25 May 2016 PLANNING COMMITTEE. 5a 15/0959 Reg d: Expires: Ward: KNA. 126, High Street, Knaphill, Woking, GU21 2QH

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1 5a 15/0959 Reg d: Expires: Ward: KNA Nei. Con. Exp: BVPI Target Minor (13) Number of Weeks on Cttee Day: 24/8 On Target? No LOCATION: PROPOSAL: TYPE: 126, High Street, Knaphill, Woking, GU21 2QH Erection of a 3 bedroom dwelling and alterations to existing dwelling FULL APPLICANT: Mrs Chris Hart OFFICER: Brooke Bougnague REASON FOR REFERRAL TO COMMITTEE The proposal results in the creation of a new residential unit which falls outside the scheme of delegation. PROPOSED DEVELOPMENT Erection of a 3 bedroom dwelling and alterations to existing dwelling. PLANNING STATUS Urban Area 400m-5km of the Thames Basin Heaths Special Protection Area RECOMMENDATION (i) GRANT subject to conditions and completion of a legal agreement to secure SAMM and affordable housing ii) In the event that, prior to the completion of the S.106 Legal Agreement, the Government s Court of Appeal challenge against the High Court s West Berkshire ruling is successful, the Affordable Housing obligation be deleted from the Legal Agreement. SITE DESCRIPTION The application site comprises of one two storey semi detached dwelling that fronts onto High Street, Knaphill. The frontage is laid to hardstanding and is partially enclosed with a low level brick wall. The rear amenity area is laid to lawn and enclosed by close-boarded timber fencing. The grounds of Knaphill School are situated to the east and rear of the site and the school has an outdoor swimming pool adjacent to the rear boundary. PLANNING HISTORY No.128 High Street PLAN/2014/ Erection of 3No dwellings and alterations to existing dwelling. Permitted

2 No High Street PLAN/2014/ Erection of 4No semi-detached houses and 2No flats in detached building with parking, access and landscaping following demolition of existing dwellings, garages and outbuildings. Permitted subject to completion of Section 106 Agreement. CONSULTATIONS County Highway Authority: No objection subject to condition 8, 9 and 10. Housing Strategy and Enabling Officer: No objection subject to an affordable housing contribution of 51,189. Arboricultural Officer: No objection subject to condition 15. Drainage and Flood Risk Engineer: No objection subject to condition 12. REPRESENTATIONS 3 letters of representations objecting to the proposal have been received, including one from the Secretary of the Knaphill Residents Association raising the following points: Inadequate parking capacity. Insufficient space for two vehicles to park in front of No.126 High Street (Officer Note: Amended plans have been received, only one parking space is proposed in front of No.126 High Street) Infrequent bus service and train station is over one mile away. The development will reduce local water pressure. Increase in hard surface and loss of garden will impact on local drainage Would put a strain on local facilities including parks, school and doctors surgery. Overlooking into Knaphill School Swimming Pool and school buildings, any screening would have to be two stories high to provide adequate screening. There is not a shortfall of housing stock that needs to be met. Does not respect the local context or the existing street pattern. Impact on streetscene Overlooking Concerned proposal does not comply with Supplementary Planning Guidance Plot sub-division: infilling and backland development Garden grabbing. Loss of privacy Published density for this site is not a true reflection of the actual site density because the figure takes into account the school grounds. Inadequate access RELEVANT PLANNING POLICIES National Planning Policy Framework 2012 Section 4: Promoting sustainable transport Section 6: Delivering a wide choice of high quality homes Section 7: Requiring good design Section 10: Meeting the challenge of climate change, flooding and coastal change Section 11: Conserving and enhancing the natural environment 2

3 Adopted Local Plan 1999(Saved Policy): HSG22: Plot Sub-div Infilling and Backland Woking Borough Core Strategy (2012) CS8: Thames Basin Heaths Special Protection Area CS12: Affordable Housing CS18: Transport and accessibility CS21: Design CS22: Sustainable Construction CS24: Woking s landscape and townscape CS25: Presumption in Favour of Sustainable Development Development Management Policies DPD DM2: Trees and Landscaping DM10: Development on Garden Land (The Development Management Policies DPD was submitted to the Secretary of State on 29 th February and should now be given significant weight in the determination of planning applications) Supplementary Planning Documents / Guidance s (SPDs & SPGs) Outlook, Amenity, Privacy and Daylight SPD (2008) Parking Standards SPD (2006) Design SPD (2015) Climate Change SPD (2013) Plot Sub-div Infilling and Backland Dev Affordable Housing Thames Basin Heaths SPA Avoidance Strategy PLANNING ISSUES 1. The main issues that need to be considered in determining this application are the principle of development, design and impact on character and appearance of the area, impact on neighbouring amenity, impact on trees, highways and parking implications, sustainability, affordable housing, impact on the Thames Basin Heaths Special Protection Area and drainage and flooding having regard to the relevant policies of the Development Plan. Principle of development 2. The National Planning Policy Framework (2012) and Policy CS25 of the Woking Core Strategy (2012) promotes a presumption in favour of sustainable development. The application site is within the defined urban area of Woking and a sustainable location close to the facilities, services and public transport links in the Knaphill Local Centre. 3. The National Planning Policy Framework (2012) states local planning authorities should consider the case for setting out policies to resist inappropriate development of residential gardens, for example where development would cause harm to the local area. The development would be situated on a previously undeveloped residential garden and therefore is considered to be situated on greenfield land. The proposal is considered to have an acceptable impact on the character and appearance of the locality (set out fully in the Design and impact on character and appearance of the area section of this report) and is therefore considered to result in the appropriate redevelopment of residential garden land. 3

4 4. This application differs from PLAN/2014/0077 as No.128 High Street has been omitted from the proposal and No.126 and No.128 High Street will be retained. The proposed dwelling would be sited in the rear garden of No.126 High Street. Planning application PLAN/2014/0938 was granted in March 2015 for three dwellings to the rear of No.128 High Street. 5. Taking the above into consideration, the principle of development is acceptable subject to the other material considerations as set out in this report. Design and impact on character and appearance of the area 6. The application site is located along the High Street in Knaphill, close to the junction with Chobham Road. The northern part of the road has an eclectic mix of residential properties with varying building lines. The application site is situated on the southern part of the road and the general building line of the street scene is significantly disrupted by the Knaphill School building which is set approximately 45 metres from the road. The properties in the area are all two storey and there is a mix of detached and semi detached dwellings. It cannot be said that the locality has a uniform character but the buildings are predominantly similar in size. It is considered that a detached two storey dwelling on the application site would be consistent with properties surrounding the application site. 7. Policy CS21 states that proposals should respect and make a positive contribution to the street scene and the character of the area in which they are situated, paying due regard to the scale, height, proportions, building lines, layout, materials and other characteristics of adjoining buildings and land. The existing layout of the area is not formulaic and there are no definitive spatial characteristics. However the proposed spacing between the proposed dwelling and the grain of development does fit into the general pattern of development in the locality. The siting of the proposed dwelling would continue the building line of dwellings permitted under PLAN/2014/ Vehicular access to the site has been achieved via the demolition of an existing detached garage. This leads to an area of hardstanding to the front of the proposed dwelling with space for soft landscaping. The proposed dwelling would be sited to the rear of No.126 High Street. A proposed street elevation has been provided to show the proposed dwelling from High Street. The proposed dwelling would have a higher ridge height than No.126, No.128, No.130 and No.132 High Street sited to the front (north) of the site. The proposed ridge height would be approximately 0.3m higher than the dwellings permitted under PLAN/2014/0938 to the rear of No.128 High Street. The proposed dwelling is sited approximately 38m from High Street. It is therefore considered the proposed dwelling would not overbear the dwellings fronting High Street. 9. The building line of the road is significantly compromised by the Knaphill School building. The proposed dwelling would be set approximately 6 metres forward of the school building and would be seen in context with this building when approaching the site from east to west along the High Street. The property would be similar in height (approximately 8.2 metres) and size to the surrounding dwellings that characterise the locality. A 1m gap would be retained between the proposed dwelling and side boundaries which is in accordance with the Supplementary Planning Guidance Plot Sub-Division Infilling and Backland Development (2000). There is no ridged pattern to the spacing between the properties in the area. 10. The development as a whole would utilise a contemporary vernacular that includes timber cladding and white render under a slate roof. The proposed materials and design would match the dwellings permitted under PLAN/2014/0938 to the rear of 4

5 No.128 High Street The immediate area has a range of properties from different periods and the design of the development is appropriate for the site as it would continue the evolution of the street scene. 11. It is considered that the proposed development would respect the street scene and the character of the area and pay due regard to the scale, height, proportions, building lines, layout, materials and other characteristics of adjoining buildings and land, complying with policy CS21 of the Woking Core Strategy (2012), HSG22 of the Woking Borough Local Plan (1999), Supplementary Planning Guidance 'Plot Subdivision: Infilling and Backland Development' (2000) and section 7 'Requiring good design' design' of the National Planning Policy Framework (2012). Impact on neighbouring amenity 12. The proposal includes the demolition of a single storey rear extension and side porch at No.126 High Street. No additional first floor windows are proposed in the side elevation orientated towards Knaphill School. It is considered the alterations to No.126 would have no impact on the amenities of Knaphill School. 13. The proposed two storey detached dwelling would be located to the rear area of the site and would be approximately 23m from the rear elevation of No.128 High Street. This front to back relationship complies with the Supplementary Planning Document 'Outlook, Amenity, Privacy and Daylight' (2008) which recommends a minimum of 20 metres separation for two storey properties to maintain adequate privacy. The proposed dwelling would be sited approximately 1.2m from the side boundary and would be softened by trees and planting. The nearest first floor window in the proposed dwelling to the common boundary with No. 128 High Street would serve an en-suite and condition 11 is recommended to ensure it is obscurely glazed in perpetuity. The other first floor window in the proposed dwelling would be approximately 4m from the common boundary. It is considered the proposal would not result in a detrimental level of overlooking to No.128 High Street. 14. The proposed two storey detached dwelling would be located to the rear area of the site and would be approximately 23m from the rear elevation of No.126 High Street. This front to back relationship complies with the Supplementary Planning Document 'Outlook, Amenity, Privacy and Daylight' (2008) which recommends a minimum of 20 metres separation for two storey properties to maintain adequate privacy. Three windows (one obscure glazed window serving an en-suite and two windows serving a master bedroom) are proposed in the front elevation orientated towards No.126 High Street. Due to the separation distance it is considered there would not be a detrimental loss of privacy or overlooking impact on No.126 High Street. 15. The proposed dwelling would be sited approximately 1.4m from the boundary and approximately 2.4m from Plot 3 granted planning permission under PLAN/2014/0938. No first floor windows are proposed in the side elevation orientated towards Plot 3, it is considered there would be no loss of privacy or overlooking impact on Plot 3. There are two ground floor windows serving a hallway (non habitable room) and kitchen/dining room in the side elevation of Plot 3 orientated towards the application site. The kitchen/dining room is served by a further window in the rear elevation to provide adequate daylight. One first floor obscure glazed window in the side elevation of Plot 3 serving a hallway (non habitable room) is orientated towards the application site. It is considered there would be no loss of privacy or overlooking to the Plot 3, nor any undue loss of daylight or sunlight. 16. The site backs onto Knaphill School at the rear and the outdoor swimming pool within the school grounds. Planning applications PLAN/2014/0077 and PLAN/2014/0938 5

6 were granted subject to a condition requiring boundary treatment details for the rear (southern) boundary to be agreed and retained in perpetuity prior to first occupation. The same condition (condition 13) will be recommended with this proposal. One first floor window serving bathroom is proposed in the side elevation orientated towards Knaphill School, a condition (condition 11) will require the window to be obscure glazed and top opening only to retain the privacy of the school. It is considered that the proposal would not have a detrimental impact on the amenity of the adjacent school. 17. On balance it is considered that the proposed development would have an acceptable impact on the amenity of the occupiers of the adjacent properties and buildings. Amenity Space and Living Conditions: 18. Habitable rooms would benefit from sufficient light and outlook from front and rear facing openings. Supplementary Planning Document Outlook, Amenity, Privacy and Daylight (2008) states that the area of private garden should approximate with gross floorspace of the dwelling (subject to the character of the local context) but it is advised that it should always be as large as the building footprint of the dwellinghouse. The area of private rear amenity space serving No.126 High Street would measure 70m², just below the dwelling footprint of 74m². The area of rear private amenity space serving the proposed dwelling would measure 84.6m², exceeding the 66m² footprint of the dwelling. Consequently it is considered that a sufficient area of private amenity space would be provided for both dwellings which would also be appropriate in shape. Impact on trees 19. The proposed dwelling would be sited within the vicinity of a large tree. Trees must be adequately protected during the construction process. The Arboricultural Officer has requested Arboricultural Information to be provided and agreed prior to commencement. Subject to condition 15 to ensure provision of Arboricultural Information produced in line with BS , the proposal is considered to have an acceptable impact on trees within the application site. The proposed development will incorporate soft landscaping and two additional trees (secured by condition 4) would be planted on the site benefitting the character and appearance of the area in the long term. Highways and parking implications 20. The development has been designed so that vehicles will be able to enter and leave the site in a forward gear. The development would have four parking spaces serving two properties in accordance with provisions outlined in Supplementary Planning Document 'Parking Standards' 2006 and is considered acceptable. 21. The County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and are satisfied that the application would not have a material impact on the safety and operation of the adjoining public highway subject to conditions (Conditions 8, 9, 10). Sustainability 22. The building footprint of the proposed dwelling would lie entirely on Greenfield land. Policy CS22 of the Woking Core Strategy (2012) requires all new residential development on Greenfield sites to meet the Code for Sustainable Homes Level 5 because of the relatively lower cost of developing such sites. 6

7 23. Following amendments to the Planning and Energy Act 2008 in the Deregulation Bill 2015 which is expected to happen alongside the introduction of Zero Carbon Homes policy in late 2016, the government has stated that the energy performance requirements in Building Regulations will be set at a level equivalent to the outgoing Code for Sustainable Homes Level 4. In the interim period the Local Planning Authority can attach conditions which seek the equivalent water and energy improvements of the former Code Level 4 on new residential developments. Therefore the proposal is required to meet the energy and water improvements measures of the former Code for Sustainable Homes Level 4. This can be secured via condition 5. Drainage and flooding 24. The site is not within a flood zone and has no history of drainage problems. The site is shown on the Environment Agency flood Maps for surface water as being adjacent to and within an area classified as medium risk from surface water flooding. The proposed development would intensify the use of the land and diminish the size of the permeable areas on the site. The Drainage and Flood Risk Engineer has recommended condition 12 requiring details of a scheme for disposing surfacing water by means of a sustainable drainage system. Affordable Housing 25. The building footprint of the proposed dwelling would lie on Greenfield land. Policy CS12 of the Woking Core Strategy (2012) states that all new residential development on Greenfield land will be required to provide 50% of the dwellings as affordable housing. The Council s Housing Strategy and Enabling Officer has calculated the relevant off-site affordable housing contribution as 51,189. The applicant has agreed to this figure. Subject to this the proposal complies with Policy CS12 of the Woking Core Strategy Impact on the Thames Basin Heaths Special Protection Area 26. The SPAs in this area are internationally-important and designated for their interest as habitats for ground-nesting and other birds. Policy CS8 of the Woking Core Strategy (2012) requires new residential development beyond a 400m threshold, but within 5 kilometres, of the SPA boundary to make an appropriate contribution towards the provisions of Suitable Alternative Natural Greenspace (SANG) and the Strategic Access Management and Monitoring (SAMM). 27. The Suitable Alternative Natural Greenspace (SANG) and Landowner Payment elements of the SPA tariff are encompassed within the Community Infrastructure Levy (CIL) however the Strategic Access Management and Monitoring (SAMM) element of the SPA tariff is required to be addressed outside of CIL. The applicant has agreed to make a SAMM contribution of 842 in line with the Thames Basin Heaths Special Protection Area Avoidance Strategy as a result of the uplift of one threebedroom dwelling that would arise from the proposal. The applicant is preparing a S106 Legal Agreement to secure this financial contribution. 28. In view of the above, the Local Planning Authority is able to determine that the development would have no significant effect upon the SPA and therefore accords with Policy CS8 of the Woking Core Strategy 2012 and the Thames Basin Heaths Special Protection Area Avoidance Strategy Community Infrastructure Levy (CIL) 29. The proposal is CIL liable but would attract an exemption if the applicant claims a self build exemption. In the absence of a self-build exemption the CIL liability, based upon the chargeable residential floor area ( 125 per sq.m) would be 11,

8 CONCLUSION 30. It is considered that the principle of development is acceptable. The proposal will tie into the existing street and have an acceptable impact on the character and appearance of the area. On balance, there would be no detrimental impact on the amenity of neighbouring properties and uses. The only significant tree on the site will be protected (subject to condition 15) and the scheme incorporates adequate areas of planting and trees. There would be no detrimental impact on highway safety. Appropriate sustainability measures have been incorporated into the design. There are no drainage or flooding implications. The applicant has agreed to enter in a legal agreement to secure the necessary TBH SPA mitigation payment and Affordable Housing contribution. 31. The development is acceptable and complies with policies CS8, CS10, CS12, CS18, CS21, CS22 and CS25 of the Woking Core Strategy (2012), HSG22 of the Woking Borough Local Plan (1999), Supplementary Planning Documents Parking Standards (2006), Outlook, Amenity, Privacy and Daylight (2008) and Woking Design (2015), Supplementary Planning Guidance Plot Sub-Division Infilling and Backland Development (2000), the Thames Basin Heaths SPA Avoidance Strategy and the National Planning Policy Framework. BACKGROUND PAPERS 1. Site photos. 2. Consultation response from County Highway Authority 3. Consultation response from Housing Strategy and Enabling Officer 4. Consultation response from Drainage and Flood Risk Engineer 5. Consultation response from Arboricultural Officer PLANNING OBLIGATIONS Obligation 1. Provision of 842 SAMM contribution. 2. Provision of 51,189 commuted sum toward the provision of off-site affordable housing. Reason for Agreeing Obligation To accord with the Habitat Regulations, Policy CS8 of the Woking Core Strategy 2012 and the Thames Basin Heaths Special Protection Area Avoidance Strategy To accord with policy CS12 of the Woking Core Strategy 2012 and the National Planning Policy Framework RECOMMENDATION (i) GRANT subject to conditions and completion of a legal agreement to secure SAMM and affordable housing ii) In the event that, prior to the completion of the S.106 Legal Agreement, the Government s Court of Appeal challenge against the High Court s West Berkshire ruling is successful, the Affordable Housing obligation be deleted from the Legal Agreement. Conditions: 1. The development for which permission is hereby granted must be commenced not later than the expiration of three years beginning with the date of this permission. 8

9 To accord with the provisions of Section 91(1) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004). 2. The development hereby permitted shall be carried out in accordance with the approved plans listed in this notice Rev A dated June 2015 and received by the Local Planning Authority on 09/10/ Rev D dated June 2015 and received by the Local Planning Authority on 18/04/ Rev D dated June 2015 and received by the Local Planning Authority on 18/04/ Rev C dated June 2015 and received by the Local Planning Authority on 18/04/2016 For the avoidance of doubt and in the interests of proper planning Prior to the commencement of the development hereby approved samples of the materials to be used in the external elevations shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. In the interests of the visual amenities of the area No development shall take place until a landscaping scheme, including hard landscaping details, has been submitted to and approved in writing by the Local Planning Authority; such a scheme to include the planting of trees, hedges, shrubs, herbaceous plants and areas to be grassed and hard surfaced. The landscaping shall be carried out in the first planting season (November - March) after completion of the development unless otherwise agreed in writing by the Local Planning Authority and shall be maintained for a period of 5 years. Any trees or other plants which die during this period 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. In the interests of amenity and to preserve and enhance the character and appearance of the locality The development hereby permitted shall not commence until details have been submitted for the written approval of the Local Planning Authority demonstrating that the development will be constructed to achieve a water consumption standard of not more than 105 litres per person per day maximum indoor water consumption and not less than a 19% CO2 improvement over the 2013 Building Regulations TER 9

10 Baseline (Domestic). Such details as may be approved shall be installed prior to the first occupation of the development and maintained and operated in perpetuity, unless otherwise agreed in writing by the Local Planning Authority. 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 Notwithstanding the provisions of Article 3 and Schedule 2 Part 1 and Classes A, B, C, D, E and F of The Town and Country Planning (General Permitted Development) Order 1995 (or any order amending or re-enacting that Order with or without modification), no further extensions, additions to the dwelling or areas of hardstanding, or the provision of any additional building within its curtilage, shall be constructed without the prior written permission of the Local Planning Authority. To ensure a satisfactory form of development takes place and to protect the amenities of occupiers of adjoining properties. 7. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification) no windows, dormer windows or other openings shall be formed in the first floor of the east or west side elevations including the roof (other than those expressly authorised by the approved drawings) without the consent in writing of the Local Planning Authority. In the interests of the amenities of the occupiers of the adjoining residential properties. 8. No new development shall be occupied until space has been laid out within the site in accordance with the approved plans for cars to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. The parking/turning area shall be used and retained exclusively for its designated purpose. The condition above is required in order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with Policy MV2 of the Woking Borough Local Plan 1999 and the National Planning Policy Framework March In order that the development should not prejudice highway safety nor cause inconvenience to other highway users in accordance with Policy CS18 of the Woking Core Strategy The development hereby approved shall not be first occupied unless and until a pedestrian inter-visibility splay measuring 2m by 2m has been provided on each side of the access to the High Street, the depth measured from the back of the footway (or verge) and the widths outwards from the edges of the access. No obstruction to visibility between 0.6m and 2m in height above ground level shall be erected within the area of such splays. 10

11 In order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the Woking Core Strategy and the National Planning Policy Framework March 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 (e) provision of boundary hoarding behind any visibility zones (f) Measures to avoid HGV movements to/from the site during start and finishing times at the adjacent Knaphill School (to be applied during term time only) has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction period. In order that the development should not prejudice highway safety, nor cause inconvenience to other highway users, and to accord with the Woking Core Strategy and the National Planning Policy Framework March The first floor ensuite window in the north elevation and first floor bathroom window in the east elevation hereby permitted shall be glazed entirely with obscure glass and non-opening unless the parts of the window/s which can be opened are more than 1.7 metres above the floor of the room in which the window is installed. Once installed the window shall be permanently retained in that condition unless otherwise agreed in writing by the Local Planning Authority. To safeguard the amenities of the adjoining properties in accordance with Policy CS21 of the Woking Core Strategy Prior to the commencement of the development hereby permitted details of a scheme for disposing of surface water by means of a sustainable drainage system shall be submitted to and approved in writing by the Local Planning Authority. The drainage scheme should demonstrate the surface water run-off generated up to and including the 1 in 100 plus climate change critical storm will not exceed the run-off from the existing site following the corresponding rainfall event. The scheme shall be implemented in full in accordance with the approved details prior to completion or first occupation of the development whichever is the earlier and thereafter managed and maintained in accordance with the approved details. The submitted details shall: provide information about the design storm period and intensity, the method employed to delay and control the surface water discharged from the site through SuDS and the measures taken to prevent pollution of the receiving groundwater and/or surface waters; 11

12 Calculations demonstrating no on site flooding up to the 1 in 30 storm event and any flooding between the 1 in 30 and 1 in 100 plus climate change storm event will be safely stored on site ensuring no overland flow routes, and Detail drainage plans showing where surface water will be accommodated on site. To ensure that the development achieves a high standard of sustainability and to comply with NPPF and Policy CS9 and CS16 of the Woking Core Strategy 2012 and NPPF The development hereby permitted shall not commence until details of all screen and boundary walls, fences, hedges and any other means of enclosure (including private garden and any sub-station enclosures) have been submitted to and approved in writing by the Local Planning Authority. The means of enclosure will be implemented fully in accordance with the approved details prior to the occupation of any part of the development and thereafter maintained to the height and position as approved unless otherwise agreed in writing by the Local Planning Authority. Any hedges and planting which die or become seriously damaged or diseased within a period of 5 years from the completion of the development shall be replaced during the next planting season with specimens of the same size and species unless the Local Planning Authority gives written consent to any variation. To ensure that the proposed development does not adversely affect the amenities at present enjoyed by the occupiers of the adjoining and nearby properties, ensure adequate screening and privacy to Knaphill School and to preserve and enhance the character and appearance of the locality in accordance with Policy CS21 of the Woking Core Strategy The development hereby approved shall not commence until details of the proposed waste and recycling management arrangements have been submitted to and approved in writing by the Local Planning Authority. Such details as may be agreed shall be implemented prior to the first occupation of the dwelling hereby permitted and retained in perpetuity thereafter. In the interests of amenity and to ensure the appropriate provision of infrastructure in accordance with Policy CS16 of the Woking Core Strategy Prior to the commencement of any development related works on site (including demolition), tree protection details, to include the protection of hedges and shrubs, shall be submitted to and approved in writing by the Local Planning Authority. These shall adhere to the principles embodied in BS and shall include a Tree Survey, Arboricultural Impact Assessment and Arboricultural Method Statement. The details shall make provision for the convening of a pre-commencement meeting and Arboricultural supervision by a suitably qualified and experienced Arboricultural Consultant for works within the RPAs of retained trees. Full details shall be provided to indicate exactly how and when the retained trees will be protected during the site works. The development shall be carried out strictly in accordance with the agreed details. 12

13 Informatives To ensure retention and protection of trees on and adjacent to the site in the interests of the visual amenities of the locality and the appearance of the development 1. The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph of the National Planning Policy Framework You are advised that Council officers may undertake inspections without prior warning to check compliance with approved plans and to establish that all planning conditions are being complied with in full. Inspections may be undertaken both during and after construction. 3. The applicants attention is specifically drawn to the conditions above marked ++. These condition(s) require the submission of details, information, drawings, etc. to the Local Planning Authority PRIOR TO THE RELEVANT TRIGGER POINT. Failure to observe these requirements will result in a contravention of the terms of the permission and the Local Planning Authority may serve Breach of Condition Notices to secure compliance. You are advised that sufficient time needs to be given when submitting details in response to conditions, to allow the Authority to consider the details and discharge the condition. A period of between five and eight weeks should be allowed for. 4. The permission hereby granted shall not be construed as authority to carry out works on the highway or any works that may affect a drainage channel/culvert or water course. The applicant is advised that a licence must be obtained from the Highway Authority Local Highway Service Group before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. The applicant is also advised that Consent may be required under Section 23 of the Land Drainage Act Please see 5. The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that prior approval must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, or verge to form a vehicle crossover or to install dropped kerbs. Please see 6. 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). 7. The applicant is advised that, under the Control of Pollution Act 1974, site works which will be audible at the site boundaries are restricted to the following hours: Monday to Friday Saturday and not at all on Sundays and Bank/Public Holidays. 13

14 The applicant is advised that an application will need to be made under the Control of Pollution Act 1974 to Woking Borough Council's Environmental Health Team for consent for any proposed additional working hours outside of the normal working hours of to Monday-Friday and to on Saturdays. 14