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QE Park Commercial Area - Village Square
including village green open space
Developer: Terrace Hill
Offices, Esporta Health & Fitness Club, Budgens Food Store, Academy Nursery
Planning Applications
2002
02/P/01632: Local centre comprising: Children's nursery, A1 foodstore, D2 Health & Fitness Centre, mixed use building (to now include the provision for the whole building to be used for the purpose of a doctors surgery within Use Class D1), B1 employment & associated car parking, together with alterations to access arrangements (including the deletion of the Bus only route) from outline planning permission 01/P/0881 dated 30/10/01. (Amended plans received 24/09/2002 08/10/2002, 28/10/2002 and 12/11/02). [Registered 26/07/2002] - Approved 29/11/02 (170 objections) - see below for GBC Planning Officer's Report, Planning Conditions and Informatives.
2003
03/P/01113: Budgens Store, Gwynne Vaughan Avenue. One illuminated fascia sign, one non illuminated deliveries sign and non-illuminated window graphics. [Registered 29/05/2003] - Refused 02/10/03.
03/P/01673: Commercial Area. Two single storey sub station enclosures. [Registered 11/08/2003]- Approved 22/09/03.
03/P/01831: Esporta Health and Fitness. Display of four internally illuminated signs. [Registered 05/09/2003] - Part Approved, Part Refused 27/10/03. Appeal dismissed 24/03/04.
03/P/02019: Town Square, Gwynne Vaughan Avenue, Display of non illuminated sign board. [Registered 30/09/2003] - Refused 20/11/03.
03/P/02492: Esporta Health and Fitness. Display of two internally illuminated logo signs on side and rear elevations. [Registered 05/12/2003] - Refused 23/01/04. Appeal dismissed 24/03/04.
03/P/02552: Budgens Store. Two externally illuminated fascia signs. One non-illuminated tray panel signs and non-illuminated window graphics. As amended by drawings received on 24/02/04.[Registered 15/12/2003] - Approved 12/04/04.
2004
04/P/00437: Changes to Office Blocks A, E & F at Commercial Cove. Three air handling enclosures adjacent to existing office development - Approved 10/05/2004.
04/P/00990: Community building of 390m2 (gross external) with eight parking spaces and adjacent hard court and locally equipped play area (Linden Homes and Laing Homes). [Registered 29/04/2004] - Withdrawn 28/01/05. The developers have replaced this 'village green' application with the 'town centre' application below.
04/P/01284: Esporta Health and Fitness Club. Display of four internally illuminated signs. - Part approved. Part refused 30/07/04.
04/P/01923: Budgens Store. Two internally illuminated totem signs, three non illuminated window graphics, seven non illuminated lollipop signs, one non illuminated free standing sign and non illuminated wall mounted and trolley sign. [Registered 27/08/2004]- Part approved. Part refused 13/10/04.
04/P/02035: Changes to Block C. Detached two storey office building and associated parking (revision to planning permission 02/P/1632). [Registered 16/09/2004] - Approved.
04/P/02036: Changes to Block B. Detached two storey office building and associated parking (revision to planning permission 02/P/1632).[Registered 16/09/2004] - Withdrawn.
04/P/02383: Unit 12, Parklands. Display of non illuminated wall mounted sign (as amended by plans received 22/11/04) - Approved 09/12/2004.
2005
05/P/00007: Changes to Block B. Detached two storey office building and associated parking (revision to planning permission 02/P/1632) [Registered 18/01/05] - Approved 02/03/05.
05/P/00192: Erection of four storey building comprising community facilities (411sqm) and six residential apartments. Land at Town Square, East of, Tylehost, Guildford, GU2 [Registered 27/01/05] - - Withdrawn December 2005.
05/P/00793: Esporta Health Club – Change the hours of operation to allow the Health and Fitness Club to open at 6.30am. [Registered 20/04/2005] Approved 06/06/2005.
05/P/01341: Unit 4 Saxton, Railton Road. Change of use of the premises from Use Class B1 to a dual use encompassing Use Class B1 and D1 of the Town and Country Planning (Use Class) Order 2005 (as amended). [Registered 05/07/2005] - 1 objection. Approved 23/08/2005.
05/P/02467: Erection of a part two and part four storey building comprising community facilities on ground floor and part of first floor, with office use on part of the first floor and all of the second and third floors. Land at Town Square, East of, Tylehost, Guildford, GU2 [Registered 19/12/05] - Application approved 04/Apr/06, but waiting for S106 to be agreed. See SCCP page)
Link to the Stoughton Community Centre Project (SCCP) page
Spreadsheet showing how commercial facilities changed prior to outline planning
GBC Planning Officers Report for Detailed
Application of Commercial Area
02/P/01632:
1.1. Queen Elizabeth Park is located on the
northern edge of Guildford within Stoughton. 1.2. The site is approximately 1.5km north of the A3 Guildford bypass
and to the east of the Worplesdon Road. 1.3. This application site which relates to the `commercial core' of
the development is located within the southern sector of the main
development site. The site has an area of 3 hectares. 1.4. The area is accessed both from Grange Road in the east and
Tylehost in the west. 1.5. This part of the site is relatively flat and incorporates some
important trees. 2.0 The Proposals 2.1 This application is a full application and proposes the following
mix of development: 2.2 In terms of the mix of uses within the commercial core, this
broadly follows the mix granted outline planning permission in 2001. 2.3 There have been some changes in floorspace, as shown on the above
table. 3.0 Planning History 3.1 The very early planning history of this site relates to its use
by the Ministry of Defence. 3.2 More recently in 2001, outline planning permission (01/P/0881)
was granted for the development of the Queen Elizabeth Park site for 525
dwellings; employment; nursing home; community facilities; retail;
Health and Fitness Centre; open spaces; and associated roads. 3.3 Subsequently there have been a number of reserved matters
applications approved for phases within the residential element of the
overall site. Construction is progressing on these phases. 3.4 There is an adopted development brief for the site which was
subject to comprehensive public consultation and sets out the planning
guidelines for the redevelopment of the site. This was adopted as
Supplementary Planning Guidance in July 1999. 4.0 Consultations 4.1 County Highway Authority:- No objection to the proposal
subject to a Section 106 Agreement to cover highway measures and
contributions and conditions and informatives (see Planning
Considerations). 4.2 Police Architectural Liaison Officer:- Expresses concern
over the open nature of the proposal. Suggests the use of CCTV or a
substantial perimeter fencing with one point of access/exit to deter the
undesirable. 4.3 Sport England:- Raises no objection and welcomes the
Health and Fitness Centre element of the proposed development # which is
consistent with its `Planning for new Places for Sport' policy
objective. They would like to see the objective of `equality of access'
to the new facilities taken on board. 4.4 Worplesdon Parish Council:- Raise concern about the road
junctions on these plans, and feel that traffic lights or roundabouts
should be considered. Also raise concern about the concept of shared
parking spaces between residents and other motorists. 4.5 STAG:- Raise a number of reservations about the proposal:- 4.6 184 letters of objection, including 143 standard
`round-robin' letters have been received from nearby residents. The
concerns raised are as follows:- Traffic Flow Health and Safety Bus Gate Amenities 5.0 Planning Considerations 5.1 There are a considerable number of development plan policies
which have relevance to the commercial/community core of the Queen
Elizabeth Park site. The principle of these policies are as follows :- 5.2 As a starting point to the consideration of this full application
is the Development Brief for the entire site, which was adopted as
Supplementary Planning Guidance in July 1999. This stated that the
Council requires a mixed-use development with centrally located
employment and community facilities to create a social and visual focus
to the development. 5.3 From this followed the overall outline permission (ref.
01/P/0881) for the redevelopment of the whole former barracks site,
which was granted in October 2001. Condition 31 of the outline
permission stated that the permission granted approval for not more than
the gross floor areas of the range of commercial and mixed-uses set out
in the applicants' submission. This condition was imposed to control the
development of the site. The floor areas approved at outline stage in
comparison with the range of uses and floor areas now proposed are set
out in full in `Proposals' section of this report. 5.4 In the context of the quantity and mix of uses approved last
year, compared with the detailed scheme now applied for, it is
considered that these proposals comprise an acceptable scheme with
modifications and worked up details. It should be noted that the overall
floor area total is materially reduced from 12,375 sq m to 9,596 sq m.
5.5 The total range of uses previously approved is carried through to
this full and recently amended application. It is proposed now that the
intended mixed-use building (which was to provide A1, A2 and A3 use on
the ground floor with the flexibility to allow B1 offices, D1 and D2
uses on the first floor) can be used in its entirety as a Doctors'
Surgery, with the provision of an additional floor area within the roof
void lit by roof lights. This greater flexibility of uses is supported.
It gives the ability to accommodate the surgery use on the site and this
is regarded as an important community facility which would benefit from
a move on to this site with new surgery floor space and related car
parking as a focal part of the core of this mixed-use scheme. Such sites
of opportunity are of course extremely rare and this concept is
generally supported by the Primary Care Trust. The use as surgery floor
space more closely accords with the original concepts of mixed-use and
community facilities as advocated by the Development Brief and as
carried through to the outline permission last year. 5.6 Whilst the size of the Nursery, and to a greater extent the
Health and Fitness Centre, have increased in floor areas over the
outline permitted sizes, this must be balanced against the material
reduction in size of the office floor space now proposed. This has
reduced from 7,280 sq m. to 4,550 sq m. The size of both the Nursery and
Health and Fitness Centre are regarded as being acceptable. 5.7 With regard to the proposed reduced employment floor space now
put forward, the applicants put forward with the application a report
from local commercial agents which concluded that anticipated demand for
office space on this site would be limited due to the general office
market, outstanding permissions elsewhere in the town and the fact that
the site itself does not benefit from any degree of visibility or
prominence. As a result, it is suggested that the offices may struggle
to attract tenants. This contention has been verified by an independent
commercial agent acting on behalf of the Council who broadly concurs and
states that there is no evidence to the contrary. Therefore in
employment policy terms it is accepted that the overall reduction in
employment floor space is reasonable. Whilst no inclusion of B1(c) floor
space has been put forward to offset the reduction in office floor
space, in overall policy terms it is regarded that this is very much a
secondary commercial location for the factors set out. In any event it
is considered that the amount of employment (office) floor space still
intended represents an acceptable element of employment provision on
this site in the overall context of a mixed-use core to the site at
large. 5.8 In terms of the design of the proposed buildings both the
Doctors' Surgery/Mixed-use building and the Food Store have been amended
to meet initial design concerns. The amended plans for these buildings
are now considered to be acceptable with the Doctors' Surgery/Mixed-use
building by now having a strong pitched-roof element. Whilst it is
proposed to clad this roof with reconstituted slates, it is considered
that further thought needs to be given to the appropriateness of this
material in the context of other nearby roof materials and this is
conditioned accordingly. In terms of the Food Store, there is a design
related requirement to see the piers more strongly expressed, possibly
with a projecting string band. It is therefore recommended that a
condition be imposed to require the submission of a further detailed
drawing to reflect this point of detail. 5.9 The town square area is now acceptable with the removal of
originally intended parking bays, which would have eroded the pedestrian
primacy of this focal point of the site. 5.10 In terms of traffic and movement the outline proposal intended
that there would be no direct car access to the community/commercial
core area from the A322, Johnson Walk and Tylehost, with such traffic
gaining access to this area via a relatively lengthy loop northwards
through the main new residential area. The community/commercial core was
to have been linked to Tylehost via a `Bus Only' access road. It is a
requirement of the S.278 Agreement attached to the outline permission
that there will be the provision of off-site landscaping and
environmental upgrading in Johnson Walk and Tylehost, and these works
are being designed by the County Council in conjunction with the
developers at present. 5.11 This full application now proposes that the bus only link be
deleted and that this length of road be open to general traffic. The
developers now in intend to contribute £700,000 towards enhancements to
the existing bus services 26 and 27 in accordance with the existing
commitments in the S.278 Agreement attached to the outline planning
permission, rather than to run a shuttle `Zip' mini bus, which was the
alternative. Routes 26 and 27 are to be diverted into the site from
Grange Road before returning to Grange Road. As such, there is no
present requirement to make provision for a bus gate adjacent to the
town square to allow buses to pass westwards to Tylehost, as previously
planned. This is acceptable to the County Highway Authority, subject to
a Section 106 commitment from the developers that makes available a sum
of £100,000 for a five-year period for the design, implementation and
future maintenance of a bus priority feature, in the event that it may
be necessary within that time period. 5.12 With regard to through (west-east) traffic movements, the
applicants` traffic consultants contend that the west to east routing of
traffic in a loop through the commercial/community core and then
northwards through the new residential areas and out onto Grange Road
(achieved by use of a no right-turn junction beside the town square)
will dissuade through traffic movements and meet local residents'
concerns over `rat-running' especially in Tylehost. 5.13 The County Highway Authority is aware of the level of local
concerns over movement issues and highway officers will be at the
meeting to explain their assessment and recommendation on these matters.
They make the following points in support of their recommendation to
approve the application :- BUS GATE It should be noted that the provision of the bus
gate, linking Tylehost to the commercial development and Grange
Road, is not considered by the CHA to be critical to the highway
layout. Indeed, although the CHA supported the inclusion of the bus
gate, we have not requested, at any time during the consultation
stage, that this facility is fundamental and should be implemented
to allow safe and efficient working of the highway layout nor on
principle for any policy or PPG13 reasons. The CHA is aware of the negotiations that are on going with the
bus service operator, Arriva, with regard to diverting bus routes 26
and 27 into the site. It is understood that the current position is
that these routes will divert into the site from Grange Road,
penetrate phases 3 and 4 of the development and then return back to
Grange Road to continue along the existing bus route. As there is
clearly no intention, at present, for a bus service to penetrate
through the site from Grange Road through to Tylehost, via the
proposed bus gate, it is considered unreasonable for the CHA to
demand the implementation of such a feature, which will not become
functional within the foreseeable future. However, as the CHA would
support a bus gate, should the operators wish to divert routes in
the future, it is considered that an appropriate financial
contribution should be secured, via a legal agreement, so that the
CHA may implement and maintain such a feature at the developers'
expense, should this be required within 5 years following the grant
of any planning permission. BANNED RIGHT TURN It is considered that a highway/traffic
engineering solution is feasible at this junction and, subject to a
Traffic Regulation Order, would allow for the safe operation of this
junction while preventing a convenient `rat-run' from Tylehost to
Grange Road. As you are aware, the CHA has requested a planning
condition be imposed which requires details of this junction to be
submitted and approved. I am satisfied that this is appropriate in
this instance. The CHA also comment on the parking provision proposed for the
Health and Fitness centre. The application originally proposed 145
spaces, which the CHA regarded should be substantially reduced. The
applicants have gone some way to meet this requirement and now
propose 120 spaces. The CHA consider that this figure (120) complies
with the PPG 13 maximum standards and that parking for the
commercial development (in totality) provides less spaces than the
County standard and PPG 13. As such, the CHA see no reason to
recommend refusal on parking provision grounds and conclude that 120
spaces are acceptable for this element of the scheme. 5.14 In the light of this advice from the Highway Authority, it is
considered that no objection can be made to the application on traffic
movement and amenity grounds. Whilst the level of traffic movements in
Tylehost in particular will to an extent increase, given the constraints
proposed in this application, as described, to deter `rat-running' and
the provision of environmental improvements in both Tylehost and Johnson
Walk (required under the terms of the existing Highways S.278 Agreement
), it is felt that the proposed access arrangements will not
detrimentally affect the amenities of residents in Tylehost and Johnson
Walk. 5.15 The proposed Community building included within the outline
permission lies outside of the red line of the present application site.
Under the terms of the existing S.106 Obligation, which is attached to
the overall outline permission, the developers are required to provide
150 sq m. of community meeting accommodation floor space as part of the
overall development. The applicants have now indicated that in
consideration of this current full application they will build a
two-storey community building of approximately 390 sq m. to a basic
fit-out standard including cooker and showers but excluding lift,
lockers and sprung floor. The applicants intend to retain the freehold
and to maintain the exterior of the building whilst the
community/operators would maintain the interior. The applicants will
offer the building on a peppercorn rent. Detailed plans of such a
building have not been prepared to date. This building would be located
approximately where shown on the illustrative layout which accompanied
the outline permission on the opposite side of the road and to the north
of the nursery building. It is considered that this enhanced community
provision on Queen Elizabeth Park is to be welcomed and, although not
forming part of this current application, the provision of this facility
can be ensured through the new Section 106 Obligation that is required
to be linked to this current proposal. It will also be necessary for a
further planning application to be made to approve the details of the
community building in due course and this too may require a further
Section 106 Obligation. 6.0 Conclusion 6.1 This full application broadly follows the aims of the adopted
Development Brief and the present outline permission for the overall
redevelopment of this important urban site. In terms of mix and content
of the uses these now follow the outline permission. The overall floor
area is lower than the outline total, whilst the range of uses will
produce an acceptable mix of community and commercial uses. The
potential re-introduction of the Doctors' Surgery use is particularly
positive in this respect. Furthermore, the applicants' commitment to a
significantly larger community building (although not specifically
within this application site) will reinforce the community element and
use of this central core area overall. 6.2 Whilst access and circulation arrangements do differ from the
outline permission (as described in detail earlier in this report),
taking into account the clear advice of the County Highway Authority, it
is not regarded that these proposals will adversely affect the amenities
of local residents, especially in Tylehost and Johnson Walk. Regard
should be given to the fact that Johnson Walk was already planned to
provide a principal point of access to and from the Worplesdon Road
(A322) to Queen Elizabeth Park and that additional traffic is in
practice going to be limited to Tylehost. However, for the reasons
already referred to, it is not considered that this change will be so
material as to justify refusal on traffic/amenity grounds. 7.0 Recommendation APPROVE subject to the prior completion of either a new Section 106
Obligation or a variation of the existing Section 106 Obligation to
secure:
1.0 Application Site
Usage
01/P/0881
02/P/1632
A1-A3
960m2
1124m2
B1
7280m2
4550m2
Surgery/Mixed-use
1720m2
627m2
Health and
Fitness
1858m2
2650m2
Nursery
557m2
645m2
TOTAL
12,375m2
9,596m2
GBC Planning Conditions for
02/P/01632:
1.
The development hereby permitted shall be begun before the expiration of
five years from the date of this permission. Reason: In pursuance
of Section 91(1) of the Town and Country Planning Act 1990.
2. Before the building operations hereby permitted are commenced,
samples and details of the proposed external materials shall be
submitted to and approved in writing by the Local Planning Authority and
no external materials shall be used other than those approved. Reason:
To ensure that the external appearance of the building is satisfactory.
3. The development shall not commence until details of all boundary
treatment has been submitted to and approved in writing by the Local
Planning Authority. The approved scheme shall be implemented prior to
the first occupation of the development or phased as agreed in writing
by the Local Planning Authority. The approved scheme shall be maintained
in perpetuity. Reason: To safeguard the visual amenities of
neighbouring properties and the locality.
4. No external lighting shall be installed on the site or affixed to any
buildings on the site unless the Local Planning Authority has first
approved in writing details of the position, height, design and
intensity. Reason: In the interests of visual amenity.
5. Works related to the construction of the development hereby
permitted, including works of demolition or preparation prior to
building operations, shall not take place other than between the hours
of 8 am and 7 pm Monday to Friday and 8 am to 1.30 pm Saturdays and at
no time on Sundays or Bank or National Holidays. Reason: To
protect the neighbours from noise and disturbance outside the permitted
hours during the construction period.
6. No materials, containers or equipment shall be stored on the site
outside buildings except for waste materials contained within suitable
and sufficient waste containers for removal. Reason: In the
interests of visual amenity.
7. No development shall take place until there has been submitted to and
approved by the Local Planning Authority a scheme of landscaping, which
shall include indications of all existing trees and hedgerows on the
land, and details of any to be retained, together with measures for
their protection in the course of development; the approved landscaping
scheme (with the exception of planting, seeding and turfing) shall be
implemented prior to the occupation of any of the building(s) hereby
approved and retained. Reason: In the interests of visual
amenity.
8. All planting, seeding or turfing comprised in the approved details of
landscaping shall be carried out in the first planting and seeding
seasons following the occupation of the buildings or the completion of
the development, whichever is the sooner; and any trees or plants which
within a period of 5 years from the completion of the landscaping die,
are removed or become seriously damaged or diseased shall be replaced in
the next planting season with others of similar size and species.
Reason: In the interests of visual amenity.
9. No trees, hedgerows or shrubs within the curtilage of the site,
except those shown on the approved plan(s) or otherwise clearly
indicated in the approved details as being removed, shall be felled
lopped or pruned, nor shall any roots be removed or pruned without the
prior consent of the Local Planning Authority during development and for
a period of five years after completion of the development hereby
approved. The branch structure and trunks of the trees to be retained
and their root systems shall be protected from any damage during site
works. Any trees, hedgerows or shrubs removed or which die or become
dangerous, damaged or diseased before the end of a period of five years
after completion of the development hereby approved shall be replaced
with new trees, hedging or shrub species (of such size species and in
such number and position as maybe agreed in writing), before the end of
the first available planting season (1 November to 31 March) following
their loss or removal. Reason: The existing
trees/hedgerows/shrubs represent an important public visual amenity in
the area.
10. Development shall not commence until all works required to implement
the necessary Traffic Regulation Order, for the banned right turn
junction (by the TA Centre), have been fully undertaken to the
satisfaction of the Local Planning Authority. Reason: In order
that the Development should not prejudice highway safety nor cause
inconvenience to other Highway users.
11. No development shall be occupied until the new access roads
including the junction with Grange Road, have been constructed in
accordance with the approved plans. The visibility zones included in the
design shall be part of the new road and shall not be included in any
plot or other sub-division of the site. Reason: In order that the
Development should not prejudice highway safety nor cause inconvenience
to other Highway users.
12. No part of the development shall be occupied until the proposed
internal road layout, traffic calming features, pedestrian and cycle
crossing, banned right turn junction, and vehicular accesses have been
constructed and provided with visibility zones in accordance with a
scheme to be submitted to and approved in writing by the Local Planning
Authority, all to be permanently maintained to a specification to be
agreed in writing with the Local Planning Authority and the visibility
zones shall be kept permanently clear of any obstruction. Reason:
In order that the Development should not prejudice highway safety nor
cause inconvenience to other Highway users.
13. No part of the development shall be occupied until the proposed
traffic calming features in Tylehost, broadly as outlined as per
Whitelaw Turkington drawing number 589.SK.05 Rev D, have been designed
and constructed to the satisfaction of the Local Planning Authority.
REASON: In order that the Development should not prejudice highway
safety nor cause inconvenience to other Highway users.
14. The development hereby permitted shall not be implemented until the
surface water drainage of the site has been designed so as to prevent
the discharge of water onto the public highway. Reason: In order that
the Development should not prejudice highway safety nor cause
inconvenience to other Highway users.
15. No new development shall be occupied until space has been laid out
within the site in accordance with drawing No. 101 Revision H for cars
to be parked in accordance with the following schedule : Car Parking
Spaces Offices 112 Foodstore 48 Health and Fitness Centre 120 Mixed Use
Building 24 The parking areas shall be used and retained exclusively for
its designated use. Reason: In order that the Development should
not prejudice highway safety nor cause inconvenience to other Highway
users.
16. No part of the development shall be occupied until details of the
management and use of the existing / proposed parking have been
submitted to and agreed in writing with the Local Planning Authority,
this will include: (a) A hierarchy for priority of use (e.g. disabled,
parents and toddlers, visitors, high occupancy vehicles) These details
shall be submitted for inclusion in a Section 106 Agreement and/or
Travel Plan and only the approved details shall be implemented.
Reason: In order that the development should not prejudice highway
safety nor cause inconvenience to other highway users.
17. No development shall take place until a Method of Construction
Statement, to include details of: (a) parking for vehicles of site
personnel, operatives and visitors (b) loading and unloading of plant
and materials (c) storage of plant and materials (d) programme of works
(including measures for traffic management) has been submitted to and
approved in writing by the Local Planning Authority. Only the approved
details shall be implemented during the construction period. Reason:
This condition is required in recognition of Planning Policy Guidance
Note 13 # Transport.
18. Before any of the operations which involve the movement of materials
in bulk to or from the site are commenced, facilities shall be provided
as must be agreed with the Local Planning Authority, in order that the
operator can make all reasonable efforts to keep the public highway
clean and prevent the creation of a dangerous surface on the public
highway. The agreed measures shall thereafter be retained and used
whenever the said operations are carried out.
Reason:
In order that the Development should not prejudice highway safety nor
cause inconvenience to other Highway users.
19. No new development shall be occupied until space has been laid out
within the site in accordance with a scheme to be submitted to and
approved in writing by the Local Planning Authority to provide: (a)Secure
cycle parking, changing facilities, safe pedestrian & cycle routes (b)Facilities
for public transport i.e.: bus stops, bus shelters, lay-bys, real time
information (c)Information for staff and visitors regarding public
transport, walking and cycling and shall thereafter be permanently
maintained. Reason: This condition is required in recognition of
Planning Policy Guidance Note 13 # Transport.
20. All site construction, access and egress will be from Grange Road
only. Reason: In line with the established pattern of
construction traffic currently in operation.
21. Before the first and each subsequent occupation of the premises, the
subject of the application, a Travel Plan, in accordance with the aims
and objectives of PPG13 (March 2001) and the Government White Paper
(July 1998), shall be submitted to and approved in writing by the Local
Planning Authority. This shall be implemented in accordance with the
details to be submitted and thereafter retained and/or developed to the
satisfaction of the Local Planning Authority. Reason: This
condition is required in recognition of Planning Policy Guidance Note 13
# Transport.
22. No processes shall be carried on or machinery installed or used
which are not such as could be carried on, installed or used in any
residential area without detriment to the amenity of that area by reason
of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit.
Reason: To safeguard the adjoining premises and the area generally
from noise and disturbance.
23. All fumes shall be extracted by a flue details of which shall be
submitted to and approved in writing by the Local Planning Authority.
This flue shall be installed prior to the use commencing and shall
thereafter by retained and maintained for the duration of the use.
Reason: To protect adjoining premises and the area generally from
noise and disturbance.
24. All fumes from the cooking processes shall be extracted via a flue,
details of which shall be submitted to and approved in writing by the
Local Planning Authority. This flue shall be installed prior to the use
commencing and thereafter be retained, and maintained, for the duration
of the use. Reason: To protect adjoining premises and the area
generally from noise and disturbance.
25. All ventilation of smoke, steam and cooking fumes to the atmosphere
shall at all times be filtered to avoid nuisance from odours, grease or
smoke to persons in neighbouring or nearby properties. Details of the
nature and location of such ventilation and filtration equipment shall
be submitted to and agreed in writing by the Local Planning Authority
before installation and such equipment shall be installed before the use
hereby approved commences and shall thereafter be maintained. Reason:
To protect neighbouring properties and the area generally from odours.
26. The construction of the site drainage system shall be carried out in
complete accordance with a scheme and method statement submitted to and
approved in writing by the Local Planning Authority prior to the
commencement of development. Reason: To prevent pollution of the water
environment.
27. Surface water source control measures shall be carried out in
complete accordance with a scheme and method statement, which shall have
been submitted to and approved in writing by the Local Planning
Authority before development commences. Reason: To prevent the
increased risk of flooding and to improve water quality.
28. Prior to the commencement of development details of the slab levels
of the proposed buildings shall be submitted to and approved in writing
by the Local Planning Authority. The constructed development shall not
vary from the approved levels. Reason: In order to ensure a
satisfactory form of development.
29. No development works shall be commenced until an arboricultural
method statement including tree protection during construction has been
submitted to and agreed in writing within the Local Planning Authority.
The protection works will be in place prior to the commencement of
development and during the duration of the construction. Reason:
To ensure that the present tree cover is properly managed and maintained
to an agreed overall strategy.
30. No site huts or compounds shall be placed upon the site without the
prior written approval of the Local Planning Authority as to their
precise locations only the approved locations may be used. Reason:
In the interests of residential amenities.
31. Details of bin stores shall be submitted to and approved in writing
by the Local Planning Authority before the commencement of development.
The approved details shall be implemented prior to the first occupation
of the units hereby approved. Reason: In the interest of visual
amenity.
32. Notwithstanding the proposed roof materials shown on the submitted
drawings for the Doctors' Surgery building hereby approved, this
approval does not give permission for this intended roof material. Prior
to commencement of development, samples of roof materials shall be
submitted to and approved in writing by the Local Planning Authority.
Only the approved details will be implemented. Reason: In the
interest of visual amenity.
33. Before the development hereby permitted is commenced, details of the
proposed demarcation of the car parking area to the Health and Fitness
Centre shall be submitted to and approved in writing by the Local
Planning Authority. Reason: To ensure that the approved number of
car parking spaces is not exceeded on the site.
34. Notwithstanding the details submitted of the front elevation of the
Food Store hereby approved, additional large-scale drawings showing the
brickwork detailing, recessed windows, piers more strongly expressed,
and a projecting string band above windows, shall be submitted to and
approved in writing by the Local Planning Authority. Reason: To
achieve a satisfactory appearance to the building.
35. Detailed drawings of the proposed treatment including surfacing
materials and street furniture to the Town Square area shall be
submitted to and approved in writing by the Local Planning Authority.
Only the approved details shall be implemented prior to the first
occupation of the units hereby approved. Reason: To ensure that a
satisfactory public amenity is achieved.
36. This permission grants Planning Approval for not more than the gross
floor areas of the range of commercial and community uses set out on
page 1 of the applicants' supporting statement (received 26/07/02) as
amended by plans received 12/11/02. Reason: To accord with the
terms of the application and to control the development of this site.
37. The hours of operation of units within the commercial core
application hereby approved are as follows:- Health and Fitness Centre -
7.00 am - 11.00 pm seven days a week Childrens' Nursery 7.00 am - 7.00
pm seven days a week A1 Retail Unit 7.00 am - 10.00 pm Mondays to
Saturdays and 10.00 am - 6.00 pm Sundays. Reason: To ensure that
the residential amenities of nearby properties are protected.
GBC Planning 'Informatives' for
02/P/01632:
1.
The applicant is reminded of the need for the development to comply with
the requirements of the Food Safety Act 1990 and is advised to consult
with the Chief Environmental Health Officer, Guildford Borough Council.
2. The applicant is reminded of the need for the development to comply
with the requirements of the Health and Safety at Work Etc Act 1974 and
is advised to consult with the Chief Environmental Health Officer,
Guildford Borough Council.
3. Detailed plans of the internal layout and equipment to be provided at
the premises should be forwarded to the Chief Environmental Health
Officer to ensure that proposals meet with the requirements of the Food
Safety Act 1990 and the Health and Safety at Work Etc Act 1974.
4. The applicant is reminded of the need for the food business to
register with the Local Authority 28 days prior to opening and is
advised to consult with the Chief Environmental Health Officer,
Guildford Borough Council.
5. The applicant is advised to submit an application to the Chief
Environmental Health Officer for the prior consent of construction and
engineering works (relating to the control of noise and vibration only)
under the provisions of Section 61 of the Control of Pollution Act 1974.
6. Details, including the acoustic performance of all external fixed
plant, machinery and ventilation systems or ducts to be installed on any
commercial building within its curtilage, shall first be submitted to
and approved in writing by the Local Planning authority. All external
fixed plant, machinery and ventilation systems or ducts shall be
operated and maintained so that at all time s the level of noise emitted
from the site does not exceed the background noise levels by 5dB(a)
measure at the boundaries of the curtilage to the nearest noise
sensitive property.
7. Adequate control precautions should be taken to control dust on the
site, so as to prevent a nuisance to inhabitants in the locality. This
may involve the use of dust screens and wetting of the site so as to
inhibit dust.
8. Due to the proximity of residential accommodation, there shall be no
burning of waste materials on site and only silenced piling equipment
shall be used to minimise noise disturbance.
9. Adequate odour control precautions should be provided in order to
control possible odour from the premises. Suitable odour control
equipment should be fitted to the ventilation extraction units so as to
prevent a nuisance to inhabitants in the locality. Details of all
equipment and a scheme for odour reduction to be submitted in writing to
the Planning Authority for approval. Charcoal filters should be included
and the flue discharge 1 metre above eaves level.
10. Design standards for the layout and construction of access roads and
junctions, including the provision of visibility zones, shall be in
accordance with the requirements of the County Highway Authority.
11. The Highway Authority has no objection to the proposed development,
subject to the above conditions but, if it is the applicant's intention
to offer any of the roadworks included in the application for adoption
as maintainable highways, permission under the Town and Country Planning
Act should not be construed as approval to the highway engineering
details necessary for inclusion in an Agreement under Section 38 of the
Highways Act 1980.
12. Details of the highway requirements necessary for inclusion in any
application seeking approval of reserved matters may be obtained from
the Transportation Development Control Division of Surrey County
Council.
14. The permission hereby granted shall not be construed as authority to
carry out works on the highway. The applicant is advised that a licence
must be obtained from the Highway Authority before any works are carried
out on any footway, footpath, carriageway, verge or other land forming
part of the highway.
15. The developer is reminded that it is an offence to allow materials
to be carried from the site and deposited on or damage the highway from
uncleaned wheels or badly loaded vehicles. The Highway Authority will
seek, wherever possible, to recover any expenses incurred in clearing,
cleaning or repairing highway surfaces and prosecutes persistent
offenders. (Highways Act 1980 Sections 131, 148, 149).
16. When access is required to be 'completed' before any other
operations, the Highway Authority will normally agree that wearing
course material and in some cases edge restraint may be deferred until
construction of the development is virtually complete, provided all
reasonable care is taken to protect public safety.
17. This permission relates to the following drawings and documents:
26/07/02 Traffic Assessment Supporting Statement Materials Schedule Air
conditioning and Trolley Park Details Food Store Plans (104F) Details of
Health and Fitness Building Details of Office Buildings 02/09/02 Town
Square Landscape Strategy 24/09/02 Additional Movement Drawings 08/10/02
Nursery # Plans and Elevations Food Store - Elevations Food Store #
Perspective Food Store # Canopy and Walling Details Office # Perspective
12/11/02 Overall Layout (101/Revision J) Mixed-use/ Doctors' Surgery
Building (drawings 125A # 131).
18. You are advised that the following policies and/or proposals in the
Development Plan are relevant to this decision. Guildford Borough Local
Plan 1993: Policies 3-10 BE, 1E, 3E,1S, 3M, 4M, 8M, 8R and 1EC. Surrey
Structure Plan 1994: Policies DP1, DP11, DP12, DP15, DP22, MT2, MT5,
MT6, MT14. Guildford Borough Local Plan Deposit Version 1999 (as amended
by proposed modifications March 2002): Policies 99G1, 99G2, 99G3, 99E2,
99R7, 99CF1, 99M3 and 99M6.
13. The permission hereby granted shall not be construed as authority to
obstruct the public highway by the erection of scaffolding, hoarding or
any other device or apparatus for which a licence must be sought from
the Highway Authority.
Page last updated: 11-May-08