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16/P/00106 | Proposed roadside service facility including a petrol filling station and ancillary shop facilities, car wash and parking and new access on land at Runfold Farm. | Land at Runfold Farm, Grange Road, Tongham, GU10 1QJ
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.
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.
Local and Non-Statutory Sites Policy NE3 Local and Non-Statutory Sites Planning permission will not be granted for proposals which are likely to materially harm the nature conservation interest, directly or indirectly, local or non-statutory sites, including Local Nature Reserves, Sites of Nature Conservation Importance (SNCI) and Regionally Important Geological / Geomorphological Sites (RIGS) as identified on the Proposals Map, unless clear justification is provided that the reasons for the development outweigh the value of the site in its local or regional context.
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.
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.
Neighbourhood Shops Policy S10 Neighbourhood Shops Outside the identified shopping centres but within the urban area or the settlement boundaries permission will be granted for small scale individual shops and shop extensions providing for the daily shopping needs of the local community, subject to other policies of the plan. The change of use of neighbourhood shops (Class A1) will only be permitted where the following criteria are met: 1 It can be demonstrated that the retention of the use has been explored without success; 2 The proposal will not prejudice the character and appearance of the immediate environment; 3 The proposal will not result in loss of amenity in terms of noise, smell, litter or traffic generation.

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