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Summary

Reference 14/P/02109
Alternative Reference Not Available
Application Received Fri 17 Oct 2014
Application Validated Fri 21 Nov 2014
Address Howard Of Effingham School, Lower Road, Effingham, Leatherhead, KT24 5JR
Proposal Hybrid planning application for outline permission (only access to be considered) for the erection of a replacement secondary school for Howard of Effingham and up to 258 residential dwellings with means of access at Howard of Effingham School and Lodge Farm, Lower Road following demolition of all existing buildings; and full permission for the erection of 37 dwellings, with access, parking and landscaping works on land at Brown's Field, Brown's Lane, Effingham.
Status Appeal decided
Decision Refuse
Decision Issued Date Wed 09 Mar 2016
Appeal Decision Appeal Allowed Subject To Conditions

Further Information

Application Type Full Application
Decision Refuse
Actual Decision Level Planning Commitee
Expected Decision Level Delegated
Case Officer John Busher
Parish Effingham
Ward Effingham
Applicant Name Ms Olivia Forsyth
Agent Name Mrs Vicky Lochead
Agent Company Name Quod
Agent Address Ingeni Building, 17 Broadwick Street, London, W1F 0AX
Agent Phone Number
Environmental Assessment Requested Yes

Contacts

Important Dates

Application Received Date Fri 17 Oct 2014
Application Validated Date Fri 21 Nov 2014
Expiry Date Fri 18 Mar 2016
Actual Committee Date Wed 09 Mar 2016
Latest Neighbour Consultation Date Fri 28 Apr 2017
Neighbour Consultation Expiry Date Fri 16 Jan 2015
Standard Consultation Date Not Available
Standard Consultation Expiry Date Fri 16 Jan 2015
Last Advertised In Press Date Fri 28 Nov 2014
Latest Advertisement Expiry Date Fri 16 Jan 2015
Last Site Notice Posted Date Fri 28 Nov 2014
Latest Site Notice Expiry Date Fri 16 Jan 2015
Internal Target Date Fri 18 Mar 2016
Agreed Expiry Date Fri 18 Mar 2016
Decision Made Date Wed 09 Mar 2016
Decision Issued Date Wed 09 Mar 2016
Permission Expiry Date Not Available
Decision Printed Date Wed 09 Mar 2016
Environmental Impact Assessment Received Not Available
Temporary Permission Expiry Date Not Available

Constraints

Name Constraint Type
Thames Basin Heath Special Protection Area Not Available
Expansion of Schools Policy CF4 Expansion of Schools Planning permission will be granted for the expansion of schools providing: 1 Proposals are in compliance with Policy R5 Protection of Open Space; 2 The proposed development would not detract from the character and appearance of existing buildings and the surrounding area; 3 There is agreement to the introduction and implementation of a schools green travel plan where appropriate; 4 The highway access, parking, turning and any increased traffic movements can be accommodated satisfactorily.
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.
Green Travel Plans Policy G13 Green Travel Plans Planning applications for major travel generated developments will be expected to be accompanied by green travel plans. In respect of other proposals the council will also require applications to be supported by a green travel plan, aimed at delivering sustainable transport objectives. The circumstances in which these will be required are: All major developments comprising jobs, shopping, leisure and services. The thresholds for these are set out in appendix 1 (these thresholds reflect guidance contained in annex D of PPG13); Smaller developments comprising jobs, shopping, leisure and services which generate unsustainable travel in other locations; Proposals for new and expanded school facilities; and Where the green travel plan will help to address a particular local traffic problem associated with a planning application, which might otherwise have to be refused on local traffic grounds.
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.
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.
Dev Which Affects the Setting of a CA Policy HE10 Development Which Affects the Setting of a Conservation Area The Borough Council will not grant permission for development which would harm the setting of a conservation area, or views into or out of that area.
New Development in Conservation Areas Policy HE7 New Development in Conservation Areas New development should preserve or enhance the character or appearance of the conservation area and an applicant must demonstrate that consideration has been given to: 1 The retention of buildings, groups of buildings, existing street patterns, building lines and ground surfaces and the impact on significant open spaces; 2 The retention of architectural features such as walls and shop fronts and other features which contribute to the character of an area; 3 The impact of development on the townscape and roofscape of the conservation area; 4 The need to apply a consistently high standard of design and the use of good quality materials; 5 The need to ensure the protection of trees which contribute to the character and appearance of the conservation area; and, 6 The need or scope to remove unsightly and inappropriate features or details.
The Setting of Listed Buildings Policy HE4 New Development Which Affects the Setting of a Listed Building Planning permission will not be granted for development that adversely effects the setting of a listed building by virtue of design, proximity or impact on significant views.
Locally Listed Buildings Policy HE6 Locally Listed Buildings In considering applications for development affecting buildings included on the Local List the council will have regard to the effects of the development on the architectural or historic interest of the buildings and its setting.
Provision for Cyclists and Pedestrians Policy M6 Provision for Cyclists and Pedestrians The Proposals Map shows specific routes along which the council will undertake or promote measures to encourage cycling, including improvements in the safety and convenience of the routes, the designation of cycle lanes, signposting and the provision of cycle parking facilities. Major travel generating development, including residential developments, will be expected to make provision for cyclists and link with existing and planned routes. All new developments will be expected to make provision for cycle parking in accordance with the standards set out in Appendix 1. Major development will not be permitted where it interrupts established or proposed cycle routes. Permission will not be granted that would predjudice established or proposed pedestrian routes or pedestrian priority schemes.
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.
Sites of Special Scientific Interest Policy NE2 Sites of Special Scientific Interest Development which would harm Sites of Special Scientific Interest (SSSI) as identified on the Proposals Map will not be permitted unless the reasons for development clearly outweigh the intrinsic value of the site itself and the national policy to safeguard the nature conservation value of such sites.
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.
Dev. Affecting Trees, Hedges & Woodlands Policy NE5 Development Affecting Trees, Hedges and Woodlands Development will not be permitted if it would damage or destroy trees protected by a Tree Preservation Order or in a Conservation Area unless the removal would: 1 Be in the interests of good arboricultural practice; or 2 The need for the development outweighs the amenity value of the protected trees. If the removal of any trees is permitted as part of a development, a condition may require that an equivalent number (or more) of new locally native trees be planted either on or near the site.
Loss of Land and Facilities for Sport a Policy R1 Loss of Land and Facilities for Sport and Recreation. The Borough Council will resist the loss of land and buildings used for recreation purposes or with the potential for recreational use unless: 1 A suitable alternative is provided nearby; 2 There is an excess of recreation land and buildings in the area; and 3 Sports and recreation facilities can best be retained and enhanced through the redevelopment of a small part of the site.
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.
Extent of the Green Belt Policy RE1 Extent of the Green Belt There will be a Green Belt covering the entire Borough with the exception of Guildford Urban Area, Ash and Tongham and land to the south and east of Ash and Tongham, as shown on the Proposals Map.
Development Within the Green Belt Policy RE2 Development Within the Green Belt Within the Metropolitan Green Belt, as shown on the Proposals Map, new building will be deemed inappropriate unless it is for the following purposes: 1 Agriculture and forestry; 2 Essential facilities for outdoor sport and outdoor recreation, cemeteries and other uses of land which preserve the openness of the Green Belt and which do not conflict with the purposes of including land within it; 3 Limited extension, alteration or replacement of existing dwellings providing it is in accordance with Policies H6 and H9; 4 Infilling in villages to the extent specified in Policy RE3; 5 Affordable housing for local needs in accordance with Policy H12; 6 Re-use and adaptation of rural buildings in accordance with Policies RE9 and RE10.

Related Information

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There is 1 property associated with this application.