B4 WA/2016/1078H WebbAttic Property Ventures Ltd20/05/2016

Committee:Meeting Date:

Alterations to elevations along with internal alterations to allow the formation of 4 elderly persons dwellings and an additional dwelling (as amended by plans received 25/07/2016) at Bullimores House, Church Lane, Cranleigh GU6 8AR

Eastern Area07/09/2016

Public Notice: Was Public Notice required and posted: YesGrid Reference: E: 506017 N: 139105

Parish: CranleighWard: Cranleigh EastCase Officer: Zyra Knight8 Week Expiry Date: 15/07/2016Neighbour Notification Expiry Date: 15/07/2016

Time extension agreed to:Extended expiry date:

Yes09/09/2016

RECOMMENDATION A That, subject to completion of Section 106 agreement restricting the use of the four (4) one bedroom ground floor units for residential use of aged persons in perpetuity, and subject to conditions, permission be GRANTED

RECOMMENDATION B That, in the event Recommendation A is not adhered to, permission be REFUSED

Introduction

The application has been brought before the Area Committee because the proposal does not fall within the Council’s Scheme of Delegation.

Location Plan

Site Description

The application site measures 0.055 hectares in area and is located on the eastern side of Church Lane, and adjacent to (south east) St. Nicholas’s Church.

The site is currently developed by a two storey face brick building which has benefitted from extensions to the rear.

The site is a triangular shaped plot that is bound by a low brick wall along the western boundary and a high brick wall part way along the north eastern boundary. The remainder of the site is bound by the adjoining two storey brick property to the east, Belwethers. The building is a Building of Local Merit.

The site was previously been used as a library and offices, and currently has prior approval for a residential use, though it remains vacant and unused.

Proposal

The application seeks approval for the conversion of the existing building into four (4) single elderly person apartments within the ground floor, and one (1), three bedroom family apartment within the first floor of the building.

The three bedroom family apartment would be accessed via a separate ground floor entrance, and the four ground floor apartments would be accessed via a new ground floor side entrance to the eastern elevation of the building.

The development would also convert the northern portion of the rear garden, to provide one (1) parking space. The proposal would also include the lowering of the brick boundary wall along the eastern boundary by 2 brick courses.

The proposal also seeks the replacement of the existing ‘Velux’ rooflights with ‘Neo’ rooflights, conversion of an existing ground floor doorway into a window and conversion of a single window into two (2) partially opaque windows on the rear elevation and the replacement of a door and windows with a relocated door and windows on the side (eastern) elevation.

Proposed Elevations

Proposed Floor Plans

Ground Floor

First Floor

Proposed Site Plan

Relevant Planning History

WA/2015/1804 Erection of extensions and alterations following demolition

of existing extension.

Full Permission –

not implemented

19/11/2015

WA/2015/0158 Erection of extension and alterations to provide new

vehicle access and parking following demolition of existing extension (as amended by plan

1318/ST.02 dated February 2015 and 1318/ST.01 Rev A

dated December 2014).

Full Permission –

not implemented

18/03/2015

WA/2014/1874 Erection of extension and alterations following demolition of existing extension (dwelling consented by CR/2014/0022).

Withdrawn 08/12/2014

CR/2014/0022 Prior Notification Application - Change of use from Class B1a (office) to Class C3 (residential)

use.

CoU B1a to C3 PD- prior

approval Not Required – not implemented

04/08/2014

WA/1988/1323 Demolition of part of wall and formation of hardstanding for

car parking

Refused - Appeal

dismissed 22/08/1989

22/08/1989

WA/1988/1324 Application for Conservation Area Consent for demolition of

part of wall and formation of hardstanding for car parking

Refused - Appeal

dismissed 22/08/1989

22/08/1989

WA/1985/1631 Application for Listed Building Consent for part demolition of

wall

Refused 23/01/1986

WA/1985/1539 Part demolition of wall and change of use from grounds ancillary to offices to car park

for six cars

Refused 23/01/1986

WA/1985/0843 Change of use of library and 4 rooms on first floor to offices,

continued use of part of ground floor as offices. Erection of a

single storey extension to provide toilet accommodation

Full Permission

18/07/1985

WA/1982/0774 Change of use of library and four rooms on first floor to

offices, continued use of part of ground floor as offices

Full Permission

12/08/1982

Planning Policy Constraints

Developed Area of CranleighTown Centre AreaHigh Archaeological PotentialCranleigh Conservation AreaBuilding of Local Merit

Development Plan Policies and Proposals

Saved Policies D1, D4, D8, D9, HE2, HE3, HE4, HE5, HE8, HE14, TC1, TC3, IC2, IC3, H4, H7, M2, M5, M9 and M14 of the Waverley Borough Local Plan 2002.

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires all applications for planning permission to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The adopted Local Plan (2002) and therefore forms the starting point for the assessment of this proposal. The National Planning Policy Framework (NPPF) is a material consideration in the determination of this case. In line with paragraph 215 due weight may only be given to relevant policies in existing plans according to their degree of consistency with the NPPF. The report will identify the appropriate weight to be given to the Waverley Borough Local Plan 2002. The Council is in the process of replacing the adopted 2002 Local Plan with a new two part document. Part 1 (Strategic Policies and Sites) will replace the Core Strategy that was withdrawn in October 2013. Part 2 (Development Management and Site Allocations) will follow the adoption of Part 1. The new Local Plan will build upon the foundations of the Core Strategy, particularly in those areas where the policy/approach is not likely to change significantly. Public consultation on potential housing scenarios and other issues took place

in September/October 2014. The Council has now approved the plan for publication. The agreed timetable identifies that Publication for Pre-Submission (Regulation 19) Consultation will be in August 2016.

Other guidance:

National Planning Policy Framework (2012) National Planning Practice Guidance (2014) Design Statement Cranleigh (2008) Council’s Parking Guidelines (2013) Residential Extensions SPD (2010) Vehicular and Cycle Parking Guidance (Surrey County Council 2012)

Consultations and Parish Council Comments

County Highway Authority County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and are satisfied that the application would not have a material impact on the safety and operation of the adjoining public highway. The County Highway Authority therefore has no highway requirements.

Parish Council Objection – This is a building of local merit and within the Conservation Area. There is insufficient parking which contrives WBC parking standards. As this is a building of historic value, the proposed removal of a chimney would be objected to. The proposal would also cause additional dangers to pedestrians using the road. The committee saw this application as a speculative development.

SCC Archaeology Although the site is within an Area of High Archaeological Potential the proposals are unlikely to disturb archaeological deposits. Therefore no archaeological concerns.

Waverley Environmental Health Officer

Officer objects due to residential accommodation above retirement accommodation.If the application is recommended for approval, conditions are recommended to be included in the planning consent.

Waverley Environmental No action required

Health Officer – Contaminated land and air qualityWaverley Environmental Health Officer

The refuse requirements for this development to be 1 x 660 litre flat lidded black refuse bin with 3 x 240 litre blue recycling bin for dry mixed recycling. Food waste would best be served by individual 23 litre green kerbside caddies as required. It is assumed that there will be communal facilities for waste and recycling and the location of the bin area / store should be within 25 metres of the collection vehicle.

Representations

In accordance with the statutory requirements and the “Reaching Out to the Community – Local Development Framework – Statement of Community Involvement – August 2014” the application was advertised in the newspaper on 24/06/2016, site notices were displayed around the site 17/06/2016 and neighbour notification letters were sent on 14/06/2016.

No letters of representation have been received for this application.

Submissions in support

In support of the application the applicant has made the following points: Bullimores House will offer the opportunity for people to downscale to a

smaller property, who no longer have the requirement to keep their own motor transport

The development is in close proximity to shops, restaurants, clubs, societies and health facilities

Due to poor sightlines there is only the opportunity to provide a single car parking space to the rear part of the site.

The use of the building has centred around users who do not rely on their own motorised transport

The general appearance of the building is relatively unchanged. The change of rooflights will provide a lower frameless type profile (considered more favourable within the conservation area).

The development is considered to be low impact and would not affect the character of the building.

In addition, the applicant provided the following additional information to respond to the concerns raised by Cranleigh Parish Council:

Refute the perception that the proposal is overly speculative. The proposal works within the framework of the existing building and foregoes the opportunity to develop to its maximum potential.

Whilst from a commercial point of view it is more desirable to offer flats with a parking space, it is preferred that it is more in keeping with the historic nature of the building to have as little parking as possible. The building occupies a special position next to the beautiful church yard with ancient trees and removal of garden space to provide parking would contrast with surrounds.

Development seeks to provide tenants with a small communal garden that is landscaped in a traditional style in keeping with the building, rather than over develop with parking

Previously approximately six businesses occupied the premises, each employing between 2 and 6 people and requiring regular visitors and deliveries to the premises. Current proposal would demand less parking requirements.

By eliminating the need for cars to move from here to there, the development can ensure that the area can retain the special historic feel.

The proposal is to rent to local people who are too infirm to drive for one reason or another – people who want to live in the village and can therefore eliminate the need for a car.

There is no Right of Way to Church Lane and therefore the proposal does not assume pedestrian use of Church Lane. The proposal has a design that allows the residents of Bullimore House to access the building on the right hand side, away from any vehicles that might require access to the school at the rear.

Determining Issues

Principle of developmentPlanning history Impact on Building of Local Merit and Conservation AreaHousing land supply

Loss of employment useImpact on visual amenityImpact on residential amenityHighways and parkingStandard of accommodationProvision of amenity spaceCompatibility of usesFinancial considerationsBiodiversity and compliance with Habitat Regulations 2010Response to Cranleigh Parish Council CommentsAccessibility and Equalities Act 2010, Crime and Disorder and Human Rights ImplicationsEnvironmental Impact Regulations 2011 (as amended)Pre Commencement ConditionsWorking in a positive/proactive manner

Planning Considerations

Principle of development

The site is located within the developed area of Cranleigh wherein development may be considered acceptable subject to its impact on visual and residential amenities.

Planning history

The planning history is a material consideration. Prior approval was granted for the property under CR/2014/0022 for the conversion of the building from office space into a 5 bedroom residence. This has not been implemented and the property remains vacant.

CR/2014/0022 did not propose any vehicle parking spaces.

The test for Members is whether having regard to the changes, the current proposal is materially more harmful than the prior approval scheme CR/2014/0022, and is acceptable in its own right.

Impact on Building of Local Merit and Conservation Area

Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that in considering applications within a Conservation Area, Local Planning Authorities must pay special attention to the desirability of preserving, or enhancing the character and appearance of the area. In

accordance with this, both the NPPF and Policy HE8 of the Local Plan 2002 state that development should preserve or enhance the character of conservation areas.

Paragraph 128 of the NPPF states that ‘Local Planning Authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made to their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance’.

Paragraph 129 of the NPPF states that ‘Local Planning Authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage assets conservation and any aspect of the proposal.

The NPPF defines ‘significance’ as the value of a heritage asset to this and future generations because of its heritage interest. That interest may be historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting.

Paragraphs 131 states that, ‘in determining planning applications, local planning authorities should take account of the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness’.

Paragraph 132 states ‘When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a Grade II listed building… should be exceptional’.

Paragraph 133 states that ‘Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be

demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply:

The nature of the heritage asset prevents all reasonable uses of the site; and

No viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and

Conservation by grant funding or some form of charitable or public ownership is demonstrably not possible; and

The harm or loss is outweighed by the benefit of bringing the site back into use.

Paragraph 134 states that ‘where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.’

Paragraph 135 states that the effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

Pursuant to the decision of the Court of Appeal in Forge Field Society, the finding of harm to the setting of a Listed Building or a Conservation Area gives rise to a strong presumption against planning permission being granted. If harm is identified then the decision maker should acknowledge that there is a presumption against permission.

The site is located within Cranleigh Conservation Area which is considered to be a designated heritage asset and the building is a Building of Local Merit which is considered to be a non-designated heritage asset.

Bullimores House is a Building of Local Merit. Built in 1885 by Sir Herbert Peek, the building was used for community purposes for 100 years under the terms of the endowment. The original application proposed to remove the chimney on the eastern elevation of the building, however, negotiations with the applicant have resulted in the chimney stack remaining as part of the proposal, however, internal structures would be removed. With this amendment to the proposal, the proposed development would maintain the

external character of the building. The internal changes have been proposed in a manner to maintain all existing openings to the main/original part of the building and to enable internal changes to occur that would not affect the original structure or integrity of the historic features of the building. The proposed development would be considered to not harm the interest or setting of the Building of Local Merit.

The proposed lowering of the brick boundary wall would not negatively impact on the setting of the building of local merit and the creation of a single parking space in the rear garden would not be visible from the public space, nor be a prominent alteration of the setting or views from the adjoining properties. The proposed development would not harm the setting and the historic interest possessed by the building.

Throughout the life of the building internal alterations to the building have diluted the original features of the internal spaces, however the external features of the building have been maintained. The proposal would not seek to impact on the external features.

Furthermore, aspects of the building that contribute to the character of the dwelling that may be affected by the proposed development can be adequately protected through appropriate conditions. As such the significance of the Building of Local Merit would not be harmed.

The Conservation Area is generally characterised by domestic scale buildings, primarily of two storeys. Materials are reflective of the Surrey vernacular, and are generally muted tones with reddish brown brick work (of Wealden clay), tile hanging, plain clay tile roofs, slate on shallower pitches, some off white render and leaded lights to windows. Throughout the Conservation Area, buildings are characterised with chimneys and pots along with decorative ridge tiles, exposes eaves and strong boundary treatments. In contrast to many other Conservation Areas within Waverley, the Cranleigh Conservation Area is very flat with little variation in levels and the Conservation Area can be divided into six (6) distinctive character areas.

Bullimores House is located within Character Area 3 of the Cranleigh Conservation Area (ChA3 the civic centre). ChA3 is comprised of the ‘civic’ buildings at the eastern end of the High Street, and includes St Nicolas Church. This area is characterised by more narrow pavements and also marks the transition out of the village centre towards residential zones. The proposed development of Bullimores House would only result in minor external alterations to the building that would be of high quality materials, selected to minimise visual impact of the proposed works and would be in keeping with the Conservation Area. The proposal would retain the building’s

chimney stacks which strongly contribute to the unique character features of the Cranleigh Conservation Area. As such, the proposal would not harm the character of the Conservation Area, nor would it harm the significance of the Conservation Area.

As such, it is considered that the proposed development would not harm the significance and would preserve the heritage assets. The proposal would be compliant with Policies HE2, HE4 HE5, and HE8 of the Local Plan 2002. Paragraphs 133-134 of the NPPF would not be engaged.

Housing land supply

On 10 August 2016, the Council published an updated five year housing supply position statement. The statement sets out the housing requirement for the next five years based on West Surrey SHMA figures and various components of housing supply that the Council expects to come forward in that period. As it stands, the supply of housing is 5.3 years worth of the housing requirement. Therefore, the Council can demonstrate in excess of the requirements of paragraph 47 of the NPPF.

Notwithstanding this point, the provision of five (5) dwellings as proposed does not make a significant contribution to housing supply. This does not mean, however, that what is otherwise sustainable development should nevertheless be refused.

The application has been submitted on the basis that the residential units are age restricted Use Class C3 (dwellinghouses), as opposed to Use Class C2 (Residential Institution). No onsite care has been proposed. The West Surrey SHMA analysis shows that the main need will be for small (one and two bedroom) homes. The proposed development would address this need, despite the Council demonstrating an excess of requirements under Paragraph 47 of the NPPF.

Loss of employment use

The NPPF 2012 sets out that town centres should be recognised as the heart of a community and any proposed development should support their vitality and viability.

The site is within the designated town centre of Cranleigh where the Council will seek to retain and encourage a mix of uses which contributes to the vitality

and viability of the town. Development proposals involving uses other than retail within the designated town centre will be assessed against Policies TC1 and TC3 of the Waverley Borough Local Plan 2002.

Policy TC1 of the Waverley Borough Local Plan 2002 states that the Council will seek to maintain and enhance the role of the town centres as the focus of shopping, commercial and social life in the Borough.

Policy TC3 of the Waverley Borough Local Plan 2002 states that the Council will encourage investment in town centre uses within the defined Town Centre Areas and that development which would improve the attractions of a town centre will be permitted, provided that it maintains or enhances the quality of the environment; is of an appropriate scale, having regard to the size and character of the town centre itself and the buildings nearby; will not adversely affect the vitality and viability of the defined Central Shopping Area; and improves accessibility, wherever possible, for pedestrians, cyclists and people with disabilities or mobility problems and provides satisfactory servicing and parking

Policy IC3 of the Waverley Borough Local Plan 2002 seeks to protect the loss of well established commercial land and that for the development of such sites for non commercial purposes (including change of use), the Council will need to be satisfied that any potential use of the site for employment development has been thoroughly examined and there is no demand as a viable option in this regard.

Records indicate that the current lawful use of the building to be B1. In 2014 an application for Prior Approval was granted under CR/2016/0022 to convert the office space into residential. This change has not occurred and the property remains unoccupied and in the form of the B1 use.

The site is in reasonable close proximity to the town centre and surrounding residential properties. Policy IC2 of the Local Plan seeks to protect suitable located industrial and commercial land, which includes B1, B2 and B8 uses.

In support of the application regarding the loss of the existing office use, the following points are made:

The property was listed for sale on 10 November 2014. The property has remained vacant from use since January 2015

Further, the loss of the commercial use to residential use was accepted under Prior Approval application CR/2014/0022. This is therefore considered to be a realistic fall back position. As such, it would be unreasonable to object to the proposal due to the loss of the commercial use.

Furthermore, whilst Officers recognise that the proposal would result in the loss of an employment generating use, the proposed residential use is considered to be appropriate in a town centre location and would contribute to the vitality and viability of the Town Centre.

In addition to the above, Policy H9 of the Waverley Borough Local Plan 2002 supports the conversion of non residential buildings to small residential units.

The current application would be consistent with these policies and it is considered that there is no objection in principle to the proposal.

Additionally, it is outlined in the NPPF 2012 that local authorities should recognise that residential development can play an important role in ensuring the vitality of centres. Officers are satisfied that the loss of the lawful use would not conflict with Local Plan Policy IC2 and the NPPF.

Impact on visual amenity

The NPPF attaches great importance to the design of the built environment as a key part of sustainable development. Although planning policies and decisions should not attempt to impose architectural styles or particular tastes, they should seek to promote or reinforce local distinctiveness. Policies D1 and D4 of the Local Plan 2002 accord with the NPPF in requiring development to have high quality design and to be well related in size, scale and character to its surroundings.

The subject site lies within the Cranleigh Conservation Area. The Cranleigh Design Statement outlines that any new development should have regard to the traditional character of the Cranleigh area.

The application initially proposed the removal of the chimney stack on the eastern side of the dwelling. However, the proposal has been amended by the applicant to retain the chimney due to the structure being an integral feature of the building of local merit. The minor alterations to the windows and rooflights would not impact the visual character of the building or the streetscene.

Having regard to the above, the proposed development would accord with Policies D1 and D4 of the Local Plan.

Impact on residential amenity

The NPPF identifies that within the overarching roles that the planning system ought to play, a set of core land use planning principles should underpin both plan-making and decision making. These 12 principles include that planning

should seek to secure a good standard of amenity for all existing and future occupants of land and buildings. These principles are supported by Policies D1 and D4 of the Local Plan and guidance contained within the Council’s SPD for Residential Extensions.

The proposed development would not propose to alter the existing building in manner that would adversely impact the residential amenity of adjoining property by reason of loss of light, visual intrusion or loss of outlook.

The proposed development predominantly alters the interior arrangement of the property and would not seek to increase the height of the roof or construct additions. The proposal would not create overshadowing to the adjoining property of Belwethers, any more than what would currently result from the existing building.

To accommodate the proposed ground floor conversion into four units, the proposed alteration of doorways and windows on the eastern elevations would not result in additional loss of privacy or overlooking to Belwethers. Bullimores House and Belwethers currently have windows which have an outlook towards one another. The proposal to convert the doorway into a window which directly faces Belwethers, however, given the existing arrangement between the two properties, it is considered not to result in harmful overlooking or loss of privacy.

In terms of the impact from construction, conditions have been recommended by the Council’s Environmental Health team relating to machinery and equipment, lighting, burning and deliveries. Conditions relating to machinery equipment and lights are not considered reasonable given the minor nature of the scheme. A condition has been recommended in relation to construction hours to prevent disruption to surrounding residents.

Having regard to the above, Officers are satisfied that the proposed development would not cause harm to the amenities of the occupiers of adjoining property.

The proposal is therefore considered to accord with Policies D1 and D4 of the Waverley Borough Local Plan 2002 and the guidance contained within the Council’s Residential Extension SPD.

Financial Considerations

Section 70 subsection 2 of the Town and Country Planning Act 1990 (as amended) states that any local financial considerations are a matter to which local planning authorities must have regard to in determining planning applications; as far as they are material for the application.

The weight to be attached to these considerations is a matter for Committee.

Local financial considerations are defined as grants from Government or sums payable to the authority under the Community Infrastructure Levy (CIL). This means that the New Homes Bonus (NHB) is capable of being a material consideration where relevant. In the current case, the approval of the application would mean that the NHB would be payable for the net increase in dwellings from this development. The Head of Finance has calculated the indicative figure of £1,450 per net additional dwelling (total of £7,250) per annum for six years.

Highways and Parking

The NPPF 2012 outlines that transport policies have an important role to play in facilitating sustainable development but also in contributing to wider sustainability and health objectives.

In considering developments that generate significant amounts of movements, Local Authorities should seek to ensure they are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. Plans and decisions should take account of whether improvements can be taken within the transport network that cost-effectively limits the significant impact of the development.

The NPPF 2012 supports Councils in the adoption of local parking standards for both residential and non-residential development.

Policy M14 of the Waverley Borough Local Plan 2002 seeks appropriate car parking provision in accordance with the location and type of development.The Council has adopted a Parking Guidelines Document which was prepared after the Surrey County Council Vehicular and Cycle Parking Guidance in January 2012. Development proposals should comply with the appropriate guidance as set out within these documents.

The Council’s Parking Guidelines indicate that 1.0 vehicle parking space should be provided for per one bedroom residential unit and 1.5 vehicle parking space per 3 bed unit within in a Town Centre location. In order to accord with the Council’s Parking Guidelines, the proposal would be expect to provide for the parking for 6.0 vehicles within the curtilage of the site.

The application proposes to provide 1.0 parking space for the proposed flats. The existing lawful commercial use was not served by any on-site parking spaces. Having regard to this, the proposal would improve the provision of

parking for the site, despite the development not meeting the requirements as set out in the guideline.

Furthermore, officers are mindful that the existing commercial use of the premises is likely to produce a higher number of vehicle movements and vehicle parking demand than the proposed residential use, are likely to be predominantly elderly persons without a motor vehicle. Whilst it is appreciated that the proposed residential use could generate a higher demand for overnight vehicle parking, the central location provides public parking near the site, within easy walking distance, should future occupiers of the proposed residential units require car parking facilities.

Given the site is within a highly sustainable Town Centre location and that there is good access to public transport services, Officers conclude that it would be unreasonable in planning terms to object to the lack of parking spaces in this particular case.

Having regard to the above, Officers consider that the proposal would be acceptable in respect of highway safety and the lack of car parking provision is justified in this case.

The proposal would therefore accord with Policies D1, D4 and M14 as well as the guidance of Waverley’s Parking Guidelines 2013.

Standard of accommodation

The Government’s policy on the setting of technical standards for new dwellings is set out in the Ministerial Statement of 25th March 2015.This statement should be taken into account in applying the NPPF and in particular, the policies on local standards or requirements at paragraphs 95, 174 and 177. New homes need to be high quality, accessible and sustainable. The Building Regulations cover new additional optional standards on water and access.

A new national space standard has been introduced to be assessed through the planning system, these take effect from 1st October 2015. The optional new national standards should only be required through any new Local Plan policies, if they address a clearly evidenced need and where their impact on viability has been considered.

The Council does not have a current Local Plan Policy that allows it to require compliance with these standards. Nevertheless, the standards provide useful guidance which assists in the assessment of new development.

Flat Proposed Bedroom

Proposed Unit

Technical Standard for room

Technical standard for unit

1 10 m² 37.0 m² 7.5 m² 37 m²2 9.8 m² 40.0 m² 7.5 m² 37 m²3 10.7 m² 40.0 m² 7.5 m² 37 m²4 9.8 m² 37.0 m² 7.5 m² 37 m²5 Bed 1 – 14.97 m² 11.5 m²

Bed 2 – 12.0 m² 11.5 m²Bed 3 – 12.85 m²

Approx.174 m²

11.5 m²Up to 95 m²

The proposed units would meet the minimum gross internal floor areas set out in the Government’s Technical Housing Standards – Nationally Described Space Standard (2015) and are considered to provide an adequate standard of accommodation in relation to floor area.

The Council’s Environmental Health team has raised objection to the proposal on the basis that a residential unit will be located above retirement accommodation. However, it is considered unreasonable to object to a proposal on this basis as sound insulation would be required as part of Building Regulations.

Provision of amenity space

On promoting healthy communities, the NPPF 2012 sets out that planning policies and decisions should aim to achieve places which promote safe and accessible developments, with high quality public space which encourage the active and continual use of public areas. These should include high quality open spaces and opportunities for sport and recreation which can make an important contribution to the health and well-being of communities.

Policy H10 of the Waverley Borough Local Plan 2002 addresses amenity and play space in housing developments. Although there are no set standards for garden sizes, the policy requires that a usable ‘outdoor area’ should be provided in association with residential development and that ‘appropriate provision for children’s play’ is required.

The proposal would make provision of a communal private amenity space to serve the all residents of the proposed units. Although it would not be an optimal arrangement, the site is within a convenient distance of public open space and various town centre amenities, including Snoxhall Play Park, Cranleigh Common, and Cranleigh High Street.

In this instance, Officers consider the provision of communal outdoor amenity space for the units would be acceptable due to the site’s town centre location and close proximity to a variety of outdoor public spaces.

It is considered therefore that the proposal would comply with Policy H10 of the Waverley Borough Local Plan 2002.

Compatibility of Uses

Policy D2 of the Waverley Borough Local Plan 2002 seeks to ensure new and existing land uses are compatible.

The site is within the designated Town Centre wherein there are various commercial and residential uses within close proximity to the application site.

The site lies adjoins existing residence of Belwethers, with commercial Class B1 (Offices) to the south. It is unlikely that the proposed Class C3 (dwelling house) use would lead to a conflict with the operation of these adjoining uses, given that nature of the operating hours associated with a typical Class B1 (Offices) use. Furthermore, the Town Centre location is such that there are a variety of uses in close proximity wherein some noise generation can be expected.

As such, Officers are satisfied that the proposal would not lead to a conflict with the surrounding uses in accordance with Policy D2 of the Waverley Borough Local Plan 2002.

Impact on Archaeology

The NPPF 2012 sets out that, as a core principle, planning should take account of the different roles and character of different areas and heritage assets, in a manner appropriate to their significance and should be conserved.

In considering proposals for development involving ground disturbance within Sites and Areas of High Archaeological Potential, Policies HE14 and HE15 of the Waverley Borough Local Plan 2012 require that appropriate desk based or field surveys should be submitted with an application and appropriate measures taken to ensure any important remains are preserved.

The application site lies within an Area of High Archaeological Potential and no appropriate desk based or field surveys have been submitted in support of the proposed development.

Notwithstanding this, the application was reviewed by Surrey County Council (SCC) for advice regarding archaeological matters. SCC has advised that as

the proposal is for the conversion of an existing building it is unlikely that disturb archaeological deposits. As such, the proposal is considered acceptable.

Biodiversity and compliance with Habitat Regulations 2010

The NPPF requires that when determining planning application, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles:

If significant harm resulting from a development cannot be avoided (through locating on an alternative site with less harmful impacts), adequately mitigated, or, as a last resort, compensated for then planning permission should be refused.

In addition, Circular 06/2005 states ‘It is essential that the presence or otherwise of protected species and the extent that they may be affected by the proposed development, is established before planning permission is granted.’

The application property does not fall within a designated SPA, SAC, SNCI or SSSI. It is not within 200m of ancient woodland or water, and is not an agricultural building or barn. Having regard to this, and the completed biodiversity checklist, it is considered that a biodiversity survey is not required in this instance.

Response to Cranleigh Parish Council representations

Cranleigh Parish Council has objected to the application and the concerns raised by Parish Council have been carefully considered in the assessment of the application.

Parish Council raised objection to the removal of the chimney as the building is of historic value. This concern was upheld by Council’s Heritage and Design Officer. Officers have subsequently negotiated the retention of the chimney and the scheme has now been amended to retain the chimney.

The concerns raised regarding the parking standards have been addressed under ‘Highways and Parking’ in the report above.

In relation to pedestrian safety, Officers acknowledge that the development would generate pedestrian movements within the southern section of Church Lane, however, it is considered that any pedestrian movements generated by the proposed development would be less than pedestrian movements generated by a B1 use, in terms of staff and customer movements onsite.

Additionally, the scale of the proposed development would by its nature, cap the number of persons residing onsite. Furthermore, access to the residential units would be via the eastern and southern side of Bullimores House, this would reduce pedestrian movement along the most narrow section of Church Lane between Bullimores House and St Nicholas Church to the rear of Bullimores House.

Having regard to these factors, it is considered that the proposed development would not harm the safe movement of pedestrians and vehicles within the lane.

Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights Implications

There are no implications for this application.

Environmental Impact Regulations 2011 (as amended)

The proposal is considered not to be EIA development under either Schedule 1 or 2 of the EIA Impact Regulations 2011 (as amended) or a variation/amendment of a previous EIA development nor taken in conjunction with other development that is likely to have a significant environmental effect.

Pre Commencement Conditions

Article 35 of the DMPO 2015 requires that for any application for planning permission, the Notice must state clearly and precisely the full reasons, in the case of each pre-commencement condition, for the condition being a pre-commencement condition. This is in addition to giving the full reason for the condition being imposed.

“Pre commencement condition” means a condition imposed on the grant of permission which must be complied with: before any building/ other operation/ or use of the land comprised in the development is begun.

Where pre commencement conditions are justified, these are provided with an appropriate reason for the condition.

Development Management Procedure Order 2015 - Working in a positive/proactive manner

In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of paragraphs 186-187 of the NPPF. This included:-

Provided or made available pre application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

Have suggested/accepted/negotiated amendments to the scheme to resolve identified problems with the proposal and to seek to foster sustainable development.

Have proactively communicated with the applicant through the process to advise progress, timescales or recommendation.

Conclusion/ planning judgement

The proposal would not cause harm to the visual or residential amenities of the surrounding area. Given the central location of the site within the village of Cranleigh and the proposed future residents for the ground floor accommodation, the lack of car parking provision onsite would be seen as acceptable.

The proposal would not prejudice highway safety and would also be considered to be acceptable in terms of its impact upon the Conservation Area and the Building of Local Merit. Officers are also satisfied that the proposed use is compatible with the surrounding location and uses.

Having regard to this, there would be no adverse impacts that would outweigh the benefits when assessed against the NPPF taken as a whole.Recommendation

That permission be GRANTED to completion of Section 106 agreement restricting the use of the four (4), one bedroom ground floor units remain for residential use of aged persons in perpetuity, and subject to the following conditions:

1. ConditionThe plan numbers to which this permission relates are 2015_32_01, 2015_32_09, 2015_32_10, 2015_32_02, 2015_32_06 rev B, 2015_32_07 rev B, and 2015_32_08 rev B. The development shall be carried out in accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing with the Local Planning Authority.

ReasonIn order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

2. ConditionBefore any relevant work begins, the following details must be approved in writing by the local planning authority. The works must not be executed other than in complete accordance with these approved details:a) Drawings to a scale not smaller than 1:5 fully describing:

i. Replacement windows, external doors, rooflights.These drawings must show:materialscross section of frame, transom, mullions, glazing bars, etcmethod of openingmethod of glazing

ReasonIn the interest of the character and visual amenity of the area, in accordance with Policies D4 and HE8 of the Waverley Borough Local Plan 2002. This is a pre-commencement condition as the details go to the heart of this permission.

3.. ConditionConstruction works pursuant to this permission shall not take place other than between the hours of 08:00 and 18:00 Monday to Friday, and between 08:00 and 13:00 on Saturdays. No works shall take place on Sundays or Bank Holidays.

ReasonIn the interest of the amenities of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

4. ConditionNo vehicle shall access the site from Church Lane unless and until the proposed vehicular access to the site hereby approved has been constructed and provided with visibility splays in accordance with the approved plans and thereafter the visibility splays shall be kept permanently clear of any obstruction over 1.05m.

ReasonIn order that the development should not prejudice highway safety nor cause inconvenience to other highway users, in accordance with M2 of the Waverley Borough Local Plan 2002.

5. ConditionThe development hereby approved shall not be first occupied unless and until space has been laid out within the site in accordance with the approved plans for vehicles to be parked. Thereafter the parking area shall be retained and maintained for its designated purpose.

ReasonIn order that the development should not prejudice highway safety nor cause inconvenience to other highway users, in accordance with M2 of the Waverley Borough Local Plan 2002.

Informatives

1. The applicant should take all relevant precautions to minimise the potential for disturbance to neighbouring residents during the demolition and/or construction phases of the development. The applicant should follow the guidance provided in the Construction Code of Practice for Small Developments in Waverley.

2. The granting of any permission does not in any way indemnifying against statutory nuisance action being taken should substantiated complaints within the remit of the Environmental Protection Act 1990 be received. For further information please contact the Environmental Health Service on 01483523393.

3. ''IMPORTANT'' This planning permission contains certain conditions precedent that state 'before development commences' or 'prior to commencement of any development' (or similar). As a result these must be discharged prior to ANY development activity taking place on site. Commencement of development without having complied with these conditions will make any development unauthorised and possibly subject to enforcement action such as a Stop Notice. If the conditions have not been subsequently satisfactorily discharged within the time allowed to implement the permission then the development will remain unauthorised.

4. The developer is reminded that it is an offence to allow materials to be carried from the site and deposited on or damaged 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 reparing highway surfaces and prosecutes persistent offenders. (Highways Act 1980 Sections 131, 148, 149).

5. The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph 186-187 of the National Planning Policy Framework 2012.

Recommendation B

That, in the event Recommendation A is not adhered to, permission be REFUSED.