemes should be located where it is accessible by forms of travel other than by private car; should make necessary contributions to the improvement of existing and provision of new transport schemes and include measures to encourage non-car use.

Paragraph 84 of the NPPF(2018) relating to the rural economy states that decisions should recognise that sites to meet local business and community needs in rural areas may have to be found adjacent to or beyond existing settlements, and in locations that are not well served by public transport.

The site is in a rural area and could not be described as sustainable in terms of its location relative to transport infrastructure. Officers and the County

Highway Authority note that the application site is not an ideal location in sustainable transport terms for a new museum use, as it is not easily accessible by modes of transport other than the private car. However, there is an existing bus service (hail and ride) which operates along the Dunsfold Road on the southern part of the site, and runs between Ewhurst and Guildford. Notwithstanding this, the proposed museum is not currently located within a reasonable walking distance from key services and facilities such as jobs, shops, schools, health and leisure facilities. The County Highway Authority advises that visitors to the Museum would be heavily dependent on the private car for access.

However, it is recognised that the site adjoins a Strategic Site for major redevelopment which the adopted Local Plan recognises as specifically being encouraged to support, on or adjoining the site, a museum reflecting its past as an aviation centre (Policy SS7). The New Settlement will deliver significant improvements in transport infrastructure – a considerable package of improvements was secured as part of the S106 pursuant to the outline permission (WA/2015/2395).

Notwithstanding the location of the development, the County Highway Authority raises no objection on transport grounds. The County Highway Authority acknowledges that there are three dimensions to sustainable development - economic, social and environmental - hence the sustainability of the site should not be assessed purely in terms of transport mode and distance.

As such, it is for the Local Planning Authority to weigh up the location of the site, not being ideal in sustainable transport terms with other policies. This includes having regard to paragraph 84 of the NPPF which notes the need for some services to be located where public transport is poor, and also Policy SS7, which allocates the adjacent aerodrome site for strategic development.

The County Highway Authority has recommended a condition to secure a footway link between the site and the existing adjacent Dunsfold Aerodrome access. This access is proposed to be utilised as a bus only access as part of the Dunsfold Park re-development proposals. Providing a link to the adjacent Aerodrome Access (Tickner’s Heath access) would ensure that the proposed development would be able to take advantage of easy access to a frequent bus service, linking the site to the surrounding area.

Furthermore, upon the development of the new settlement, the site would be in close proximity to an established settlement which would include additional employment (over and above that which already exists), as well as dwellings.

Given these factors, it would be unreasonable to refuse the application on the basis of the sustainability of the location. Should members identify any harm in this respect, this would need to be balanced against the benefits of re-using brownfield land, which, in itself, is sustainable development.

Highway Safety, Access and Car Parking

The NPPF supports the adoption of local parking standards for both residential and non-residential development. The Council has adopted a Parking Guidelines Document which was prepared after the Surrey County Council Vehicular and Cycle Parking Guidance in January 2012. Policy ST1 of the Local Plan (Part 1) 2018 states that development schemes should have appropriate provision for car parking. Development proposals should comply with the appropriate guidance as set out within these documents.

A speed survey was undertaken by the applicant adjacent to the proposed vehicular access, which recorded 85th percentile speeds of 36mph. This speed is commensurate with a visibility splay requirement of 2.4m x 60m, in accordance with the guidance in Manual for Streets. The indicative proposed site access has been designed with visibility splays of 2.4m x 90m, with a width and geometry that could accommodate large coaches. The County Highway Authority is therefore satisfied that the proposed development could provide safe and suitable access.

The indicative details show that the two parts of the building would have a shared entrance, reception and visitor facilities, 50 parking spaces and separate coach parking are proposed as part of phase one.

The proposed museum would have the capacity for 28,000 visitors per year. However, it is recognised that these visitor numbers would not be reached immediately and would increase gradually over time, from the existing 7000 annual visitors experienced at their current site. However, the traffic impact assessment has been based on the projected annual visitor number of 28,000.

It is understood that weekends would likely be more popular than weekdays, and a robust assumption that 50% of visitors would come to the museum at the weekends has been made. Visitor numbers over the 4 week days that the museum is open have been assumed to be equal in volume those over the two weekend days. Hence around 14,000 visitors will visit Tuesday to Friday and 14,000 on Saturday and Sunday.

The proposed Museum would be busiest during the summer months, and the Highway Authority is satisfied with the methodology used to estimate the

number of visitors at the weekend, which calculates an average of 269 people visiting the site on a Saturday or Sunday.

Existing travel data collected by the museum using a questionnaire showed that a minority of people visited alone with most being accompanied by another person. Excluding organised groups during the week, the average group size was just over 2.4. If it were to be assumed that all visitors travel by car to the proposed development, the number of car trips to and from the museum can be calculated using the average group size of 2.4 for independent visitors. On this basis, the highest number of cars travelling to the museum would be 112 on a weekend. The breakdown of these trips is shown in the table below.

The above table demonstrates that the majority of vehicle trips arriving at the Museum would occur between 10am-4pm, and the majority of them would depart between 12pm-6pm. The vehicular movements would therefore be spread across the day, with a maximum of 42 two-way movements occurring between 2pm and 3pm and a total of 224 two-way vehicular movements across the day.

The observed flows reported in the Transport Assessment are incorrect and this is addressed within an Addendum Statement; the average daily two-way flows are 1041 vehicles with average weekday peak two-way flows of 137 vehicles per hour (vph) in the morning and 105vph in the evening.

The Highway Authority notes concerns raised by third parties regarding the poor condition of Dunsfold Road, and the impact that additional traffic associated with the proposed development would have on highway safety, considering the poor condition of the carriageway. The Highway Authority has scrutinised the accident records for Dunsfold Road over the last 5 years. The data shows that there have been no Personal Injury Accidents within the immediate vicinity of the proposed site access. Two serious accidents have occurred on Dunsfold Road in the last 5 years; one occurring at the junction with Rams Lane and the other occurring near the bend in the road near the Three Compasses Pub. The cause for both was determined as a driver error. As such, despite the condition of the carriageway, there is no evidence to show there is a highway safety problem on Dunsfold Road within the vicinity of the proposed development. It should also be noted that there is no history

of accidents involving larger vehicles, such as a lorry and a bus passing each other.

Having regard to the advice of the County Highway Authority, officers are satisfied that the proposed maximum number of vehicular movements (during the busiest summer months) would not have an unacceptable impact on highway safety or have a severe traffic impact.

With regard to the number of coach parties to the Museum, the travel data from the existing museum site show that large groups occasionally attend the museum by minibus/coach and therefore, suitable parking is necessary. As these visits are pre-arranged the Museum is able to control the maximum number of coaches present at any one time and parking is proposed for 4 such vehicles. A condition is recommended to restrict the number of coaches visiting the site to a maximum of 4 per day.

In terms of the number of car parking spaces, the Council’s Parking Guidelines (2013) recommend that for libraries, museums and art galleries, 1 car parking space should be provided per 30sqm or an individual assessment/justification should be submitted. The Transport Assessment sets out an individual justification for the development and it is understood from this that the large scale nature of aviation exhibits results in a disproportionate relationship between floor area and visitor attraction levels and the predicted parking demand is 42 cars.

The indicative details show 50 car parking spaces to be provided to include 2 disabled parking spaces. These spaces would be provided directly from the outset and not in phases. The proposed number of coach parking spaces would be 4 (this would be in addition to the 50 car parking spaces). The indicative proposals also include 2 Sheffield style cycle hoops to provide parking for 4 cycles. It is noted that the County Highway Authority has raised no objection to the methodology behind the individual justification, or to the proposed number of car parking spaces.

Given that the proposed number of car parking spaces is justified by the nature of the exhibits within the Museum, officers propose that a condition is recommended to prevent changes of use to other D1 uses which could likely have very different parking requirements.

Given the above considerations, officers consider the indicative proposal would be acceptable in terms of highway safety, access and parking.

Ecology, Biodiversity and Nature Conservation

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

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

In addition, Circular 06/2005 states ‘It is essential that the presence or otherwise of protected species and the extent that they may be affected by the proposed development, is established before planning permission is granted.’Policy NE1 of Local Plan Part 1 seeks to retain, protect and enhance features of biodiversity and ensure appropriate management of these features and ensure adverse impact is avoided and new development should make a positive contribution to biodiversity

The application is supported by an Ecological Appraisal prepared by Land Use Consultants Ltd and dated August 2016. This identifies that there are Great Crested Newts known to be present within the footprint of the proposed development site, and that the development would result in the loss of terrestrial habitat. Furthermore, the report identifies a low population of three reptile species (Common Lizard, Slow Worm and Grass Snake).

To ensure that the proposal accords with policy and relevant legislation, mitigation measures are proposed which would include the relocation of Great Crested Newts, together with any other reptiles found within the museum application site to be relocated to the nature reserve to the west. Officers are satisfied as this land is also within the applicant’s control, that this matter could be reasonably secured by condition. The applicant would also be required to apply for a European Protected Species (EPS) licence from Natural England.

Other measures recommended by Surrey Wildlife Trust include: Submission of Sensitive Lighting Management Plan to ensure no net

increase in artificial lighting Dormouse specific mitigation and enhancement measures within the

nature reserve area of land to the west of the development site Submission of a Landscape and Ecological Management Plan (LEMP)

based on the recommendations of Section 5 ‘Discussion,

Recommendations and Conclusions’ of the ecological appraisal report and to include:

o Description and evaluation of features to be managed and created including measures for;

Compensation for loss of proposed scrub, tree and and hedge removal

Compensation for loss of badger foraging habitat Compensation for loss of bat commuting and foraging

habitat Provision of reptile habitat enhancements Provision of Great Crested Newt mitigation and

enhancement measures (as detailed above) management of grassland, scrub and woodland habitats

o Numbers and locations of bat and bird boxes (including barn owl roost provision), including provision integral to the design of the new buildings.

o Aims and objectives of managemento Appropriate management options to achieve aims and

objectiveso Preparation of a costed work schedule for securing biodiversity

enhancements in perpetuityo Ongoing monitoring and remedial measures.

Subject to securing the above measures, Surrey Wildlife Trust (who commented jointly on both this application and WA/2016/1976) has no objections.

Given the above, officers are satisfied that the proposal accords with Policy NE1 of Local Plan (Part 1) and the NPPF (2018).

Flood Risk and Management

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

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

development is appropriately flood resilient and resistant.

Policy CC4 of part 1 of the Local Plan require development to be located designed and laid out to ensure that is safe and that the risk of flooding is minimised whilst not increasing the risk of flooding elsewhere.

The application is in outline form only at this stage. The County LLFA does not have any objection to planning permission being granted for this proposal subject to standard conditions being imposed requiring detailed details of the proposed surface water drainage scheme including details and calculations.

Accordingly, officers do consider that the proposal would not give rise to any adverse issue with regard to flooding or flood risk management and conclude that the proposal, subject to appropriate conditions, would be in accordance with Policy CC4 of Local Plan (Part 1) and the NPPF.

Archaeological Matters

Retained Policies HE14 and HE15 of the Local Plan 2002 require that appropriate desk based or field surveys should be submitted with an application and appropriate measures taken to ensure any important remains are preserved. These policies are afforded full weight owing to their consistency with the NPPF.

The County Archaeologist notes that the site has a varied and significant history, not only from its former aviation use but archaeological remains from the Roman and prehistoric periods. A Heritage Statement has been submitted; however, is not sufficient to address the below ground archaeological remains. Nonetheless, the County Archaeologist advises that the there is no indication that remains of national importance would be present and, as such, a condition securing archaeological work as a condition prior to the commencement of development would be appropriate.

As a consequence, there is no objection to the proposal on archaeological grounds.

Contaminated Land

The site has formerly been used for aviation and as part of the former Dunsfold Aerodrome thee scheme is subject to paragraphs 120-121 of the NPPF which seeks to prevent unacceptable risks from pollution and land instability, planning policies and decisions should ensure that new development is appropriate for its location. The effects (including cumulative effects) of pollution on health, the natural environment or general amenity, and

the potential sensitivity of the area or proposed development to adverse effects from pollution, should be taken into account.

The Council’s Pollution Officer has no objections subject to standard conditions requiring an investigation and risk assessment and, if required, a remediation scheme prior to the commencement of development. As such officers consider the proposal is in accordance with the NPPF

Utilities and Services

The utility report submitted with the proposal states that utilities are found to the south along Dunsfold Road, as well as to the north and east serving other developments and will be taken from the south east corner of the site where they already supply an industrial complex and there is an existing electricity sub station nearby. Water supply currently runs in verge at south east corner.

Electricity substations (x2) and Fire Hydrant point are located outside of the site. Waste water treatment will be by means of a small sewage treatment plant with discharge of treated water to underground soak-away beneath the service hard-standing. Sewage will be domestic in nature and will not cause pollution. The application is at the outline stage and the Council’s Environmental Health Officer has no comment to make apart from advising the applicant to engage a licenced commercial waste operator.

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

There are no implications for this application.

Environmental Impact Regulations 2017

The proposal is considered not to be EIA development under either Schedule 1 or 2 of the EIA Impact Regulations 2017 or a variation/amendment of a previous EIA development nor taken in conjunction with other development that is likely to have a significant environmental effect.

Pre Commencement Conditions

Article 35 of the DMPO 2015 requires that for any application for planning permission, the Notice must state clearly and precisely the full reasons, in the case of each pre-commencement condition, for the condition being a pre-

commencement condition. This is in addition to giving the full reason for the condition being imposed.

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

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

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

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

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

Provided feedback through the validation process including information on the website, to correct identified problems to ensure that the application was correct and could be registered;

Have negotiated amendments to the scheme to resolve identified problems with the proposal and to seek to foster sustainable development.

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

Parish Council objections and Third Party representations

Both Alfold and Dunsfold Parish Councils have submitted objections to the proposal. There are also a number of third party representations which includes letters in support and in objection. These have been carefully considered in the assessment of this application, and the majority are addressed within the above report. However, in addition to the above assessment, the following advice is offered:

A large number of the objections are unrelated to the principle of the development and relate instead to the reserved matters of scale, appearance, access and landscaping

A number of comments suggest that the proposed development should be located within the Dunsfold Aerodrome site. However, that is not the proposal before the Council, there are no current applications proposing a museum of this nature at Dunsfold Aerodrome, and the proposal must be assessed on its own merits

The museum proposal includes a specific part of the museum to be dedicated to the aviation history of Dunsfold Aerodrome, this would sit alongside the relocated Wings Museum

The poor condition of the road is raised as a concern, this is a matter acknowledged by the County Highway Authority. However, there are no policies which seek to protect the condition of the road, and therefore this is only a material consideration in terms of any resultant impact on highway safety.

Concerns regarding prematurity were received prior to the adoption of the Local Plan and the called-in Dunsfold Park application being allowed. These are considered to have been superseded by the updated planning policy position.

The viability of the Museum is not an issue which is relevant to the principle of the development proposed and it is not advocating a change of use from an existing commercial or community use.

In terms of viability (although not a relevant planning consideration in this instance), it is of note that the proposal would include the relocation of an existing museum, which provides a benchmark in terms of expected visitor numbers and the viability of such a museum. Nonetheless, no viability assessment has been undertaken and is not relevant to the principle of the development.

Having regard to the above, and the assessment contained elsewhere in this report, the grounds of objection raised would not warrant refusal of the application.

Conclusion/ planning judgement

The proposal would directly address the requirement of Policy SS7 of Local Plan Part 1, the strategic allocation of Dunsfold Park as a new settlement, to provide a museum either on or off site. The indicative information submitted is sufficient to demonstrate that acceptable details in respect of access, scale, layout and landscaping could be achieved pursuant to a reserved matters application. Whilst officers have identified likely minor adverse impacts on the Countryside Beyond the Green Belt, these impacts would not be significant and are outweighed by benefits in terms of enhancing the Borough’s Cultural Provision, the redevelopment of Previously Developed Land and enhancing opportunities to learn about the heritage of Dunsfold Park. As such, the

principle of the proposal is considered to be in accordance with the Development Plan. As such, the proposal is recommended for outline approval.

Recommendation

That permission be GRANTED subject to the following conditions:

Conditions

1. ConditionApproval of the details of the access, appearance, landscaping, layout and scale of the proposed development, and (hereinafter called "the reserved matters") for each phase shall be obtained from the Local Planning Authority in writing before development is commenced and shall be carried out as approved.

Reason: To enable the Local Planning Authority to control the development in detail and to comply with Section 92 of the Town and Country Planning Act 1990 (as amended).

2. Condition(a) Application for approval of reserved matters for the first phase

shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

(b) The development to which this permission relates must be begun not later than the expiration of two years from the final approval of reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved.

Reason: To enable the Local Planning Authority to control the development in detail and to comply with Section 92 of the Town and Country Planning Act 1990 (as amended).

3. ConditionThe plan number to which this permission relates is PLE/2016/1022 Location Plan (Scale 1:2500). The development shall be carried out in accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing with the Local Planning Authority.

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

4. ConditionThe detailed design of the roof of the museum shall include a curved roof of a dark colour (recessive roof colouring) or it shall comprise a planted “green” roof.

ReasonIn order that the proposed development does not appear unduly prominent within viewpoints from within the AONB, and in order to preserve the existing rural landscape character in accordance with Policies RE3 and TD1 of the Local Plan 2018 (Part 1) 2018.

5. ConditionThe site and proposed building shall be used for an aviation museum only and for no other purpose (including any other purpose in Class D1 of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification).

ReasonTo ensure that there is sufficient vehicle parking to serve the proposed development and to ensure provision is made for a museum reflecting Dunsfold Aerodrome’s history as an aviation centre, such to accord with Policies ST1 and SS7 of the Local Plan 2018 (Part 1)

6. ConditionNo development shall take place until a phasing plan has been submitted to and approved in writing by the Local Planning Authority. The phasing plan shall include details of the location of the phases of the development (to include a phase dedicated to the Dunsfold Aerodrome’s history as an aviation centre) and a programme of phasing for the implementation of the development. The development shall be carried out in accordance with the approved phasing plan.

ReasonTo ensure satisfactory comprehensive development and to ensure that the proposal includes a museum dedicated to the Dunsfold Aerodrome’s history as an aviation centre such to accord with Policies TD1 and SS7 of the Local Plan 2018 (Part 1).

7. ConditionThe use hereby permitted shall not be open to visitors outside the following times 08:00 to 18:00.

ReasonIn order to protect the amenities of neighbouring occupiers (including future occupants of the Dunsfold Park New Settlement) in accordance with Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies D1 and D4 of the Local Plan 2002.

8. ConditionNo development shall commence until a nature reserve has been provided on the adjacent land to the west in accordance with planning permission WA/2016/1976.

ReasonIn order to allow for the translocation of protected species that may be present on the application site, such to avoid adverse harm to protected species, and to ensure the retention of a landscape buffer such to preserve the rural landscape character, such to accord with Policies RE1, RE3 and NE1 the Local Plan 2018 (Part 1).

9. ConditionThe plans and particulars submitted in accordance with condition 2 above shall include: (a) A plan showing the location of, and allocating a reference

number to, each existing tree on the site which has a stem with a diameter, measured over the bark at a point 1.5 metres above ground level, exceeding 75 mm, showing which trees are to be retained and the crown spread of each retained tree;

(b) Details of the species, diameter (measured in accordance with paragraph (a) above), and the approximate height, and an assessment of the general state of health and stability, of each retained tree and of each tree which is on land adjacent to the site and to which paragraphs (c) and (d) below apply;

(c) Details of any proposed topping or lopping of any retained treeor of any tree on land adjacent to the site;

(d) Details of any proposed alterations in existing ground levels, and of the position of any proposed excavation, [within the crown spread of any retained tree or of any tree on land adjacent to the site];

(e) Details of the specification and position of fencing [and of any other measures to be taken] for the protection of any retained tree from damage before or during the course of development.

ReasonTo adequately protect all trees worthy of retention from development harm and to provide for their amenity contribution thereafter in accordance with retained Policies D1, D4, D6 and D7 of the Waverley Borough Local Plan 2002 and Policy TD1 of the Local Plan Part 1 2018. This is a pre commencement condition because it relates to the construction process.

10. ConditionNo development shall take place before a scheme has been submitted to and approved in writing by the Local Planning Authority, which specifies the provisions to be made for the control of noise emanating from the site, such as from fixed and mobile plant. Thereafter, the use shall not commence until the approved scheme has been fully implemented.


11. ConditionAll plant, machinery and equipment installed or operated in connection with the carrying out of this permission shall be so enclosed and/or attenuated so that the rating level of noise emitted does not exceed the background sound level, when measured according to British Standard BS4142: 2014 at any adjoining or nearby noise sensitive premises.


12. Condition

No machinery shall be operated which is audible outside the site boundary outside the following hours:-

08:00 – 18:00 Mondays - Fridays

08:00 – 13:00 Saturdays and not at all on Sundays or Public Holidays.


13. ConditionNo deliveries shall be taken at or dispatched from the site outside the hours of 08:00- 18:00 Mondays-Fridays and 08:00-13:00 on Saturdays, nor at any time on Sundays and Public Holidays.


14. ConditionNo sound reproduction or amplification equipment (including public address systems, tannoys, loudspeakers, etc.) which is audible outside the site boundary shall be installed or operated on the site.


15. ConditionThe development hereby approved shall not be commenced unless and until the proposed vehicular access to Dunsfold Road has been constructed and provided with 2.4m x 90m visibility splays in accordance the approved plans, and thereafter the visibility splays shall be kept permanently clear of any obstruction measured from 1.0m above the road surface.

ReasonThe above conditions are required in order that the development should not prejudice highway safety nor should it inconvenience other highway users in order to accord with policy ST1 of Local Plan 2018 (Part 1) and Section 9 of the NPPF (2018).

16. ConditionThe development hereby approved shall not be first brought into use unless and until the proposed footway connecting the proposed site access with the Dunsfold Aerodrome ‘Tickners Heath’ vehicular access has been constructed in accordance with the approved plans.


17. ConditionThe development hereby approved shall not be first brought in to use unless and until space has been laid out within the site in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority for vehicles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking and turning areas shall be retained and maintained for their designated purposes.


18. ConditionNo development shall commence until a Construction Transport Management Plan, to include details of:

a. parking for vehicles of site personnel, operatives and visitorsb. loading and unloading of plant and materialsc. storage of plant and materialsd. measures to prevent the deposit of materials on the highwaye. before and after construction condition surveys of the highway

and a commitment to fund the repair of any damage causedf. on-site 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 the development.


19. ConditionThe development hereby approved shall not be first brought into use unless and until a parking management plan is submitted to and approved in writing by the Local Planning Authority. (This plan shall include measures for ensuring that no more than four coaches are allowed access to the museum on any one day). The approved plan shall then be implemented on occupation of the development and thereafter maintained to the satisfaction of the Local Planning Authority.

ReasonThe above conditions are required in order that sufficient parking is provided for the development and in order that it should not prejudice highway safety nor should it inconvenience other highway users in order to accord with policy ST1 of Local Plan 2018 (Part 1) and Section 9 of the NPPF (2018).

20. ConditionPrior to commencement of development, other than that required to be carried out as part of an approved scheme of remediation, the following shall be submitted to and approved in writing by the Local Planning Authority:a) An investigation and risk assessment, in accordance with a scheme

to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The investigation and risk assessment shall be undertaken by a competent person as defined in Annex 2: Glossary of the NPPF.

b) If identified to be required, a detailed remediation scheme shall be prepared to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property. The scheme shall include

(i) All works to be undertaken(ii) Proposed remediation objectives and remediation criteria(iii) Timetable of works(iv) Site management procedures

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

ReasonTo ensure that risks from land contamination to the future users of theland and neighbouring land are minimised, together with those tocontrolled waters, property and ecological systems, and to ensure thatthe development can be carried out safely without unacceptable risksto workers, neighbours and other offsite receptors in accordance withretained Policy D1 of the Waverley Borough Local Plan 2002 and withPolicy TD1 of the Local Plan 2018 (Part 1).

21. ConditionUpon completion of the approved remediation works, a verification report demonstrating the effectiveness of the approved remediation works carried out.


22. ConditionFollowing commencement of the development hereby approved, if unexpected contamination is found on site at any time, other than that identified in accordance with Condition 20, the Local Planning Authority shall be immediately notified in writing and all works shall be halted on the site. The following shall be submitted and approved in writing by the Local Planning Authority prior to the recommencement of works:

a) An investigation and risk assessment, undertaken in the manner set out in Condition 20 (a) of this permission.

b) Where required, a remediation scheme in accordance with the requirements as set out in Condition 20 (b).

c) Following completion of approved remediation works, a verification report, in accordance with the requirements as set out in Condition 20 (c)


23. ConditionThe development hereby permitted shall not commence until details of the design of a surface water drainage scheme have been submitted to and approved in writing by the planning authority. Those details shall include:

a. A design that is compliant with the national Non-Statutory Technical Standards for SuDS, National Planning Policy Framework and Ministerial Statement on SuDS . The design will satisfy the SuDS Hierarchy and include results from infiltration testing.

b. Evidence that the proposed solution will effectively manage the 1 in 30 & 1 in 100 (+Climate change allowance) for storm events, during all stages of the development (Pre, Post and during) and follows the principles detailed in “The SUDS Proforma dated 30/09/2016 and Supporting calculations”

c. Details of how the Sustainable Drainage System will cater for system failure or exceedance events, both on and offsite

d. Details of how the Sustainable Drainage System will be protected and maintained during the construction of the development

e. Finalised drawings read for construction to include: a finalised drainage layout detailing the location of SUDs elements, pipe diameters and their respective levels and long and cross sections of each SuDS Element including details of flow restrictions

f. A management and maintenance plan that details maintenance regimes and responsibilities

ReasonTo ensure the design meets the technical stands for SuDS and the final drainage design does not increase flood risk on or off site such to accord with Policy CC4 of Local Plan 2018 (Part 1).

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

ReasonTo ensure the Sustainable Drainage System is implemented in accordance with the approved drainage details, such to accord with Policy CC4 of Local Plan 2018 (Part 1).

25. Condition No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the Planning Authority.

ReasonThe development proposed covers a large surface area and it is considered likely that it will affect currently unknown archaeological information. It is important that the site is surveyed and work is carried out as necessary in order to preserve as a record any such information before it is destroyed by the development in accordance with Policy HE15 of the Waverley Borough Local Plan 2002. This is a pre commencement condition because the matter goes to the heart of the permission.

26. ConditionA Landscape and Ecological Management Plan (LEMP) based on the recommendations of Section 5 ‘Discussion, Recommendations and Conclusions’ of the above referenced Ecological Appraisal report. This document should be submitted to and approved in writing by the Council prior the commencement of development. The LEMP should also include adequate quantified details of the following;

a. Description and evaluation of features to be managed and created including measures for;

i. Compensation for loss of proposed scrub, tree and and hedge removal

ii. Compensation for loss of badger foraging habitat

iii. Compensation for loss of bat commuting and foraging habitat

iv. provision of reptile habitat enhancements v. provision of Great Crested Newt mitigation and

enhancement measures (as detailed above) vi. management of grassland, scrub and woodland habitats

b. Numbers and locations of bat and bird boxes (including barn owl roost provision), including provision integral to the design of the new buildings.

c. Aims and objectives of management d. Appropriate management options to achieve aims and

objectives e. Preparation of a costed work schedule for securing biodiversity

enhancements in perpetuity f. Ongoing monitoring and remedial measures.

ReasonTo ensure that protected species under Schedules 1 and 5 of the Wildlife and Countryside Act 1981 and their roosts/setts are not endangered by the development and to ensure that there is no adverse harm to the Chiddingfold Forest Site of Special Scientific Interest (SSSI) in accordance with Policies NE1 of the Local Plan 2018 (Part 1) 2018.

27. ConditionBased on the details of paragraphs 5.2 to 5.6 (inclusive) of the above referenced Ecological Appraisal report. of the above referenced ‘Ecological Appraisal’ author Land Use Consultants Ltd, dated August 2016.

ReasonTo ensure that protected species under Schedules 1 and 5 of the Wildlife and Countryside Act 1981 and their roosts/setts are not endangered by the development in accordance with Policies NE1 of the Local Plan 2018 (Part 1) 2018.

28. ConditionPrior to the installation of any external lighting in connection with the proposed development, a Sensitive Lighting Management Plan shall be submitted to the Council for approval. Thereafter, any external lighting shall be installed and maintained in complete accordance with the approved details.

ReasonTo ensure that protected species under Schedules 1 and 5 of the Wildlife and Countryside Act 1981 and their roosts/setts are not endangered by the development and in order to preserve the existing rural landscape character in accordance with Policies NE1, RE3 and TD1 of the Local Plan 2018 (Part 1) 2018.

29. ConditionNo pollution from demolition or construction of the development must adversely affect the SSSI and a Construction Environmental Method Statement demonstrating how best practise will be used to minimise dust, etc. must be submitted to, and approved in writing by the Local Planning Authority. All works must then proceed in accordance with the approved statement with any amendments agreed in writing.

ReasonTo ensure that there is no adverse harm to the Chiddingfold Forest Site of Special Scientific Interest (SSSI) in accordance with Policy NE1 of the Local Plan Part 1 2018.

30. ConditionAll construction works pursuant to this permission must be completed outside the bird breeding season (1st March- 30th August).

ReasonTo ensure that the construction of the development does not result in adverse harm to any breeding birds, such to accord with Policy NE1 of the Local Plan 2018 (Part 1) 2018.

Informatives

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

2. There is a fee for requests to discharge a condition on a planning consent. The fee payable is £116.00 or a reduced rate of £34.00 for

household applications. The fee is charged per written request not per condition to be discharged. A Conditions Discharge form is available and can be downloaded from our web site.

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

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

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

5. The applicant is proposing to discharge off site at the QBAR 2,3 year return storm period for Greenfield runoff, As LLFA we would recommend that the applicant discharges off site at the 1 in 1 year discharge rate for Greenfield discharge so that runoff volumes offsite are not increased for the 1 in 1 year design. We expect this to be further investigated under condition 23 parts a and b (drainage design condition).

6. The applicant is proposing to discharge to watercourse. The applicant in their final design (condition 23) needs to show consideration of the SuDS hierarchy and show that infiltration is not possible on site or adapt the design to discharge via infiltration if following testing infiltration is found feasible for the site.

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

8. The permission hereby granted shall not be construed as authority to carry out any works on the highway or any works that may affect a

drainage channel/culvert or water course. The applicant is advised that a permit and, potentially, a Section 278 agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. All works on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to 3 months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road. Please see http://www.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 of the Land Drainage Act 1991. Please see www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/floodingadvice.

9. The applicant’s attention is drawn to the advice contained in the letter from Surrey Police dated 25/11/2016 regarding the design of the development.

10. The applicant is advised of the requirement to obtain a European Protected Species (EPS) licence from Natural England following the receipt of planning permission and prior to any works which may affect protected species on the site.

11. The proposal site is likely to provide foraging and commuting routes for Bechstein Bats, a notified feature of Chiddingfold Forest SSSI. We suggest the appropriate care is taken to prevent any potential impacts, in particular with regard to the fragmentation of foraging and commuting habitats and the use of insensitive lighting.

http://www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/floodingadvice

http://www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/floodingadvice

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