App No: 15/P/01317 Type: F 8 Wk Deadline: 13/10/2015 Appn Type: Full Application Case Officer: Lisa Botha Parish: Onslow Ward: Onslow Agent : Mr Rogers

Terence O'Rourke Limited Terence O'Rourke Limited Everdene House Deansleigh Road Bournemouth, Dorset BH7 7DU

Applicant: Dr Parry University of Surrey University of Surrey Guildford Surrey GU7 7XH

Location: University of Surrey, Manor Park, Guildford, GU2 7XH Proposal: Removal of condition 13 of planning consent 02/P/02505,

approved 17/05/2004, preventing the university from providing or funding parking space provision for persons attending, visiting or working at the university, other than within the Stag Hill campus and the application site. Variation of condition 12 of planning application 02/P/02505 approved 17/04/04 to allow an increase in car parking spaces up to 2418 from 2138.

This application has been referred to Planning Committee because more than 10 letters of objection have been received, contrary to the officers' recommendation. Site description. The application site is located in the urban area of Guildford and comprises the University of Surrey Manor Park campus extending from Egerton Road in the north-east of the site towards Blackwell Farm Cottages in the west. The site is bordered by the A3 to the south and by development associated with the Royal Surrey hospital, an area of open space, a supermarket and Surrey Research Park to the north. Proposal. Removal of condition 13 of planning consent 02/P/02505, approved 17/05/2004, preventing the university from providing or funding parking space provision for persons attending, visiting or working at the university, other than within the Stag Hill campus and the application site. Variation of condition 12 of planning application 02/P/02505 approved 17/04/04 to allow an increase in car parking spaces up to 2418 from 2138 (an increase of 280 spaces).

Condition 12 states: There shall be no more than 2,138 parking spaces provided within the University site as comprised by the Stag Hill campus and the application site known as Manor Park. Reason: To avoid traffic consequences on the surrounding road network in accordance with a direction from the Highways Agency.

Condition 13 states: The university shall not provide or fund parking space provision for persons attending,

visiting or working at the university, other than within the Stag Hill campus and the application site. Reason: To avoid traffic consequences on the surrounding road network in accordance with a direction from the Highways Agency. The application itself does not propose the provision of any specific additional parking spaces on identified sites. The changes to the conditions are sought to provide flexibility such that the University is able to bring forward new developments that may produce a demand for parking. Relevant planning history. Reference: Description: Decision

Summary: Appeal:

14/P/02041 Application to remove condition 13 of

planning consent 02/P/02505, approved 17/05/2004, preventing the university from providing or funding parking space provision for persons attending, visiting or working at the university, other than within the Stag Hill campus and the application site.

Withdrawn 11/05/2015

N/A

14/P/01657 Variation of condition 12 of planning

application 02/P/02505 approved 17/05/2004 to allow the number of parking spaces to be increased from 2138 to 2418 and the removal of condition 13.

Withdrawn 11/05/2015

N/A

14/P/00570 The reinstatement of 166 car parking

spaces at the Manor Park car park site adjacent to the nursery building for use by the University of Surrey in connection with their operations and functions - approved subject to conditions.

Approve 21/08/14

N/A

13/P/00523 Variation of condition 12 of planning

application 02/P/02505 approved 17/05/2004 to increase the number of parking spaces from 2138 to 2418 and removal of condition 13.

10/04/12

11/P/00983 Creation of new car parking area to provide 180 parking spaces, replacing existing parking provision to the north, with associated access, lighting and

CCTV - approved subject to conditions. Condition 5 of the permission states:

The proposed car parking spaces hereby approved shall not be brought into use until the equivalent number of car parking spaces ( 180 spaces ) within the existing Manor Park car park site to the north of the Holiday Inn, as shown on plan 1 within the applicant's Design and Access Statement received 27-05-11, have been permanently cordoned off and closed to any future car parking use.

Reason: To accord with the terms of the application and to ensure that there is not an over-provision of car parking on the Manor Park campus contrary to the objectives of the outline planning permission dated May 2004 for the development of Manor Park and in recognition of PPG 13 - Transport.

09/P/00183 Reserved matters application pursuant

to outline permission 02/P/02505 approved 17/05/2004 for the construction of a bus route between Francis Crick Road and the sports complex access road, the introduction of a cycleway and pedestrian footpaths and associated arboricultural, landscape and ancillary works. (as amended by additional information on 06/04/09)

Approve 18/05/2009

N/A

08/P/02084 Formation of car park comprising 242

spaces with associated external lighting provided by 35 single head lamps on 6m columns; alterations to the existing access road and parking areas including replacement of 11 spaces (6 spaces for the Nursery and 5 spaces along access road) and associated landscaping and infrastructure works (as amended 17 June 2009)

Approve 17/06/09

N/A

04/P/01336 Submission of details pursuant to

condition 1 of outline consent 02/P/02505 for the erection of staff and student accommodation and the provision of access roads and

Approve 20/10/2004

N/A

associated works; a reception facility; permanent balancing pond, local vending facilities; communal refuse collection points; outdoor social areas; secured bicycle storage; temporary contractors working area and haul road; temporary spoil storage areas; upgraded footway/cycleway link to the Varsity Centre; and gas governors, electricity substations and water storage at Manor Park, Guildford (as amended by plans dated 27/09/04 and 29/09/04 and by letter dated 28/09/04 and by plans dated 1 October 2004).

02/P/02505 Outline Planning Application for student

and staff residences, buildings for research and academic purposes, support services, sports facilities, landscape and other associated works (as amended 27/11/2003).

Approve 17/05/2004

N/A

Consultations. County Highway Authority: No objection, subject to: a restriction on the number of parking spaces to be provided within the University, a restriction on the movement of these additional vehicles in the morning peak hour being implemented, the parking spaces to be clearly marked out and the submission of a Phasing and Occupation Delivery Plan. Highways England: Following the receipt of accident data, Highways England has carried out an internal analysis of the accident statistics and the report by Peter Brett Associates has confirmed that the development is unlikely to have an adverse impact on safety on the A3, subject to the imposition of conditions in order to remove the risk of adding vehicles to any existing queues onto the A3 mainline in the vicinity of the Royal Surrey County Hospital which would give rise to safety and capacity concerns. Campaign for the Protection of Rural England: Object. The serious traffic problems to the West of Guildford will only be made worse if the requested changes to these Conditions are allowed. It is apparent that the University has failed to implement an effective “long term” and “comprehensive” green travel plan as promised, and the Guildford community is being asked to accept a deterioration in amenity through traffic growth as a result. CPRE was represented at the Inquiry regarding the Manor Park campus and are certain that the Inspector’s emphasis on traffic control from this development was a key element in his judgement with its emphasis on the “longer term”. It appears to us that the University is steadily seeking to undermine the Conditions imposed upon them when planning permission was granted for Manor Park. We should like to point out that the Local Plan wording clearly expected its emphasis on long term solutions being noted and observed (Officer note: planning permission was granted for the Manor Park Campus more than 10 years ago, due to the time period which has now passed and changes in circumstances and needs, the University is now seeking to vary these conditions and it is this which needs to be assessed on its own merits). Natural England: No objection

Environment Agency: No comment Worplesdon Parish Council: Object for the following reasons:

it will increase levels of congestion from the university campus and Research Park

any additional traffic will have a detrimental impact on an area of the town which already suffers from

severe traffic congestion.

the traffic situation has significantly worsened since the master plan for Manor Park was approved in 2003

Guildford Society: Object as the approval for its Manor Park site was granted because of the firm commitments regarding parking to be entirely within its own site. The University should be required to meet its parking requirements on its own sites and never to request permission to use land outside these sites for parking. Archaeological Officer: Due to the nature of the proposal, no archaeological concerns are raised. Thames Water: no comment Third party comments: 27 letters of objection have been received raising the following objections:

increase in traffic and this will be made worse by the proposed multi-storey car park at the hospital (Officer note - no planning application has been submitted for this development and no weight can be attached to this as a planning consideration at this stage)

the park and ride which is yet to reach full capacity, the research park which is yet to be completed, and the popular Surrey Sports Park which all add to an increase in traffic

Manor Park was originally approved as a traffic free campus

the local road network is already over capacity

the University has failed to build out student residences which has resulted in more students travelling to the campuses by car

what justification is there for additional parking?

the application runs contrary to the Manor Park Development Brief, the site masterplan and the approval of 02/P/02505

more sustainable methods of transport should be encouraged (Officer note: the University have a travel plan to do this)

a decked car park would prevent the loss of Green Belt

students should be banned from bringing cars onto the site

concern raised over the methodology to calculate the 5% increase on agreed baseline figures for traffic movements

the increased traffic would lengthen trips to the Royal Surrey County Hospital Two letters of support have been received raising the following points:

improved cycle routes in the area will improve access to the University for students

the increased parking provision at the university would be welcomed Planning policies. The following policies are relevant to the determination of this application.

National Planning Policy Framework (NPPF) Core planning principles Chapter 1. Building a strong, competitive economy Chapter 4. Promoting sustainable transport Guildford Borough Local Plan 2003 (as saved by CLG Direction 24 September 2007): G1 General Standards of Development G5 Design Code G12 Location of Development G13 Green Travel Plans Supplementary planning documents. University of Surrey: Manor Park Development Brief - Adopted 6 November 2003. [Officer comment: It should be noted that the site includes the University campus area which was the subject of a specific site allocation policy (U1) in the GB Local Plan 2003. However, Policy U1 was not saved by the Secretary of State Direction in 2007, and thereby carries no weight. Similarly, as the purpose of the Manor Park Development Brief was to provide supplementary planning guidance regarding Policy U1 of the Local Plan - which was not saved - it's contents can only be afforded limited weight as a material planning consideration in respect to the current application]. Planning considerations. The main planning considerations in this case are:

the principle of development

highway / parking considerations Background Surrey University is a major employer and the University of the Year 2016. As a major employer the university seeks to manage its impact on the road network through a travel plan. In 2015, a Memorandum of Understanding (MoU) was signed by the Council, the University of Surrey, the Royal Surrey County Hospital and Surrey County Council which seeks for all these stakeholders to work collaboratively to improve car parking, infrastructure and sustainable transport issues to the west of Guildford, including at the hospital, the University's Manor Park and Stag Hill sites and the Surrey Research Park, including the provision of permanent long and short-term car parking for essential staff and visitors of the hospital. In the assessment of the parking implications for the outline planning permission granted under 02/P/02505 for student and staff residences, buildings for research and academic services, sport facilities and associated works, the Council sought to deliberately limit on-site parking levels in order to ensure that the growth in University related traffic levels was restricted to 5% above the agreed baseline. As such a restriction in the number of on site parking spaces of 2138 was placed on the University by means of a condition as directed by the Highways Agency (now Highways England) at that time, now over 14 years ago. Associated transport issues were also subject to the same legal agreement, including the provision of a Green Travel Plan to include the Stag Hill University campus and the Surrey Research Park to be monitored and reviewed by the University. The legal agreement also included the need to undertake parking reviews within a particular area to assess the level of on-street parking associated with the Universities activities on the site and Stag Hill campus,

and to make a reasonable contribution towards any on street parking regulation schemes that may be required. The approval of 14/P/00570 for the reinstatement of 166 car parking spaces at the Manor Park car park site adjacent to the nursery building for use by the University of Surrey increased the level of actual identified on-site parking to 2138 spaces. This is up to the limit of the cap imposed by condition under 02/P/02505. The principle of development

This application is submitted under Section 73 of The Town and Country Planning Act 1990 (as amended). Therefore, only the impacts of varying/removing the stated conditions as set out can be assessed. The Council cannot revisit the principle of the overall development or consider other matters which go beyond the scope of the conditions the subject of the application.

Paragraph 32 of the NPPF 2012 states that 'All developments that generate significant amounts of movement should be supported by a Transport Statement or Transport Assessment. Plans and decisions should take account of whether:

the opportunities for sustainable transport modes have been taken up depending on the nature and location of the site, to reduce the need for major transport infrastructure;

safe and suitable access to the site can be achieved for all people; and

improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe'.

The application is supported by updated transport information. Saved policy G12 of the Guildford Borough Local Plan 2003 states that development generating significant number of trips will only be allowed in locations highly accessible by public transport (including park and ride) and served by existing cycle and pedestrian routes. Planning permission will only be granted for this form of development in other locations where adequate provision exists or has been made for improvements to public transport services (including park and ride) and improved access for cyclists and pedestrians. This application is not seeking the provision of any actual car parking at this stage, but merely to seek the variation of a condition which restricts the number of actual car parking spaces to be used on the University site and to increase this number by 280 spaces to provide the UoS flexibility going forward with future developments. It also seeks to remove the condition which prevents their leasing of vehicle parking spaces outside of the application site. No detail has been provided at this stage as to where the proposed 280 additional spaces would be provided within the application site and this detail would be subject to further application (as appropriate). With regard to paragraph 32 of the NPPF, the impact of a further 280 spaces on the application site needs to be assessed on transport grounds and it is this which will be assessed below. Any engineering works which would be required to provide the proposed parking spaces may be subject to a further applications for full planning permission or under

reserved matters submissions. Impact on highway and parking considerations The university campus is well-established and makes significant and positive contribution to the local economy. It has identified a need for additional parking provision in order to function effectively. Condition 13 of 02/P/02505 was imposed on the University and prevents the University from providing or funding parking spaces provision for persons attending, visiting or working at the university other than within the Stag Hill campus and the application site. This condition was imposed to avoid traffic consequences on the surrounding road network. These conditions were imposed prior to the replacement of the roundabout at the Egerton Road / Gill Avenue / Richard Meyjes Road junction with a signalised traffic system which has resulted in improvements to traffic flows at this junction. Neither Surrey County Council nor Highways England have raised any objection as the removal of this condition as it is considered that the removal of this condition is unlikely to result in any adverse impact on safety on the A3. As such, no planning concern is raised with regard to the removal of condition 13. With regard to condition 12 of 02/P/02505, this was imposed at the time at the direction of the Highways Agency (now Highways England) to limit the impact on the operation of the A3 strategic highway. It is of key importance to note that neither Highways England nor the County Highway Authority have raised objection to the proposed removal of this condition, as the applicant has provided justification for the demand for an increase in parking provision and information to overcome the concerns relating to additional parking on site and have demonstrated that the change would not detrimentally impact on the strategic road network. It is the intention of the applicant to provide the proposed 280 additional spaces in phases alongside the completion of the new developments associated with the Manor Park masterplan, as and when they may be required. At the request of SCC Highways, conditions are recommended which would restrict the use of the additional 280 spaces above the existing provision of 2138 spaces the University currently has permission for to prevent their use prior to 09:30am Monday to Friday during the peak hour traffic which could contribute to congestion on the A3. As such any additional trips associated with the increased parking will be outside of the morning peak hour when the A3 is currently at capacity. It is noteworthy that the University would still be obligated under the terms of the original outline permission to ensure that traffic levels between 7-11am do not exceed 5% above the agreed baseline figure and it has been satisfactorily demonstrated that allowing the additional parking spaces as proposed would not lead to this limit being exceeded. Furthermore, the University has a Travel Plan which included the Stag Hill University campus and the Surrey Research Park which was originally imposed by the 2002 permission, which is continuously monitored and updated which restricts parking permits for staff living within an exclusion zone and which encourages the use of alternative modes of transport to reach to University and to reduce private car travel. No objection has been raised to the variation of condition 12 by Highways England On the basis of the above, subject to conditions, no concern is raised with regard to highway safety or the operation of the local or strategic road network and therefore no objection is raised to the proposed removal and variation of condition. Conclusion. There is no identified conflict on planning policy grounds to the removal of condition 13 or

the variation of condition 12. No objection has been raised from either Highways England or SCC on highway safety or capacity grounds and the University will continue to update their green travel plan to reduce reliance of visitors/staff and those attending the University. The provision of the additional 280 car parking spaces sought would enable the University to meet its on going demands and enable it to function effectively which has a positive benefit to the local economy. As such the removal of condition 13 and the variation of condition 12 of 02/P/02505 is considered acceptable. As approval of this application would effectively create a new permission, it is necessary for the original S106 Agreement to be amended and for the planning conditions of the 2004 permission that are still relevant today to be brought forward. RECOMMENDATION: (i) Subject to the completion of a Section 106 Legal Agreement to secure:

The permissive right of way in the area of Manor Copse and Dean Bottom and to not withdraw this permissive right of way without first providing reasonable notice to the Borough Council or County Council and an alternative permissive right of way

The permissive right of access to land south of Manor Copse (without intention to dedicate as open space)

Maintain the area of Strawberry Grove, Dean Bottom and Manor Copse in accordance with the submitted Conservation Management Plan dated April 2005

A reasonable opportunity to be afforded enable an alternative means of access to be provided for residents of Beechcroft Drive should Highways England brick forward proposal to close the existing access from Beechcroft Drive to A3 trunk Road and for an agreement to be reached with the residents of Beechcroft Drive with regard to the reasonable costs, rights of access and maintenance

Not to develop and area which has been identified for the purpose of widening the A3 trunk road

Undertake and carry out an initial qualitative assessment to establish whether a parking review is justified following written request of Surrey County Council after receipt of substantial complaints of parking within a defined area of Onslow Village, Park Barn and Westborough limited to one full review in every two year period and a total of 10 within a 20 year period

Reasonable contributions towards any street parking regulation schemes that may be required by Surrey County Council in response to any parking problems revealed by a parking review

Compliance with the submitted Travel Plan 2013-2016, and ensure it is maintained, monitored and reviewed by the University and to address issues raised

Not to commence construction of the works in any development phase if the Transport Assessment shows that the Development Traffic Level exceeds or is forecast to exceed the Base Traffic level by more than the permitted increase when a comparison is made with the methodology for comparison unless; it can be demonstrated to the reasonable satisfaction of Guildford Borough Council and Surrey County Council that implementation of works will substantially restore the development traffic level or as otherwise agreed with Guildford Borough Council and Surrey County Council

Implement all measures to ensure that the Development Traffic Level does not exceed the permitted increase

A rating of "very good" under the University's bespoke BRE student residences scheme for all student residences

A BREEAM rating of at least "very good" for all other significant buildings

The construction and maintenance of an unmetalled road and informal car park of no more than 12 spaces for exclusive use by disabled persons

Subject to the necessary consents, provide interpretation boards adjacent to the car part at Manor Farm

(ii) That upon completion of (i) above, the application be determined by the Director of Development. The preliminary view is that the application should be granted subject to conditions.

Approve subject to the following condition(s) and reason(s) :-

1. Application for approval of the reserved matters referred to in condition 1a of outline planning permission 02/P/02505, dated 17 May 2004, shall be made to the Local Planning Authority before 17 May 2020. Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51(2) of the Planning and Compulsory Purchase Act 2004.

2. Prior to each phase of the development, approval of the details of the siting,

design (including floor space, height, massing, internal planning and refuse

storage and disposal facilities) and external appearance of the buildings and the

landscaping treatment of the site (hereinafter called ‘the reserved matters’) shall

be obtained from the local planning authority in writing before any development is

commenced.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51(1) of the Planning and Compulsory Purchase Act 2004.

3. Prior to first occupation of any of the 280 additional parking spaces hereby approved, a scheme to restrict the use of these spaces prior to 09:30 shall be submitted to and approved in writing by the Local Planning Authority, the approved scheme shall be implemented prior to the first use of the additional 280 spaces and shall be permanently maintained. Reason: In order that the development should not prejudice highway safety nor cause inconvenience to other highway users.

4. The development hereby approved shall proceed strictly in accordance with the

building heights as shown on the amended drawing received by the local

planning authority on 27 November 2003 under 02/P/02505.

Reason: In order to ensure that the development is carried out in accordance

with the approved details and in the interest of visual amenity.

5. Prior to first occupation of the additional 280 parking spaces hereby approved, a Phasing and Occupation Delivery Plan to include details of the timing of spaces alongside development and the provision of car sharing spaces, shall be submitted to the Local Planning Authority for approval , and shall thereafter be permanently maintained. Reason: In order to enable monitoring of the use of the spaces prior to 09:30 Monday to Fridays and to encourage the use of car sharing.

6. The additional 280 car parking spaces hereby approved (over the existing provision of 2,138 spaces) shall at no time be occupied prior to 09:30 Monday to Friday. Reason: To minimize traffic generated by the development and to ensure that the A3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980.

7. Prior to each phase of the development, approval of the details of the siting,

design (including floor space, height, massing, internal planning and refuse

storage and disposal facilities) and external appearance of the buildings and the

landscaping treatment of the site (hereinafter called ‘the reserved matters’) shall

be obtained from the local planning authority in writing before any development is

commenced.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51(1) of the Planning and Compulsory Purchase Act 2004.

8. The development hereby approved shall be limited to the following floor areas:

145,200 sq m – student and staff residential accommodation

143,350 sq m – academic / research and support

32,400 sq m – sport and related development

Reason: In the interest of visual amenities of the area.

9. For each phase of the development, all planting, seeding or turfing comprised in

the approved details of landscaping shall be carried out in the first planting

season 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 f similar size and species.

Reason: In the interest of visual amenity.

10. Prior to the commencement of each phase of development, a detailed phasing

plan and construction statement in respect of all development and highway works

including:

The demolition, excavation, piling, construction and fit out stages for each part of the development.

Formation of construction access to the site

Details of construction traffic routing

The parking for vehicles of site personnel, operatives and visitor

The loading, unloading and storage of plant and materials

The provision of boundary hoarding

Phasing of implementation of bus services through the campus

A scheme to minimise the environmental impact of the construction process including dust, noise, the recycling of demolition materials the prevention of the deposit of mud and other debris of the highway

Any other works

Shall be submitted and approved in writing by the Local Planning Authority, and

the sequence of working contained within that schedule shall be adhere to and

only be changed after written permission from the Local Authority.

Reason: To ensure an orderly development and to minimise impact on the

environment and highway capacity and safety. This prior to commencement

condition is required to ensure that the preparation and construction works are

carried out in an acceptable manner.

11. Prior to the commencement of each phase 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 development. This pre-

commencement development is required as it goes to the heart of the

permission.

12. Prior to the commencement of each phase 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 development. This pre-

commencement development is required as it goes to the heart of the

permission.

13. There shall be no parking in disabled parking spaces by any vehicle other than

those driven by, or with passengers who are registered as disabled. All disabled

parking assigned to rooms complying with the Disability Discrimination Act shall

be brought out of use by the employment of locked bollards at all times when

those rooms are not allocated to a registered disabled person.

Reason: In order to ensure proper provision for parking is made available for,

and restricted to, registered disabled users.

14. There shall be no more than 2,418 parking spaces provided within the University

site as comprised by the Stag Hill campus and the application site known as

Manor Park.

Reason: To avoid adverse traffic consequences on the surrounding road

network.

15. Each parking space provided shall be clearly marked as such and all car parking

within the application site and Stag Hill campus shall take place only within the

marked spaces.

Reason: To avoid adverse traffic consequences on the surrounding road

network.

16. The means of vehicular access to the development shall be from Egerton Road /

Gill Avenue junction and Priestley Road / Occam Road roundabout only.

Reason: In order to ensure the development should not prejudice the free flow of

traffic or highway safety.

17. Prior to the occupation of each phase of development, space and facilities shall

be provided within the site in accordance with a scheme to be submitted to and

approved in writing by the Local Planning Authority for cycles to be parked in a

secure and undercover location. The facilities shall be used and retained

exclusively for their designated purposes.

Reason: To encourage the use of more sustainable modes of transport.

18. Prior to the commencement of each phase of development, details shall be

submitted to and approved in writing (where appropriate) for the provision of a

foul and surface water disposal system from the development and flood risk

assessment. Only the approved details shall be implemented.

Reason: In order to ensure a satisfactory form of development. This pre-

commencement condition is required as it goes to the heart of the permission.

19. Prior to the commencement of each phase of development, details shall be

submitted to and approved in writing (where appropriate) for the provision of a

foul and surface water disposal system from the development and flood risk

assessment. Only the approved details shall be implemented.

Reason: In order to ensure a satisfactory form of development. This pre-

commencement condition is required as it goes to the heart of the permission.

20. The hoardings to be erected around the construction site of each phase of the

development shall be maintained in a secure and tidy condition to the satisfaction

of the Local Planning Authority. Any proposals for the decoration of the

hoardings shall be submitted to and agreed in writing by the Local Planning

Authority and no advertisements shall be displayed.

Reason: To minimise the environmental impact of the construction process.

21. Provision shall be made for services, including cable TV pre-ducting, to be placed underground. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) England Order 2015 or any Order revoking or re-enacting or amending those Orders with or without modification) no overhead wire cables or other form of overhead servicing shall be placed over or used in the development of the application site or subsequently. Reason: To safeguard visual amenities.

22. Prior to the occupation of each phase of development, an Environmental Management Plan shall be submitted to and approved in writing by the Local Planning Authority for approval. The plans should include:

a) Measures for waste and energy minimisation and for the disposal of waste from the site including storage and management, to include details of any plant e.g. compactor)

b) Details of the ventilation and air conditioning systems, including the acoustic performance of all fixed plant

c) Measures for the minimisation of carbon dioxide The approved scheme shall be implemented throughout the operation of the

development.

Reason: To minimise the environmental impact of the development. This prior

to commencement condition is required at this stage to enable the relevant

issues to be taken into consideration at the correct stage of construction.

23. Prior to the commencement of each phase of development, details of all external fixed plant, machinery and ventilation systems or ducts, to be installed on any commercial building within the application site shall be submitted to and approved in writing by the Local Planning Authority together with details of their acoustic performance. All external fixed plant, machinery and ventilation systems or ducts shall be operated and maintained so that at all times the level of noise emitted from the site does not exceed the background noise levels by 5dB (A) measured at the boundaries of the curtilage of the nearest noise sensitive property. Reason: To safeguard adjoining premises and the area generally from noise and disturbance. This pre-commencement condition is required to ensure that the noise levels of such fixed plant etc. are assessed at the design stage

24. Works related to the construction of the development hereby granted, including

works of demolition or preparation prior to building operations, shall not take

place other than between the hours of 07:30 and 18:00 Monday to Friday and

08:00 to 13:30 Saturdays, and at no time on Sundays or Bank or National

Holidays.

Reason: To protect neighbouring properties from noise and disturbance outside

the permitted hours during the construction period.

25. For each of the development, in the event that piling works are necessary, a scheme for limited the noise shall be submitted to the Local Planning Authority and shall be in accordance with BS5228 (Parts 1 & 4) for noise control. The scheme shall specify the proposed piling method and the reason for its selection. This shall take into account the ground conditions of the proposed development site and the proximity of residential properties. Piling shall not comment until written approval has been obtained from the Local Planning Authority. Please note: Silent piling is the preferred option and only in extreme cases will noisy methods, such as driven piles, be permitted. Reason: In the interest of neighbouring amenity.

26. 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 for the duration of the use.

Reason: To protect adjoining premises and the area generally from noise and

disturbance.

27. Prior to the commencement of each phase of development, including works of

demolition or other preparation for development, the following shall be submitted

to the Local Planning Authority for approval in writing:

a) The results of a detailed Phase One survey, including historic

investigation and ground conditions to ascertain whether the site supports

any soil or water contamination

b) The results of a detailed investigation, which must be carried out by a

suitably qualified and accredited consultant / contractor in accordance

with a Quality Assured sampling and analysis methodology. This must

include relevant sub-surface, soil gas and groundwater sampling. All

investigative works and sampling on site, together with the results of

analysis and a risk assessment to any receptors will be detailed.

c) Where any remediation scheme is required, details shall be supplied to

remediate the site to a standard suitable for use, including works to

address any unsuspected contamination.

Reason: To ensure any contamination of the site is remediated and to protect

existing / proposed occupants of the application site and / or adjacent land.

28. Where necessary, each phase of the development shall be carried out in strict

accordance with the approved remediation scheme. Documentary proof shall be

provided to the Local Planning Authority to show that the remediation was

completed and that the site is suitable for its proposed use before any person not

directly involved in constructing the development occupies the development

hereby permitted.

Reason: To ensure any contamination of the site is remediated and to protect

existing / proposed occupants of the application site / and or adjacent land.

29. No external lighting (including any lighting for the sports pitches) shall be

installed or affixed to any buidlings on the site, unless shown on the approved

plans.

Reason: In the interest of visual amenity.

30. The proposed development shall be developed in broad accordance with the

approved masterplan.

Reason: In order to ensure a satisfactory built form of development.

31. The approved details as outlined in the Broadway Malyan Landscape Design Statement for Manor Park Residences Phase 1 dated 21st May 2004 revision B shall be installed in each phase of the development (where relevant) prior to the first occupation of each phase of development:

External materials including hard surfacing

Bus stops, including shelters

Street furniture, including seats, litter bins, bollards

Street lighting

Secure cycle stores

Means of enclosure

Car space control mechanisms

Reason: In order to ensure a satisfactory appearance of the development.

32. Each phase of the development shall only be carried out in strict accordance with

the approved programme of archaeological work and monitoring in the Thames

Valley Archaeological Services report site code MPG 03/98.

Reason: To protect any archaeological remains.

Informatives: 1. This statement is provided in accordance with Article 35(2) of the Town and

Country Planning (Development Management Procedure) (England) Order 2015. Guildford Borough Council seek to take a positive and proactive approach to development proposals. We work with applicants in a positive and proactive manner by:

Offering a pre application advice service

Where pre-application advice has been sought and that advice has been followed we will advise applicants/agents of any further issues arising during the course of the application

Where possible officers will seek minor amendments to overcome issues identified at an early stage in the application process

However, Guildford Borough Council will generally not engage in unnecessary negotiation for fundamentally unacceptable proposals or where significant changes to an application is required. Pre-application advice was not sought prior to submission and the application was acceptable as submitted

2. If you need any advice regarding Building Regulations please do not hesitate to contact Guildford Borough Council Building Control on 01483 444545 or buildingcontrol@guildford.gov.uk

3. The landscaping details required by condition 1 shall include the following:

indications of all existing trees and hedgerows on the land

details of the existing trees and hedgerows on the land to be retained

details of tree and hedgerow protection during construction

boundary treatment

identification and treatment of long distance views across the site

habitat management and protection, during and after construction with

particular regard to protected species as defined in the Wildlife and

Countryside Act 1981

measures to ensure the enhancement of the biodiversity of the application site

full details of the water detention bodies proposed to provide site drainage and

irrigation storage

details of the informal car parking arrangements and related visitor

interpretation facilities at Manor Farm

Management, phasing and implementation plan