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					06/P/00688 Hurst Farm, Clay Lane, Jacobswell

           Proposed Layout Plan




                                               N



               Not to Scale
App No:         07/P/00688           Type:    F         8 Wk Deadline: 28/05/2007
Appn Type:      Full Application
Case Officer: Lisa Stevenson
Parish: Worplesdon                         Ward:      Worplesdon
Agent : Mr S Greaves                       Applicant: Mr K J Wheeler
         AFA Associates                               Beaumont Lodge
         12 Silverweed                                Fairwater Drive
         Eaton Ford                                   New Haw
         St Neots                                     Surrey
         PE19 7GZ                                     KT15 3LP

Location:           Hurst Farm, Clay Lane, Jacobswell, Worplesdon
Proposal:           Change of use from existing agricultural buildings to B1c (light
                    industrial), B2 (blacksmiths), B8 (storage and distribution) and use
                    of existing ancillary building for B1a (office use) with associated
                    car parking and landscaping as amended by plans received
                    9.8.07). Additional plans received 14/08/07.

This application was deferred from the Planning Committee meeting on 11th September, to
allow Members to undertake a site visit.

Site Description.

This site is located in the Green Belt, outside, but immediately adjacent to, the settlement of
Jacobs Well. The area is characterised by residential development to the east and south
and agricultural land to the north and west. The site is located on the northern side of Clay
Lane and accommodates a hard surfaced yard, a range of barns, a stable block and two
prefabricated office or storage buildings and two outbuildings of a domestic scale. The site
is accessed off Clay Lane by a single vehicular access.

Proposal.

This application is for the change of use of vacant farm buildings to a blacksmiths (B2) and
light industrial (B1c) and storage and distribution (B8).

One building would be utilised for B1(c) use, one for B2 use, one for predominantly B2 use
with a small element of B8 use and one for B8 use. The existing concrete garage would be
used as a B1 office / reception associated with these buildings on the site.

Building 1: 6 bay steel portal framed building (predominantly use class B2, for the
Blacksmith, with a small element of B8). Floor area: 281.8sq m (45 sq m of which is B8)

Building 2: 8 bay steel portal framed building (use class B1c). Floor area: 299 sq m

Building 3: 5 bay portal framed building (use class B8). Floor area: 159 sq m

Building 4: 4 bay 'lean-to' outbuilding (use class B2). Floor area - 94.1 sq m

Entrance area: 150.1sq m



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Total area of buildings to be demolished (former poultry house, loose boxes, garden shed
and greenhouse): 115 sq m

The main features of the conversion are as follows:
• Existing roof structure to be retained.
• The repair of the eastern wall to building 2, if required, following demolition of the existing
   attached stables.
• The construction of internal separation walls
• Use of existing access road off Clay Lane and the use of existing hardstanding to the
   south of the buildings for car parking/turning and loading/unloading.

Relevant Planning History.

In 1999, an application (99/P/0488) for the use of a redundant cattle shed and barn for the
storage of motor vehicles was refused.

In 2006, an application (06/P/0634) for a certificate of lawfulness to establish whether the
listing uses of the site for haulage, vehicle parking, maintenance and storage began more
than 10 years before the date of this application was refused.

In 2006, an application (06/P01966) for the change of use of the buildings at Hurst Farm for
mixed agricultural / commercial use to workshops and storage and as a blacksmiths classes
B1, B2 and B8 was withdrawn.

Consultations.

County Highway Authority: No objection subject to conditions.

Worplesdon Parish Council:
• The buildings should remain in agricultural use, however if approved, the buildings
  should be a rural enterprise not a large-scale steel fabricating workshop.
• Concerned with noise from the proposed development resulting in an impact on
  neighbouring properties
• The adverse impact on the Thames Basin Heaths Special Protection Area.
• The significant number of HGV's that will visit the sight resulting in highway safety
  issues.
• Unsuitable site for the storage of gas bottles.

Following the amended description the Parish Council states their previous objections still
stand.

Head of Environmental Health and Licensing: No objection subject to conditions.

Natural England: SPA not likely to be effected by the proposal. Evidence should be
provided to verify if protected species are using the application site.

Thames Water:
Waste comment - No objection with regard to sewerage infrastructure.
Water comment - This application site does not fall within the Thames Water area but Three
Valleys.



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Cooper and Withycombe (structural and civil engineers):
This firm have been instructed to assess the ability of the barns to be converted. Their
findings are as follows:
• The building structures to be retained appear typical of steel framed agricultural type
    barn buildings with sheet roof and wall coverings and in this context are of a substantial
    and permanent construction.
• The alterations proposed do not appear to affect the principle structure of the buildings,
    nor is it proposed to alter or replace the roof coverings. On this basis it is reasonable to
    assume the buildings can be converted without major or significant structural alterations
    or reconstruction.

Humberts: No objection.
‘The buildings are now divorced from the adjoining agricultural land, of which they once
formed part, and are unlikely ever to be used in connection with that land again. There is a
possibility that another farmer in the locality could make use of the buildings, but this is
highly unlikely because of their location. In any case, it is very unusual for farmers to use
buildings, which are not attached to farmland. Most farms in the area have sufficient
buildings of their own. Therefore the possibility of another farmer using the buildings is
remote at best.’

Third party comments: 24 letters of representation have been received raising the following
objections and concerns:
• Out of character in semi-rural, residential location.
• Increase in traffic on hazardous junction.
• Adverse impact on neighbour amenity. Loss of outlook and privacy.
• Increase in noise from the proposed use, adversely impacting on nearby residents and
    livestock.
• Increase in pollution eg. dust and vapours resulting from blacksmith use.
• Adverse smells occurring from the site.
• Intrusive lighting.
• Proposed working hours are too long.
• Potential adverse impact on the Special Protection Area and the SSSI's.
• Does not encourage sustainable use.
• More appropriate locations for this type of development nearby.
• Unclear as to what works would be undertaken on the site under light industrial use.
• Not suitable location for the storage of gas bottles as close to residential dwellings.
• Dispute claim that the site was used previously by a skip delivery company.
• Affect property values (Officers note: this is not a material planning consideration)
• Unlikely that the existing drainage is adequately designed and constructed to prevent
    contamination of local surface drains and sewers (Officer note: this issue is dealt with
    under building regulation consent).

Following the amended description, 13 additional letters have been received reiterating the
original comments and making the following further points:

•      Noise generated outside the buildings
•      Permitting this development would encourage the rural economy to greatly diminish.




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

Surrey Structure Plan 2004:
LO4     The Countryside & Green Belt
DN2     Movements Implications of Development
DN3     Parking Provision

Guildford Borough Local Plan 2003 (as saved by CLG Direction on 24 September 07)
G1         General Standards of Development
G5         Design Code
RE9        Re-Use & Adaptation of Rural Buildings
NE4        Species Protection
RE2        Development Within the Green Belt


The provisions of PPG2, PPS7 and PPG13 are also relevant to the determination of this
application.

Planning Considerations.

The main planning considerations in this case are:

•   The principle of development
•   Agricultural advice
•   The impact of the development on the character of the area and openness of the Green
    Belt
•   The impact on neighbouring amenity
•   Highway and parking considerations

These shall be addressed in turn.

The principle of development
Policy RE9 of the Guildford Borough Local Plan 2003 (as saved by CLG Direction on
24/09/07) sets out the criteria for the conversion of existing buildings to alternative uses.
This policy is based on guidance found in Planning Policy Guidance Note 2 (PPG2) and
Planning Policy Statement Note 7 (PPS7). In particular PPS7 states that local planning
authorities should be particularly supportive of the re-use of existing buildings that are
adjacent or closely related to country towns and villages, for economic or community uses.

Policy RE9 advises that permission will be granted for the re-use and adaptation of rural
buildings for community, recreational or business use provided that:

    •   The building is of substantial, sound and permanent construction and would not
        require major or complete reconstruction;
    •   The form, bulk and general design of the building does not detract from the character
        of the countryside;
    •   Any conversion works respects local building styles and materials and any existing
        architectural features are retained and incorporated into the design;




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    •   The use of the building would not lead to the dispersal of activity on such a scale as
        to prejudice the vitality of a nearby town or village;
    •   Any associated buildings, structures or activities (including parking and open storage)
        would not harm the visual amenity of the countryside.

These shall be addressed in turn:

It is important to point out that this proposal is for a business use, fulfilling one of the main
requirements of the policy.

Criteria 1
The application was submitted with a report from a consulting structural engineer. Officers
instructed their own advisors to visit the site and undertake an assessment. The building
structures to be retained are typical steel framed agricultural barn buildings with sheet roof
and wall coverings, with no external structural alterations proposed. The information
submitted with both reports shows that the buildings can be converted without major or
significant structural alterations or reconstruction and therefore the proposal will not affect
the principle structure or appearance of the buildings.

Criteria 2
The application site currently comprises a group of buildings and an area of hardstanding,
surrounded by agricultural fields to the north and west and residential properties to the east
and south. The proposed conversion would work around the existing frame and expanse of
the buildings, with the scale, height and massing of the buildings remaining as existing. The
only external change to the buildings relates to the applicant's intention to paint the walls of
the existing buildings, in a colour to be agreed with the Local Planning Authority.

Parking provision is proposed to be provided on the existing hard standing area to the front
(south) of the buildings. Whilst the area is currently hard standing it will be necessary to
provide additional planting to soften the impact of vehicles parked. Conditions are
recommended to this effect.

Criteria 3
Other than a change of colour to the walls of the buildings, the existing materials, roof and
rooflights will remain unchanged.

Criteria 4
The application site is located immediately adjacent to the settlement area of Jacobs Well. A
number of residential properties are located to the east of the site, a single residential
property (the former farmhouse) is located to the south of the site. Agricultural land (formerly
part of the farm) is located to the north and west of the site. Due to the scale and proposed
use of the buildings, the development would not prejudice the vitality of any nearby town or
village.




                                                17
Criteria 5
No new buildings are proposed as part of this application. In fact the application will improve
the existing situation through the demolition of a number of existing small buildings. The
hard standing, where the parking is proposed, is existing. Conditions are recommended
requiring full parking layout details to be agreed with the Local Planning Authority and a
complementary landscaping plan to help soften the impact of the proposed parking. A
condition is also recommended preventing any open storage, outside of the existing
buildings. Finally the access from Clay Lane will remain as existing, with the addition of
further landscaping on the eastern side where parking currently exists.

No objections are raised in respect of policy RE9 of the Guildford Borough Local Plan 2003
(as saved by CLG Direction on 24/09/07), and the advice given in PPG2 and PPS7.

Agricultural advice
Since January 2005 the application site has been in separate ownership from the adjacent
agricultural land and the farmhouse. It is the view of Humberts that as the buildings are now
divorced from the adjoining agricultural land, of which they once formed part, they are
unlikely ever to be used in connection with that land again. Humberts state that although
there is a possibility that another farmer in the locality could make use of the buildings, but
this is highly unlikely because of their location. In any case, it is very unusual for farmers to
use buildings, which are not attached to farmland. Most farms in the area have sufficient
buildings of their own. Therefore the possibility of another farmer using the buildings is
remote at best.

Although officers acknowledge that this is proposal is not technically farm diversification, it
does comprise the use of former farm buildings. Officers are satisfied from the supporting
evidence submitted with the application and the findings of the Humberts report that the
conversion of the existing buildings will not result in the loss of buildings which could
otherwise be used in a farming capacity. Therefore no objection is raised in this respect.

The impact of the development on the character of the area and the openness of the Green
Belt
This proposal seeks no additional buildings on site and proposes very limited external
changes to the existing buildings. Furthermore the demolition of a number of existing small
buildings including the former poultry house, loose boxes, garden shed and greenhouse,
which would be surplus to requirement, would result in an improvement on the openness of
the Green Belt.

Whilst the buildings to remain are substantial, they are of a modern agricultural design and
do not detract from their semi-rural setting. They are not prominent in the street scene as
they are set back off Clay Lane by approximately 65m and are predominantly screened by
hedging along Clay Lane and from Tynley Grove to some extent by existing boundary
treatments. As such the retention of the buildings on site would not result in an adverse
impact on the openness of the Green Belt.

Although the hardstanding exists, the parking proposed will need to be softened by
landscaping and additional planting. In addition landscaping will be used to increase the
existing screening of the development from the neighbouring properties. The buildings
would also be painted to improve their appearance and help integrate them into the
surroundings.



                                               18
No objections are raised in respect of policy RE2 of the Guildford Borough Local Plan 2003
(as saved by CLG Direction on 24/09/07).

The impact on neighbouring amenity
The buildings, which are the subject of this application, are currently vacant therefore officers
accept that any proposed use will inevitably result in an intensification of use and activity on
the site, however the following measures are proposed to address this point:

•   Increase landscaping and planting along the access road, on the hardstanding
    surrounding the proposed parking layout and along neighbouring property boundaries.
•   Control over the hours of operation and deliveries including weekends and bank holidays
    (restricted to 08.00 -18.00 on weekdays and 08.00 to 13.00 on Saturdays and no time on
    Sundays or Bank Holidays).
•   Control over hours of demolition of buildings to be removed from the site.
•   A number of restrictive noise conditions in relation to the proposed uses on site,
    including no outside working, a scheme for sound insulation and internal working to be
    restricted to a level which would not increase the ambient equivalent continuous noise
    level (in compliance with the British Standard) when measured at the nearest noise
    sensitive property.
•   the siting of B8 (storage) use at the eastern end of building 1, in order to dampen any
    ambient sound.
•   Details of any lighting to be agreed with the Local Planning Authority, prior to installation.

The closest residential property (6 Tynley Grove) is 30m from the eastern elevation of
building 3. This distance represents a good separation distance between the residential
property and the application buildings. Reasonable screening currently exists along this
boundary and following the removal of the existing stable building, further landscaping is
also proposed.

The former farmhouse (Hurst Farm House) is located 10 metres from the existing
hardstanding and 38m from the closest building. In order to soften the impact of the
proposed parking, landscaping is proposed along the southern (common) boundary of the
application site.

Subject to the recommended conditions, officers are satisfied that the proposed use of the
buildings will have no direct adverse impact on the amenity of the adjacent properties. As
such no objections are raised in respect of policy G1(3) of the Guildford Borough Local Plan
2003 (as saved by CLG Direction on 24/09/07).

Highway and parking considerations
Whilst the existing provision of hardstanding at the yard would allow for a large amount of
parking, fourteen spaces are proposed in applicant's supporting statement.

In order to comply with the Council's Supplementary Planning Document 'Vehicle Parking
Standards,' the proposal would require 25 car parking spaces. However, the site is readily
accessible by the local bus service, with 3 buses running an hour (Guildford to Camberley
route via Jacobs Well and Woking) Monday to Friday and slightly less frequently at the
weekend. For that reason, and following advice from the County Highway Authority, a
condition is recommended to limit the parking provision on site to a maximum of 20 spaces,
to prevent a car based development from occurring.



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Notwithstanding the originally submitted proposed site layout or the amended site layout, a
condition is recommended requiring that prior to the commencement of the development
details of the proposed parking scheme should be submitted to and approved in writing by
the Local Planning Authority. This parking provision will be expected to be contained within
the area of the existing hardstanding on site.

Two deliveries to the site per week are proposed by 7.5 tonne lorries, together with one
delivery by a transit van to service the blacksmiths. It is also envisaged that no more than
10 HGV movements will be required per week for the other business uses on site.

Subject to the recommended conditions, including details of the layout of the parking spaces
and the restriction in parking spaces, no objections are raised in respect of policies DN2 and
DN3 of the Surrey Structure Plan 2004.

Conclusion

The development hereby recommended for approval has been assessed against Surrey
Structure Plan 2004, LO4, DN2, DN3, Guildford Borough Local Plan 2003 (as saved by
CLG Direction on 24 September 07) policies, G1, G5, RE9, NE4, RE2, and material
considerations, including third party representations. It has been concluded that the
development, subject to the conditions imposed, would accord with the development plan
and there are no other material considerations to justify a refusal of permission.

RECOMMENDATION:

Approve subject to the following Condition(s) and Reason(s) :-

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

         Reason: To comply with Section 91(1) of the Town and Country Planning Act 1990
         as amended by Section 51 (1) of the Planning and Compulsory Purchase Act
         2004.

2.       Prior to the commencement of development, details of the paint colour for each of
         the buildings shall be submitted to and approved in writing by the Local Planning
         Authority. Only the approved details shall be implemented.

         Reason:         To ensure that the external appearance of the building is
         satisfactory. In accordance with the following policy number G5(7) of the Guildford
         Borough Local Plan 2003 (as saved by CLG Direction on 24/09/07).

3.       No openings shall be inserted into the eastern elevations of buildings 1, 2 or 3, as
         shown on drawing number 1769/TW02/02C received on 9th August 2007.

         Reason:         In the interests of neighbour amenity. In accordance with the
         following policy number G1 (3) of the Guildford Borough Local Plan 2003 (as saved
         by CLG Direction on 24/09/07).




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4.   Notwithstanding the submitted drawings, no development shall take place until
     there has been submitted to and approved in writing by the Local Planning
     Authority a scheme of landscaping, which shall include new planting/trees on the
     southern boundary, feature planting in the centre of the yard, indications of all
     existing trees and hedgerows on the land, and details of any to be retained,
     together with measures for their protection in the course of development. The
     approved landscaping scheme (with the exception of planting, seeding and turfing)
     shall be implemented prior to the occupation of any of the buildings hereby
     approved and retained.

     Reason:        In the interests of visual amenity. In accordance with the following
     policy number G1(12) of the Guildford Borough Local Plan 2003 (as saved by CLG
     Direction on 24/09/07).

5.   All planting, seeding or turfing comprised in the approved details of landscaping
     shall be carried out in the first planting and seeding seasons following the
     occupation of the buildings, and any trees or plants which within a period of 5
     years from the completion of the landscaping die, are removed or become
     seriously damaged or diseased shall be replaced in the next planting season with
     others of similar size and species.

     Reason:        In the interests of visual amenity. In accordance with the following
     policy number G1(12) of the Guildford Borough Local Plan 2003 (as saved by CLG
     Direction on 24/09/07).

6.   Works related to the construction of the development hereby permitted, including
     works of demolition or preparation prior to building operations, shall not take place
     other than between the hours of 8 am and 6 pm Monday to Friday and 8 am to
     1.30 pm Saturdays and at no time on Sundays or Bank or National Holidays.

     Reason:       To protect the neighbours from noise and disturbance outside the
     permitted hours during the construction period. In accordance with the following
     policy number(s), G1(3) of the Guildford Borough Local Plan 2003 (as saved by
     CLG Direction on 24/09/07).

7.   Each of the buildings shall be used for the Use Class Orders proposed by the
     application and for no other purpose (including any other purpose within Class B of
     the Schedule to the Town and Country Planning (Use Classes) Order 1987, (or in
     any
     provision equivalent to that Class in any statutory instrument revoking and re-
     enacting
     that Order with or without modification), as shown on drawing number
     1769/TW02/02C received on 9th August 2007.

     Reason:       In granting this permission the Local Planning Authority has had
     regard to the special circumstances of this case and wishes to have the
     opportunity of exercising control over any subsequent alternative use. In
     accordance with the following policy number G1 (3) of the Guildford Borough Local
     Plan 2003 (as saved by CLG Direction on 24/09/07).



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8.    Before the development is occupied, the proposed vehicular modified access to
      Clay Lane shall be constructed and provided with visibility zones in accordance the
      approved plans, all to be permanently maintained to the satisfaction of the Local
      Planning Authority and the visibility zones shall be kept permanently clear of any
      obstruction.

      Reason: In the interests of highway safety and convenience. In accordance with
      the following policy number G1(2) of the Guildford Borough Local Plan 2003 (as
      saved by CLG Direction on 24/09/07).

9.    Notwithstanding the approved drawings, no gates shall be erected on site within 45
      m of the back of the pavement of Clay Lane.

      Reason: In order that the development should not prejudice highway safety nor
      cause inconvenience to other highway users. In accordance with the following
      policy number G1(2) of the Guildford Borough Local Plan 2003 (as saved by CLG
      Direction on 24/09/07).

10.   Prior to the commencement of development, notwithstanding the approved plans
      (drawing number 1769/TW02/01C received 9th August 2007) a full layout plan
      showing the following details shall be submitted to and approved in writing by the
      Local Planning Authority:
      • space within the site for a maximum of 20 cars (one of these spaces shall be
          allocated for disabled persons);
      • space within the site for a minimum of 3 cycles to be parked (in a covered,
          secure and convenient location);
      • space for the loading and unloading of vehicles and
      • space for vehicles to turn so that they may enter and leave the site in forward
          gear.
      No buildings shall be occupied until the approved details have been implemented
      on site and the parking, loading/unloading and turning area shall be used and
      retained exclusively for its designated purpose.

      Reason: In order that the development should not prejudice highway safety nor
      cause inconvenience to other highway users. In accordance with policies DN2 and
      DN3 of the Surrey Structure Plan 2004 and policy G1(1) of the Guildford Borough
      Local Plan 2003 (as saved by CLG Direction on 24/09/07) and the Vehicle Parking
      Standards SPD.

11.   Before the uses hereby permitted commence, all the buildings shall be sound
      insulated in accordance with a scheme to be submitted to and approved in writing
      by the Local Planning Authority, and the approved sound insulation shall be
      retained and maintained for the duration of the use.

      Reason:       To safeguard adjoining premises and the area generally from noise
      and disturbance. In accordance with the following policy number(s), G1 (3) of the
      Guildford Borough Local Plan 2003 (as saved by CLG Direction on 24/09/07).




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12.   Prior to the commencement of development, the applicant will undertake a bat and
      barn owl survey by an appropriately trained / licensed individual or body, to
      establish whether there are any bats / owls roosting / nesting or breeding in the
      existing buildings. The survey details and any measures to be taken to protect the
      bats or barn owls both during and after construction works shall be submitted for
      consideration by the Local Planning Authority prior to the commencement of
      development on site. Only the agreed measures for protection of any bats or barn
      owls found shall be carried out prior to the commencement of development or any
      works of demolition.
      Reason: To safeguard protected species and to comply with the provisions of
      policy NE4 of the Guildford Borough Local Plan 2003 (as saved by CLG Direction
      on 24/09/07).

13.   No operations associated with the uses hereby approved shall be undertaken
      otherwise than inside buildings and no operations other than parking,
      manoeuvring, loading or unloading, shall be undertaken outside the buildings.

      Reason:         In the interests of neighbour amenity. In accordance with the
      following policy number G1 (3) of the Guildford Borough Local Plan 2003 (as saved
      by CLG Direction on 24/09/07).

14.   No materials, containers or equipment shall be stored on the site outside buildings
      except for waste materials contained within suitable and sufficient waste containers
      for removal.

      Reason:      In the interests of visual amenity. In accordance with the following
      policy numbers RE2 and G1(3) of the Guildford Borough Local Plan 2003 (as
      saved by CLG Direction on 24/09/07).

15.   All the uses hereby permitted shall not operate other than between the hours of
      08.00 to 18.00 Mondays to Fridays (inclusive) and 08.00 to 13.00 Saturdays and
      shall not operate at all on Sundays or Bank or National Holidays.

      Reason:       To safeguard the residential amenities of neighbouring properties.
      In accordance with the following policy number(s), G1(3) of the Guildford Borough
      Local Plan 2003 (as saved by CLG Direction on 24/09/07).

16.   Commercial truck, including fork lift trucks and waste collection vehicles, shall only
      be started up, manoeuvred, operated, loaded or unloaded between the hours of
      08.00 to18.00 hours Monday to Friday, 08.00 to13.00 hours Saturday and at no
      time on Sundays, Bank Holidays or Public Holidays. Deliveries and collections to
      and from the site shall only take place between these hours, unless otherwise
      agreed in writing with the Local Planning Authority.

      Reason: To safeguard the residential amenities of neighbouring properties. In
            accordance with the following policy number G1 (3) of the Guildford
      Borough Local Plan 2003 (as saved by CLG Direction on 24/09/07).




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17.   All plant, machinery and equipment installed or operated in connection with the
      carrying out of this permission, shall be so enclosed and / or attenuated such that
      any noise emitted does not increase the ambient equivalent continuous noise level
      as measured according to British Standard 4142:1997 at any nearby residential
      property or noise sensitive premises (This must include a correction factor of
      5dB(A) to account for any tonal factor).

      Reason: To safeguard the residential amenities of neighbouring properties. In
      accordance with the following policy number G1 (3) of the Guildford Borough Local
      Plan 2003 (as saved by CLG Direction on 24/09/07).

18.   Suitable ventilation and filtration equipment shall be installed to suppress and
      dispose of any fumes and / or smell created from any operation on the premises.
      Details of the equipment shall be submitted to and approved by the Local Planning
      Authority in writing prior to the commencement of use. Such equipment shall be
      installed and in full working order to the satisfaction of the Local Planning Authority
      prior to the commencement of use. The equipment shall be effectively operated
      and maintained in accordance with the manufacturer's instructions for as long as
      the proposed uses continue.

      Reason: To safeguard the residential amenities of neighbouring properties. In
      accordance with the following policy number G1 (3) of the Guildford Borough Local
      Plan 2003 (as saved by CLG Direction on 24/09/07).

19.   The illumination from any external lighting, including floodlighting and security
      lights, should not trespass beyond the boundary of the property to prevent light
      glare. Details of any such lighting shall be submitted to and approved in writing by
      the Local Planning Authority, prior to installation. The intensity of the exterior
      lighting should be provided in accordance with the recommendations given by the
      Institute of Electrical Engineers Guidance Note for light pollution.

      Reason: To safeguard the residential amenities of neighbouring properties. In
      accordance with the following policy number G1 (3) of the Guildford Borough Local
      Plan 2003 (as saved by CLG Direction on 24/09/07).

20.   Prior to the commencement of development, details showing the design and
      position of the storage facility for bins and recycling shall be submitted to, and
      approved in writing, by the Local Planning Authority. The approved details shall be
      implemented prior to the first occupation of the buildings, and shall be permanently
      retained.

      Reason: In the interests of residential and visual amenity, and in order to
      encourage waste minimisation and recycling of refuse, in the interests of
      sustainable development. In accordance with the following policy numbers, SE2 of
      the Surrey Structure Plan 2004, RE2 and G1(3) of the Guildford Borough Local
      Plan 2003 (as saved by CLG Direction on 24/09/07) and the Supplementary
      Planning Guidance 'Sustainable Development and Construction' 2005.




                                           24
Informatives:
1.      This decision relates expressly to the site plan received 02/04/07 drawing numbers
        1769/TWO2/01 C received 09/08/07, 1769/TWO2/03 received 18/05/07,
        2007.2716.004 received 10/07/07, 1769/TWO2/02 1 received 09/08/07,
        1769/TWO2/02 C received 09/08/07 and additional information received on
        02/04/07 and 14/08/07.

2.       The permission hereby granted shall not be construed as authority to carry out
         works on the highway. The applicant is advised that a licence must be obtained
         from the Highway Authority before any works are carried out on any footway,
         footpath, carriageway, verge or other land forming part of the highway.

3.       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.

4.       In relation to condition 10 above, the Council will expect the details to show the all
         proposed parking on the existing hardstanding area, within the yard area to the
         rear of Hurst Farm House and not adjacent to the existing access road.

5.       In relation to condition 02 above, the Local Planning Authority would seek the
         elevations of the building to be painted in a green colour, the shade of which shall
         be agreed in writing.

6.       The site shall be assessed for asbestos materials prior to demolition. Any
         asbestos materials must be removed and disposed of in accordance with the
         asbestos at work regulations 2002 and approved code of practice (L27).

7.       Emissions of dust (eg demolition, various construction works), exhaust fumes (eg
         fixed plant), smoke (eg burning of waste) and noise (eg reversing alarms, plant,
         power tools) can all be deemed to be statutory nuisances under the remit of the
         Environmental Protection Act 1990. The Developer should therefore ensure that
         demolition / construction activities are undertaken in such a manner that 'best
         practicable means' is employed at all times to minimise the impact on the
         development on the occupants of nearby residential properties. The Local
         Environmental Health Officer should be consulted prior to any activity being
         undertaken where residents are likely to be adversely affected.



Reason for Decision

The development hereby recommended for approval has been assessed against Surrey
Structure Plan 2004, LO4, DN2, DN3, Guildford Borough Local Plan 2003 (as saved by
CLG Direction on 24 September 07) policies, G1, G5, RE9, NE4, RE2, and material
considerations, including third party representations. It has been concluded that the
development, subject to the conditions imposed, would accord with the development plan
and there are no other material considerations to justify a refusal of permission.



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