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Reference 21/P/01456
Alternative Reference PP-09984641
Application Received Wed 30 Jun 2021
Application Validated Thu 22 Jul 2021
Address Land at, Poyle Road, Tongham
Proposal Application for the erection of 38 no. dwellings, vehicular and pedestrian access car parking and cycle storage together with associated landscaping and servicing (description amended 02/11/2021).
Status Awaiting decision
Appeal Decision Not Available

Further Information

Application Type Full Application
Expected Decision Level Delegated
Case Officer Jo Trask
Parish Tongham
Ward Ash South & Tongham
Applicant Name Bewley Homes Plc c/o Agent
Agent Name Mr D Neame
Agent Company Name Neame Sutton Limited
Agent Address West Suite, Coles Yard Barn, North Lane, Clanfield
Environmental Assessment Requested No


Important Dates

Application Received Date Wed 30 Jun 2021
Application Validated Date Thu 22 Jul 2021
Expiry Date Sat 05 Mar 2022
Actual Committee Date Wed 02 Mar 2022
Latest Neighbour Consultation Date Thu 03 Mar 2022
Neighbour Consultation Expiry Date Thu 24 Mar 2022
Standard Consultation Date Not Available
Standard Consultation Expiry Date Thu 24 Mar 2022
Last Advertised In Press Date Fri 30 Jul 2021
Latest Advertisement Expiry Date Thu 24 Mar 2022
Last Site Notice Posted Date Fri 30 Jul 2021
Latest Site Notice Expiry Date Thu 24 Mar 2022
Internal Target Date Sat 05 Mar 2022
Agreed Expiry Date Sat 05 Mar 2022
Decision Made Date Not Available
Permission Expiry Date Not Available
Decision Printed Date Not Available
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.
Housing in Urban Areas Policy H4 Housing in Urban Areas Planning permission will be granted for residential development in the urban areas of Guildford and Ash and Tongham provided that the development: 1 Is in scale and character with the area; 2 Has no unacceptable effect on the amenities enjoyed by the occupants of buildings in terms of privacy and access to sunlight and daylight; 3 Has no unacceptable effect on the existing context and character of the adjacent buildings and immediate surroundings.
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.
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
Presumption in favour of sustainable development POLICY S1: Presumption in favour of sustainable development (1) When considering development proposals we will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. We will work proactively with applicants jointly to find solutions that mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. (2) Planning applications that accord with the policies in this Local Plan (and, where relevant, with policies in adopted neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. (3) Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision, then the Council will grant permission unless material considerations indicate otherwise, taking into account whether: a) The application of policies in that Framework that protect areas or assets of particular importance provides a clear reason for refusing the development proposed; or b) Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole.
Planning for the borough - our spatial development strategy POLICY S2: Planning for the borough - our spatial development strategy (1) The housing requirement for Guildford is 630 dwellings per annum over the plan period (2015 ? 2034). In addition to this and from 2019, an allowance of 42 dwellings per annum will be provided to contribute towards meeting unmet needs arising from Woking Borough Council. This contribution will be reviewed subsequent to Woking Borough Council reviewing their Local Plan in light of an updated objectively assessed housing need and any comprehensive Green Belt and other related studies. During the plan period (2015-34), provision has been made for at least 12,600 new homes. The contribution of all sources of housing supply are shown in Table S2a whilst their distributioned across the spatial locations is shown identified in Table S2b. (2) Provision has been made for at least 36,100 ? 43,700 sq m of office and research and development (B1a and b) floorspace (net); 3.7? 4.1 hectares of industrial (B1c, B2 and B8) land (gross); and 41,000 sq m of comparison retail floorspace (gross). (3) Provision has been made for 4 permanent pitches for Gypsies and Travellers and 4 permanent plots for Travelling Showpeople (as defined by Planning Policy for Traveller Sites) within Guildford borough between 2017 and 2034. Whilst the needs of Gypsies, Travellers and Travelling Showpeople who do not meet the planning definition fall outside this allocation, in order to meet their assessed needs the Council will seek to make provision for 41 permanent pitches for Gypsies and Travellers and 4 permanent plots for Travelling Showpeople who do not meet the definition. The Council will also seek to make provision for 8 permanent pitches to meet potential additional need of households of unknown planning status.
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.
Affordable homes POLICY H2: Affordable homes (1) As well as providing and managing affordable homes ourselves, the Council will work with registered providers, developers and landowners to increase the number of affordable homes in the borough to contribute to meeting identified needs. These will be provided on developments providing solely affordable housing either on public sector-owned land or developments by registered providers. (2) The Council will also seek affordable homes on sites providing 10 or morehomes (gross), or where dwellings would have a combined gross internal floorspace of more than 1,000 square metres. The Council will seek at least 40% of the homes on these sites as affordable homes. (3) In Designated Rural Areas, the threshold where we will seek an affordable housing contribution of at least 40% of the homes on these sites will be on sites providing more than 5 dwellings. For developments of between 6 and 10 dwellings inclusive (gross), or where dwellings have a combined gross internal floorspace of more than 1,000 square metres, a financial contribution in lieu of on-site provision of affordable housing will be sought which is of broadly equivalent value relative to on-site provision. (4) The tenure and number of bedrooms of the affordable homes provided on each qualifying site must contribute, to the Council?s satisfaction, towards meeting the mix of affordable housing needs identified in the Strategic Housing Market Assessment 2015, or subsequent affordable housing needs evidence. This currently includes a tenure split of at least 70% Affordable Rent, with the remainder being other forms of affordable housing. A minimum of 10% of the affordable homes provided on each site under this policy must be available for affordable home ownership, except where an exemption applies in the NPPF. Affordable Rent must be no more than the maximum level set out in our most recent housing guidance or strategy. (5) Affordable housing contributions may be provided off-site, or by payment in lieu where the Council agrees that on site provision and management would be impractical due to size and / or location of the development. Off-site provision or payment in lieu is expected to enable the same amount of additional affordable housing as would have been delivered on site. The agreed off-site provision must be completed before 50% of the market homes are occupied unless otherwise agreed by the Council. On developments in designated rural areas of between 6 and 10 dwellings inclusive (gross), or where dwellings have a combined gross internal floorspace of more than 1,000 square metres, the commuted payment in lieu of on-site affordable housing provision will be payable after completion of the units within the development. (6) If developers satisfactorily demonstrate that providing the amount of affordable housing required by this policy would not be economically viable, the Council will consider the following to assist with delivering a scheme: (a) varying the tenure mix of the affordable housing (for example, more intermediate housing and less rented housing), size, and/or type of homes to be provided; and/or (b) reducing the overall number of affordable homes. (7) Planning permission will not be granted for development that would result in the net loss of any affordable homes that have been built, that were secured by planning obligation or condition.
Flooding, flood risk and groundwater protection zones POLICY P4: Flooding, flood risk and groundwater protection zones (1) Flood zones in the borough of Guildford are defined based on definitions contained within national planning practice guidance and the Council?s Strategic Flood Risk Assessment (Level 1). (2) Development in areas at medium or high risk of flooding, as identified on the latest Environment Agency flood risk maps and the Council?s Strategic Flood Risk Assessment, including the ?developed? flood zone 3b (functional floodplain), will be permitted provided that: a) the vulnerability of the proposed use is appropriate for the level of flood risk on the site b) the proposal passes the sequential and exception test (where required) as outlined in the NPPF and Government guidance c) a site?specific flood risk assessment demonstrates that the development, including the access and egress, will be safe for its lifetime, taking into account climate change, without increasing flooding elsewhere, and where possible, will reduce flood risk overall d) the scheme incorporates flood protection, flood resilience and resistance measures appropriate to the character and biodiversity of the area and the specific requirements of the site e) when relevant, appropriate flood warning and evacuation plans are in place and approved and f) site drainage systems are appropriately designed, taking account of storm events and flood risk of up to 1 in 100 year chance with an appropriate allowance for climate change. (3) Development proposals in the ?developed? flood zone 3b will also only be approved where the footprint of the proposed building(s) is not greater than that of the existing building(s) and there will be no increase in development vulnerability. Proposals within these areas should facilitate greater floodwater storage. (4) With the exception of the provision of essential infrastructure, ?undeveloped? flood zone 3b will be safeguarded for flood management purposes. (5) All development proposals are required to demonstrate that land drainage will be adequate and that they will not result in an increase in surface water run-off. Proposals should have regard to appropriate mitigation measures identified in the Guildford Surface Water Management Plan or Ash Surface Water Study. Priority will be given to incorporating SuDs (Sustainable Drainage Systems) to manage surface water drainage, unless it can be demonstrated that they are not appropriate. Where SuDs are provided, arrangements must be put in place for their management and maintenance over their full lifetime. (6) Development within Groundwater Source Protection Zones and Principal Aquifers will only be permitted provided that it has no adverse impact on the quality of the groundwater resource and it does not put at risk the ability to maintain a public water supply.
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.
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).
Sustainable transport for new developments POLICY ID3: Sustainable transport for new developments New development will be required to contribute to the delivery of an integrated, accessible and safe transport system, maximising the use of the sustainable transport modes of walking, cycling and the use of public and community transport. New development will be required, in so far as its site?s size, characteristics and location allow, to maximise: the provision of high-quality, safe and direct walking and cycling routes within a permeable site layout, with priority over vehicular traffic, that facilitates and encourages short distance trips by walking and cycling the provision of secure, accessible and convenient cycle parking the improvement of existing cycle and walking routes to local facilities, services, bus stops and railway stations, to ensure their effectiveness and amenity the provision and improvement of public and community transport, and opportunities for people with disabilities to access all modes of transport. New development providing, contributing and/or close to the routes of the proposed Sustainable Movement Corridor in the Guildford urban area will have regard to the Sustainable Movement Corridor Supplementary Planning Document. In terms of vehicular parking for new developments: Off-street vehicle parking for new developments should be provided such that the level of any resulting parking on the public highway does not adversely impact road safety or the movement of other road users. Consideration will be given to setting maximum parking standards for Guildford town centre in the Parking Supplementary Planning Document. The provision and/or improvement of a car club by a new development will be supported if appropriate. New development will be required to provide and/or fund the provision of suitable access and transport infrastructure and services that are necessary to make it acceptable, including the mitigation of its otherwise adverse material impacts, within the context of the cumulative impacts of approved developments and site allocations. This mitigation: will maintain the safe operation and the performance of the Local Road Networks and the Strategic Road Network to the satisfaction of the relevant highway authorities, and will address otherwise adverse material impacts on communities and the environment including impacts on amenity and health, noise pollution and air pollution. Planning applications for new development will have regard to the Infrastructure Schedule at Appendix C which sets out the key infrastructure requirements on which the delivery of the Plan depends, or any updates in the latest Guildford borough Infrastructure Delivery Plan. Provision of suitable access and transport infrastructure and services will be achieved through direct improvements and/or schemes funded through Section 106 contributions and/or the Community Infrastructure Levy (CIL) which will address impacts in the wider area including across the borough boundary. New development that will generate significant amounts of movement will: at the planning application stage, be supported by a Transport Statement or Transport Assessment in accordance with the thresholds set out in the Local Planning Authority?s Local Validation List, and require a Travel Plan which will be proportionate to the size of the new development. (10) The provision of additional public off-street car parking in Guildford town centre will be supported when it facilitates the interception of trips that would otherwise drive through the Guildford gyratory.
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.

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