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Planning – Application Constraints

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20/P/01148 | Proposed construction of 16 dwellings accessed via Hawthorn Close. | Land south of, Beech Lane, Normandy, GU3 2JH
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.
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
Place shaping POLICY D1: Place shaping (1) All new developments will be required to achieve high quality design that responds to distinctive local character (including landscape character) of the area in which it is set. Essential elements of place making include creating economically and socially successful new places with a clear identity that promote healthy living; they should be easy to navigate, provide natural security through layout and design with attractive, well enclosed, and overlooked streets, roads and spaces with clear thought given to the interrelationship of land use to external space. (2) All new development is expected to have regard to and perform positively against the recommendations set out in the latest Building for Life guidance and conform to the nationally described space standards as set out by the Ministry of Housing, Communities and Local Government (MHCLG). (3) New development shall be of a high quality and inclusive design, as per the Design Guide Supplementary Planning Document (SPD), and all new development will be required to address the following; Distinct local character. (4) All new development will be designed to reflect the distinct local character of the area and will respond and reinforce locally distinct patterns of development, including landscape setting. Proposals will take account of local design guidance contained within conservation area appraisals, DPD?s, neighbourhood plans and SPDs. (5) Given the size, function and proposed density of the strategic allocations it may not always be desirable to reflect locally distinct patterns of development. These sites must create their own identity to ensure cohesive and vibrant neighbourhoods.Safe, connected and efficient streets (6) All new development will be designed to ensure it connects appropriately to existing street patterns and creates safe and accessible spaces. Particular regard shall be given to maximise opportunities for pedestrian and cycle movement and the creation of a high quality public realm. Network of green spaces and public places (7) All new development will be designed to maximise the opportunity for and linkages between green spaces and public places, and include high quality landscaping that reflects the local distinctive character. Crime prevention and security measures (8) All new development will be designed to reduce opportunities for crime and antisocial behaviour. Access and inclusion (9) All new development will be designed to meet the needs of all users, this includes the setting of the building in the wider environment, the location of the building on the plot, the gradient of the plot, transport infrastructure and public realm. Efficient use of natural resources (10) All new development will be designed with regard to efficient use of natural resources including passive solar gain to maximise the use of the sun?s energy for heating and cooling. Infrastructure to create smart places (11) All new development will be designed in a manner that: (a) supports technological and digital advances, including the provision of sufficient ducting space for future digital connectivity infrastructure; (b) seeks to achieve high quality digital connectivity, enabling Fibre To The Premises (FTTP) where practical; (c) enables mobile connectivity within the development; (d) provides access to services from a range of providers. (12) Further innovation and provision for 5G, Wifi and other technologies will be encouraged. Masterplans for strategic sites (13) Developers will be required to produce Masterplans for Slyfield Area Regeneration Project (A24), Gosden Hill Farm (A25), Blackwell Farm (A26) and the former Wisley airfield (A35) and these will be subject to assessment by a Design Review Panel. The masterplanning process shall engage with the local community. (14) In order to ensure future cohesive and vibrant neighbourhoods, they must demonstrate how the development responds to the immediate context as well as; (a) Creates functional places (b) Supports mixed use tenures (c) Includes successful public spaces (d) Is a daptive and resilient (e) Has a distinctive character (f) Is attractive (g) Encourages ease of movement (h) Creates a sustainable environment in relation to access to services and facilities (15) Planning applications will be consistent with the Masterplans, which must be kept under review.Use of Design Review Panel (16) In addition to the strategic sites, the Council will expect other large schemes to be subject to assessment by a Design Review Panel. Villages (17) Proposals for new development within villages will have particular regard to; (a) The distinctive settlement pattern of the village and the important relationship between the built development and the surrounding landscape (b) Important views of the village from the surrounding landscape (c) Views within the village of local landmarks Ash & Tongham (18) In order to avoid piecemeal development and to protect and enhance the existing character of Ash & Tongham and Ash Green, proposals within the area will have particular regard to; (a) The relationship and connectivity with the existing urban area (b) The relationship and connectivity between allocated sites in different ownerships (c) The existing character of Ash & Tongham and Ash Green (d) The future urban edge and its relationship with the surrounding countryside at the allocated site?s boundaries
Climate Change, Sustainable design, construction and energy POLICY D2: Climate Change, Sustainable design, construction and energy Sustainable design and construction Proposals for development, including refurbishment, conversion and extensions to existing buildings should include information setting out how sustainable design and construction practice will be incorporated including (where applicable): the efficient use of mineral resources and the incorporation of a proportion of recycled and/or secondary aggregates waste minimisation and reusing material derived from excavation and demolition the use of landform, layout, building orientation, massing and landscaping to reduce energy consumption water efficiency that meets the highest national standard and measures that enable sustainable lifestyles for the occupants of the buildings When meeting these requirements, the energy and waste hierarchies should be followed except where it can be demonstrated that greater sustainability can be achieved by utilising measures further down the hierarchy. Major development should include a sustainability statement setting out how the matters in this policy have been addressed. Smaller developments should include information proportionate to the size of the development in the planning application. Climate Change Adaptation All developments should be fit for purpose and remain so into the future. Proposals for major development are required to set out in a sustainability statement how they have incorporated adaptations for a changing climate and changing weather patterns in order to avoid increased vulnerability andoffer high levels of resilience to the full range of expected impacts. Climate change mitigation, decentralised, renewable, low carbon and decentralised energy The development of low and zero carbon and decentralised energy, including (C)CHP* distribution networks, is strongly supported and encouraged. Where (C)CHP distribution networks already exist, new developments are required to connect to them or be connection-ready unless it can be clearly demonstrated that utilizing a different energy supply would be more sustainable or connection is not feasible. Proposals for development within Heat Priority Areas as shown on the Policies Map and all sufficiently large or intensive developments must demonstrate that (C)CHP has been given adequate consideration as the primary source of energy. All (C)CHP systems are required to be scaled and operated in order to maximise the potential for carbon reduction. New buildings must achieve a reasonable reduction in carbon emissions of at least 20 per cent below the relevant Target Emission Rate (TER) set out in the Building Regulations 2010 (as amended) (Part L). This should be achieved through the provision of appropriate renewable and low carbon energy technologies in the locality of the development and improvements to the energy performance of the building. Where it can clearly be shown that this is not possible, offsite offsetting measures in line with the energy hierarchy should be delivered. Retail units falling within Use Classes A1, A2, A3 and A4 in Guildford Town Centre are not subject to the carbon reduction requirement at paragraph (9). Planning applications must include adequate information to demonstrate and quantify how proposals comply with the energy requirements at paragraphs 5-10 of this policy. For major development, this should take the form of an energy statement. * (C)CHP refers to both combined cooling heating and power (CCHP) and combined heating and power (CHP).
Homes for all POLICY H1: Homes for all Housing mix and standards (1) New residential development is required to deliver a wide choice of homes to meet a range of accommodation needs as set out in the latest Strategic Housing Market Assessment. New development should provide a mix of housing tenures, types and sizes appropriate to the site size, characteristics and location. (2) Development that results in the net loss of existing housing, (C2 use class or C3 use class accommodation or traveller accommodation, will not be permitted. Significant reductions from the approximate housing numbers or reductions from the specific traveller accommodation provision and housing uses as set out in the site allocations will be resisted. (3) All new residential development must conform to the nationally described space standards as set out by the Ministry of Housing, Communities and Local Government (MHCLG). Accessible homes (4) On residential development sites of 25 homes or more, 10% of new homes will be required to meet Building Regulations M4 (2) category 2 standard (to be ?accessible and adaptable dwellings?), and 5% of new homes will be required to meet Building Regulations M4 (3)(b) category 3 (?wheelchair user dwellings?), or any subsequent legislation on making homes accessible and adaptable. Specialist accommodation (5) The provision of well-designed specialist forms of accommodation in appropriate sustainable locations is encouraged, taking into account local housing needs. Student accommodation (6) Purpose built student accommodation for full time higher education Guildford based students will be encouraged on campus locations where appropriate. About 60 per cent of full time Guildford based University of Surrey students are expected to be provided with accommodation on campus. Gypsy, Traveller and Travelling Showpeople pitches and plots (7) In addition to site allocations within this Local Plan, accommodation for Gypsy, Traveller or Travelling Showpeople (whether they meet the Planning Policy for Traveller Sites definition or not) should be provided on development sites of 500 homes or more whilst there remains an identified need in our borough. For 500 to 999 homes two pitches or plots should be provided, for 1,000 to 1,499 homes four pitches or plots, for 1,500 to 1,999 homes six pitches or plots and for 2,000 or more homes eight pitches or plots. Houses in multiple occupation (8) Proposals for houses in multiple occupation that require planning permission will be supported where the balance of housing types and character of the immediate locality would not be adversely affected and there is sufficient amenity space available. Self-build and custom housebuilding (9) Self-build and custom housebuilding will be supported if the proposed development has no adverse effect on the local character. On development sites of 100 homes or more 5% of the total homes shall be available for sale as self-build and custom housebuilding plots whilst there is an identified need. For phased development, selfbuild plots must be delivered and serviced at the earliest stage possible. Self-build and custom housebuilding plots are encouraged on smaller residential development sites. (10) Self-build plots made available must respond to the sizes identified on the register. Plots must be made available and priced and marketed appropriately as self-build or custom build plots for at least 18 months.
Rural exception homes POLICY H3: Rural exception homes (1) Small scale affordable housing developments in the Green Belt, which can include pitches for Gypsies and Travellers not meeting the Planning Policy for Traveller Sites definition of a gypsy or traveller16, will be permitted to meet identified local affordable housing needs provided that: a) the site adjoins or is closely related to, and in safe and reasonable walking distance of a rural settlement, and b) the number, size and tenure of homes would be appropriate to meet, or to contribute to meeting, the identified affordable housing needs of the local community , and c) the affordable homes are all secured in perpetuity. (2) The minimum number of market homes to make a rural exception scheme viable will be permitted where: (a) a developer demonstrates that the scheme would be unviable without the inclusion of market housing, and (b) it does not inflate the threshold land value17, and (c) it is suitably integrated into the rural exception development.
Infrastructure and delivery POLICY ID1: Infrastructure and delivery (1) Infrastructure necessary to support new development will be provided and available when first needed to serve the development?s occupants and users and/or to mitigate its otherwise adverse material impacts. To achieve this, the delivery of developmentmay need to be phased to reflect the delivery of infrastructure. (2) The delivery of necessary infrastructure will be secured by planning condition and/or planning obligation. (3) When determining planning applications, and attaching appropriate planning conditions and/or planning obligations, regard will be had to the delivery and timing of delivery of the key infrastructure, or otherwise alternative interventions which provide comparablemitigation. (4) If appropriate, the imposition of Grampian conditions should be considered as a means to secure the provision of infrastructure when it is needed. If the timely provision of infrastructure necessary to support new development cannot be secured in line withthis policy, planning permission will be refused. (5) The key infrastructure on which the delivery of the Plan depends is set out in the Infrastructure Schedule at Appendix C, or any updates in the latest Guildford borough Infrastructure Delivery Plan. The Local Plan also includes land allocated forinfrastructure. (6) Where an applicant advises that their development is unviable with the policy and infrastructure requirements, the Council will consider whether these costs were taken into account in the price paid for the site (or any agreement to purchase the site). Ifthese costs were taken into account, as is required by the Council, but there are higher costs associated with the site that were unknown at this time, then the Council will take this factor into account when considering the viability and acceptability of the proposal.
Green and blue infrastructure POLICY ID4: Green and blue infrastructureBiodiversity (1) The Council will maintain, conserve and enhance biodiversity and will seek opportunities for habitat restoration and creation, particularly within and adjacent to Biodiversity Opportunity Areas (BOAs). The Council will produce a Green and Blue Infrastructure Supplementary Planning Document (SPD) setting out how this approach will be implemented. (2) New development should aim to deliver gains in biodiversity where appropriate. Where proposals fall within or adjacent to a BOA, biodiversity measures should support that BOA?s objectives. The SPD will set out guidance on how this can be achieved. (3) The designated sites in the following hierarchy are shown on the Policies Map or as subsequently updated: (a) European sites: Special Protection Areas (SPA) and Special Areas of Conservation (SAC) (b) National sites: Sites of Special Scientific Interest (SSSI) (c) Local sites: Sites of Nature Conservation Importance (SNCI) and Local Nature Reserves. (4) Permission will not be granted for development proposals unless it can be demonstrated that doing so would not give rise to adverse effects on the integrity of European sites, whether alone or in combination with other development. Any development with a potential impact on SPA or SAC sites will be subject to a Habitats Regulations Assessment. (5) Permission will only be granted for development proposals within or adjacent to national sites where it can be demonstrated that doing so would not be harmful to the nature conservation interests of the site and its function as an ecological unit. (6) Permission will not be granted for proposals that are likely to materially harm the nature conservation interests of local sites unless clear justification is provided that the need for development clearly outweighs the impact on biodiversity. Where this test is met, every effort must be made to reduce the harm to the site through avoidance and mitigation measures. Blue infrastructure (7) The ecological, landscape and recreational value of watercourses will be protected and enhanced. Development proposals that are likely to have an adverse impact on the functions (including across their catchments) and setting of watercourses and their corridors will not be permitted. Proposals must demonstrate how they will support the achievement of Water Framework Directive objectives and have followed guidance from the Environment Agency on implementation of the River Basin Management Plan and flood risk management, and followed guidance in any local catchment management plans. In particular, developers should take any steps necessary to avoid any downstream adverse impact on water quality objectives that may arise from their proposed development. Open space (8) Open space (encompassing all open space within urban areas, land designated as Open Space on the Policies Map and all land and water that provides opportunities for recreation and sport as identified in the most recent Open Space, Sport and Recreation Assessment) will be protected from development in accordance with the NPPF.
Green Belt POLICY P2: Green Belt (1) The Metropolitan Green Belt, as designated on the Policies Map, will continue to be protected against inappropriate development in accordance with the NPPF. Inappropriate development will not be permitted unless very special circumstances can be demonstrated. Very special circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm is clearly outweighed by other considerations. (2) The construction of new buildings in the Green Belt will constitute inappropriate development, unless the buildings fall within the list of exceptions identified by the NPPF. For the purpose of this policy, the following definitions will apply to those exceptions: Extensions or alterations (a) The ?original building? shall mean either: i. the building as it existed on 1 July 1948; or ii. if no building existed on 1 July 1948, then the first building as it was originally built after this date Replacement buildings (b) A new building will only constitute a ?replacement? if it is sited on or in a position that substantially overlaps that of the original building, unless it can be clearly demonstrated that an alternative position would not increase the overall impact on the openness of the Green Belt. Limited infilling (c) ?limited infilling? shall mean: i. Limited infilling within the identified settlement boundaries, as designated on the Policies Map, of the following villages. Limited infilling may also be appropriate outside the identified settlement boundaries where it can be demonstrated that the site should be considered to be within the village. Albury, Compton, East Clandon, East Horsley and West Horsley (north), Gomshall, Holmbury St Mary, Peaslake, Pirbright, Puttenham, Ripley, Shere, West Clandon and Worplesdon. ii. Limited infilling may also be appropriate outside the inset settlement boundaries, as designated on the Policies Map, of the following villages where it can be demonstrated that the site should be considered to be within the village. Ash Green, Chilworth, East Horsley, Effingham, Fairlands, Flexford, Jacobs Well, Normandy, Peasmarsh, Ripley, Send, Send Marsh/ Burnt Common, Shalford, West Horsley and Wood Street Village. iii. Limited infilling may also be appropriate and in the following villages, where it can bedemonstrated that the site should be considered to be within the village: Artington, Eashing, Farley Green, Fox Corner, Hurtmore, Ockham, Seale, Shackleford, The Sands, Wanborough and Wisley. (3) Certain other forms of development are also considered not inappropriate in the Green Belt provided they preserve its openness and do not conflict with the purposes of including land within it, and these are listed in the NPPF.
Thames Basin Heaths Special Protection Area POLICY P5: Thames Basin Heaths Special Protection Area (1) Permission will only be granted for development proposals where it can be demonstrated that doing so would not give rise to adverse effects on the ecological integrity of the Thames Basin Heaths Special Protection Area (SPA), whether alone or in combination with other development. Where one or more adverse effects on the integrity of the SPA will arise, measures to avoid and mitigate these effects must be delivered and secured in perpetuity. These measures are unlikely to be acceptable unless agreed with Natural England in accordance with South East Plan policy NRM6. (2) The following principles apply: a) There is an ?exclusion zone? set at 400m linear distance from the SPA boundary. Permission will not be granted for development that results in a net increase in residential units within this zone. Proposals for other types of development within this zone must undertake Habitats Regulations Assessment to demonstrate that they will not harm the integrity of the SPA. b) There is a ?zone of influence? between 400m and 5km linear distance from the SPA boundary. Where net new residential development is proposed within the zone of influence, avoidance and mitigation measures must be delivered prior to occupation of new dwellings and in perpetuity. Measures must be based on a combination of 1) the provision, improvement and/or maintenance of Suitable Alternative Natural Greenspace (SANG) and 2) Strategic Access Management and Monitoring (SAMM). c) Residential development of over 50 net new dwellings that falls between five and seven kilometres from the SPA may be required to provide avoidance and mitigation measures. This will be assessed on a case-by-case basis and in consultation with Natural England. SANGs (3) The following principles apply to the provision of SANG: a) A minimum of 8 hectares of SANG land (after discounting to account for current access and capacity) should be provided per 1,000 new occupants. b) Developments must fall within the catchment of the SANG that provides avoidance, except developments of fewer than 10 net new residential units. c) The Council will collect developer contributions towards avoidance and mitigation measures, including SANG (unless bespoke SANG is provided) and SAMM. d) Developments may secure or provide bespoke SANG. Proposals for new SANGs are unlikely to be acceptable unless agreed by Natural England. Large developments may be required to provide bespoke SANG. (4) Where further evidence demonstrates that the integrity of the SPA can be protected using different distance thresholds or with alternative measures (including standards of SANG provision different to those set out in this policy), the Council will agree these in consultation with Natural England.

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