A2 WA/2011/0415 Erection of new health centre following demolition of existing health centre.at Cranleigh Medical Practice, 18 High Street, Cranleigh GU6 8AE

Surrey Primary Care Trust 14/03/2011

Public Notice Was Public Notice required and posted: YES Grid Reference: E: 505922 N: 138974 Parish/Town : Cranleigh Ward : Cranleigh West Case Officer: Mrs J Dawes

13 Week Expiry Date 13/06/2011

Neighbour Notification Expiry Date 22/04/2011

Neighbour Notification Amended/Additional Expiry Date

RECOMMENDATION That, subject to the consideration of any outstanding consultation responses then permission be GRANTED

Location or Layout Plan

Site Description The Cranleigh Health Centre, which is located on the southern side of the High Street immediately adjacent to a public car park and to the north of the leisure centre, occupies a site area of 0.21 ha. The Cranleigh Hospital lies to the east. The site lies behind the buildings fronting the High Street, including the public library and a restaurant. Public footpaths through the site connect the site to the High Street, the Village Hospital and the adjacent car park.

The surrounding development comprises a mixture of commercial, retail and residential uses. The Village Way car park adjoins the site to the south and is used on a weekly basis as a market. Proposal The proposal is for the provision of a new Cranleigh Medical Practice following the demolition of an existing single-storey structure built during the 1960’s. The proposed replacement 2-storey facility will provide for doctor’s consultation rooms, nurse practice rooms, treatment and minor surgery rooms along with administrative, training and waiting areas. The proposed building, which sits on a reduced footprint to that which currently exists, would be constructed of brick, coloured render and timber panelling with a bitumen roof to the first floor and the plant room and a sedum roof to the ground floor. The proposal, which is principally a two-storey building, extends to a height of 7.6m. A small section of the roof at the eastern end of the building would have a further floor, to house the plant room. The building at this point would extend to a height of 9.9m. The PV would be attached to the top of this roof, resulting in a height of 10.5m The application also provides parking for 22 staff cars, (including 2 disabled spaces) and cycle spaces. The existing health centre has a gross internal floor space of approximately 896 sq m, whereas the proposed health centre would have an internal floor area of 1308 sq m, a net increase of 412 sq m. The applicants, however, have indicated that the staffing levels would remain the same at 49 equivalent full time members of staff.

Proposed Block Plan:

Proposed Site Plan Layout

Proposed South Elevation

Proposed North Elevation

Proposed East Elevation

Proposed West Elevation

Proposed ground and first floor plan

Proposed 3D views

During the construction of the new facility, the existing doctors surgery will relocate temporarily to the adjacent Village Hospital, which will be internally refurbished. The internal refurbishment will be limited to the Victorian and 1980’s extension. The following plan indicates the layout of the temporary facility.

Supporting Information The application is accompanied by a number of documents and statements including the following: Design and Access Statement Noise Impact Assessment Drainage Strategy and Flood Risk Assessment BREEAM : Healthcare Ecology Archaeological Desk based assessment, Parts 1-4 Sustainable Design and Construction Statement Landscape Specification The applicant’s agent has indicated that the existing accommodation is inadequate both in terms of its size as well as compliance to current healthcare and building regulations standards. It is their contention that the proposed building will provide a new facility, which meets both current and future needs in the local community. It is also stated that the building will be designed and constructed to meet the NHS required target BREEAM assessment of ‘Excellent’. In reaching the proposed design a number of key design objectives were established:

- To provide a distinct building, creating a focal point within the local context to serve the local community;

- Planned functionality with flexibility and future proofing in mind; - To create a bright, airy and welcoming ambience and a pleasant environment

for all that use the building - To encourage user pride and symbolise their forward thinking aspirations; - To design a building which is driven and shaped by sustainable consideration

and to consider whole life costs in the process

Relevant Planning History WA/2009/1903 Application for Conservation Area

Consent for demolition of extensions to Cranleigh village hospital.

Consent Granted 15/02/2009

WA/2009/1902 Application for Listed Building Consent for the erection of replacement community hospital and health centre; retention of existing listed hospital and Victorian extensions following demolition of modern extensions and existing health centre.

Consent Granted 15/02/2009

WA/2009/1901 Erection of replacement community hospital and health centre; retention of existing listed hospital and Victorian extensions following demolition of modern extensions and existing health centre

Full Permission 11/03/2010

SO/2009/0005 Request for screening opinion for proposed new hospital and health centre

EIA not required 25/11/2009

WA/2006/2855 Siting of a portacabin for a temporary period.

Temporary Permission 02/02/2007

WA/1997/1558 Change of use of building from public convenience to store for medical loan facility

Full Permission 5/11/97

WA/1990/0491 Consultation under Circular 18/84. Erection of a single storey extension to provide two consulting suites.

No objection 02/05/1990

WA/1975/0892 Proposed dental surgeries, operating room, reception / waiting room, toilets store etc

Full Permission 26/08/1975

HM/R18112 Details of health centre No objections 29/04/1969

HM/R17773 Health centre and library No objections 03/03/1969

HM/R16220 Erection of building for group practice surgery

Approve 10/03/1967

Planning Policy Constraints Developed Area of Cranleigh Immediately adjacent to Conservation Area: Cranleigh (Area No:8) Site / Area of High Archaeological Potential Central Shopping Area Town Centre Area Development Plan Policies and Proposals Policies D1, D3, D4, D5 CF1, TC2, TC3, HE3, HE8, M2, M4, M5, M9 and M14 of the Waverley Borough Local Plan 2002 Policies CC1, CC2, CC3, CC4, CC6, T4, T5, NRM4, NRM5, NRM10, NRM11, W2, M1, BE5, BE6 and S2 of the South East Plan 2009 subject to the letter to the Chief Planning Officers from the Secretary of State dated 27/05/10 regarding abolition of Regional Spatial Strategies. Cranleigh Village Design Statement 2008 Consultations and Parish Council Comments Cranleigh Parish Council – No objection. However, concerns were expressed :

The bin store and refuse services located on the east of the plot do NOT have vehicular access as this abuts onto South Street which is a public footpath only, having bollards to the north and the fenced car park to the south.

Provision of car parking for staff and health professionals is currently totally inadequate causing huge inconvenience to everyone concerned. The Parish Council is of the opinion that this aspect of the application should be reconsidered.

There is no evidence to show that Waverley Borough Council has agreed to move the numerous recycling bins, which are presently sited adjacent to the several proposed treatment rooms, whose south facing windows will thus be very close to the boundary.

There is no indication on the west of the site that the current vehicular access to the adjoining properties and to the Library will be maintained; since it is unclear if they have statutory rights of access it is considered nevertheless essential that these rights are confirmed.

During the probable lengthy construction period, assurances should be sought that the busy public footpath comprising South Street is not blocked and remains passable at all times.

The lack of parking facilities during the construction of the new Health Centre, when staff and health professionals will be located on a temporary basis at the Cranleigh Hospital.

County Highway Authority – no objections - Recommends conditions County Rights of Way Officer – not yet received – To be reported orally

County Archaeologist – Site lies within Area of High Archaeological Potential - further work will be required to mitigate the effects on the historic environment – recommend that a programme or archaeological evaluation trial trenching be undertaken. The recommended work programme can be conducted following the grant of planning permission – recommends a condition. Environment Agency – No objections on flood risk grounds. However the submitted FRA has not been updated with the new information on the Lower Wey flood modelling. The proposed development is located within Flood Zone 1, however all access roads leading to the medical centre are predicted to be inundated during a 1 in 20 flood, which will mean that access to the centre could be lost during a flood. Recommend a flood emergency plan be created to ensure anyone trying to access the site can do so safely. DISCASS – not yet received – To be reported orally Surrey Wildlife Trust – The Ecology Report on the site provided by Healthcare Ecology provides a detailed account of the biodiversity of the site. The Trust is generally in agreement with the findings of the survey, and support the recommendations in Section 5 of the report on bats. In relation to the internal renovations to the adjacent village hospital – having regard to evidence of roosting bats in an earlier application, if any of the alterations to the Village Hospital involve works to the roof or loft spaces of the building, would advise a survey might be necessary to advise on possible adverse effect to roosting bats. Trust is also generally supportive of Ecology Report recommendations on ‘Enhancing Site Ecology’ – recommend that bird boxes be erected on new building, designed for house sparrows and housemartins or swifts – all species in decline. Native tree and plant species will attract insects and local bird and bat populations. In relation to the soft landscaping proposals concern is raised at the use of some species which are non native and do not contribute to biodiversity (Prunus laurocerasus) Cherry Laurel, and Cotoneaster - prefer yew or holly. Whilst 7 field maples are proposed, the biodiversity value of the site would be improved with a mix of native trees. Use of a ‘Biodiversity Champion’ and an Environmental Management Plan will help protect the sites biodiversity value during and post construction. Council’s Urban Design Officer – No objections from the urban design perspective. The current site is uninspiring and not responsive to its environment. Externally it is difficult to understand its use and how to access the building. The proposal will significantly improve the site, provide a level of enclosure to the site and introduce an interesting architectural statement. The building is a public building which has a responsibility to respond to its surroundings. The design is contemporary and light adding a new dimension to the area. Recommends conditions.

Council’s Historic Buildings Officer – The effects on the Listed Building and the Conservation Area are a matter of taste. The adjacent car park lacks any attractive identity, the health centre might offer a better northern flank. Council’s Tree and Landscape Officer – Space for new tree planting is extremely limited. However, the proposed planting of seven field maple cultivars well suited to the urban environment is commendable – recommends a condition. Council’s Environmental Health (contamination) – No identified issues – no conditions recommended. (Air Quality) – No objections in principle. The proposed development once operating is unlikely to give rise to significant amounts of air pollution. However given location, their may be some impact on air quality due to dust generation during the construction phase. Recommends conditions. Council’s Parking Services Manager – not yet received – To be reported orally Representations 5 letters of objection have been received raising the following concerns / issues:

- A two storey building in place of a single storey one will destroy view and reduce light to flat;

- Over development of this village centre site; - Design and materials are out of character with the centre of the village; - Proposal is too high and too obtrusive / intrusive and out of character with

Cranleigh which is essentially brick and tile; - Design would be the beginning of a fourth industrial estate.

15 letters of support raising the following points:

- New practice building is long overdue; - Plans look great and the practice deserves full public support; - Exiting Health Centre is cramped and no longer fit for purpose; - Most accessible site in the village, adjacent to the public car park and on an

existing bus route, away from the flood zone; - Design is excellent, is financially viable and sustainable; - A modern looking eco friendly design; - The proposals show a well thought out building which has been designed with

the needs of patients foremost; - It is easily accessible and ecologically friendly; - Light, bright and soundproofed; - Design fits in well with the village, which has a mix of old and new – as the

building won’t really be seen from the High Street, cannot be deemed inappropriate for the village;

- Design is in keeping with a modern medical practice and the nearby leisure centre;

1 letter of general observation comments as follows:

- Sad to see another sixties flat roof monstrosity; - It is not sympathetic or in keeping with the other buildings that surround it at

this end of the High Street.

One of the letters of support raises a number of points:

- Safe and level access to the library along the footpath is essential; - Adequate provision should be made for lighting during winter months; - Issues with regard to trees and implications for drains; - Issues with respect to the surfacing of the site and adjacent SCC land;

Determining Issues

Principle of Development and planning history

Character of the Area

Amenity impact

Highway Issues

Flooding Issues

Archaeological Issues

Biodiversity

Ecology and Sustainability Issues Planning Considerations Principle of Development The site is within the developed area of Cranleigh wherein the principle of development may be acceptable subject to visual and residential amenity considerations. Planning permission was granted in February last year (under reference WA/2009/1901) for the provision of a new community hospital and health centre following the demolition of modern extensions. The principle of the demolition and replacement of the existing health centre has therefore already been established. The current scheme no longer includes a link to the main hospital site. The previous decision is a material consideration in the determination of the current scheme. This site immediately adjoins a Conservation Area wherein the Council will seek to ensure that development preserves or enhances the character of the area. Furthermore, the original C16th Cranleigh Hospital building, to the north east of the health centre is a Grade II Listed Building. The Council will seek to ensure that the proposed development would not harm the building or its setting. The Health Centre is located outside of, but immediately adjacent to the Central Shopping Area, Policy TC2. The site does, however, lie within the Town Centre Area, where proposed developments should comply with the requirements of Policy TC3. The site is within a Site/Area of High Archaeological Potential and as such all proposals must comply with the requirements of Policy HE14. Whilst the proposed development lies within Flood Zone 1, where there is a nil or low risk of flooding, the Environment Agency have indicated that all access roads to and from the site lie within an area prone to a 1:20 year flood. Accordingly an appropriate flood emergency plan is likely to be required.

Character of the Area The Cranleigh Village Design Statement recognises that there is no single building style that typifies the village of Cranleigh. It contains a variety of period, styles, roof heights and materials, which add to its character. Whilst the site is within the centre of the village, it is not particularly visible from the High Street and therefore does not take its context directly from the more traditional buildings fronting the road. The site forms one side of a large public car park, which is surrounded by public buildings, including the Leisure Centre, Community Centre and a supermarket. It is considered that within this context the proposed building, which is contemporary and light makes a positive contribution to the area and responds appropriately to its surroundings. Given that this proposal is just for the health centre site, the impact on the Grade II Victorian Hospital is reduced and it is considered that the proposal would not detrimentally affect its setting. Furthermore, it is considered that the proposal would preserve the setting of the adjacent Conservation Area. It is noted that the Council’s Urban Design Officer and Historic Buildings Officer raise no objections to the application. Whilst it is appreciated that the proposed design, which includes a flat roof, may not have universal appeal, it is accepted that the existing building is uninspiring and does not contribute positively to the wider area. The proposed building, however, is designed to be clearly legible in terms of its access and addresses the main frontage of the site, onto the car park. Whilst concern has been raised that the building opens onto the car park, without any intervening wall, it is considered that having regard to the fact that this is a public building, it should respond positively to its surroundings, rather than be hidden behind a wall. Bollards are proposed along the boundary with the car park to protect pedestrians. The concerns raised regarding over development, the contemporary design and the use of materials have been carefully noted by officers. Notwithstanding these arrangements, officers consider the proposal to be acceptable in terms of its design, siting, scale, form, height and appearance and that it would contribute positively to its surroundings. Amenity Issues Immediately to the north of the health centre lies a number of residential flats, which have windows facing out towards the proposed building. The proposed building would be positioned a minimum of 13m from the elevation of this building, and would extend to a height of 7.6m. The second floor element would be a further 4.7m away. Whilst it is clear that the occupants of these properties would be able to see the proposed building, it is considered that it would not have a detrimental impact on occupiers by way of loss of light, overbearing impact or overshadowing. In terms of loss of privacy, the scheme proposes the provision of a number of trees to soften the impact and provide a degree of privacy. It is reasonable, however, in the interests of protecting the amenities of local residents to include a condition to require obscure glazing to the first floor windows in the northern elevation which serve the District Nurses office, Community office, health visitor/school nurse/midwife room if permission is granted.

Highway Issues The proposal would provide 22 parking spaces (including 2 disabled spaces) for staff in the western part of the site. Visitors to the hospital and health centre would continue to use the existing Village Way car park, which is located directly to the south of the application site. The proposal also includes a cycle store for 5 staff bikes, and provides a bike rack to accommodate 12 bicycles. A footpath linking the High Street and Village Way car park is maintained through the site. Given the village centre location, immediately adjacent to a public car park and close to existing bus routes, it is considered that there are no sustainable objections on parking grounds. No objection has been raised by the County Highway Authority. Flooding Issues A Flood Risk Assessment (FRA) has been submitted with the application. The Environment Agency is concerned that the Lower Wey flood modelling that covers Cranleigh has recently been updated and the assessment does not take into account this information. Whilst no over-riding objections are raised in terms of flood risk grounds, given that all access road to and from the centre do lie within Flood Zone 2 it is appropriate to require a flood emergency plan be put in place. The applicant’s agent has been advised of this requirement, and an appropriate condition is recommended to be included if permission is granted. Archaeological Issues An Archaeological Desk Top Assessment has been submitted with the application, as the site is located within an Area of High Archaeological Potential. The Archaeological Assessment indicates that the site of the proposed development falls within an area of generally reasonable potential with the greatest likelihood being of medieval or post medieval archaeology occurring on the site. It has been concluded that should the proposals proceed, that further work would be required to mitigate the effects of the historic environment. Given that the alterations to the historic fabric have been reduced since the previous application, a programme of building recording is no longer required, although it is recommended that a programme of archaeological evaluative trial trenching be undertaken, to ascertain with more confidence the nature of any below-ground remains and enable suitable mitigation measures to be devised. It is considered that the submitted Assessments have covered the relevant material and have reached sensible and sound conclusions. The County Archaeologist has raised no objection to the proposal subject to a condition. The application is therefore considered to comply with Local Plan Policy HE14. Biodiversity & Habitats Regs

Whilst the views of Surrey Wildlife in relation to the particular species proposed are noted the view of the Tree and Landscape Officer is that the proposed landscaping is suitable for this urban environment. The applicant is however encouraged to consider erecting nesting boxes.

Ecology and Sustainability An ecology report has been submitted which seeks to clarify any potential conservation interests and assesses the site with respect to the BREEAM ; healthcare. Whilst the report concludes that the proposed works are unlikely to have any impact upon protected species of wildlife of note, a, precautionary mitigation for bats is proposed in relation to the careful removal of the weatherboarding. In addition BREEAM :Healthcare encourages the construction of healthcare buildings with the environment in mind. The BREEAM sets out environmental targets with allocated credits, showing designers to demonstrate, or enhance, the environmental performance of new healthcare buildings. The study concludes that the building will be constructed on an area of previously developed land. Wildlife planting will take place as part of the landscaping scheme and as a result the overall change in the ecological value of the site will be positive. Local, regional and national policies expect new development to be sustainable. Applications are expected to address matters such as sustainability of location, energy and water consumption and efficiency, recycling, waste minimisation, and use of locally sourced materials. The efficiency measure incorporated into the design of the building lead to a predicted saving of 33% of CO2 over Part L. The provision of solar PV on the roof will also meet 10.4% of its total energy demand. Officers consider that the applicants have satisfactorily incorporated the principles of energy efficiency into the proposal in accordance with the requirements of Policy NRM11 (South East Plan). In addition, the Design and Access Statement explains that the development will meet a BREEAM excellent rating. A condition should be included to ensure that the final certificate showing that the scheme meets BREEAM Excellent is submitted to the Council prior to the first occupation of any part of the development. Response to Parish Council Comments The comments of the Parish in relation to the bins and car parking are noted, however, it is considered that this application is acceptable in these regards. The views of the Council’s Estates Manager are awaited. However, it is understood from the applicants that there are intentions to seek to negotiate the relocation of a number of recycling bins to facilitate an appropriate and accessible location for the bin collections. The agents have confirmed that a right of access for vehicles and pedestrians exists to the western side of the site. Whilst it is accepted that during the construction phase there would be a reduction in the number of parking spaces, this is a temporary situation and given the location within the village centre there are opportunities for other modes of transport as well as the provision of public car parks. The applicants have confirmed that existing public footpaths would be protected during construction. Conclusion Support of the provision of new community facilities providing essential health care within Cranleigh has been established by the extant permission under WA/2009/1901. The improvement in health care facilities within Waverley accords with the Council’s corporate priority of Improving Lives.

Officers consider the proposal is a modern and contemporary form of development, designed for its function as a building open to the public which would make a positive contribution to its surroundings. The proposal is considered to be acceptable having regard to the character of the area and would not have a detrimental impact on the amenities of nearby occupiers. Recommendation That permission be GRANTED subject to the following conditions: 1. The drawing numbers relevant to this decision are:AL (0)001; AL(0)002;

AL(0)100; AL(0)101 Rev D; AL(0)102 Rev D; AL(0)110 Rev E; AL(0)111; 2038/02; AL(0)112; AL(0)120; AL(0)201 Rev E; AL(9)100 Rev C; CUB-ML-ssL-01 - Rev1; (PL)130; 10/944/301; 8129/C/001 Rev 101. 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.

Reason

In order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

2. Notwithstanding drawing no 2038/03, no development shall take place until

details and samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason In the interest of the amenities of the area, in accordance with Policies D1

and D4 of the Waverley Borough Local Plan 2002. 3. No development shall take place until samples of the materials to be used in

the construction of the hard surface areas of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

Reason In the interest of the amenities of the area, in accordance with Policies D1

and D4 of the Waverley Borough Local Plan 2002. 4. Notwithstanding the provisions of the Town and Country Planning (General

Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no windows/dormer windows or other openings other than those expressly authorised by this permission shall be constructed at first floor height or within the roof space within all elevations without the written permission of the Local Planning Authority.

Reason In order to protect the amenity of the nearby occupiers and to accord with

Policies D1 and D4 of the Waverley Borough Local Plan 2002. 5. No development shall take place until a specification for tree planting within

hard landscape areas has been submitted to and agreed in writing by the Local Planning Authority. Such specification to include an adequate soil rooting volume to facilitate tree establishment and future growth potential.

Reason

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

6. No development shall begin until details of a scheme (Working Method

Statement) to control the environmental effects of the demolition and construction works have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:

(i) control of noise and vibration; (ii) control of dust, smell and other effluvia; (iii) control of surface water run off; (iv) site security arrangements including hoardings; (v) proposed method of piling for foundations; (vi) construction and demolition working hours;

(vii) hours during the construction and demolition phase, when delivery vehicles or vehicles taking away materials are allowed to enter or leave the site.

The development shall be carried out in accordance with the approved

scheme or as may otherwise be agreed in writing by the Local Planning Authority.

Reason In order to ensure that the proposed development does not prejudice the

amenities of neighbouring properties or the appearance of the locality and to accord with Policies D1, D4, HE3 and HE8 of the Waverley Borough Local Plan 2002.

7. Prior to the commencement of development, an external lighting scheme shall

be submitted to and approved in writing by the Local Planning Authority. The external lighting shall be carried out in strict accordance with the approved scheme.

Reason In order to ensure that the proposed development does not prejudice the

amenities of neighbouring properties or the appearance of the locality and to accord with Policies D1, D4, HE3 and HE8 of the Waverley Borough Local Plan 2002.

8. Prior to development commencing on site, details of the sedum roof system

shall be submitted to and approved in writing by the Local Planning Authority.

These details shall include the management and maintenance arrangements of this feature and information on the material (including samples and photographs of similar installations). The details hereby permitted shall be implemented prior to the first occupation of the permitted development and thereafter retained and maintained unless otherwise agreed in writing by the Local Planning Authority.

Reason In the interests of the visual impact of the development on the surrounding

area in accordance with Policies D3 and D4 of the Waverley Borough Local Plan, Policy CC4 of the South East Plan 2009.

9. No floodlights or other forms of external lighting shall be installed, without the

prior permission in writing of the Local Planning Authority. Reason To safeguard the character of the area and to accord with Policies D1, D4

and HE8 of the Waverley Borough Local Plan 2002. 10. No development shall take place until the applicants or their agents or

successors in title have 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 in writing by the Local Planning Authority.

Reason The 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.

11. The flat roof area of the proposed development hereby permitted shall at no

time be used as a roof terrace or balcony. Nor shall any form of railing or enclosure be erected on the roof other than those expressly permitted by the plans hereby approved.

Reason In order to protect the amenity of the nearby occupiers and to accord with

Policies D1 and D4 of the Waverley Borough Local Plan 2002. 12. No new development shall be occupied until space has been laid out within

the site in accordance with the approved plans for cars to be parked. The parking area shall be used and retained exclusively for its designated purpose.

Reason The condition above is required in order that the development should not

prejudice highway safety, nor cause inconvenience to other highway users, and to accord with Policies M2 (Movement Implications) and M14 (Car Parking Standards) of the Waverley Borough Local Plan 2002.

13. No new development shall be occupied until space has been laid out within

the site in accordance with the approved plans for bicycles to be parked. The bicycle parking area shall be used and retained exclusively for its designated purpose.

Reason The condition above is required in recognition of Planning Policy Guidance

Note 13, Transport, which aims to reduce reliance on the private car. 14. No development shall start until a Method of Construction Statement, to

include details of: a) loading and unloading of plant and materials b) storage of plant and materials

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

Reason

The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with Policy M2 (Movement Implicaitons) of the Waverley Borough Local Plan 2002.

15. Before any of the operations which involve the movement of materials in bulk

to and from the site are commenced, facilities shall be provided as must first be agreed with the Local Planning Authority, in order that the operator can make all reasonable efforts to keep the public highway clean and prevent the creation of a dangerous surface on the public highway. The agreed measures shall thereafter be retianed and used whenever the said operations are carried out.

Reason The condiiton above is required in order that the development should not

prejudice highway safety, nor cause inconvenience to other highway users, and to accord with Policy M2 (Movement Implications) of the Waverley Borough Local Plan, 2002

16. Before any work is commenced, drawings to a scale of (a) 1:5 fully detailing a section through the proposed window, clearly indicating a

recessed position relative to the elevation, and not a flush posiition, shall be

submitted and approved in writing by the Local Planning Authority and thereafter installed in complete accordance with the approved details.

Reason

In the interests of the visual amenities of the area and to secure a high standard of design and finish in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

17. Prior to the commencement of development, details of the proposed bollards,

which should respond to those found elsewhere in the village, shall be submitted to and agreed in writing with the Local Planning Authority. Such details as approved shall be used in the implementation of the development.

Reason In the interests of the visual amenities of the area in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

18. The proposed PV panels as shown upon the approved drawings shall be

installed and become operational in accordance with the approved details upon the first occupation of the development and be retained and not otherwise varied without the prior written consent of the Local Planning Authority.

Reason

In the interests of providing a sustainable form of development in accordance with Policy D3 of the Waverley Borough Local Plan 2002.

19. No development shall take place until details of all proposed screen walls or

fences, or other means of enclosure, have been submitted to and approved by the Local Planning Authority in writing, Such walls or fences or means of enclosure as may be approved by the Local Planning Authority shall be erected within a period of 6 months from the date of commencement of any part of the approved development, and thereafter be retained.

Reason

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

20. Prior to, and during the removal of the weatherboarding on the existing

building, which should be removed with care and by hand, the developers should check for the presence of bats and signs of bat droppings. If bats or signs of bats are found during the removal of the weatherboarding, all works should stop and Natural England or a suitably qualified ecologist be contacted for advice. The implementation of the development shall be in strict accordance with such advice. Reason To ensure that protected species under Schedules 1 and 5 of the Wildlife and Countryside Act 1981 and their roosts are not endangered by the development in accordance with Policy D5 of the Waverley Borough Local Plan 2002.

21. Prior to the commencement of development a Flood Emergency Plan shall be

submitted to the Local Planning Authority, detailing the means of escape during a potential flood. Such details shall be agreed in writing with the Local Planning Authority in consultation with the Environment Agency, prior to the commencement of development and the development shall thereafter be carried out in accordance with the approved details.

Reason In the interests of securing safe access and exit from the site and to accord with PPS 25.

22. The first floor windows to the District Nurses’ Office, Community Office,

Health Visitor / School Nurse / Midwife Room in the northern elevation shall be glazed with obscure glazing to the extent that intervisibility is excluded and shall be retained.

Reason To protect the amenities of local residents and to accord with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

SUMMARY OF REASONS FOR GRANTING PERMISSION

The development hereby approved has been assessed against the following Development Plan policies: Policies D1, D3, D4, D5, CF1, TC2, TC3, HE3, HE8, M2, M4, M5, M9 and M14 of the Waverley Borough Local Plan 2002, Policies CC1, CC2, CC3, CC4, CC6, T4, T5, NRM4, NRM5, NRM10, NRM11, W2, M1, BE5, BE6 and S2 of the South East Plan 2009 (subject to the letter to Chief Planning Officers from the Secretary of State dated 27/05/10 regarding abolition of Regional Spatial Strategies) and material considerations, including third party representations. It has been concluded that the proposed development would make a positive contribution to its surroundings and would not have a detriment impact on the amenities of the area. The design whilst modern and contemporary is considered appropriate and acceptable in this location. The proposal will result in the improvement in health care facilities in Cranleigh. It has been concluded that the development would not result in any harm that would justify refusal in the public interest.

Informatives ''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. On 6 April 2008 a new fee was introduced by the Town and Country Planning (Fees of Applications and Deemed Applications) (Amendment) (England) Regulations

2008. This fee relates to requests to discharge a condition on a planning consent. The fee payable is £85.00 or a reduced rate of £25.00 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. The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecutes persistent offenders. (Highways Act 1980, Sections 131, 148 and 149). For the avoidance of doubt the submitted drawing, 2038/03 hard surfaces, have not been approved but is the subject of a detailed condition.

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