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Reference 16/P/00222
Alternative Reference PP-004652412v1
Application Received Mon 25 Jan 2016
Application Validated Fri 05 Feb 2016
Address Land at Manor Farm, The Street, Tongham, GU10 1DG
Proposal Hybrid application for a) Outline application for the development of up to 254 residential dwellings on 13.15 ha of the site including the creation of an access point from The Street, creation of a primary route through the site and an emergency access link from Grange Road, provision of open space including children's play areas, sustainable urban drainage systems and green links on the site. (Matters for approval: Access with all other matters reserved) and b) Full planning permission for the change of use from agricultural land to use as a Suitable Alternative Natural Greenspace (SANG) on 17.7ha of land to the east of Tongham Road to serve the proposal and the surrounding area, including access, pathways and associated landscaping.
Status Appeal decided
Decision Refuse
Decision Issued Date Mon 17 Oct 2016
Appeal Decision Appeal Allowed Subject To Conditions

Further Information

Application Type Hybrid Application
Decision Refuse
Actual Decision Level Planning Commitee
Expected Decision Level Delegated
Case Officer Paul Sherman
Parish Tongham
Ward Ash South & Tongham
Applicant Name Mr Mark Jackson
Agent Name Mr. Robert Steele MRTPI
Agent Company Name Savills
Agent Address 244 - 246 High Street, Guildford, Surrey, GU1 3JF
Agent Phone Number
Environmental Assessment Requested No


Important Dates

Application Received Date Mon 25 Jan 2016
Application Validated Date Fri 05 Feb 2016
Expiry Date Wed 30 Nov 2016
Actual Committee Date Wed 12 Oct 2016
Latest Neighbour Consultation Date Mon 11 Dec 2017
Neighbour Consultation Expiry Date Fri 11 Mar 2016
Standard Consultation Date Not Available
Standard Consultation Expiry Date Fri 11 Mar 2016
Last Advertised In Press Date Fri 19 Feb 2016
Latest Advertisement Expiry Date Fri 11 Mar 2016
Last Site Notice Posted Date Fri 19 Feb 2016
Latest Site Notice Expiry Date Fri 11 Mar 2016
Internal Target Date Wed 30 Nov 2016
Agreed Expiry Date Wed 30 Nov 2016
Decision Made Date Mon 17 Oct 2016
Decision Issued Date Mon 17 Oct 2016
Permission Expiry Date Not Available
Decision Printed Date Mon 17 Oct 2016
Environmental Impact Assessment Received Not Available
Temporary Permission Expiry Date Not Available


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.
Retention of Existing Housing Stock Policy H5 Retention of Existing Housing Stock Development involving a net loss of residential accommodation will not be permitted. Development involving the net loss of specialised types of housing accommodation (including hostels, elderly persons' housing, residential institutions and residential mobile homes) will not be permitted.
Affordable Housing Policy H11 Affordable Housing An element of affordable housing will be sought by negotiation with developers of all housing developments of 15 or more dwellings, or residential sites of 0.5Ha or more irrespective of the number of dwellings. In settlements in rural areas with a population of 3,000 or fewer a threshold of 10 or more dwellings, or residential sites of 0.4Ha or more irrespective of the number of dwellings, will be applied. At least 30% of the housing on the Bright Hill Car Park site should be affordable housing. At least 30% will also be sought on any unidentified sites in excess of the above thresholds which may come forward during the plan period. The final number of units to be provided may vary with regard to site suitability, the need for affordable housing, and any other material planning or marketing considerations. The Council will require secure arrangements to be made to ensure that the benefit of affordable housing will be enjoyed by successive as well as by initial occupiers of the property. The affordable housing provided should be dispersed in the scheme rather than concentrated in one place. Planning permission will not be granted for development which would result in the loss of any affordable housing which has been negotiated.
Countryside Beyond the Green Belt Policy RE4 Countryside Beyond the Green Belt Development in the Countryside Beyond the Green Belt will be resisted except for that related to: 1 Agriculture and forestry; 2 The reasonable expansion of existing employment uses to diversify the rural economy; 3 Outdoor sport and recreational uses; Uses of land which preserve the openness of the countryside, and the following criteria are met: 1 Built development is strictly limited to that essential for the use to operate; 2 Agriculture and forestry interests are protected; 3 New buildings or extensions are located and designed to minimise their impact on the environment, are satisfactorily screened, landscaped and are constructed of external materials appropriate to the rural setting; 4 The development as a whole will not be of a size and scale that would detract from the character of the rural landscape; 5 Affordable housing for local needs in accordance with Policy H12; 6 The re-use and adaptation of rural buildings in accordance with Polices RE9 and RE10.
Potential Special Protection Areas Policy NE1 Potential Special Protection Areas (pSPA) and Candidate Special Areas of Conservation (cSAC) Planning permission will not be granted for proposals which are likely to destroy or have an adverse effect directly or indirectly on the nature conservation value of potential Special Protection Areas (pSPA) and candidate Special Areas of Conservation (cSAC), as shown on the Proposals Map.
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.
Recreational Open Space in Large Resid. Policy R2 Recreational Open Space Provision in Relation to Large New Residential Developments New residential developments of 25 or more dwellings, or more than 0.4Ha (1 acre) will require new recreational open space according to the following standard: - 1.6Ha (4.0 acres) of formal playing field space per 1000 people; - 0.8Ha (2.0 acres) of children's play space per 1000 people; - 0.4Ha (1.0 acres) of amenity space per 1000 people. These standards are based on an occupancy rate of 2.5 persons per dwelling. No requirement or a reduced requirement may be made under this policy where the provision of an open space locally is, and will remain after the development adequate by these standards. Where the type of dwellings proposed does not generate a need for formal play space, such as sheltered accommodation for the elderly, the provision required will be for informal open space only.
Blackwater Valley Policy R11 Blackwater Valley The Blackwater Valley strategic gap as shown on the Proposals Map will be maintained in order to prevent the coalescence of the settlements in the valley. Development will only be permitted which: 1 Preserves the strategic open gap; 2 Promotes open air recreation as the prime land use activity or increases the amount of public open space; 3 Improves accessibility to the riverside, open spaces within the Blackwater Valley or countryside beyond; 4 Enhances the landscape and ecology of the area; and 5 Protects and enhances the ecology of the area. Built development will not be permitted unless it is ancillary to recreation, agriculture or forestry uses. Suitable redevelopment of an established use may be permitted provided there is no material intensification of the use.

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