10th march 2015 planning...

10th March 2015 PLANNING COMMITTEE

1

6a

14/0941

Reg’d:

10.09.2014

Expires:

24.10.2014

Ward:

GE

Nei. Con. Exp:

18.09.2014

BVPI Target

1 (Major)

Number of Weeks on Cttee’ Day:

26

On Target?

Yes Ext of time agreed 31.03.15

LOCATION:

The Coign Church 1 - 5 Church Street West, 5 – 19 Oaks Road Woking Surrey GU21 6DJ

PROPOSAL:

Demolition of existing church building and associated community and residential properties and erection of a new community building (Class D1) of 2,948 square metres and 85 residential dwellings, car parking, landscape and public realm works.

TYPE:

Full Planning Application

APPLICANT:

BY Development Ltd and the Coign Church Trust

OFFICER:

JOHN FANNON

___________________________________________________________________ REASON FOR REFERRAL This application is being brought to Committee because the proposal is a major development and includes residential units.

EXECUTIVE SUMMARY The proposals involve the redevelopment of the Coign Church. The existing Church and associated community and residential buildings are to be demolished. A new build development will provide replacement Church and community use space and 85 residential units. The church is an important community resource within Woking and redevelopment of the existing site is being undertaken to deliver all community uses under one roof. The residential development is to provide cross funding for the enhanced community facilities. The recommendation is to grant planning permission subject to conditions and an agreement under section 106 of the Planning Act. SUMMARY OF PROPOSED DEVELOPMENT The proposed Coign Church development seeks planning permission for:

2,948 sq. metres of new community space (Class D1);

85 residential apartments (35 one bed and 50 two bed units) in a 12 storey building facing Church Street West, a four storey street fronting terrace on Oaks Road and a three storey building on Vale Farm Road;

82 car parking spaces (41 for the church, 32 for residential, 9 spaces for visitors) in a basement;

85 cycle spaces;

public realm works along Church Street West;


2

The applicant is BY Development Ltd (Bouygues Development) and the Coign Church Trust. The application is not development requiring an Environmental Statement (ES) and a Screening Opinion confirming this has been provided, dated 13.11.2013. The application was amended in January 2015. The amendments related to changes to the elevational appearance particularly the inset glazing and panel details. Further information was also submitted in relation to Highways, Aboriculture / Ecology and in respect of the Daylight and Sunlight assessment. The planning application is supported by the following reports:

Planning Statement (Quod) July 2014 Letters providing additional information and clarifications dated 21.1.15, 4.2.15

Design and Access Statement (DAS) (Holder Mathias Architects) August 2014 Supplementary information as above.

Transport Assessment and Travel Plan (WSP) August 2014 Supplementary Information Jan, Feb 2015

Flood Risk Assessment (Quod)

Construction Management Plan (Bouygues Construction)

Viability Assessment (Quod)

Daylight and Sunlight Assessment (BVP) Supplementary information 1.9.15, 5.2.15

BREEAM and Code for Sustainable Homes Report (Elementa)

Arboricultural Assessment (RPS)

EIA Screening Report (Quod)

Acoustic Assessment (Sharps Redmore)

Phase 1 Habitat Survey inc. Bat Assessment (Arbtec and RPS) Bat inspection 10.2.15

Archaeological Assessment (PCA)

TV/Radio Implications Assessment (Tom Paxton)

Statement of Community Involvement (QUOD) Aug 2014 PLANNING STATUS Woking Town Centre Archaeological Interest Regeneration Area Airport Safety Zone - Fairoaks Thames Basin Heaths SPA Zone B (400m-5km) RECOMMENDATION GRANT planning permission subject to:

a) the conditions set out at the end of this report subject to delegated authority being given to the Head of Planning Services to amend the conditions if required;

and

b) a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies CS8, CS16, CS17 and CS19) to secure community and infrastructure contributions required towards:


3

Education

Community / social infrastructure to include sports, play and open space

SPA Contribution (SANG)

Public Transport And obligations to secure:

SPA Contribution (SAMM)

Highway and public realm improvements (through a S278 Agreement)

Jobs and apprenticeships for local people as set out in the Planning Contributions section of this report and subject to delegated authority being given to the Head of Planning Services to negotiate and agree the detailed clauses; and

c) In the event that the section 106 is not completed to enable issue of the decision notice on or before 31 March 2015 the development will be come CIL liable; delegated authority is sought for the Head of Planning Services to grant permission subject to conditions, Section 106 for off site highway works and SAMM; and payment of CIL.

SITE DESCRIPTION

The Coign Church application site comprises 0.43 ha in area and is located at the junction of Oak’s Road to the West and and Goldsworth Road to the South at its junction with Church Street West. Residential dwellings lie to the north of the site – three pairs of semi-detached houses and one two-storey detached house and their gardens, numbered 5 – 19 Oaks Road. On the south side of the site lies Coign Church, a grass forecourt and semi-mature planting. A parking area for the church lies to the north-east of the site. The site also includes a single storey lock-up garage. All of these buildings have been acquired by the church – the majority of the buildings (including the dwellings) are in community use, but some of the dwellings are rented out to private individuals. The Coign Church is a single-storey building, erected in 1977. It has a large mono-pitched roof arrangement supported on laminated timber trusses which rise to a further storey above the brickwork envelope. A car park area lies immediately behind the church, to the north-east of the site. Soft landscaping (large trees, shrub and grassland) lie on the southern periphery of the site. The dwellings to the north of the site appear to date from the Victorian, inter-war and post-war period, with mature gardens and trees behind. The setting on Oak’s Road is domestic and low-rise in scale. The buildings are built in a mixture of buff stock brick and/or rendered. The southern half of the site sits within the Town Centre boundary as defined on the proposals map of the Core Strategy. The northern, residential half of the site lies within a High Density Residential Area. It lies approximately 200m west of the Primary Shopping Area. The site is not identified as a specific proposal site. Surrounding development includes:

Opposite the south of the site across Goldsworth Road: retail and office buildings, with offices and residential units on upper storeys, at an average of four storeys in height;

Opposite the south-east corner of the site is a modern, seven-storey block of flats;


4

To the east of the site along Church Street West: modern office blocks of around five to six storeys in height;

To the west of the site along Goldsworth Road: restaurants and retail units with residential units above, of two-three storeys in height (including a group of locally listed buildings, 65-67 Goldsworth Road);

To the north and north-west of the site along Oak’s Road and Vale Farm Road: low-rise residential area, mainly of two storey semi-detached and terraced housing.

There is a denser, four storey block of ‘townhouses’ at the end of Vale Farm Road, to the north-east of the site.

Although the site does not lie within a Conservation Area, it is within close proximity of two: the Basingstoke Canal to the north; and, a particular part of Woking Town Centre to the East. The site is also within close proximity to a row of Locally Listed Buildings Nos. 65-77 Goldsworth Road. A number of semi-mature trees are located on the south western corner of the site and a small proportion of hedges and grassed areas are located within the centre of the site and along the periphery of the southern boundary. Remaining ground surfaces are generally paved with tarmac or concrete. The site predominantly comprises previously developed land (PDL). Ground levels generally fall across the site from south to north along Oaks Road by around 1.7m. The site is also within the 400m to 5km buffer (Zone B) of the Thames Basin Heaths Special Protection Area. It is within the Safety Zone of Fairoaks Airport.

PLANNING HISTORY

Application site PLAN/2013/1207 Demolition of Coign church building and associated community and residential properties and erection of a new Class D1 community building of 3,935 metre square and 170 private residential dwellings, car parking; landscaping and pub. Withdrawn 2.4.14. PLAN/2013/1074 Screening Opinion in respect of redevelopment of Coign Church. Environmental Impact Assessment is not required 13.11.2013. Neighbouring sites PLAN/2014/0015 New Fire Station with residential accommodation over at Butts Road / Goldsworth Road. Approved 28.4.14. AMEND/2014/0041 Non Material Amendment to application ref: PLAN/2014/0015.

Permitted 6.11.14. PLAN/2014/0014 Victoria Square development – mixed use scheme with retail, hotel, residential a number of tall building. Approved 4.11.2014.


5

PROPOSED DEVELOPMENT The proposed Coign Church development seeks planning permission for the following: Community use: Re-provision of a new Class D1 church and community centre comprising 2,948m2 across ground, mezzanine and first floors. Residential: 85 self-contained residential apartments comprising 35 x 1 bed and 50 x 2 bed. Parking: Provision of 82 car parking spaces (41 will be allocated to the church, 32 spaces allocated to the residential (on a permit basis), and the remaining nine spaces allocated for visitors to the development. Two on-site car club spaces will be provided, and 85 cycle parking spaces. Public realm: Works along Goldsworth Road include tree planting, structural soft landscaping and paving. A vehicular drop off is incorporated within the public realm works. Vehicular access to the basement parking is off Oaks Road. The form of the development comprises continuous street fronting buildings along the Goldsworth Road and Oaks Road boundaries of the site. A 12 storey tower fronts onto Goldsworth Road with an adjoining four storey block to the east abutting an existing four storey office building on Church Street West. To the west of the tower fronting Goldsworth Road there is a 2 / 3 storey entrance to the church. Along Oaks Road there is a four storey terrace block with the top floor set back, which extends to Goldsworth Road to adjoin the church and community entrance. To the rear of the site on Vale Farm Road there is an L shaped three-storey block fronting onto an existing residential courtyard. The Oaks Road fronting terrace (Block B) is entirely residential as is the Vale Farm Road fronting development (Block C). The Goldsworth Road fronting development (Block A) at ground and first floor levels will comprise a mixture of the church and community operation, with residential accommodation at levels 2 to 12. The church and community facilities are largely located within the centre of the site. The community use accommodation includes a double height auditorium which can accommodate 850 people, other church related space, multi-faith community services, a crèche and rooms located at ground floor and first levels providing an advice centre and youth drop. Residential accommodation summary: Block A: The 12 storey tower and adjoining 4 storey block with its entrance off Goldsworth Road compromises residential from second floor level. There will be a double height foyer with post boxes, access to bin and bike store and space for a concierge or site manager. There will be a resident’s gym, a coffee lounge and a small space that can be hired out. Block B: The four-storey terrace fronting Oaks Road with 2 entrances. Block C: A small L shaped block at the rear of the site with access from Dale Farm Road.

Block A Tower

Block B Oaks Rd

Block C Vale Farm Rd

1 bed 15 11 9 35


6

2 bed 37 13 0 50

Total 52 24 9 85

SUMMARY INFORMATION Site Area: 0.43 ha Proposed community use floor space: 2,948 square metres

Proposed residential units: 85 (35 x 1 bed and 50 x 2 bed)

Residential (gross) density: 197 dwellings per hectare (dph) as measured over the whole site area Proposed car parking: 82 spaces (41 for the church, 32 for residential, 9 spaces for visitors);

Cycle parking: 85 spaces CONSULTATIONS The comments received are summarised below. Planning Policy Officer: No objection in principle. The detailed policy considerations are addressed in the Planning Appraisal section of the report under the relevant headings. Affordable Housing: The Housing Team has requested that the submitted Viability Appraisal is considered by Kempton Carr Croft, the Council’s advisors. The Council’s viability consultant: Kempton Carr Croft has provided a high level review of the viability appraisal, refer to the report under the relevant heading. Waste Services: No objection.

Arboriculture Officer: No objection subject to further information secured by condition. Condition 13. Drainage Engineer: No objection subject to further information secured by condition. Condition 15. Scientific Officer (contamination): No objection subject to further information secured by condition. Conditions 4, 5. Environmental Health: No objection subject to further information secured by condition. Conditions 17 - 20. SCC Highway Authority: No objection in principle. The detailed highways and transport comments are addressed in the Planning Appraisal section of the report under the Transport and highways assessment heading.

Local Education Authority (SCC): No objection subject to contributions towards primary, secondary and early years schooling provision. S106 contributions agreed.

Environment Agency: No objection.


7

Natural England: Natural England does not object subject to the applicant is complying with the Thames Basin Heaths Special Protection Area (SPA) Avoidance and Mitigation Strategy. We assume that the proposals are meeting the requirement of that plan (e.g. in terms of mitigation, such as contributions to Suitable Alternative Natural Greenspace (SANG) and Strategic Access Management and Monitoring (SAMM)) and the legislation around protected species has also been addressed. Officer comment: This will be secured by S106 obligations. Surrey Wildlife Trust: The current landscaping does not appear to adequately compensate for the loss of existing habitat or enhance local biodiversity. The Trust has recommended a number of measures to help increase the biodiversity on the site. Officer comment: Informative 24 refers to protected species and details of landscaping and its management including ecological enhancement are subject to Condition 14. Thames Water: No objection with regard to sewerage infrastructure capacity. It is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. It is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. Informatives 4 - 6.

Affinity Water: No objection. English Heritage: No objection. Heritage Conservation Group (archaeology): No objection. Thameswey (sustainability): Requested that the design is developed to ensures it is feasible for the development to be ‘CHP’ ready. Officer comment: This will be secured by Condition 9. Airspace Regulator: No objection. Elmbridge Borough Council: No objection. Runnymede Borough Council: No objection. Surrey Heath Borough Council: No objection. Rushmoor Borough Council: No objection. Guildford Borough Council: No objection. REPRESENTATIONS A total of 29 local residents have written to object and a petition against the proposals signed by 123 people has also been submitted. The grounds of objection are summarized as follows:

Height and design out of character with surroundings


8

Blocking light and overshadowing

Overlooking and loss of privacy

Noise and disturbance arising from increased size of auditorium

Insufficient parking provision with resulting parking congestion on street

Traffic congestion and highway safety concerns

Flooding and drainage impacts

Lack of supporting infrastructure

Loss of trees and green area and impact on wildlife

No social housing

Impact on locally listed buildings A total of 121 letters from addresses from a wide area have been submitted in support of the application. PUBLIC CONSULTATION The application is supported by a Statement of Community Involvement, which sets out the community consultation work undertaken by the applicant.

A public exhibition was held on 7 & 9 November 2013 and a planning application was submitted in December 2013. However, it became apparent that this proposal would not gain planning permission due to a number of concerns from the council about the height, scale and massing of the building and the impact of the level of parking on neighbouring residents. The application was withdrawn and revised to address the concerns raised by the local community and the council. A public consultation exhibition on the revised proposals was undertaken on the 4 June 2014 in the existing Coign Church building in Woking. RELEVANT PLANNING POLICIES National Planning Policy Framework Achieving Sustainable Development Core Planning Principles Section 1: Building a strong, competitive economy Section 2. Ensuring the vitality of town centres Section 4: Promoting sustainable transport Section 6: Delivering a wide choice of high quality homes Section 7: Requiring good design Section 8: Promoting healthy communities. Section 10: Meeting the challenge of climate change, flooding and coastal change Section 11: Conserving and enhancing the natural environment Section 12: Conserving and enhancing the historic environment Section 13: Facilitating the sustainable use of minerals Decision taking

South East Plan 2009

On 28 February 2013 the Secretary of State laid in Parliament a statutory instrument to partially revoke the Regional Strategy for the South East and this came into force on 25 March 2013. As such the only relevant South East Plan Policy is:

Policy NRM6: Thames Basin Heaths Special Protection Area


9

Core Strategy 2012 CS1 - Spatial strategy for Woking Borough CS2 – Woking Town Centre CS7 - Biodiversity and nature conservation CS8 - Thames Basin Heaths Special Protection Areas CS9 - Flooding and Water Management CS10 - Housing provision and distribution CS11 - Housing mix CS12 - Affordable housing CS13 - Older people and vulnerable groups CS15 - Sustainable economic development CS16 - Infrastructure delivery CS17 - Open space, green infrastructure, sport and recreation CS18 - Transport and accessibility CS19 - Social and community infrastructure CS20 - Heritage and conservation CS21 - Design CS22 - Sustainable construction CS23 - Renewable and low carbon energy generation CS24 - Woking’s landscape and townscape CS25 - Presumption in favour of sustainable development Saved Policies of the Woking Borough Local Plan 1999 NE9 Trees within Development Proposals MV12 Cycle Parking Standards MV16 - Servicing Supplementary Planning Documents Parking Standards SPD Outlook, Amenity, Privacy and Daylight SPD 2008 Climate Change SPD 2013 Affordable Housing Delivery SDP 2014 Design SPD 2015 Other Material Documents EU Habitats Directive and the UK Habitat Regulations The Community Infrastructure Levy (CIL) Regulation 2010 Circular 06/2005: Biodiversity and Geological Conservation Circular 11/95: Use of conditions in planning permissions Manual for Streets and Manual for Streets 2 (2007, 2010) Design Manual for Roads and Bridges (Updated February 2013) Guidance on Tall Buildings Cabe and English Heritage (2007) Woking Infrastructure Delivery Plan 2011 Woking Character Study 2010 Woking Strategic Flood Risk Assessment 2012 Woking Economic Development Strategy 2012-2017 Site Planning for Daylight and Sunlight (2011) BRE


10

SUSTAINABILITY The proposed development is for a high density mixed use scheme on a previously developed site within a town centre well served by public transport and with a range of supporting facilities. The application is supported by a BREEAM and Code for Sustainable Homes Report. The building has been designed to Code Level 4 standards and BREEAM certification minimizing energy use and reducing carbon emissions. BREEAM 2011 ‘Very Good’: The Proposed Development will be designed with reference to industry recognised environmental assessment methodologies. For non-dwellings, BREEAM ‘New Construction’ is the applicable sustainability assessment methodology. The Applicant aims to achieve a BREEAM 2011 ‘Very Good’ rating, for the new build commercial units. Sustainable Homes Level 4: For the proposed new dwellings, the Code for Sustainable Homes is the applicable sustainability assessment methodology. The approach is similar to that for BREEAM, with a comparable rating scheme and credits. The Applicant aims to achieve a Code for Sustainable Homes Level 4 rating. The supporting Design and Access Statement addresses the scheme sustainability as follows: Energy Use: The development will be constructed in a way that will ensure that it is highly insulated and air-tight. Ventilation through a ‘whole-house’ ventilation system is under consideration for the apartments in order to recover heat from the air before it is expelled to the outside. Using a combined heat and power system, a system which generates both electricity and heat, for the Church and for the majority of the residential apartments, means that the development can be run with great energy efficiency, reducing carbon emissions and reliance on the local power grid. The applicant has agreed to commit to the design being 'District Energy ready’ i.e. able to connect to a future district energy network. Biodiversity and local environment: Though schemes of this nature and density in town centre locations can often have a negative impact on the local environment, through the loss of biodiversity and contact with nature, the proposed development seeks to mitigate some of these issues through the inclusion of pavement trees and zones (verges) of landscape defensible space. The applicant has also committed to exploring other ecological features such as bat bricks and bird boxes within the design. Transportation: The development has been designed with a view to minimising the need for personal car use. The basement car park is limited to 82 spaces, 41 for the Church’s use, 32 for residential use and 9 shared visitor spaces. Secure and enclosed cycle spaces are provided. This, in combination with its town centre location will act as a catalyst to encourage Church visitors and residents to use sustainable means of transportation, with all the benefits to local traffic conditions and health that this would bring. Waste: Construction waste can be directly controlled, and will be managed through careful specification of materials and design so that wastage is minimised, for example through the use of so called ‘wet trades’ instead of using fixed-size materials which need to be cut down, and thus are inherently wasteful. Though waste produced during the life of the building by occupants is impossible to control, the way it is managed can encourage residents and


11

building users to think more carefully about waste, for example through the provision of bins for compostable waste in flats, and separated collection of dry recyclables, both of which will be provided in the scheme. Sustainability Standards: All of the above elements and many more will help the scheme achieve accreditation through internationally recognised environmental assessment schemes such as BREEAM and Code for Sustainable homes. The sustainability of the design and construction: proposals should meet or exceed the latest regulations and planning policy for reducing carbon emissions over the lifetime of the development. Importantly, from a ‘well-being’ point of view, the proposals have been designed to ensure that the apartments have the best aspects that can be afforded them. Particular attention has been paid to avoiding apartments that have a solely northerly aspect. PLANNING APPRAISAL 1. The main issues to consider with this application are the principle of the development; its

height, design and layout; impact on the character of the area and on residential amenity, highways considerations; and adequacy of infrastructure and facilities.

2. The assessment is broken down into the following sections:

Principle of development

Tall buildings and design

Housing need and affordable housing

Residential standards

Amenity of neighbouring properties

Transport and highways assessment

Infrastructure

Flooding, drainage and the natural environment

Sustainable construction

Working in a positive/proactive manner Principle of development 3. The proposal sees the redevelopment of the Coign Church site in Woking Town Centre

to provide a new church facility (D1 Use) of 2,948m2 over 2 floors, and 85 residential units arranged around the perimeter of the site in four component blocks – a 12-storey 'bookend' tower; a 4-storey 'edge' block to Church Street West; a 4-storey 'linear' block to Oaks Road; and a small 3-storey block facing the Vale Farm Road area. A basement garage will provide limited car parking. The demolition of 4 existing dwelling houses would result in a net gain of 81 residential units.

4. Policy CS1 – A spatial strategy for Woking Borough states that: ‘In the town centre, well designed, high density development that could include tall

buildings and which enhances its image will be encouraged, but without compromising on its character and appearance and that of nearby areas.’

5. Policy CS2 – Woking Town Centre states that: ‘The Town Centre is the preferred location for town centre uses and high density

residential development. New development proposals should deliver high quality, well designed public spaces and buildings, which make efficient use of land, contribute to the functionality of the town centre and add to its attractiveness and competitiveness.’


12

6. Policy CS2 goes on to state that mixed-use, high density redevelopment of existing sites is one of the preferred methods to deliver development in the Town Centre. The policy identifies the types and indicative amounts of development expected over the life of the Core Strategy, including 2,180 new dwellings with supporting social, community and transport infrastructure as set out in the Infrastructure Delivery Plan. The proposal will provide 81 net additional dwellings and approximately 2,948m2 of community infrastructure (D1 use). It does not provide additional office or retail floor space.

7. The definition of ‘town centre uses’, as per the glossary of the Core Strategy, does not

include community buildings per se. However, it does include cultural development and offices. The Design and Access Statement sets out that the D1 use will include:

Worshipping space including an auditorium space capable of seating 850 people;

Counselling and prayer rooms;

Youth drop-in centre;

Coffee area (part of the foyer) and catering kitchen facilities;

Large and small meeting rooms;

Crèche;

Office space for administrative functions of the church;

Training rooms; and

Advice centre. 8. Policy CS2 states that: ‘The Council recognises the importance to the well-being of the community of

adequate community facilities and social and community infrastructure and will seek to safeguard existing facilities and promote new ones where appropriate, as set out in Policy CS19.’

9. Coign Church has been open since 1977, but increased capacity is now needed in order

to provide its services (and future requirements) effectively. The existing facility is showing its age. It appears to be well used and contributes positively to the vitality of the area. Both policies CS16 (Infrastructure delivery) and CS19 (Social and community infrastructure) support the provision of adequate community facilities due to the benefit this has on the well-being of the community. There are additional facets of the proposal which are supported by Policy CS19, including:

the community facility is in a location well served by public transport, pedestrian and cycle infrastructure, and were the facility relocated to an alternative location to deliver improved capacity, this may not be the case;

the new facility would accommodate a mix of uses which will serve various sections of the community (of any faith).

10. The scheme would bring about much needed improvements to a valuable community

facility. To that extent, the proposal would be beneficial and meets the objectives of policies CS16 and CS19. However, this must be weighed against a range of other issues explored in more detail below.

11. In this case, the proposal sees the redevelopment and improvement of an existing

church and community facilities which provide valuable services and play an important role within the Town Centre. The Design and Access statement sets out convincing evidence that there is an urgent need to improve the church facilities to relieve its cramped and inadequate conditions; and to provide a building with additional capacity for worship and facilitate provision of a wide range of additional community services. To do so would benefit the well-being of the local community.

12. The proposed uses are therefore considered acceptable in principle.


13

Tall buildings and design 13. Policy CS21 requires new development to pay due regard to the scale, height,

proportions, building lines, layout, materials and other characteristics of adjoining buildings and land; to achieve a satisfactory relationship to adjoining properties; to be accessible to all members of the community; incorporate landscaping to enhance the setting of the development; protect and where possible enhance biodiversity; ensure appropriate levels of private and public amenity space; create a safe and secure environment; minimise energy/water consumption; incorporate provision for the storage of waste and recyclable materials; accommodate lifetime home standards; and be designed to avoid significant harm to the environment and general amenity.

14. The main issues in this case are the appropriateness of the development in its context,

and the effect of the proposal on the character and appearance of the area, having in mind the proximity of locally listed buildings and conservation areas. These issues are considered directly below. Other important design considerations are: the effect of the proposal on the living conditions of nearby residents (e.g. their daylight and sunlight amenity and privacy); and, whether the proposed new apartments would represent satisfactory accommodation for their occupants. These issues are considered in later sections of the assessment below.

15. The reasoned justification for Policy CS1, paragraph 3.8, states that: ‘In assessing a

building’s suitability in terms of height, consideration will be given to the relative height of the building compared to neighbouring buildings, the building’s mass, the topography of the site and impact on the Borough skyline, and the context of the building’s location in terms of any historic, conservation and amenity constraints. Tall buildings can act as a gateway and focal points in the Town Centre and they can represent the efficient use of land. Proposals should be of the highest architectural quality and enhance the street scene and character of the area.’

16. It is noted that the previous planning application submitted in late 2013 was for a larger

church facility with a higher density of 170 residential units split between two towers (of 14 and 17 storeys), and a split-level car park. The Council indicated that the scale of development did not respond effectively to the local context, and was considered to have an adverse effect on the adjacent locally listed buildings. In short, the proposals were considered to be an overdevelopment of the site. A revised design has now been put forward in this new proposal. The number of residential units has been reduced to 85 and redistributed around the site into four distinct components including a tower of 12 storeys. The car-parking component is provided at basement level, thus reducing the overall scale of development.

17. The distribution of the residential components around the perimeter of the site in

medium-rise elements are considered to be of a more suitable scale in response to the street scene and character of the area. In particular, the Oaks Road elevation – four storeys with the top level set back, and Vale Farm Road residential block – three storeys - have been carefully redesigned and better informed by the existing surrounding buildings; they have been scaled down, with more in-keeping materials, to better respect the character of the adjacent low-rise buildings.

18. The key issue here, notwithstanding that it is recognised that the quantum of

development is proposed to make the church redevelopment viable, is whether a taller


14

building of 12 storeys at this particular location is appropriate within the context of its locality. The site is located on the western periphery of the Town Centre, where the character is variable, and characterised by 4 and 5 storey buildings alongside low-rise dwellings and low-rise, low-density light industrial areas. Woking has recently seen the development of a number of tall buildings – which the applicant refers to as case studies to support the addition of the proposal's taller element of development within the Town Centre.

19. The 12-storey tower addresses Goldsworth Road at its junction with Church Street West,

which are main routes connecting to Woking’s commercial core. This junction, characterised by mixed uses and commercial office buildings, can be considered a gateway to the town centre and there is potential to improve the arrival experience at this location. Birchwood Court (49-55 Goldsworth Road) is a predominantly 5-storey building that rises to 7 storeys on its western elevation. This building already provides a focal point at the junction of Church Street West with Goldsworth Road. The proposed 12-storey tower can be considered to further enhance this ‘gateway’.

20. The tower has been designed as a brick framed structure with double storey inset bays

and partly recessed balconies. Its appearance is domestic in character and its scale and massing is not considered overly dominant. The long-distance views and impact on the Borough skyline are considered to be minimal. The tower will be prominent from short-range views – particularly from the corner of Poole Road, the Morrisons roundabout, and Vale Farm Road – however it is considered that subject to appropriate design detail this has the potential to be an attractive design and its relative height can be seen as a positive attribute that signals proximity to the town centre’s commercial core. Officers have sought improvements to the design detail of the tower and amendments have been made which include increased glazing, an additional (fourth) inset frame detail on the north elevation and part recessing of the balconies on the east elevation.

21. The Design and Access Statement provides a detailed analysis of the site and its context

and in particular, the characteristics of the principal boundaries with neighbouring properties; the urban massing and density; and the architectural character of the surrounding area. The appearance of the scheme in terms of materials used has been well-informed by the immediate and wider context of the site – the Oaks Road elevation will be brickwork, for example, to be in-keeping with the locally listed buildings and nearby properties. The materials and appearance of nearby buildings are not necessarily considered to be of good design quality (particularly along Church Street West) and the proposed scheme, which uses more durable brick will enhance the street scene.

22. A Supplementary Planning Document (SPD) on Design has recently been adopted (after

the submission of the application, however it was subject to formal consultation in the summer of 2014). The purpose of the SPD is to provide design guidance and good practice to help developers, applicants and Council officers improve the quality of design in new development across the Borough. It includes a Tall Buildings Strategy for Woking which includes criteria against which proposals will be considered. The most relevant criteria from the SPD are in italics below followed by an assessment of the scheme against these.

Is the height proposed justified for this location? The building contributes to the enhancement of a gateway to the town centre and it has a relationship with other town centre higher buildings. Is the ground level appropriately designed in terms of built form and the surrounding landscape environment? The development reinforces the street frontage along both


15

Goldsworth and Oaks Road. Has the development’s visual impact been well demonstrated and does it appear to make a positive contribution to the skyline? The building will have minimal impact on the skyline. Does the proposal make clear its environmental impact in terms of wind tunnels, daylight levels and overshadowing? The relative height is not such as would warrant wind impacts. The effects in terms of sunlight / daylight levels and shadowing have been considered.

23. A Good Design Checklist is also provided in the Design SPD. The most relevant criteria from the SPD are in italics below followed by an assessment of the scheme against these.

Is the proposal’s footprint appropriate to the size of the plot? Does the layout enable pedestrian and cyclist permeability? Does the proposal obstruct existing routes? The footprint of the proposed building has been defined by the existing streets frontages and footways are improved. What is each edge of the building addressing and is its treatment appropriate to that condition? Are the building’s uses located correctly in relation to the external environment and is the choice of uses appropriate for this location? The lower rise residential with its entrances address Oaks Road and the entrance to the church, community facilities and the taller building addresses the busier more commercial Goldsworth Road. Does the proposal respect the amenities of neighbouring properties? A full assessment of the impacts of the proposed development on residential amenities has been undertaken and it is considered that the building has been carefully designed to minimize impacts and respect its neighbours. Is there adequate vehicular and cycle parking and is it suitably designed? A total of 82 parking spaces and 85 cycle spaces are provided which is considered adequate in this sustainable town centre location. Are interior layouts well planned? Is there sufficient amenity space incorporated into the scheme and is its location and design well considered? The proposed residential accommodation is considered to be a good standard, providing most units with good aspect and all with outdoor amenity space. Do the facades appear well designed with good attention to detail? The brick facades and brick frame form with inset glazing and panels are attractive and relate well to the surroundings.

24. It is demonstrated that the proposal has been designed in such away to perform well against the criteria in the checklist. While 12 storeys is a relatively tall element within its immediate context, it is considered that the tower is appropriate in townscape terms as it is located on the edge of the town centre in a gateway location and can be considered to relate to a number of taller buildings including the 11 storey Premier Inn hotel and the 20 storey New Central developments nearby. The design overall is considered to make a positive contribution to the street scene and pays regard to scale, height, proportions, building lines, layout and materials of nearby buildings and land. The revised design is


16

considered to meet the design requirements of policies CS20, CS21 and CS24. 25. As per Policy CS20 – Heritage and conservation, “new development should also make a

positive contribution to the character, distinctiveness and significance of the historic environment, including heritage assets”. As per the glossary of the Core Strategy, heritage assets include non-statutory locally listed buildings. Account should therefore be made for the locally listed buildings (nos. 65 – 77 Goldsworth Road) adjacent to the site, and the effect on their setting. The Design and Access Statement provides a detailed analysis of the heritage impact of the development, including the impact on nearby Conservation Areas (concluded to be negligible), and impact on locally listed buildings. The revised proposals have been redesigned to respond to the existing locally listed buildings in terms of street scene and materiality. The scale of the Oaks Road residential block has been lowered and now provides a better transition to the locally listed terrace. The taller residential tower has been 'divorced' from Oaks Road thereby mitigating any harmful impacts on the listed terrace. This approach is considered acceptable, in weighing the design with the significance of the heritage asset (as per paragraph 5.193 of Policy CS20).

26. A desk based archaeology study has been submitted. It advises that the development of

the site during the late 19th century and 20th century will have undoubtedly impacted on any underlying archaeological deposits. The redevelopment of the site will inevitably risk impacting on any surviving in situ archaeological deposits. A condition of permission requiring archaeological monitoring can be applied and therefore the proposals are considered to be in accordance with Policy CS20.

Housing need and affordable housing 27. The Core Strategy identifies the need for 2,180 residential dwellings over the plan

period. The Council recognises that there is additional housing potential in the Town Centre from sites that have not yet specifically been identified; and in this regard the proposal will provide 81 net additional dwellings and thus make a significant contribution to meeting housing demand and delivering the Core Strategy housing targets.

28. Policy CS10 – Housing provision and distribution, sets out an indicative density range for

the Town Centre as “in excess of 200dph”, depending on the nature of the site. The policy goes on to say that “higher densities…will be permitted in principle where they can be justified in terms of the sustainability of the location and where the character of an area would not be compromised”. Paragraph 5.64 emphasises that densities sought should not negatively affect the quality and character of an area and the general well-being of residents. The density for this proposal is 197dph (reduced from 393dph in the 2013 application), which is near to the indicative density range of the policy.

29. Policy CS11 – Housing mix, seeks to ensure that all residential proposals will be

expected to provide a mix of dwelling types and sizes to address the nature of local needs as evidenced in the SHMA (2009), in order to create sustainable and balanced communities. The policy makes clear that the appropriate percentage of different housing types and sizes for each site will depend upon the established character and density of the neighbourhood and the viability of the scheme. The proposal will provide 35 x 1 bedroom flats; and 50 x 2 bedroom flats. There would be a loss of 4 family homes (9, 11, 13 and 15 Oaks Road were concurrently granted a temporary change of use from dwellings to community use). This latest application has not incorporated a proportion of 3 bedroom dwellings, for which there is the largest demand in the Borough. However, paragraph 5.73 of Policy CS11 states that lower proportions of family accommodation


17

(2+ bedroom units which may be houses or flats) will be acceptable in the town centre as it is suitable for higher density developments. In this case, the majority of the accommodation proposed would be considered ‘family accommodation’. The proposed density and mix of flats with 59% of units being 2 bed is considered suitable for a town centre location. It is also recognised that the omission of 3-bed dwellings has enabled a reduction in the scale of development on the site, which reduces harm to the character of the area.

30. Policy CS12 – Affordable Housing expects all new residential development on previously

developed (brownfield) land providing 15 or more dwellings to provide 40% of dwellings to be affordable subject to a number of factors including the costs relating to the development, in particular the financial viability of developing the site (using an approved viability model). The applicant has submitted a Planning Statement which sets out how the improvement of the community facility is intrinsically linked to financial viability and therefore a specific quantum of development is necessary to provide the cross funding for the enhanced Class D1 premises. The applicant has also submitted a viability assessment which concludes that it would not be viable for the development to include affordable housing. This assessment has been considered by the Council’s independent advisors Kempton Carr Croft who concur with the conclusions.

Residential standards 31. The applicant states that the accommodation meets and often exceeds London Housing

Design and Lifetime Homes standards. The 1 bed flats are generally 50 square metres in area and the 2 bed flats are generally 70 square metres in area. All flats have outdoor amenity space in the form of a balcony; these vary in size from approximately 5 to 8 square metres. Generally orientation of the accommodation is good. Single aspect units in Block A, Goldsworth Road face in a southerly direction. The majority of the units in the tower have dual aspect. The residential along Oaks Roads is all single aspect and faces in a south westerly direction. Block C comprises 9 x 1 bed flats with northerly aspect and these will not therefore generally benefit from direct sunlight. Daylight to 92% of the proposed accommodation satisfies BRE criteria. Where it does not, balconies are the most frequent cause of reducing available daylight. Both daylight and balconies are amenities and it is recognised that some compromise has been made between them.

32. There is no provision of outdoor, shared amenity space but it is recognised that there is

limited scope for such provision on the site. There will be a number of communal facilities including a resident’s lounge and gym. The Outlook, Amenity, Privacy and Daylight SPD states that dwellings for non-family accommodation do not require any specific area to be set aside for use as private amenity space. However, provision of shared amenity space remains important. The Planning Statement sets out how the site is within walking distance of seven parks and open spaces, including a children’s play area directly north of the site.

33. Saved Local Plan Policy BE5 – Development near sources of noise, requires new

development near sources of noise to incorporate adequate and appropriate noise attenuation measures. Given the site’s location close to busy roads and the railway line it is essential that the residential units in particular are effectively soundproofed. An Acoustic Assessment has been submitted with the application which measures the ambient noise levels at the site, which are found to be typical of a site adjacent to an urban road. Specifications have been recommended to ensure an internal noise environment which is suitable for residential accommodation. Criterion has also been set for the control of music breakout from the church development to prevent disturbance to the nearest noise-sensitive residential premises. By enveloping the church


18

component with various residential components of the development, a high degree of protection is afforded to neighbouring properties from noise breakout. However, it is less certain how noise sensitivity of the future occupants of the residential components within the scheme are protected. Noise attenuation measures can be secured through planning conditions attached to any planning permission. Conditions 31, 32.

Amenity of neighbouring properties 34. Policy CS21 seeks to avoid significant harmful impacts in terms of loss of privacy,

daylight or sunlight to adjoining properties. Guidance is also provided in the Outlook, Amenity, Privacy and Daylight SPD. A Daylight and Sunlight Assessment has been submitted which has assessed the daylight and sunlight impacts of the development having regard to the Council policy and guidance and specifically in terms of the standards set out in the Building Research Establishment (BRE) 2011 ‘Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice’.

Daylight

35. The assessment concluded that the proposed daylight to neighbouring residential

properties would, with a few exceptions, satisfy the numerical values confirmed by the BRE Guide. Officers have sought clarification in respect of the impacts identified and further analysis has been undertaken and submitted. An assessment based on Average Daylight Factor (ADF) has been undertaken as this is a more comprehensive measure of daylight. The findings for those properties where the potential for adverse impact is of concern are summarised below.

Property BRE required

ADF value Assessment

Notes

34-37 Vale Farm Rd

2.00 Kitchen 1.5 Living 1.0 Bed

All exceed requirements

45-49 Goldsworth Rd

First floor bedroom window measures 0.85. Fail

The window is small and sited in a corner of the room

Pizza Express 65 – 67 Goldsworh Road

Second floor living room measure 1.04. No change from existing.

This is the measure as existing and the development does not affect this.

2-4 Oaks Road Living room 1.49 Bedroom 0.99 Marginal fail.

Measure indicates a nominal fail and would not be discernable over the required value.

6 Oaks Road All exceed requirements

36. The bedroom within the building at 45-49 Goldsworth Road will be adversely impacted in

terms of daylight. However the particular design of that building where the window appears inadequate to provide good daylight to the room is a significant factor.

37. The original report acknowledges that the (Vertical Sky Component, VSC) daylight

values at 2 – 4 Oaks Road do not automatically satisfy BRE recommended values. The more comprehensive Average Daylight Factor (ADF) results are marginally below the


19

recommended values. While it is clear that the development will have some impact on daylight, the majority of the daylight results would be acceptable in the context of the BRE guidance.

Sunlight

38. The assessment also considered the affect on available sunlight to properties and

overshadowing of gardens. The guidance in respect of sunlight impacts only applies to windows facing within 90 degrees of due south. The properties likely to be impacted most are the rear windows of 34 – 37 Vale Farm Road as the development lies to the south of these. The assessment concludes that while available sunlight hours will be reduced the BRE recommended levels would still be achieved.

39. The development adjoins 21 – 23 Oaks Road and 34 – 37 Vale Farm Road and will

result in some overshadowing of these properties including their amenity areas. The assessment shows that these properties including gardens will still meet BRE guidance.

40. It is considered that the scale and form of the development has been designed to

minimise harmful effects in terms of loss of daylight or sunlight. Some impacts will occur to the residential properties closest to the site boundaries, nonetheless the levels of amenity maintained are considered typical of central urban locations. The development is considered to be in accordance with the Councils SPD in respect of sunlight.

Privacy

41. The layout of the development along Oaks Road forms a traditional street frontage and will face existing housing on the other side of the road. The layout of the dwellings to the rear of the site also extends the existing street frontage on Vale Farm Road. Direct views from the new development are onto the public realm and other building frontages and it is not considered this will have any significant impact on the privacy of the existing dwellings. The accommodation in the 12-storey tower is 40 - 50 metres from the closest rear window and is sufficiently distant to avoid any significant loss of privacy. The development is considered to be in accordance with the Councils SPD in respect of privacy.

Transport and accessibility 42. Policy CS18 – Transport and accessibility, aims to locate most new development in the

main urban areas, served by a range of sustainable transport modes, such as public transport, walking and cycling. In this respect, the site is ideal in terms of its proximity to bus, rail, cycle and pedestrian routes. The needs of prospective occupants can easily be met by the abundance of services and facilities around them in the Town Centre.

43. However, a development of this scale notwithstanding that accessibility to public

transport is high, would lead to a significant increase in car-based journeys compared to those generated by the current use of the site. Of particular concern in the previous planning application was the adequacy of Oak’s Road to act as the main access point, without putting pressure on the road network. In this latest application, the main vehicular access and egress remains off Oak's Road, though with modifications to the road edge to ensure a more comfortable width to allow vehicles to pass.

44. There is also the continuing risk that on-street car parking problems may arise in

surrounding residential streets such as Vale Farm Road (although this is a permit parking area). Policy CS18 stipulates that Transport Assessments and Travel Plans be


20

submitted in certain situations which would apply to this proposal. The applicant has accordingly submitted both documents, and the County Highways Authority has been consulted as to its acceptability. A number of clarifications have been sought and Surrey County Council is satisfied subject to transport benefits being secured. A Travel Plan will be secured by condition 26 and other requirements secured by S106 obligations.

45. Policy CS18 sets out the general approach to car parking standards. In recognising that

urban centres have high accessibility, and to promote a shift in behaviour towards other transport modes, it sets maximum car parking standards for development in the ‘High Accessibility Zone’ of the Town Centre (within which the Coign Church site is located). The Parking SPD (July 2006) states that where two or more land uses apply to the same site (in this case, housing associated with a community facility), the maximum parking provision for each land use should be assessed separately (but account may be taken of overlapping of demand where it can be demonstrated that this will occur).

46. The Transport Assessment in paragraph 2.4.1 states that car parking will be provided in

line with these SPD standards. The following table indicates proposed provision vs. SPD requirements.

Land use Requirement (Parking Standards SPD)

Proposed provision

Dwelling: 1 or 2 bed unit

1 car space (=85 spaces) 32 spaces allocated to residential development on a permit basis, including 2 car club spaces

Visitor parking Maximum rate of 10% of total dwelling spaces (=up to 8.5 spaces)

Total dwellings:

Maximum of 94 spaces (rounded up)

32 spaces

D1 use (places of worship)

50% of full standard = 1 space per 20 seats = 42.5 spaces (assuming church functions at maximum capacity of 850 attendees)

41 spaces allocated to the church

D1 use – 5% of parking spaces for disabled persons

2 spaces (5% of 42.5 spaces) Architect's drawings at Appendix C of the Transport Assessment include 4 disabled spaces

Total D1: Maximum of 43 spaces (rounded up) – at least 2 of which are disabled spaces

41 spaces

Visitor parking for both uses

Maximum rate of 10% of total dwelling spaces (=up to 8.5 spaces)

9 spaces (for either residential / church visitors)

Total 145 spaces 82 spaces

Cycle parking - flats

1 space per unit = 85 spaces 1 space per unit = 85 spaces

Cycle parking – community

Not specifically listed but assume similar to theatre i.e. 1 space per 50 seats = 17 spaces (church maximum capacity of 850 attendees)

No specific figure given (para 2.4.4 justifies this by saying no specific reference to cycle parking for places of worship is made in the SPD)


21

47. Paragraph 5.171 of Policy CS18 of the Core Strategy emphasises the importance of balancing a suitable level of parking for a given land use (e.g. to avoid congestion and negative effects on highway safety), with objectives to encourage the use of sustainable transport. Policy CS18 states that zero parking in Woking Town Centre will be considered providing it does not create new or exacerbate existing on-street car parking problems. The SPD supports this, stating that the Council will work towards the progressive reduction in the maximum levels of parking permitted by the standards in the Town Centre, which is well-served by public transport.

48. Account should be taken of overlapping of demand between the church and residential

uses. Shared use of parking is particularly encouraged in the Town Centre. An additional consideration is that the Transport Assessment identified sufficient capacity existing at car parks within 800 metres of the proposed development to accommodate excess demand for parking. The Parking SPD states that where developers propose parking standards below the maximum standards these will be critically examined to ensure that there would be no adverse effect on highway safety, the free flow of traffic or parking provision in the immediate area generally.

49. The applicant transport assessment indicates that 32 residential car parking spaces will

be sufficient. It is accepted that adequate on-street parking controls are present on the surrounding highway network – including the roads of nearby residents – and that the site is located in an area with excellent public transport services.

50. The expansion of the church would see the capacity in the main auditorium increase

from 350 to 850 people. There would also be additional visitors using other services, such as the mother and toddler groups. It is likely that demand for parking will be high, despite its highly accessible location, and 50 spaces (including the visitor parking spaces) for the community facility may be limited. Another factor to take into account is the likelihood of Coign Church attracting a large number of elderly visitors who will potentially arrive by car.

51. Considering the likely peak times of use of church activities, it is considered unlikely

that church services would adversely affect road safety, traffic flow or create uncontrolled on-street parking problems. However due to the very limited parking proposed on the site, it will have reliance on off-site parking facilities. The borough council operates and manages both off-street car parks and the controlled parking zones in and around the town centre. It is considered important that the Church works with its users to direct them to available off street car parking in the town centre car parks and this can be done as part of a proposed travel plan. Condition 27.

52. The proposals provide 85 cycle spaces i.e. 1 space/flat, but it does not appear that any

additional cycle provision has been made for the users of the community facility. It is noted that there is no specific figure provided for places of worship in the SPD. There is a broader objective to encourage a modal shift in travel behaviour (as per the submitted Travel Plan objective), and cycle spaces for the community use should ideally be provided and there are standards within the SPD for similar uses. A flexible approach to identifying appropriate levels of cycle parking provision may, however, be justified in this case, as there is likely to be overlapping of demand with general cycle parking need in the town centre. Opportunities for visitor cycle parking including on street nearby in the town centre should be explored and this is subject to s S106 obligation.

53. The parking provision is considered to be adequate, taking into account objectives of the

NPPF and Core Strategy to influence a shift in behaviour towards other transport modes; the location of the site in a High Accessibility Zone and the abundance of opportunities to


22

use nearby public transport; and the measures to encourage sustainable travel as set out in the submitted Travel Plan (as required by policy CS18).

54. The County Highway Authority considers that the development will rely on and increase

the load on the existing passenger transport services in the locality and has requested that the applicant offer a financial contribution towards the delivery of these passenger transport proposals, secured by S106 agreement. Contributions would be towards improvements to bus stops and related infrastructure. It is also advised that it is necessary to improve the existing narrow Goldsworth Road footway and accommodate the additional footfall produced by the development. These matters are addressed in the infrastructure section below.

Infrastructure

55. In accordance with Policy CS16 Infrastructure delivery, the Council will seek financial contributions from developers to support improvements to infrastructure services and facilities required as a result of development, to ensure the necessary infrastructure is provided on site and that, where applicable, development contributes to the provision of SANG in line with the Thames Basin Heaths SPA Avoidance Strategy.

56. The proposal involves improvements to existing community facilities. Contributions sought for necessary additional infrastructure, along with the relevant policy reference are listed below:

Thames Basin Heaths SPA avoidance (CS8, CS17)

new and re-provision of open space (CS17)

education provision (CS19)

highway improvements (road, bus, cycle) (CS18)

sustainable construction and renewable and low carbon energy generation (CS22, CS23)

57. Policy CS8 requires new residential units within 5km of the Thames Basin Heaths

Special Protection Area (SPA) to provide or contribute to the provision and improvement of Suitable Alternative Natural Greenspace (SANG) and also its Strategic Access Management and Monitoring (SAMM). The contribution calculated in accordance with the Council’s formula is £122,557 and has been agreed by the applicant

58. The education contribution sought is based on the mix of dwellings proposed. This will

go towards planned new school provision in both the primary and secondary sector subject to sites becoming available. The contribution calculated in accordance with Surrey County Council’s formula is £131,490 and has been agreed by the applicant.

59. The Council requires all additional residential development to contribute to the provision

of open space and green infrastructure, including children’s play areas and outdoor recreational facilities for young people, and outdoor sports facilities. The calculated sum for open space provision for outdoor sports is based on costs from Sport England and by reference to Woking’s playing pitch strategy requirement. It is considered that this provision could also include investment in sustainable transport including cycling provision. A contribution of £119,000 and has been agreed by the applicant.

60. Surrey County Council as Highway Authority recommends that an appropriate

agreement should be secured before the grant of permission to funding within the Travel Plan to be used to promote sustainable transport in the town and to include a fee of £6,150 for the monitoring and auditing of the Travel Plan. As noted above a contribution of £119,000 and has been agreed by the applicant to include investment in sustainable


23

transport.

61. The development requires Highway works are to be carried out and secured through a S278 Agreement to include the footway widening to help improve the existing narrow Goldsworth Road footway and accommodate the additional footfall produced by the development.

Flooding, drainage and the natural environment 62. A flood risk assessment has been submitted. The risk of flooding to the site from all

sources of flooding is considered to be low. It has been demonstrated that the development meets the Sequential and Exception Tests imposed under the NPPF. The proposed surface water management scheme proposes to restrict the runoff rate to meet BREEAM and Code for Sustainable Homes requirements. Overall, it has been demonstrated that the development would be safe, and by discharging to the sewers situated within Church Street West would have a positive impact on the surface water flooding issues highlighted by Surrey County Council and Woking Borough Council without increasing flood risk elsewhere. It is considered that the proposal meets the requirements of Policy CS9.

63. Policy CS7 encourages new development to make a positive contribution to biodiversity

through the creation of green spaces, where appropriate. Policy CS17 requires all proposals for new residential development to contribute towards the provision of open space and green infrastructure. Development involving the loss of open space will not be permitted, unless certain criteria are met. Policy CS21 requires new development to: “incorporate landscaping to enhance the setting of the development, including the retention of any trees of amenity value, and other significant landscape features of merit, and provide for suitable boundary treatment(s)”.

64. The site is currently vegetated with trees, hedges and private gardens, which collectively

provide habitat for wildlife and benefits in terms of amenity and screening value to help visually soften views to nearby buildings. There are no “significant” landscape features of merit, and the Habitat Survey concludes that all plant species and habitats found on site were common and widespread – no rare or unusual plants or habitats were found. The Tree Quality Assessment finds that, collectively, the trees and hedges currently on site "provide some wildlife interest, amenity and screening value and help to visually soften views to the nearby buildings". The trees and tree groups have some amenity value with a small number of individuals of moderate value. The development would necessitate the removal of all existing trees and green infrastructure on site.

65. Given the town centre location and necessity for the efficient use of land, it is recognised

that opportunities for the incorporation of green infrastructure are limited in scope. Any redevelopment and enlargement scheme on this site to improve the community facility would likely result in negative impacts on its soft landscaping. However, the planting along the southern boundary in its current form softens an otherwise hard-landscape street scene with very limited green space. Its removal would be to the detriment of the quality of the public realm and local amenity. The application has acknowledged and addressed this, and incorporates opportunities for re-planting of trees and structured soft landscaping to mitigate the loss of green amenity.

66. The site in its current form contains an element of green infrastructure, which positively

contributes towards the street scene; however, according to the Habitat Survey it is of limited ecological value. Its loss will be mitigated through the incorporation of soft


24

landscaping along the frontage of the proposed building and grassland areas within the development. Policy CS17 goes on to say "development involving the loss of open space will not be permitted unless…the development is directly related to the enhancement of the open space". The development proposals would bring considerable broader improvements to the quality of the public realm in this location, as well as significant benefits through the improved community infrastructure brought about through the modernisation of the site. It is therefore considered that the proposals have sufficiently sought to address the green infrastructure requirements of the Core Strategy taking into account the constraints of this urban site.

67. An assessment has been undertaken for roosting bats within Building 6, the Coign

Church support building on Goldsworth Road, in order to inform the proposed re-development of the church. A previous bat assessment was carried out in 2013. This assessment concluded that the site had low potential for roosting bats and a follow up bat activity survey did not record any bats at the site during the survey. However, it was not possible to access the roof void of Building 6 due to the absence of a loft hatch and, therefore, it was recommended that access should be made available to allow inspection of the void prior to demolition. No bats were found during the bat building assessment. The building was considered to have low/negligible bat roosting potential. However, the gaps created by the missing roof tiles on the bay window have low potential for individual crevice dwelling bats and it is recommended that these are removed by hand prior to demolition. (Informative 24).

Sustainable Construction 68. The applicant states that the residential element of the proposal will achieve Code for

Sustainable Homes Level 4. This is in accordance with the requirements of CS policy CS22 – Sustainable Construction, which requires brownfield developments to meet the energy and carbon dioxide and water components of Code Level 4 from 1 April 2013 to 31 March 2016. The non-residential element of the proposal will achieve BREEAM Very Good standards, in accordance with requirements in Policy CS22. Each of these aspirations would need to be confirmed by receipt of a Design Stage Certificate requested via planning condition on any planning permission. Condition 7.

69. Policy CS22 also requires all new development to consider the integration of Combined

Heat and Power or other forms of low carbon district heating in the development. The site falls within a ‘potential district heat area’ zone within the Town Centre, as depicted in the Climate Change SPD, which means that it is required to be designed to be 'CHP ready' i.e. able to connect to the future network. The applicant states that CHP units will serve both the residences and the church (which will assist in meeting energy reduction targets within the Code for Sustainable Homes and BREEAM). The ‘CHP Ready’ requirement can be secured by a planning condition. Condition 9.

70. Policy CS22 encourages the provision of electric vehicle charging points. This is the

subject of Condition 30. Working in a positive/proactive manner 71. Article 2(3) Development Management Procedure (Amendment) Order 2012 requires the

LPA to show how it has worked with the applicant in a positive and proactive way in line with the NPPF. In assessing this application, Officers have worked in a positive and proactive manner consistent with the requirements of paragraphs 186-187 of the NPPF. This included pre-application discussions with the developer, feedback during the validation process, and negotiation of amendments to the scheme to resolve identified


25

problems with the proposal and provided proactive communication with the applicant through the process to advise on progress, timescales and recommendation.

CONCLUSION The proposed scheme would bring significant benefits by providing residential accommodation in a highly accessible location with many facilities immediately to hand; and it would improve the social and community infrastructure which is considered critical in the Core Strategy due to its direct bearing on the wellbeing of the community. The proposed enhancement of the church and community facilities would be a significant material benefit which weights heavily in favour of this redevelopment proposals. Overall, it is considered that the principle of development is acceptable in terms of the uses provided as per policies CS2, CS10 and CS19 of the Core Strategy. The design of the proposal is considered acceptable and accords with design criteria in policies CS20, CS21, CS24 and the Design SPD. The scheme successfully integrates into its surrounding context and avoids an overbearing impact. It is considered that the tall building is acceptable in its context and the scale and form of the development has been designed to minimise any harmful effects in terms of loss of daylight or sunlight. Some impacts will occur to the residential properties closest to the site boundaries. However the levels of amenity maintained are considered typical of central urban locations and are not so significant to warrant withholding consent and are outweighed by the benefits that the scheme will bring. The development is considered to accord with the SPA requirements of policy CS8, and an appropriate contribution towards the provision of SANG and SAMM will be made. The submitted viability assessment justifies the lack of affordable housing contribution required in policy CS12. The transport and accessibility proposals are acceptable and in accordance with policy CS18, and reduced provision of parking avoids harmful impacts on the surrounding road network. The requirements of policy CS22 and the Climate Change SPD in relation to ‘CHP ready’ development can be secured by a condition of permission. BACKGROUND PAPERS

1. Representations 2. Application submissions 3. Correspondence with consultees 4. Correspondence with applicants & consultants

PLANNING CONTRIBUTIONS The following planning obligations have been agreed by the applicants and will form the basis for the Legal Agreement to be entered into between the relevant parties:

Obligation After 31 March Reasons

1. Education £131,490 CIL To address Policy CS16

2. SPA Contribution and Strategic Access Management and Monitoring fee (SAMM) contribution of £122,557

SPA – CIL

SAMM - 106

To address Policy CS8 and the Habitat Regulations

3. Open Space, Sports Provision & Sustainable Transport £119,000

CIL To address Policies CS16, CS17 and CS18

4. Travel Plan monitoring £6,150 S106

5. S278 Agreement to undertake highway works

S106 To address Policy CS18


26

6. Jobs and apprenticeships for local people

S106 To address Policy CS15

Total: £379,197

RECOMMENDATION

GRANT planning permission subject to:

a) the conditions set out at the end of this report subject to delegated authority being given to the Head of Planning Services to amend the conditions if required;

and

b) a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies CS8, CS16, CS17 and CS19) to secure community and infrastructure contributions required towards:

Education

SPA Contribution (SANG)

Open Space, Sports Provision & Maintenance, and Sustainable Public Transport And obligations to secure:

SPA Contribution (SAMM)

Highway and public realm improvements (through a S278 Agreement)

Jobs and apprenticeships for local people

as set out in the Planning Contributions section of this report and subject to delegated authority being given to the Head of Planning Services to negotiate and agree the detailed clauses; and c) In the event that the section 106 is not completed to enable issue of the decision notice on or before 31 March 2015 the development will be come CIL liable; delegated authority is sought for the Head of Planning Services to grant permission subject to conditions, Section 106 for off site highway works and SAMM; and payment of CIL. CONDITIONS Approved plans and time limits for implementation of this permission 1. The development hereby permitted shall be carried out in accordance with the following

approved plans unless otherwise agreed in writing with the Local Planning Authority:

Ref. number Name Scale P-00 Site location plan 1:1250 P-01 Demolition plan 1:500 P-02 Level -01 (Basement) Plan 1:200 P-03 Level 00 (Ground) Plan 1:200 P-04 Level 0.5 (Mezzanine) Plan 1:200 P-05 Rev B Level 01 1:200 P-06 Rev B Level 02 1:200 P-07 Rev B Level 03-10 1:200 P-09 Roof Plan 1:200 P-08 Rev B Level 11 1:200


27

P-20 Rev B Elevations – Sheet 1 1:200 P-21 Rev B Elevation – Sheet 2 1:200 P-30 Rev B Sections 1:200 P-31 Rev B Sections 1:200 P-45 Glazing Study – Elevation 1 1:50 P-46 Glazing Study – Elevation 2 1:50 P-47 Glazing Study – Elevation 3 1:50 P-48 Glazing Study – Elevation 4 1:50

Reason: For the avoidance of doubt and in the interests of proper planning.

2. The development hereby permitted shall be begun before the expiration of three years from the date of this planning permission.

Reason: To comply with Section 51 of the Planning and Compulsory Purchase Act 2004. Construction Management Plan (CMP) 3. No development shall start until a Method of Construction Statement, to include details

of: (a) parking for vehicles of site personnel, operatives and visitors (b) loading and unloading of plant and materials (c) storage of plant and materials (d) programme of works (including measures for traffic management and to maintain pedestrian movement) (e) provision of boundary hoarding behind any visibility zones (f) arrangements for the routing and access for construction vehicles (h) measures to prevent the deposit of materials on the public highway

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

Deliveries of construction materials, plant and machinery and any removal of spoil from the site shall only take place between the hours of 0730 and 1800 Monday Friday and 0800 and 1300 on Saturdays. No deliveries shall take place on Sundays or public holidays. Construction work which is audible outside the site boundary shall only take place between 0730 -1800 hours, Monday to Friday, 0800-1300 hours on Saturday and not at all on Sundays, Bank or Public Holidays unless otherwise agreed in writing by the Local Planning Authority

Reason: To ensure appropriate mitigation of environmental impacts arising during construction and to protect the amenities of surrounding occupiers, road and public spaces users in accordance with Policies CS18 and CS21 of the Woking Core Strategy 2012.

Remediation of any ground contaminated 4. Development shall not begin until a scheme to deal with contamination of the site has

been submitted to and approved in writing by the Local Planning Authority namely; i. a remediation plan based on a scheme to effectively prevent the ingress of soil gas

(carbon dioxide) within the building footprint ii. a “discovery strategy” dealing with unforeseen contamination discovered during

construction (which for the avoidance of doubt shall include provision for the


28

cessation of work within the area of identified contamination only until a remediation plan is submitted and substantially agreed in writing by the Local Planning Authority prior to implementing any mitigation measures identified; and

iii. a “validation strategy” validating the works undertaken based on the remediation plan and if there has been discovery of unforeseen contamination during construction

Reason: In accordance with paragraph 109 of the National Planning Policy Framework (NPPF), to prevent the development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of contamination. 5. No piling or any other foundation works using penetrative methods shall be undertaken

unless and until a Piling and Foundation Risk Assessment has been submitted and approved in writing by Local Planning Authority. The development shall be carried out in accordance with the approved details.

Reason: There is a potential risk to groundwater within the Bagshot formation from Piling through the made ground into the aquifer. A Piling risk assessment should be completed to show that all measures are being taken to protect controlled waters. Site Waste Management Plan – Demolition and Construction Phases 6. Prior to the commencement of the development hereby permitted including any

clearance works and demolition, a Site Waste Management Plan (SWMP) setting out the waste and recycling management arrangements shall be submitted to and approved in writing by the Local Planning Authority. The SWMP may be prepared on a phased basis and will quantify the volume of demolition, construction and excavation waste likely to be produced and determine appropriate waste management options for those items of waste. This covers the demolition and construction phases. Development, including site clearance works, shall proceed only in accordance with the approved SWMP unless otherwise agreed in writing.

Reason: To ensure the development satisfies the objectives of Surrey Waste Plan Policies CW1 and Surrey Minerals Plan Core Strategy Policies MC4 and MC5 and in the interests of amenity and to ensure the appropriate provision of infrastructure in accordance with Policies CS16 and CS21 of the Woking Core Strategy 2012. BREEAM 7. Prior to the construction of the foundations of the development hereby approved,

evidence that the development is registered with a BREEAM certification body and a pre-assessment report (or design stage certificate with interim rating if available) for any BREEAM assessment shall be submitted indicating that the development can achieve final BREEAM “Very Good” level for non domestic uses. Within six months of the occupation of each phase of the approved development a final Certificate shall be submitted to the Local Planning Authority certifying that BREEAM rating “Very Good” has been achieved for the development hereby approved (or such equivalent national measure of sustainable building which replaces that scheme) unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the development achieves a high standard of sustainability and makes efficient use of resources and to comply with Policies CS21 and CS22 of the Woking Core Strategy 2012 Code for Sustainable Homes


29

8. Prior to the commencement of the development hereby approved, unless otherwise agreed in writing by the Local Planning Authority, a Design Stage Certificate shall be provided for the written agreement of the Local Planning Authority demonstrating that the development will achieve not less than Code for Sustainable Homes Level 4 (or any such equivalent national measure of sustainable building which replaces that scheme).

Development shall then be carried out wholly in accordance with the certified details or as maybe otherwise agreed in writing by the LPA.

Unless otherwise agreed in writing by the Local Planning Authority, within three months post first occupation of the residential part of the development a Final Code Certificate confirming that it has achieved not less than Code for Sustainable Homes Level 4 shall be submitted to and acknowledged in writing by the Local Planning Authority.

Reason: To ensure that the development achieves a high standard of sustainability and makes efficient use of resources and to comply with Policy CS22 of the Woking Borough Core Strategy Publication Document (July 2012).”

Making the development ‘District Energy Ready’

9. Prior to the commencement of the development hereby approved, full details of the method of how the development will be designed to enable the future connection of the development to a decentralised energy network as defined by Appendix F: Making Developments CHP Ready of the Woking Climate Change Supplement Planning Document 2013 shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter retained in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the development complies with Policy CS22 of the Woking Core Strategy 2012 and Woking Climate Change Supplementary Planning Document 2013.

SUDS 10. Prior to the commencement of the development hereby permitted, a detailed

sustainable drainage scheme for the site is to be submitted and agreed in writing by the Local Planning Authority. The detailed surface water drainage design shall limit the surface water discharge rate to a maximum of 44 l/s for the 1 in 100 critical storm duration with an allowance for climate change as agreed in the outline drainage strategy submitted as part of the Environmental Statement dated August 2014. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include:

Calculations demonstrating surface water runoff rates are no greater than the agreed maximum rate of 44l/s for the 1 in 100 storm event and volumes discharged from the site are no greater compared to the existing scenario up to the 1 in 100 plus climate change storm event.

Calculations demonstrating no on site flooding up to the 1 in 30 and 1 in 100 storm event and the 1 in 100 plus climate change storm event will be safely stored on site.

Detail drainage plans showing location of attenuation features and design, pipe runs ( including invert levels, cover levels and proposed gradients) and control devices proposed to limit the surface water discharge rate.


30

Reason: To prevent the increased risk of flooding, to improve and protect water quality and to ensure the future maintenance of these in accordance with Policies CS9 and CS16 of the Woking Core Strategy 2012.

11. Prior to the commencement of the development hereby permitted, details of the implementation, maintenance and management of the sustainable drainage scheme shall be submitted to and approved by the Local Planning Authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. Those details shall include:

I. a timetable for its implementation, and II. a management and maintenance plan for the lifetime of the development which shall

include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

Reason: To ensure that the development achieves a high standard of sustainability and to comply with Policies CS9 and CS16 of the Woking Core Strategy 2012

Details and materials 12. Prior to the incorporation of works, details including samples and a written specification

of the materials to be used in the external elevations and hard surfaced areas shall be submitted to and approved in writing by the Local Planning Authority. Samples as agreed shall be presented on site. The development shall be carried out and thereafter retained in accordance with the approved details unless otherwise agreed in writing by the local planning authority

Reason: In the interests of the visual amenities of the area in accordance with the principles set out in paragraph 17 of the National Planning Policy Framework 2012 and Policy CS21 of the Woking Core Strategy 2012.

Landscaping Scheme - approval of details 13. Prior to the incorporation of works, a detailed landscaping scheme shall be submitted to

and approved in writing by the Local Planning Authority, which shall specify species, planting sizes, spaces and numbers of trees/ shrubs and hedges to be planted. All landscaping shall becarried out in the first planting season (November-March) following the occupation of the buildings or the completion of the development (in that phase) whichever is the sooner and maintained thereafter. Any retained or newly planted trees, shrubs or hedges which die, become seriously damaged or diseased or are removed or destroyed within a period of 5 years from the date of planting shall be replaced during the next planting season with specimens of the same size and species unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of amenity and biodiversity and to preserve and enhance the character and appearance of the locality in accordance with Policies CS7, CS17, CS21 and CS24 of the Woking Core Strategy 2012. Biodiversity 14. The landscaping scheme to be submitted and approved shall include biodiversity

enhancements to be agreed with the Local Planning Authority. The landscaping scheme including the biodiversity enhancements should be designed to ensure it is well-adapted to climate change, whilst also providing for biodiversity.

Reason: In the interests of amenity and biodiversity and to preserve and enhance the


31

character and appearance of the locality in accordance with Policies CS7, CS17, CS21 and CS24 of the Woking Core Strategy 2012.

Drainage strategy 15. Prior to the incorporation of works, a Drainage Strategy setting out details of drainage

and wastewater infrastructure and related on and off site works is required to be submitted to and agreed with the Local Planning Authority. Development shall proceed only in accordance with the approved strategy.

Reason: To ensure the development makes appropriate provision of drainage infrastructure in accordance with Policies CS16 and CS21 of the Woking Core Strategy 2012.

Waste Strategy 16. Prior to the incorporation of works, a Waste Strategy setting out the waste and recycling

management arrangements including the provision of facilities for the storage of refuse and recycling and for collection / disposal shall be submitted to and approved in writing by the Local Planning Authority. The approved strategy shall be carried out in full prior to the first occupation of that part of the development to which each phase of the strategy relates and maintained thereafter and the refuse and recycling storage facilities shall be retained for use at all times. The Waste Strategy’s purpose is to ensure sustainable waste management by minimising waste production, encouraging maximum recycling and providing details of the measures to efficiently manage, collect and dispose / recycle the waste that is produced.

Reason: To ensure the development satisfies the objectives of Surrey Waste Plan Policies CW1 and Surrey Minerals Plan Core Strategy Policies MC4 and MC5 and in the interests of amenity and to ensure the appropriate provision of infrastructure in accordance with Policies CS16 and CS21 of the Woking Core Strategy 2012. Sound insulation / proofing 17. Prior to the incorporation of works, a fully detailed scheme for protecting development

from noise has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be carried out concurrently with the development of the site and shall then be implemented in full as agreed in writing by the Local Planning Authority before each dwelling is occupied and shall be retained thereafter.

Reason: To protect the occupants of the new development from noise disturbance in accordance with Policy CS21 of the Woking Core Strategy 2012.

18. Prior to the incorporation of works, a scheme specifying the provisions to be made for protecting neighbouring residential properties from noise emanating from site shall be submitted to and approved in writing by the Local Planning Authority. Such measures as may be agreed in writing shall be fully implemented prior to the occupation of the premises and shall be retained thereafter.

Reason: To protect the occupants of neighbouring residential properties from noise disturbance in accordance with Policy CS21 of the Woking Core Strategy 2012 . 19. Prior to the installation of any fixed plant and equipment associated with air moving

equipment, compressors, generators or plant or similar equipment to be installed in connection with the development hereby approved details, including acoustic


32

specifications shall be submitted to and approved in writing by the Local Planning Authority. Noise rating of any plant shall not exceed the prevailing background noise level. The development shall be carried out strictly in accordance with the approved details and retained as such unless otherwise agreed in writing by the Local Planning Authority.

Reason: To protect the environment and amenities of the occupants of neighbouring properties in accordance with Policy CS21 of the Woking Core Strategy 2012. External Lighting 20. Prior to the incorporation of works, details of any external lighting including floodlighting

(demonstrating compliance with the recommendations of the Institute of Lighting Engineers ‘Guidance Notes for Reduction of Light Pollution’ and the provisions of BS 5489 Part 9) shall be submitted to and approved in writing by the Local Planning Authority. The lighting as approved shall be installed prior to the first use/ occupation of each component of the development hereby approved and maintained in accordance with these standards thereafter.

Reason: To protect the appearance of the surrounding area and the residential amenities of the neighbouring properties in accordance with Policies CS18 and CS21 of the Woking Core Strategy 2012.

Transport and highways 21. Before any other operations are commenced, the proposed vehicular access to Oak's

Road and Goldsworth Road shall be designed/constructed and provided with visibility zones in accordance with the approved application drawing(s) and visibility zones shall be kept permanently clear of any obstructions over 1.05m high.

Reason(s): In order that the development should not prejudice highway safety, nor cause inconvenience to other highway users and that the development should reduce reliance upon the private car in accordance with the Woking Core Strategy and the National Planning Policy Framework March 2012.

22. Prior to first occupation of the development hereby approved the existing redundant

accesses from the site to Oak's Road and Goldsworth Road shall be permanently closed and any kerbs, verge, footway, fully reinstated.


23. Prior to first occupation of the development hereby approved the proposed radius

improvement at the junction of Oak's Road and Goldsworth Road, as described in the application transport assessment, shall be constructed in accordance with details to be submitted to and approved in writing by the local planning authority.



33

24. The drop-off area and servicing area on the Goldsworth Road site frontage shall only be used by vehicles for weddings, funerals, servicing, during emergencies and site maintenance purposes and for no other vehicle purpose, unless otherwise approved by the local planning authority.


25. The development hereby approved shall not be occupied unless and until space has

been laid out within the site in accordance with the approved plans for vehicles and cycles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. The parking/turning area(s) shall be retained and maintained for their designated purpose(s).


26. Prior to the commencement of the development a Full Travel Plan shall be submitted for

the written approval of the Local Planning Authority, based on the intentions included within the application travel plan, and then the approved Full Travel Plan shall then be implemented on first occupation and for each subsequent occupation of the development and thereafter be maintained and developed to the satisfaction of the Local Planning Authority.


27. Prior to the commencement of the development a car parking scheme shall be developed with the Council to help ensure that users of the development avail of off street parking including in the town centre car parks. The scheme shall be agreed prior to commencement of development and subsequently be carried out and operated in accordance with the approved details.

Reason(s): In order that the development should not exacerbate demand for on street parking in nearby residential streets, nor cause inconvenience to other highway users in accordance with the Woking Core Strategy CS18 and the National Planning Policy Framework March 2012.

28. The disabled parking spaces shall be constructed, surfaced and marked out in

accordance with the plans so approved before the development is occupied and shall be retained solely for such purposes thereafter.

Reason: To provide suitable parking provision for the disabled in accordance with Woking Borough Council’s Parking Standards SPD and Policy CS18 of the Woking Core Strategy 2012 and the Council’s adopted parking standards.

29. Prior to the first occupation of the development a scheme to demonstrate the feasibility

of incorporating a Car Club on the site, to include evidence of discussions with Car Club


34

operator and identification of proposed Car Club provision (where feasible) shall be provided in accordance with details to be submitted to and approved by the Local Planning Authority.

Reason: In the interests of promoting sustainable modes of transport in accordance with Policy CS18 of the Core Strategy 2012.

30. Prior to the first occupation of the development the location and details of the electric

vehicle charging points for the use of occupiers shall be provided in accordance with details to be submitted to and approved by the Local Planning Authority. The charging points shall be provided and maintained in accordance with the details so approved unless otherwise agreed in writing. It is recommended that the electric vehicle charging points be in accordance with the Surrey County Council Vehicular and Cycle Parking Guidance Jan 2012. Reason: In the interests of promoting sustainable modes of transport in accordance with Policy CS18 of the Core Strategy 2012.

Rooftop plant

31. Any plant or equipment sited on the roofs shall be designed to be fully enclosed and screened, to minimise the visual impact of plant machinery on the residential properties above.

Reason: In the interests of privacy and amenity and in accordance with Policy CS21 of the Woking Core Strategy 2012.

Noise 32. No sound reproduction equipment which conveys messages, music or other sound by

voice or otherwise which is audible outside the premises shall be installed on the site without the prior written consent of the Local Planning Authority.

Reason: To protect the environment and amenities of the occupants of neighbouring properties in accordance with Policy CS21 of the Woking Core Strategy 2012 . 33. The dwellings hereby permitted shall be designed to ensure that the following noise

levels are not exceeded due to environmental noise: Living rooms 35dB LAeq, T night Bedrooms 30dB LAeq, T night Night time 8 hours between 23.00 to 07.00 Daytime 16 hours between 07.00 to 23.00

Reason: To ensure that occupiers and users of the development do not suffer loss of amenity due to excess noise from environmental and transportation sources in accordance with in accordance with Policy CS21 of the Woking Core Strategy 2012.


35

INFORMATIVES 1. In assessing this application, Officers have worked in a positive and proactive manner

consistent with the requirements of paragraphs 186-187 of the NPPF. In this instance the applicant was provided with pre-application advice and ongoing discussion through the course of the application.

2. Please note that this decision must be read in conjunction with the associated Section

106 Agreement. 3. In October 2014 (TBC), the Council has adopted a Community Infrastructure Levy (CIL)

charging schedule for Woking Borough. CIL will come into effect for all planning decisions made on and after 1 April 2015.

Drainage 4. Drainage from hardstanding areas that have the potential to be contaminated by fuels,

chemicals or other polluting material must be connected to the foul sewer. The Environmental Permitting Regulations make it an offence to cause or knowingly permit any discharge that will result in the input of pollutants to ground or surface waters.

5. In order to protect public sewers and to ensure that Thames Water can gain access to

those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer. Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted in some cases for extensions to existing buildings. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the options available at this site.

6. With regard to surface water drainage it is the responsibility of a developer to make

proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.

Highways 7. Details of the highway requirements necessary for inclusion in any application seeking

approval of reserved matters may be obtained from the Transport Development Planning Team of Surrey County Council.

8. The permission hereby granted shall not be construed as authority to obstruct the public

highway by the erection of scaffolding, hoarding or any other device or apparatus, nor oversail the public highway with cranes, for which licence(s) must be sought from the Highway Authority Local Highways Service.

9. The permission hereby granted shall not be construed as authority to carry out any

works on any carriageway, footway, footpath, carriageway, verge or other land forming


36

part of the highway. The applicant is advised that prior approval must be obtained from the Highway Authority before any works are carried out to form a vehicle crossover or to install dropped kerbs. Please see www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs. And that a permit and, potentially, a Section 278 agreement must be obtained from the Highway Authority before any major works are carried out. All such 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.

10. When a temporary access is approved or an access is to be closed as a condition of

planning permission an agreement with, or licence issued by, the Highway Authority Local Highways Service will require that the redundant dropped kerb be raised and any verge or footway crossing be reinstated to conform with the existing adjoining surfaces at the developers expense.

11. 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, 149).

12. The applicant is advised that as part of the detailed design of the highway works required

by the above condition(s), the County Highway Authority may require necessary accommodation works to street lights, road signs, road markings, highway drainage, surface covers, street trees, highway verges, highway surfaces, surface edge restraints and any other street furniture/equipment.

13. The County Council charge a standard fee for auditing development-related travel plans.

Further details may be obtained from the Transport Development Planning Team of Surrey County Council.

Code for Sustainable Homes

14. The evidence required to address the Code for Sustainable Homes condition should be

in the form of a Design Stage Certificate in accordance with the Code. The Council recommends that this information be submitted online via C-Plan (available at www.sustainabilityplanner.co.uk). Use of C-Plan is free of charge and ensures this information is submitted in an appropriate format.

Waste and pollution

15. If any waste is to be used on or removed off site, the applicant may be required to obtain

the appropriate waste exemption or permit from the Environment Agency (EA). The applicant is advised to contact the EA or refer to guidance on their website for more information. www.environment-agency.gov.uk/subjects/waste

16. All new food premises are required by the Food Safety Act 1990 to register with the

Local Authority, at least 28 days before the food business opens. Please contact the Environmental Health Service on 01483 743664, for the appropriate registration form.

x-msg://226/www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs

x-msg://226/www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs

http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme

http://www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme

http://www.environment-agency.gov.uk/subjects/waste


37

17. Notwithstanding Condition 4, the applicant’s attention is drawn to Sections 60 and 61 of the Control of Pollution Act 1974 and the associated British Standard Code of Practice BS 5228 : 1984 “Noise Control on Construction and Open Sites” with respect to the statutory provision relating to the control of noise on construction and demolition sites.

Protected Species

18. Natural England has published Standing Advice on protected species. The Standing

Advice includes a habitat decision tree which provides advice to planners on deciding if there is a ‘reasonable likelihood’ of protected species being present. It also provides detailed advice on the protected species most often affected by development, including flow charts for individual species to enable an assessment to be made of a protected species survey and mitigation strategy.

You should apply our Standing Advice to this application as it is a material consideration in the determination of applications in the same way as any individual response received from Natural England following consultation.

The Standing Advice should not be treated as giving any indication or providing any assurance in respect of European Protected Species (EPS) that the proposed development is unlikely to affect the EPS present on the site; nor should it be interpreted as meaning that Natural England has reached any views as to whether a licence may be granted.