GODALMING KEY SITE STATEMENT OF COMMUNITY … · P5/10 11999/741236v1 3.0 Pre Application...
Transcript of GODALMING KEY SITE STATEMENT OF COMMUNITY … · P5/10 11999/741236v1 3.0 Pre Application...
November 2009
11
Nathaniel Lichfield & Partners Ltd
14 Regent's Wharf
All Saints Street
London N1 9RL
T 020 7837 4477
F 020 7837 2277
www.nlpplanning.com
GODALMING KEY SITE
STATEMENT OF COMMUNITY
INVOLVEMENT
Offices also in
Cardiff
Manchester
Newcastle upon Tyne
11999/741236v1
Contents1
1.0 Introduction 1
2.0 Policy Context 2 Planning and Compulsory Purchase Act (2004) 2 PPS 1: ‘Delivering Sustainable Development’ (2005) 2 The Statements of Community Involvement and Planning Applications, ODPM 3 (December 2004) 3 Waverley Borough Council (2007) 3
3.0 Pre Application Consultation 5
4.0 Changes due to Consultation Process 9
5.0 Summary and Conclusions 10
Appendix 1: Public Exhibition - blank response form
Appendix 2: Exhibition boards and material presented
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1.0 Introduction
1.1 This Consultation Statement has been prepared on behalf of Flambard
Developments Limited to accompany a full planning application for the
redevelopment of the Key Site, Godalming. The proposed development
comprises 182 one, two and three bedroom residential units, 195 car parking
spaces at basement level and four car parking spaces at Cateshall Lane,
commercial floorspace for a range of uses (potentially comprising A1, A2, A3,
B1, D1 and D2 uses), accommodation for the police, associated highway works
and landscaping.
1.2 The site is identified in the Waverley Borough Council (WBC) Local Plan (2002)
as a strategic site suitable for redevelopment. Policy TC6 of the WBC Local Plan
recognises that the site is appropriate for a range of uses. In 2000 the Council
commissioned Roger Evans Associates to produce a Development Framework
for the site. However, this Framework document is now somewhat outdated.
1.3 In 2007 a planning application was submitted to redevelop the Godalming Key
Site. The application was appealed on the grounds of non determination and
the Inspector recommended approval. However, the Secretary of State refused
the application due to concerns about the detailed design of the scheme which
the SoS considered weighed against the proposal.
1.4 The application proposals have, therefore, taken account of the SoS decision,
the physical characteristics of the site, constraints in terms of existing uses,
the requirements of the redevelopment and the need for remediation.
1.5 The application is described in detail in the Design and Access Statement and
Planning Statement.
Purpose of Report
1.6 This report provides a summary of the consultation that has been undertaken in
connection with the proposed redevelopment of the Key Site. The report also
summarises the issues that were identified during a recent public exhibition
and the changes that have been made to the scheme following the comments
received.
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2.0 Policy Context
Planning and Compulsory Purchase Act (2004)
2.1 The Planning and Compulsory Purchase Act, 2004 introduced a number of
changes to the planning system. The statutory development plan (local plan,
structure plan and unitary development plan) is to be replaced by a new set of
documents and will now comprise the Regional Spatial Strategy and the
Development Plan Documents. In addition to the new framework and
documents there is also an increased emphasis on public involvement and
ensuring that the public can participate in the planning process at an early
stage.
PPS 1: ‘Delivering Sustainable Development’ (2005)
2.2 Planning Policy Statement 1 (PPS) sets out the Government’s policies on the
delivery of sustainable development through the planning system and identifies
that the planning process offers local communities real opportunities to
influence how they want their areas to develop. It is noted that:
“…More effective community involvement is a key element of the Government’s
planning reforms. This is best achieved where there is early engagement of all
the stakeholders in the process of plan making and bringing forward
development proposals. This helps to identify issues and problems at an early
stage and allows dialogue and discussion of the options to take place before
proposals are too far advanced.” (Paragraph 11)
2.3 PPS1 continues:
“Pre-application discussions are critically important and benefit both developers
and local planning authorities in ensuring a better mutual understanding of
objectives and the constraints that exist. In the course of such discussions
proposals can be adapted to ensure that they better reflect community
aspirations and that applications are complete and address all the relevant
issues. Local planning authorities and applicants should take a positive attitude
towards early engagement in pre-application discussions so that formal
applications can be dealt with in a more certain and speedy manner and the
quality of decisions can be better assured.” (Paragraph 12)
2.4 The above advice is expanded in paragraphs 40-44 where it is added that:
1 Local communities should be given the opportunity to be consulted on
proposals for development.
2 Local authorities should play a key role in developing full and active
community involvement in their areas.
3 An inclusive approach should be taken to ensure that different groups have
the opportunity to participate, and therefore identifying and understanding
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the needs of groups who find it difficult to engage with the planning system
is critical to achieving sustainable development objectives.
2.5 It advises that effective community involvement requires an approach which;
i Tells communities about emerging proposals in good time.
ii Consults on formal proposals.
iii Ensures that consultation takes place in locations that are widely
accessible.
iv Provides and seeks feedback. (Paragraph 43)
The Statements of Community Involvement and Planning
Applications, ODPM
(December 2004)
2.6 This guidance emphasises the importance of consulting with local communities
early in the planning process:
“We would… encourage developers to undertake pre-application discussions and
early community consultation on significant applications…” (Paragraph 3.18)
2.7 It identifies potential measures, including:
1 Public meetings
2 Public exhibitions
3 Consultation groups
4 Pre-existing panels, forums and design teams (Section 3.2)
Waverley Borough Council (2007)
2.8 Under the provisions of the Planning Reform (2004) Local Planning Authorities
are required to set out details of how the Council will consult the local
community during the planning process. Local Planning Authorities are required
to set out details within a ‘Statement of Community Involvement’ (SCI). As
such, The Waverley Borough Council Statement of Community Involvement (July
2006) identifies the Council’s approach to community consultation during the
planning process.
2.9 The SCI sets out details of the Council’s principles for community involvement,
and recognises the importance of providing local residents and other interested
parties with the opportunity to participate in the consideration of development
proposals that may affect them. The SCI states that Council will continue to
comply with the statutory requirements and that it will to carry out additional
consultation and participation arrangements (such as publishing information on
its web site and improving its on-line services, including the opportunity to
make comments on planning applications via the internet).
2.10 The Council encourages pre-application dialogue between applicants and, in the
case of more significant developments, also encourages early engagement with
the local community. There is no legal requirement for applicants to show that
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they have carried out such pre-submission consultation, but the SCI identifies
that pre-application consultation will be encouraged.
2.11 The Council has also established a Development Control Forum, which provides
an opportunity for community involvement in schemes prior to the submission
of a planning application.
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3.0 Pre Application Consultation
Meetings
3.1 A number of pre-application meeting have taken place in connection with the
revised proposals for the Godalming Key Site, including the following:
1 CABE: A site visit and meetings with CABE and a pre-application panel
review. CABE has generally welcomed the design approach that has been
taken by Allies and Morrison and has advised that they consider that the
proposals “show the potential to be a scheme that will have the high design
quality and distinctiveness appropriate for the significance of the site within
Godalming.” In order to address comments/feedback from CABE a number
of design changes have been made. More detail about the changes made is
proposed within Section 4.0 of this report
2 Waverley BC: Three meetings and a site visit took place between the
applicant and Waverley Council officers (8 May, 10 July and 4 August
2009). Feedback was provided by officers at these meetings. In addition a
letter setting out some of the design officer’s comments was issued to the
applicant (1 September 2009). Although formal comments were not
provided as the applicants chose not to proceed through the formal pre-
application process.
3 English Heritage: attended design review. A draft scheme has been
presented to English Heritage (16 July 2009) and they also attended the
CABE Design Panel Review. 4 Environment Agency: Enzygo have spoken with Lance Cooper at Thames
Water Developer Services (June and July 2009) to confirm sewage
capacities and also to Nicky McHugh at Thames Water. Enzygo have also
spoken to John Woodhouse (Development Control) at the Environment
Agency (August 2009) to confirm that the previous method of assessment
would be acceptable for the revised application proposals.
5 Godalming Trust: draft proposals were presented by the applicant and Allies
and Morrison to the Godalming Trust on 28 July 2009.
6 Surrey CC: RPS has consulted with Surrey County Council Highway Authority
in connection with highway matters. A scoping meeting was held with
Andrew Stokes and Scott Dickson (Surrey County Council) in May 2009 to
consider the resided scheme. Discussions have been ongoing throughout
2009.
7 Surrey County Police: meeting with the architects on 9 July 2009 to
discuss security and design and how the proposals can be improved.
Public Exhibition 3.2 Following progress in connection with the detailed design of a revised scheme
for the Key Site a public exhibition was held during August 2009. The exhibition
was advertised via the local press (Surrey Advertiser and Godalming Times) and
members of the design team were available to respond to queries raised by
residents and other interested parties.
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3.3 The scheme presented at the exhibition ranged from three to eight storeys and
included 213 residential units arranged around three courtyards and a large
central open space.
3.4 The exhibition was held at the Baptist church in Godalming on Friday 7 August
(5.00 – 8.00pm) and Saturday 18 October 2008 (9.am - 12.00pm). At this
exhibition a number of plans and elevation drawings were available alongside
illustrative visualisations.
3.5 Over 100 people attended the exhibition across the two days (the majority of
attendees were local residents). For those who attended the exhibition,
response forms were available and a total of 89 forms were completed. An
example blank response form is attached at Appendix 1 and the material
presented at the exhibition is set out at appendix 2.
Summary of Responses
3.6 A summary of the responses set out within the forms is provided below:
• Question 1: Please identify your postcode?
The majority of people who filled out the feedback form lived in the
Godalming area. 83 people identified that they lived in the GU7 postcode
area, 3 identified that they were from the GU8 postcode area and 1 person
identified that they lived in the GU10 area.
• Question 2: Would you like to see the site developed?
Of the 88 people who answered this question, 87.5 % identified that they
would like to see the site redeveloped, the remainder (12.5%) answered
that they didn’t want the site developed or that that they didn’t know how to
respond to the question. A number of people provided more detailed
comments in response to this question and raised concerns about the
proposed scale and height of the proposals, two people also raised
concerns about the proposed access/increased traffic.
• Question 3: Do you agree that the site is suitable for residential
development, including a police station and small scale commercial and
retail units?
86 people responded to this question. 60.5% agreed with the proposed
uses, 36% did not agree with the mix of uses and 3.5% did not know. A
number of people provided more detailed comments in response to this
question. These comments generally fell within the following categories:
- Would prefer to see more community uses at the site
- Concern about increased traffic/parking problems
- The need is for family housing not flats
- The commercial units are not required in this location
- Supported the proposed police accommodation
- Plans are not sympathetic to Godalming
- The proposed scale and height is inappropriate - 2-3 storeys preferred
- There should be more affordable housing
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- The design is not an improvement (on the appeal scheme)
- Underground car park must be fully controlled.
- Density is unacceptable
• Question 4: Do you think the area will benefit from more homes?
86 people responded to this question. 65% agreed that the area would
benefit from more homes, 29% did not agree that this was the case and 6%
did not know.
• Question 5: Do you generally support the proposals?
83 people responded to this question. 25% of respondents identified that
they generally supported the proposals, 72% did not support the proposals
and 2% did not know. A number of people provided more detailed comments
in response to this question. These comments generally fell within the
following categories:
- The proposals are not in keeping with Godalming
- Site should be for community uses
- 8 storeys is too high and large – will dominate the town and spoil views
- Too dense
- The proposal is an improvement on the appeal scheme
- Inadequate access
- Need more affordable housing
- Agree that the site should be redeveloped
- Flats are less desirable, more family housing is needed
- Preferred the appeal scheme
- Increase parking problems
- The site should be developed as a whole
- Overdevelopment
- More red brick and render would be attractive
- Increased traffic problems (the roundabout already has peak flow
problems)
- There should be a residential parking permit scheme for Victoria Road
- Housing should not front Flambard Way
- The site is too far away from the town centre
- The existing site is an eyesore and should be redeveloped
- Design is too contemporary
- Concern about overshadowing
- Amenity space should be increased
- Concern about the transportation of contaminated soil
• Question 6: At the inquiry last year, the Inspector and Secretary of State
(SoS) supported the proposed height and general scale of the
development but the SoS was not satisfied with the detailed design
quality of the proposed buildings. Do you consider that the proposed
design is an improvement on the previous scheme that was considered at
inquiry?
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- 83 people responded to this question. 18% of respondents identified
that they considered that the proposed design is an improvement on the
previous scheme, 64% did not consider that the proposals were an
improvement in design terms and 18% did not know. A number of people
provided more detailed comments in response to this question. The
majority of comments mirrored those identified in questions 3 and 5.
The design specific comments included:
- Concerns about whether the visuals were accurately drawn
- Height, scale/design is unsuitable for Godalming
- Preferred the previous design
- The proposals are the same as the appeal scheme
- The proposals are an improvement
- Material quality improved
- Design has no character
- Contemporary design may be overwhelming to some residents the
traditional style of existing hosing should be incorporated into the design
- A children’s play area should be included as part of the design
• Question 7: Has the exhibition adequately explained the overall
proposals?
83 people responded to this question. 61% of respondents identified that
they considered that the exhibition had adequately explained the overall
proposals, 34% did not consider that the exhibition had adequately
explained the overall proposals and 5% did not know. A number of people
provided more detailed comments in response to this question, including:
- Requests for accurate models/photographs
- The exhibition should not have been held during the summer period
- More detail about the proposed houses/flats and the green space
- More scale drawings needed
- Better computer slide show
- Good exhibition - bad scheme
- More writing less images
- More people to answer queries
- Photomontages were misleading
- Wider consultation is needed
- No explanation about drainage, visual impact, traffic.
- No indication of where the police station will be
- Model is too small, a better and complete model is needed
- There should be a public meeting
3.7 In summary residents raised a number of concerns about the proposals
particularly in connection with scale, massing height, design and traffic impact.
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4.0 Changes due to Consultation Process
4.1 In response to comments made at the public exhibition and the final round of
pre-application consultations with Waverley Council, English Heritage, CABE
and the Godalming Trust the proposals were amended in the following way:
1 Removal of 6 units (from 213 to 207) to reduce the density of residential
units and increase the amount of communal open space
2 Alteration to the roofscape of buildings on Catteshall Lane to further
differentiate the elevational treatment to respond to the differing character
and scale of each street.
3 Introduction of additional materials along street frontages an within the
garden spaces
4 Developments in landscape treatment to achieve a better differentiation
between public and private spaces
5 Roofscape developed to produce varied chimneys and forms to respond to
distant views.
6 A commitment for the scheme to meet Code Level 4 of the 'Code for
Sustainable Homes', the previous target was to aim for Code Level 3.
4.2 Further amendments were also made following the meeting with Waverley
Council (4 August 2009) and the receipt of the design officers feedback (1
September 2009) further modifications were made to the scheme. The changes
included:
1 Reduction in the scale of the proposals along Flambard Way and Catteshall
Lane, specifically surrounding the tower to provide clear differentiation
between the tower and the adjacent blocks. These changes resulted in the
loss of 25 units, (the proposals therefore seek consent for 182 units)
2 Further alterations were made to the landscape treatment of the courtyard
to provide further differentiation of the public footpaths and residents’
amenity space.
3 The design of the flue was refined; it will now be clad in natural anodised
aluminium which reflects the sky. The flue cannot be seen in street level
views.
4 The basement has also been reduced in size, as less car parking spaces
need to be provided.
4.3 These changes mean that the total number of units has reduced from 213 to
182 (31 less than that presented at the exhibition).
4.4 Further details of the design evolution and the changes made as a result of the
public exhibition are set out within the accompanying design and access
statement.
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5.0 Summary and Conclusions
5.1 The pre-application consultation process has led to a number of changes being
made to the revised proposals for the Key Site. Significantly the proposals have
been reduced in scale resulting in the loss of 31 units in comparison to the
scheme that was presented at the public exhibition.
5.2 It is considered that the proposed changes have greatly benefited the layout
and design of the proposals and will address concerns raised by local residents
about the scale of the proposed development and its relationship with its
surroundings.
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GODALMING KEY SITE REDEVELOPMENT PROPOSALS
Public Exhibition - Feedback Form (7/8 August 2009)
1 For statistical purposes only please identify
your full home postcode
2 Would you like to see this site redeveloped? (Please circle one option)
Yes No Don’t know
2a If ‘no’ please explain below?
3 Do you agree that the site is suitable for
residential development, including a police
station and small scale commercial and retail
units? (Please circle one option)
Yes No Don’t know
3a If you disagree with the proposed land uses please explain below and identify the uses
that you consider will be appropriate?
4 Do you think the area will benefit from more
homes? (Please circle one option)
Yes No Don’t know
5 Do you generally support the proposals? (Please circle one option)
Yes No Don’t know
5a Any comments? Please expand in the space provided
P.T.O.
11999/682249v1
6 At the inquiry last year, the Inspector and
Secretary of State (SoS) supported the
proposed height and general scale of the
development but the SoS was not satisfied
with the detailed design quality of the proposed
buildings.
Do you consider that the proposed design is an
improvement on the previous scheme that was
considered at inquiry? (Please circle one option)
Yes No Don’t know
6a Any comments? Please expand in the space provided
7 Has the exhibition adequately explained the
overall proposals? (Please circle one option)
Yes No Don’t know
7a If you answered ‘No’ what else would have helped?
Thank you for taking the time to complete this Feedback Form
Allies and Morrison Architects
GODALMING KEY SITE
This important site was the subject of a previous planning application by Flambard Developments Ltd for a mixed use, residential-led, regeneration scheme. After a Public Inquiry last year, the Government’s Planning Inspector recommended that planning permission should be granted, concluding that the scale of the proposed scheme was appropriate and that it would complement the existing townscape. However, the Secretary of State for Communities and Local Government turned down the application on the grounds of design quality, although she concluded that the scale of the development was acceptable.
In order to address the issue of design quality, Flambard Developments Ltd has commissioned leading architects Allies and Morrison to work up a new scheme for the site. The exhibition shows the current work in progress. We believe that Allies and Morrison has created an inspiring and sensitive design which would revitalise the area and give Godalming a high quality, landmark, development.
It would provide jobs in commercial floorspace, a new police station on the Flambard Way frontage, and new housing, with a series of intimate courtyards and open spaces.
•
This exhibition shows our emerging proposals for the redevelopment of land to the south of Flambard Way, Godalming, on the eastern edge of the town centre (known as the Godalming Key Site). We’ve shown the site and its context on the plan to the right of this board.
WELCOMESignificant public realm enhancements are also proposed in Catteshall Lane and along Flambard Way.
The scheme would be sustainable and energy efficient.
Parking is proposed for all of the 213 residential units in the scheme.
Prior to submission of a formal planning application, we want to hear the views of local people and others with an interest in the Godalming Key Site. Members of our team are present to answer any questions you may have and we have provided a feedback form on which you can leave comments. This is part of our pre-application consultations on the proposals. When we submit a planning application, Waverley Borough Council will undertake statutory consultations with local people and there will be another, formal, opportunity for your views to be expressed.
Thank you for attending this exhibition.
Flambard Developments Ltd
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Allies and Morrison Architects
GODALMING KEY SITE
EXISTING SITE CONTEXT PLAN
B
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Waverly Borough Council offices
Waitrosesupermarket
Police Station
Industrialunits
NurserySchool
Surfacecar park
Industrialunits
Royal Mail sorting office
Industrialunit
Waitrosecar park
Homebasesuperstore
Homebasecar park
The Atrium
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Context Plan - Existing GOdAlMING key site
Allies and MorrisonJuly 2009