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Planning – Application Constraints

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19/P/00634 | Outline application for the demolition of two dwellings and alteration to access to allow for outline consent with all matters reserved (except for means of access from Ockham Road North not to include internal roads) for up to 110 dwellings and up to 99sqm of office floor space (Use Class B1a), open space, sustainable urban drainage system and associated landscaping, infrastructure and earthwork's at Lollesworth Fields, Ockham Road North, East Horsley (Description amended 04/07/2019). | Land rear of Chicane and Quintons, Ockham Road North, East Horsley, KT24 6PU
Name Constraint Type
General Standards of Development Policy G1 General Standards of Development Proposals will be permitted if they comply with the relevant Local Plan Policies and the following requirements are met: G1 (1) Parking Provision Parking is provided in accordance with the parking policy and parking standards of the plan set out in Chapter 7 and in Appendix 1. G1 (2) Transport Provision, Access, Highway Layout and Capacity Satisfactory access and highway layout is provided and the traffic generated by the development is compatible with the local road network. Appropriate provision has been made for pedestrian, cyclist and public transport facilities. G1 (3) Protection of amenities enjoyed by occupants of buildings The amenities enjoyed by occupants of buildings are protected from unneighbourly development in terms of privacy, access to sunlight and daylight, noise, vibration, pollution, dust and smell. G1 (4) Access for people with disabilities Development to which the public would reasonably have access makes provision for safe and convenient access by people with disabilities. G1 (5) Crime Prevention The design and layout of buildings and surrounding spaces provides for public safety and deters vandalism and crime. G1 (6) Flood Protection Areas of floodplain, identified on the Proposals Map, are safeguarded from development that would increase the risk to people or property from flooding. G1 (7) Land Drainage and Public Utility Infrastructure Adequate land drainage and public utility infrastructure is in place to meet the needs of the development. G1 (8) Light Pollution External lighting is designed to minimise glare and the spillage of light from the sight. G1 (9) Energy Conservation. The design and layout is energy efficient. G1 (10) Conservation of Water Resources. The design, layout and landscaping is efficient in the use of water. G1 (11) Development on or Close to Contaminated Land Where a proposed development is on or close to contaminated land the applicant demonstrates that the site is safe or can be made so through remedial measures. G1 (12) Safeguarding and Enhancement of the landscape and existing natural features Development is designed to safeguard and enhance the characteristic landscape of the locality and existing natural features on the site, such as, hedgerows, trees, watercourses and ponds which are worthy of protection. G1 (13) Mixed Use Where appropriate the development incorporates or maintains an existing mix of land uses and activities where: (a) The uses are mutually compatible; (b) There is no unacceptable disturbance through traffic, noise, pollution or other adverse effects.
Design Code Policy G5 Design Code Development proposals which do not comply with the following design requirements will not be permitted: G5 (1) Context for Design New development respects established street patterns, plot sizes, building lines, topography, established views, landmark buildings, roof treatment, aspect and relationship with other buildings. G5 (2) Scale, Proportion and Form New buildings respect the scale, height and proportions and materials of the surrounding environment. G5 (3) Space Around Buildings Existing spaces of value are respected and new spaces created through development should have an attractive and identifiable character. G5 (4) Street Level Design Buildings and spaces at pedestrian level provide visual interest and a sense of place and identity. G5 (5) Layout The built layout is easily understood by the user and creates areas of identifiable character. G5 (6) Important Public Views and Roofscape Important public views are protected and opportunities to create attractive new views and vistas are provided and encouraged. G5 (7) Materials and Architectural Detailing Materials are of a high standard and harmonise with surrounding buildings. Detailing on new buildings is durable and reinforces the identity and character of an area. G5 (8) Traffic, Parking and Design The visual impact of traffic and associated access and parking is minimised, especially in sensitive locations. G5 (9) Landscaping Design A high standard of landscaping, to include walls, enclosures and paving schemes, as well as trees and other planting is provided to ensure that new development integrates into the existing townscape and landscape. G5 (10) Open Spaces of Value Open spaces, whether public or private, which contribute to the character of an area, in terms of the views they create, the feeling of openness they allow, are protected.
Planning Benefits Policy G6 Planning Benefits Where necessary to the grant of planning permission and in order to meet a planning need arising from a proposed development the Borough Council will seek from developers the provision of suitable planning benefits.
Species Protection Policy NE4 Species Protection Planning permission will not be granted for any development that would be liable to cause any demonstrable harm to a species of animal or plant or its habitat, protected under British Law unless conditions are attached requiring the developer to take steps to secure their protection.
Thames Basin Heath Special Protection Area Not Available
Trees & Hedgerows Development proposals will be supported which comply with other policies in the development plan and ensure the retention of: a) mature trees of arboreal significance; and of b) established hedgerows. Development which results in the loss of mature trees of arboreal significance will be expected to undertake replacement planting in a landscaping plan to be approved by the planning authority, unless it can be clearly shown that this is not feasible. Arboreal significance shall be taken to refer to mature healthy trees and to include but not exclusively the following species: ash, beech, common lime, elm, hazel, hornbeam, maple, oak, sweet chestnut, sycamore, willow or yew. Developments on greenfield sites should include an appropriate landscaping plan to ensure the 'leafy' character of East Horsley is sustained and which should involve the planting of new treesand hedgerows of native species in gardens, communal areas or roadside verges where feasible. If mature trees or hedgerows of special significance are removed within 12 months prior to a planning application, the planning authority may require replacement planting to be undertaken by the developer to compensate for the loss of such trees or hedgerows, unless it can clearly be shown that this is not feasible.
Landscape Features Development proposals in East Horsley are expected to take into account their impact on local landscape features of visual merit or historic significance, including landscape features such as sunken chalk lanes, historic embankments, stone or brick boundary walls and established lakes or ponds. For the purposes of this policy such landscape features shall include, but are not limited to, the following: a) the chalk banks found in Chalk Lane; b) the historic embankments found in The Forest, Great Ridings Wood and Sheepleas; c) Pennymead Lane, The Pond, House Pond and Dick Focks' Pond; d) Stone or brick boundary walls or retaining walls built prior to 1920 and any of the bridges of the Lovelace Bridges Trail; e) Scheduled monuments identified in SCC's Surrey Historic Environment Record.
Biodiversity Wherever possible, developments should seek to enhance biodiversity, including through maintaining existing hedgerows or planting new hedgerows of native species to provide additional wildlife habitats. Developments which have a material adverse impact on existing biodiversity at or around the proposed site will generally not be supported unless the benefits from the proposed development significantly outweigh this impact.
Flooding Development proposals in East Horsley which will result in surface water draining into drainage gullies, ditches, culverts, pipes or other systems provided for surface water drainage that will run at some point downstream through an area subject to higher risk of flooding than found in Zone 1 of the Environment Agency's classification are required to demonstrate that the system is capable of accepting the anticipated extra load. Surface water generated is encouraged to be dealt with on site by means of Sustainable Drainage Systems ('SuDs'). Development proposals in such locations are required to ensure that existing drainage systems are not worsened, and ideally are improved, as a result of the proposed development. They must also ensure that no increase in surface water flooding will arise at the development site or the surrounding area as a consequence of the development.
Housing Mix Developments of 20 dwellings or more should provide a mix of smaller housing types with a maximum number of three bedrooms as a substantial majority of the total dwellings provided. Development proposals are encouraged to consider provision for first time buyers within any scheme.
Bungalows Developments on sites of more than 20 dwellings should ensure that at least 10% of all dwellings are built to increased mobility standards suitable for the less mobile elderly. Development of bungalows is encouraged as a popular local building type.
East Horsley Design Code (a) East Horsley Design Code: Houses & Bungalows Developments of houses or bungalows will be supported where: i) Designs are in keeping with the established character of East Horsley and with the style of properties surrounding the development; ii) Landscaping is consistent with the surroundings and context, whilst generally enhancing the "leafy" character of East Horsley; iii) Residential development should be no more than two storeys high, other than in exceptional circumstances; iv) Adequate refuse & recycling storage is provided with minimum visual impact; bins should be stored out of sight from the street; v) Boundary clearances on the side of detached or semi-detached dwellings should be sufficient to allow access for wheelchairs if access to the dwelling and curtiage is not available for wheelchairs from the house; vi) Sufficient off-street parking shall be provided for all dwellings, dependent upon the size and type of housing, in order to ensure there is no on-street parking at the development other than in exceptional circumstances; vii) Garages are normally positioned to the sides of dwellings, not in the front, in order not to clutter frontages (b) East Horsley Design Code: Apartments Developments of apartments will be supported where: i) Designs are in keeping with the established character of East Horsley and with the style of properties surrounding the development; ii) Adequate refuse & recycling storage are provided with minimum visual impact; bins should be stored out of sight from the street; iii) The roof height of the development is in keeping with its particular setting and is not overbearing on the general street scene. Development of apartment buildings of more than 12 metres high will not normally be supported; iv) Sufficient off-street parking shall be provided for all developments of apartments in order to ensure there is no on-street parking at the location by residents or their visitors other than in exceptional circumstances. (c) East Horsley Design Code: New Roads The recommended style for multi-home developments where new roads are being created is as follows: i) Include provision for footpath or cycleway linkages wherever possible (see also Policy EH-INF4, Footpaths & Cycleways, below); ii) If there is to be screening at the front of the house, use hedges or shrubs, not fences, walls or railings; Paving is encouraged to be permeable including soft landscaping where possible to encourage natural drainage and limit surface water flooding; iv) Provide communally-owned green areas and trees to enhance the overall landscaping of the new development in keeping with the existing wooded nature of the village.
Broadband All new developments must be designed to enable connection to high quality communications infrastructure including super-fast broadband.
Small-scale offices & workshops Developments of small-scale offices and workshops (Classes B1a, B1b and B1c) located within the applicable settlement area in East Horsley of up to a maximum of 350 square metres in total floor space will generally be supported provided the following conditions are satisfied: a) the development is in keeping with the existing character of the village; and b) the development is in keeping with the scale and character of the immediate surroundings; and c) there is no detrimental impact on the amenity of local residents.
Spatial development in East Horsley New development in East Horsley will be focused within the applicable settlement area. The current settlement area and the expanded settlement area as proposed in the emerging GBC local plan are both shown in Map EH2. Development proposals located within the applicable settlement area but outside of the proposed inset area, (as proposed in the emerging GBC local plan and shown in Map EH2), shall also be subject to applicable Green Belt policies. Development proposals located in the Green Belt outside of the applicable settlement area will be required to demonstrate how they conserve the rural landscape, with reference to the Guildford Landscape Character Assessment. Development proposals within the Surrey Hills AONB will be required to demonstrate how they will conserve the Surrey Hills AONB, with reference to the Surrey Hills Management Plan. Development proposals in close proximity to the Surrey Hills AONB will be required to demonstrate that they will not result in the loss of important public views to and from the Surrey Hills AONB.

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