16/P/01687 – H A Fox Jaguar and Hunters Land Rover, Ladymead

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App No: 16/P/01687 Type: F 8 Wk Deadline: 21/04/2017 Appn Type: Full Application Case Officer: John Busher Parish: Friary & St. Nicolas Ward: Friary & St. Nicolas Agent : Mrs Todman

SRA Architects Queen Square House Charlotte Street Bath BA1 2LL

Applicant: Mr Mason Inchcape Estates Ltd Inchcape House Langford Lane Kidlington Oxford OX51HT

Location: H A Fox Jaguar And Hunters Land Rover, Ladymead, Guildford, GU1 1DT

Proposal: Redevelopment of existing motor dealership, to include a new 3-storey showroom, workshop, MOT facility and associated car parking and landscaping (amended drawings received 03/02/17).

This application has been referred to the Planning Committee as more than ten letters of objection have been received, contrary to the Officer's recommendation. Site description The Jaguar and Land Rover dealership is located on the corner of Ladymead and Woodbridge Road in the urban area of Guildford. Currently both dealerships occupy individual buildings on the site, which are separated by a large area of hardstanding for the outdoor display of vehicles. The Jaguar dealership is located on the corner of Woodbridge Road and is a large two storey modern building constructed of large areas of glazing, grey cladding and smaller elements of brickwork. The Land Rover dealership is on the eastern side of the site and is a part two, part single storey structure. Again it is a modern design, having recently been updated with areas of timber cladding. As well as the hardstanding between the buildings, additional parking and a valet area are located in the south-east corner of the site. Vehicular access is provided from both Ladymead and Woodbridge Road. The surrounding area is mixed use in character but is dominated by large commercial and retail buildings. Neighbouring the site to the south is a large retail warehouse (Wren Kitchens) which fronts onto Woodbridge Road and to the west of the site, on the opposite corner of Woodbridge Road and Ladymead, is a two storey building also occupied by a kitchen showroom (Magnet). Opposite the site is Ladymead retail park which consists of a variety of large commercial and retail buildings, some of which are currently being modernised. To the east and south-east of the site are residential apartments and dwellings, known as Springside Court and Stocton Close. The site is within Flood Zones 2 and 3. A small section of the site is within Flood Zone 3b (functional floodplain). Proposal Redevelopment of existing motor dealership, to include a new 3-storey showroom,

workshop, MOT facility and associated car parking and landscaping (amended plans received 03.02.17). The proposal involves the demolition of the existing showroom buildings on the site, as well the servicing and MOT facilities. The proposal would involve combining both dealerships into one showroom building. This would be positioned on the western side of the site and would 'turn the corner' of Ladymead and Woodbridge Road. The main showroom building would contain three floors and would accommodate display space for new and used vehicles as well as the ancillary office and retail space required. Attached to the east of the showroom building an ancillary structure is also proposed which would accommodate a workshop and MOT facility on the ground floor, as well as staff parking and vehicle storage on the upper floors. The ancillary building would also be set over three floors and would be set back from the front elevation of the main building and Ladymead. Vehicle parking is also proposed on the roof of both the main showroom and ancillary building. The south-east corner of the site would be occupied with surface level car parking, as well as the wet and dry valeting areas. The area between the workshop / MOT facility and Ladymead would be used for customer parking, with the main public vehicular entrance being retained from Ladymead. Access for staff, deliveries, servicing etc would continue from the secondary access from Woodbridge Road. [Officer Note: Amended plans have been submitted during the assessment of the proposal. These result in improvements to the overall design and appearance of the building and overcome concerns which were originally expressed by the Environment Agency. Neighbouring residents and interested amenity groups were given the opportunity to comment on the amended plans]. Proposed floor area: 12,492 square metres Overall height: 13.6 metres Maximum depth: 49 metres; Maximum width: 100 metres Parking: 93 spaces for customers, visitors and staff Relevant planning history No relevant planning history. Consultations Surrey County Council, County Highway Authority: No objection. It is noted that the access and exit onto Ladymead has a good level of visibility. The requested contributions towards safety improvements will mitigate against any impact from the increased trips generated by the site, which in itself will not result in a significant impact on the surrounding highway network. No objections are raised to the proposed parking levels on the site. This is subject to conditions and a legal agreement to secure highway, cycle and pedestrian improvement works. Environmental Health: No objection, subject to conditions. Environment Agency: No objection. It is noted that overall, there is an improvement in the floodplain storage at the site. It is also considered that the proposal provides a betterment to the existing design and would not therefore increase flood risk elsewhere. The Environment Agency has suggested a number of conditions. These include a requirement that the

building is constructed as agreed with the Environment Agency and that possible site contamination be investigated. Surrey County Council, Lead Local Flood Authority: No objection, subject to conditions. Surrey County Council, Archaeology: No objection. The Guildford Society: Raise objection, for the following reasons:

the amendments to the proposal do not address the areas of concern;

the proposal is for a very large building on a prominent corner plot and would dominate the area;

the proposal would be materially higher than other neighbouring buildings;

the design is not appropriate for the area;

the proposed building would be situated close to the highway and would be dominant in the streetscene;

possible increase in pollution levels; and

the proposal would detract from the character and context of the surrounding area. Third party comments 11 letters of representation have been received. The main objections and concerns are noted below:

the proposal will impact on the residents of Josephs Road;

already previous development along Ladymead;

impact on parking and traffic congestion in the area;

imposing building on gateway site;

the building would be unrelieved and blocky;

the proposal is not in keeping with the character of the area;

materials are inappropriate;

building is overly large;

too many parking spaces are proposed; and

highway safety and capacity concerns. Planning policies The following policies are relevant to the determination of this application. National Planning Practice Guidance (PPG) National Planning Policy Framework (NPPF) Core planning principles Chapter 1. Building a strong, competitive economy Chapter 4. Promoting sustainable transport Chapter 7. Requiring good design Chapter 10. Meeting the challenge of climate change, flooding and coastal change Guildford Borough Local Plan 2003 (as saved by CLG Direction 24 September 2007) G1 General Standards of Development G5 Design Code G6 Planning Benefits

Supplementary planning documents Sustainable Design and Construction SPD Planning Contributions SPD Vehicle Parking Standards SPD Community Engagement in Planning Planning considerations The main planning considerations in this case are:

the principle of development

the design of the proposal and the impact on the character of the area

the impact on neighbouring amenity

highway/parking considerations

impact on trees and vegetation

flooding and drainage

planning contributions and legal tests

balancing exercise

conclusion The principle of development Car showrooms are a sui-generis use and the proposal is therefore not subject to the retail sequential test process. As the site is located within the urban area of Guildford, there is no in principle objection to the construction of new commercial buildings, including car showrooms. This is however subject to compliance with the Council's normal requirements in terms of design, amenity, highway safety impacts etc. These issues will be assessed below. The design of the proposal and the impact on the character of the area Ladymead is one of the busiest routes in the urban area of Guildford and is a wide street with a variety of buildings on either side. It is acknowledged that the application site is situated on a prominent corner plot and is visible in both directions along both Ladymead and Woodbridge Road. A number of objections have been received relating to the design and scale of the proposal and that it would be out of keeping with the character and context of the surrounding area. To assess any potential impacts in this regard it is firstly important to understand the existing character of the area and how the proposal would integrate with its surroundings. From the Wicks site at the western end of Ladymead to the Allianz offices close to the Stoke Road interchange, the surrounding area is characterised by large, bulky buildings, some of which are up to five storeys in height. While it is acknowledged that some of the buildings are set back considerably from the highway, such as Ladymead retail park, this does not impact on the fact that the road is characterised by large buildings. This character will be further reinforced with extant permissions for a multi-storey car park beside the Allianz premises, a new furniture store on the site of the former fire station, as well as permission for a three storey block of apartments on the former marquee site. There are also some smaller structures along Ladymead, these are by far the exception. In terms of the principle of a larger building on the application site it is noted that the proposal would be a maximum of 2.6 metres higher than the existing structures on the site (13.6 metres, compared to a maximum of 11 metres as existing). From the indicative

streetscene drawings submitted by the applicant, it can be seen that the building would be higher than its main neighbours; 2.5 metres above the ridge line of the kitchen showroom (Magnet); two metres above the ridge line of Springside Court and four metres higher than the Wren Kitchens showroom. However, there are good gaps between the neighbouring buildings and as such, the difference in height would not result in a materially harmful impact on the surrounding context. As regards the impact on Ladymead in its wider context it is noted that the scale of the proposed building would not appear overly out of keeping with the main existing built development along Ladymead. While it is fully acknowledged that the structure would be constructed closer to the highway than most other buildings along Ladymead, given the significant width of the road (between 18 and 30 metres), it is considered that the site can accommodate such a large building built close to the highway, without resulting in any material harm to the character or appearance of the area. The building would also reinforce the corner of Ladymead and Woodbridge Road, in a manner which can accommodate the additional height. Furthermore, the application has been reviewed by the Council's Principal Urban Design Officer who notes no objections to the size or location of the proposal. The proposal also includes a large ancillary structure which would be attached to the main showroom, to be used for parking and workshop/MOT facilities. This element would be the same height as the proposed showroom, but it would be set back from Ladymead by 26 metres. While it is noted that Officers sought to have the height and width of this element reduced, due to the requirements of the operator, such amendments were not possible. In an effort to reduce the prominence of the parking and workshop/MOT structure, the applicant has agreed to break up its front elevation through the use of two types of cladding, as well as the planting of new trees along Ladymead. Therefore, on balance, this element of the proposal and the overall width of the building would not result in any material harm to the surrounding area and is deemed to be acceptable. Again, this finding has been confirmed by the Council's Principal Urban Design Officer. Regarding the proposed architectural style, again it should be noted that Ladymead and Woodbridge Road contain a wide mix of designs. The development would be modern in its appearance, with large areas of glazing broken up with grey cladding. While it is acknowledged that a number of the larger buildings along Ladymead are of brick construction (Allianz and the new fire station for example) there are numerous other examples of buildings with large areas of glazing and cladding, such as a number of new or renovated buildings on Ladymead retail park. As such, it is considered that the design and appearance of the main showroom building would integrate into the streetscene and the surroundings in an acceptable manner. The bulk of the building is also minimised through the extensive use of glazing and by having the Woodbridge Road frontage of the building set back from the Ladymead frontage. In addition, a row of new street trees would be planted along the Woodbridge Road side of the building, as well as landscaping the corner. This would also help to soften the appearance of the building in the streetscene. A materials condition is recommended to ensure the quality of the proposed external finish of the building. A landscaping condition is also recommended, whereby the Council could control the type and size of trees which are to be planted along the frontage of the site along Ladymead and also along Woodbridge Road. The impact on neighbouring amenity

The proposal has the potential to impact on a limited number of properties including Springside Court to the east and Stocton Close to the south-east. Springside Court Compared to the existing Land Rover showroom, the proposed building would be situated 11 metres further from the closest elevation of Springside Court. As such, the proposal would have an improved relationship with these properties. The development also includes an enlargement of the existing wet and dry valet areas along the rear boundary of Springside Close. At the request of the Council's Environmental Health Officer, the applicant has submitted a noise assessment which notes that these areas, as well as the area of car parking, would not result in any material harm to the amenity of Springside Close from noise. Stocton Close The proposal would be 47 metres from the Stocton Close properties. While the building would be bulkier along its southern boundary, the distance of separation is sufficient to ensure that there would be no greater harm to the amenity of these properties in terms of overbearing, loss of light or overshadowing. The Council's Environmental Health Officer raises no concerns in relation to noise and disturbance from the servicing/MOT or valet area. The proposal is therefore deemed to be acceptable in this regard. Highway/parking considerations Paragraph 32 of the NPPF 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.

As part of the proposal, the applicant has submitted a detailed Transport Assessment. This has been reviewed by the County Highway Authority and additional information has been supplied by the applicant as requested. Parking The Council's Vehicle Parking Standards SPD states that car sales establishments require one car parking space per 50 square metres of car display area. This would equate to a maximum on-site parking requirement of 130 spaces for the proposed development.

The proposal includes 93 spaces for customer, visitor and staff use, which is below the maximum standard. Given the sustainable location of the site, and the proximity to a range of public transport options, the on-site car parking provision is deemed to be acceptable. It is noted that a further 316 spaces are proposed as part of the application and these would be used for the storage of new and used vehicles. Of these 98 would be display spaces for new and used car stock and 218 would be for storage. Given the size of the operation and the fact that two car makes are being sold from the site, this level of parking provision is necessary to meet the day to day functioning of the dealership. While the overall level of parking does seem to be generous, given that the staff and visitor levels are consistent with the Council's own standards and that the level of display and storage parking is reasonable for the size of the operation, no objections are raised to this element of the proposal. The County Highway Authority are also content with the level of on-site parking and note that the majority of the spaces (i.e. the 316 display and storage spaces) are unlikely to generate significant number of trips onto the road network. In addition, it is noted that the proposed Travel Plan, as well as the footway improvements will encourage staff to walk or cycle to the site and reduce the amount of single occupancy trips being made. 12 cycle spaces are proposed which could be secured through condition. Access and highway capacity and safety As noted above, the main public entrance into the site would continue to be from Ladymead, which would lead to a public parking area in front of the workshop/MOT building. The County Highway Authority confirms that the access has a good level of visibility for vehicles exiting the site and there is also sufficient forward visibility for vehicles already travelling along Ladymead. No changes are being proposed to the Woodbridge Road access (entry only), which will mainly cater for staff and servicing access. No objections have been raised by the County Highway Authority in this regard. In terms of highway capacity and safety it is noted that the proposal may result in an increase number of trips on the road network. However, the County Highway Authority note that the proposed traffic generation would be unlikely to result in a significant impact on the surrounding highway network. It is noted that the applicant has agreed to make a financial contribution towards a road safety improvement scheme, which is likely to include the upgrading of the existing traffic enforcement cameras at the Ladymead and Woodbridge Road junction. The County Highway Authority notes that these works would mitigate against any impact from the increased trips generated from the site. Therefore, no highway capacity or safety concerns have been raised. Sustainable transport A range of measures have been requested by the County Highway Authority which will help to increase the use of more sustainable modes of transport to the site. These include a contribution towards the provision of a shared footway/cycleway along the eastern side of Woodbridge Road to Stocton Road, the provision of Real Time Passenger Information Displays, and the dedication of land to the County Council to allow for the provision of an improved pavement (with cycle facilities) along Ladymead. The impact on trees and vegetation A number of existing trees would be felled as part of the proposal. However, these are small trees which are located within the existing site, that contribute very little to the amenity of the area. The applicant has however agreed to plant replacement trees along the back of the

pavement on Ladymead and Woodbridge Road. These trees will help to soften the appearance of the new building in the streetscene and in time, have the potential to improve the amenity and appearance of both roads. A landscaping condition is recommended which would control the exact design of the landscaping, the type of trees etc. Flooding and drainage The application site is located within Flood Zones 2 and 3. It is noted that part of the site, specifically the south-western corner, are within Flood Zone 3b which is the functional floodplain. The site is also affected by surface water flooding, but is mainly within the 1 in 1,000 flood risk. It is important to note that the application site is already occupied by numerous large buildings and that the existing use is the same as the one proposed. Flooding The applicant has submitted a Flood Risk Assessment (FRA), which has been reviewed by the Environment Agency (EA). The FRA shows that the design of the new building will incorporate a raised finished floor level and a below slab floodable void, which will increase the volume of floodplain storage available at the site following the development. The raised finished floor level will also ensure that the new building remains safe from flooding. The EA originally objected to the proposal and the applicant has submitted additional information to address the concerns. The EA have now removed their objection to the proposal and note the following: 'Overall we consider that the proposal provides a betterment to the existing design. We understand that there are other planning constraints referenced within Glanville’s letter dated 10 February 2017 explaining why the soffit of the proposed void cannot be raised to the maximum flood level. The void opening will be set at 30.73m AOD. The underside of the building, referred to in the letter as the soffit of the void will sit at 30.93m AOD. Although this does not provide full level for level compensation it has been demonstrated that there is an overall volumetric increase in floodplain storage. We consider that the submitted drawings along with the calculations in the FRA Addendum demonstrate an overall improvement to floodplain compensation'. It is also noted that the submitted drawings demonstrate that the proposed design of void openings will allow flood water to enter and exit the site through existing flow conveyance routes and the void will allow the free flow of flood water throughout the proposed footprint. With conditions to secure the flooding mitigation measures, the EA have raised no objections to the proposal as it has been amended. The proposal would not therefore increase flood risk elsewhere and is deemed to be acceptable in this regard. Drainage The existing site is fully impermeable and surface water is already discharged to public surface water sewers in both Ladymead and Woodbridge Road. The applicant's FRA states that due to the existing conditions at the site, controlled discharge to the public surface water sewer has been selected as the most appropriate drainage strategy. It is noted that as a

result of the proposed drainage strategy for the site, discharge rates will be restricted and will provide a betterment of up to 43 percent compared to the existing situation. The FRA notes that a complex flow control will be implemented to ensure that no increase in run-off flow is possible in less extreme storm events. The drainage system has been reviewed by the Lead Local Flood Authority and no concerns have been raised, subject to conditions. The proposal is therefore deemed to be acceptable in this regard. Planning contributions and legal tests The three tests as set out in Regulation 122 and 123 of the Community Infrastructure Levy Regulations 2010 (as amended) require s.106 agreements to be: (a) necessary to make the development acceptable in planning terms; (b) directly related to the development; and (c) fairly and reasonably related in scale and kind to the development. The proposed development triggers a number of measures which would need to be secured by way of a s.106 agreement. The County Highway Authority has requested the following:

contribution of £25,000 to provide a shared footway/cycleway along the eastern side of Woodbridge Road from the edge of the site boundary to Stocton Road;

contribution of £10,000 to provide a Real Time Passenger Information Display within the site;

contribution of £35,000 towards road safety improvements in the vicinity of the site, to include the upgrade of red light camera improvements at the Ladymead/Woodbridge Road junction; and

that a 1.4m strip of land fronting Ladymead and 1.7m strip of land fronting Woodbridge Road shall be dedicated to Surrey County Council to allow for the pavement improvements.

These contributions are required in order to promote sustainable travel to and from the site, in an attempt to reduce the use of motor vehicles in and around the town centre and to improve road safety in the area. The Council has not previously sought contributions towards these measures, and as such they do not conflict with current pooling restrictions. On this basis, the contributions are considered to reasonable and acceptable. Conclusion It is acknowledged that the proposed building would be a large structure and modern in its design and appearance. However, given the scale and width of Ladymead and the concentration of large buildings, some of which are also of a contemporary design, the proposal would not result in any material harm to the character or appearance of the area. The design is modern, however, it would bear some similarities with existing and extant permissions along Ladymead, including the new and remodelled units on Ladymead retail park. The large areas of glazing also helps to break up the mass of the structure and the new planting along Ladymead and Woodbridge Road would provide a more attractive frontage to the site. The Council's Principal Urban Design Officer has reviewed the proposal and has noted that it would be an appropriate and acceptable addition to the area. No harm has been identified to the amenity of the surrounding residential properties. The County Highway Authority also supports the proposal and no concerns have been raised

regarding parking, highway safety or capacity. This is subject to a legal agreement securing a variety of measures to improve the pedestrian and cycle facilities in the area and road safety improvements in the vicinity of the site. Neither the Environment Agency or the Lead Local Flood Authority have raised any concerns regarding the proposal, subject to conditions. Subject to the s.106 agreement and the conditions set out below, the application is recommended for approval. RECOMMENDATION: (i) That a Section 106 Agreement be entered into securing

a contribution of £25,000 to provide a shared footway/cycleway along the eastern side of Woodbridge Road from the edge of the site boundary to Stocton Road;

a contribution of £10,000 to provide a Real Time Passenger Information Display within the site;

a contribution of £35,000 towards road safety improvements in the vicinity of the site, to include the upgrade of red light camera improvements at the Ladymead/Woodbridge Road junction; and

that a 1.4m strip of land fronting Ladymead and 1.7m strip of land fronting Woodbridge Road shall be dedicated to Surrey County Council to allow for the pavement improvements.

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

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

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 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.

2. The development hereby permitted shall be carried out in accordance with the following approved plans: 001C; 005C; 010B; 011B; 015B; 016B; 018B; 020G; 025C; 030F; 031F; 032F; 033F; 034E; 035D; 036B; 040D; 050F; 051E; 055C; 056B; 057B; 060D and 061D received on 03.02.17. Reason: To ensure that the development is carried out in accordance with the approved plans and in the interests of proper planning.

3. No development shall take place until details and samples of the proposed hardstanding, external facing and roofing materials including colour and finish have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details

and samples. Reason: To ensure that the external appearance of the building is satisfactory. This is required to be a pre-commencement condition as the design and appearance of the scheme goes to the heart of the permission.

4. No development shall take place until details of existing and proposed finished site levels, finished floor and ridge levels of the buildings to be erected, and finished external surface levels have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be constructed in accordance with the approved details. Reason: In order to ensure the height of the development is appropriate to the character of the area. This is required to be a pre-commencement condition as the height and levels of the building goes to the heart of the permission.

5. The external lighting shown on the lighting layout (drawing Proposed Lighting Layout) shall be installed and designed to achieve the external illuminance as shown in the overall result overview 2.2.1, 2.2.2 and 2.2.3 of the Luminaire data (reference JLR Guildford 28-07-16 by iGuzzini) for the lifetime of the development. Apart from the lighting shown on the aforementioned drawing, no additional external lighting shall be installed on the site or affixed to any buildings on the site unless the Local Planning Authority has first approved in writing details of the position, height, design, measures to control light spillage and intensity of illumination. Only the approved details shall be installed. Reason: In the interests of visual and residential amenity.

6. Except when otherwise agreed in writing by the Local Planning Authority, works related to the construction of the development hereby permitted, including works of demolition or preparation prior to building operations, shall not take place other than between the hours of 0800 and 1800 Mondays to Fridays and between 0800 am and 13.30 pm Saturdays and at no time on Sundays or Bank or National Holidays. Reason: To protect the neighbours from noise and disturbance outside the permitted hours during the construction period.

7. No development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: 1. a site investigation scheme, based on the Phase one report to provide

information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

2. the results of the site investigation and detailed risk assessment referred to in (1) and, based on these, an options appraisal and remediation strategy giving

full details of the remediation measures required and how they are to be undertaken.

3. a verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (2) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express written consent of the Local Planning Authority. The scheme shall only be implemented as approved. Reason: There are areas of historic hydrocarbon contamination within an inner source protection zone at this site. Groundwater quality needs to be further investigated.

8. The development hereby approved shall not be first opened for trading unless and until the footway along the site frontage on Ladymead and Woodbridge Road has been widened to provide a 4 metre footway, in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. Reason: In order that the development should not prejudice highway safety nor should it inconvenience other highway users.

9. The development hereby approved shall not be first opened for trading unless and until the existing eastern access from the site to Ladymead has been permanently closed and any kerbs, verge, footway, fully reinstated Reason: In order that the development should not prejudice highway safety nor should it inconvenience other highway users.

10. The development hereby approved shall not be first opened for trading unless and until space has been laid out within the site in accordance with the approved drawing 3184/090, for vehicles / cycles to be and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking / turning area shall be retained and maintained for their designated purpose. Reason: In order that the development should not prejudice highway safety nor should it inconvenience other highway users.

11. No development shall commence until a Construction Transport Management Plan, to include details of: (a) parking for vehicles of site personnel, operatives and visitors (b) loading and unloading of plant and materials (c) storage of plant and materials (d) programme of works (including measures for traffic management) (e) provision of boundary hoarding behind any visibility zones (f) vehicle routing (g) measures to prevent the deposit of materials on the highway (h) on-site turning for construction vehicles

has been submitted to and approved in writing by the Local Planning Authority. Only the approved details shall be implemented during the construction of the development. Reason: In order that the development should not prejudice highway safety nor should it inconvenience other highway users.

12. The approved Travel Plan shall be implemented upon the first occupation of the development hereby approved and for each and every subsequent occupation of the development. Thereafter the Travel Plan will be maintained and developed to the satisfaction of the Local Planning Authority. Reason: In order that the development should not prejudice highway safety nor should it inconvenience other highway users.

13. The development hereby permitted shall not commence until details of the design of a surface water drainage scheme have been submitted to and approved in writing by the Local Planning Authority. Those details shall include: a) a design that is compliant with the national Non-Statutory Technical Standards for SuDS, National Planning Policy Framework and Ministerial Statement on SuDSs b) evidence that the proposed solution will effectively manage the 1 in 30 & 1 in 100 (+Climate change allowance) for storm events, during all stages of the development (pre, post and during) and follows the principles detailed in “SURFACE WATER DRAINAGE STRATEGY ADDENDUM REPORT Jaguar Land Rover, Guildford, September 2016” c) details of how the Sustainable Drainage System will cater for system failure or exceedance events, both on and offsite, d) details of how the Sustainable Drainage System will be protected and maintained during the construction of the development e) finalised drawings read for construction to include: a finalised drainage layout detailing the location of SUDs elements, pipe diameters and their respective levels and long and cross sections of each SuDS Element including details of flow restrictions f) a management and maintenance plan that details maintenance regimes and responsibilities Reason: To ensure the design meets the technical stands for SuDS and the final drainage design does not increase flood risk on or off site.

14. Prior to the first occupation of the development, a verification report carried out by a qualified drainage engineer must be submitted to and approved by the Local Planning Authority to demonstrate that the Sustainable Urban Drainage System has been constructed as per the agreed scheme. Reason: To ensure the Sustainable Drainage System is designed to the technical standards.

15. The development hereby approved shall be carried out in accordance with the Flood Risk Assessment (FRA) (reference: CV8160458/LMcG/DW/013 Issue 2: 28 July 2016, by Glanville) and the Flood Risk Assessment Addendum Report (reference: ST8160458/LMcG/DW/025 Issue 1 by Glanville) and the following mitigation measures detailed within the FRA:

compensatory flood plain storage as shown in Table 4.1 of report ST8160458/LMcG/DW/025 and drawing number CV8160458/162 Rev. P2

finished flood levels are set no lower than 31.40 metres above Ordnance Datum

a floodable void as outlined in section 4.8 of the Flood Risk Assessment Addendum Report (10/01/2017) and shown in drawing number 8160458/152 Rev. P2

The mitigation measure(s) shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority. The mitigation measures shall be retained as approved for the lifetime of the building. Reason: To prevent the risk of flooding elsewhere and to the proposed development.

16. Within three months of the first occupation of the development hereby permitted, a certificate of compliance from an accredited assessor confirming that the development has achieved a BREEAM rating of very good shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that the development is sustainable and makes efficient use of energy, water and materials.

17. Prior to the commencement of development, an energy statement shall be submitted to and approved in writing by the Local Planning Authority. This shall include details of how energy efficiency is being addressed, including benchmark data and identifying the Target carbon Emissions Rate TER for the site or the development as per Building Regulation requirements (for types of development where there is no TER in Building Regulations, predicted energy usage for that type of development should be used) and how a minimum of 10 per cent reduction in carbon emissions against the TER or predicted energy usage through the use of on site low and zero carbon energy shall be achieved. The approved details shall be implemented prior to the first occupation of the development and retained as operational thereafter. Reason: To reduce carbon emissions and incorporate sustainable energy in accordance with the Council’s Sustainable Design and Construction SPD 2011.

18. No development shall take place until full details, of both hard and soft landscape proposals, including a schedule of landscape maintenance for a minimum period of 10 years, have been submitted to and approved in writing by the Local Planning Authority. The approved landscape scheme (with the exception of

planting, seeding and turfing) shall be implemented prior to the occupation of the development hereby approved and retained. Reason: To ensure the provision, establishment and maintenance of an appropriate landscape scheme in the interests of the visual amenities of the locality.

19. All planting, seeding or turfing approved shall be carried out in the first planting and seeding season following the occupation of the development or the completion of the development, whichever is the sooner. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or diseased in the opinion of the local planning authority, shall be replaced in the next available planting sooner with others of similar size, species and number, unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure the provision, establishment and maintenance of an appropriate landscape scheme in the interests of the visual amenities of the locality.

20. Before the development hereby approved is commenced, detailed drawings showing the design and finish of the roof top parking area shall be submitted to and approved in writing by the Local Planning Authority. The details shall including information on how cars and any required lighting would be screened from view from surrounding roads and properties. Reason: In order to protect the character and appearance of the area.

Informatives: 1. 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.

2. 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:

1. Offering a pre application advice service 2. 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

3. 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.

In this case pre-application advice was sought and provided which addressed potential issues and suggested amendments to overcome concerns. While the application has not addressed all of the areas of concern, given the amendments which have been secured as part of the formal assessment, as well as the character and scale of the existing built form along Ladymead, it is considered that there are no valid reasons to refuse planning permission in this instance.

3. The permission hereby granted shall not be construed as authority to carry out any works on the highway. The applicant is advised that prior approval must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, or verge to form a vehicle crossover or to install dropped kerbs. Please see: www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/vehicle-crossovers-or-dropped-kerbs

4. The permission hereby granted shall not be construed as authority to carry out any works on the highway or any works that may affect a drainage channel/culvert or water course. The applicant is advised that a permit and, potentially, a Section 278 agreement must be obtained from the Highway Authority before any works are carried out on any footway, footpath, carriageway, verge or other land forming part of the highway. All works on the highway will require a permit and an application will need to submitted to the County Council's Street Works Team up to 3 months in advance of the intended start date, depending on the scale of the works proposed and the classification of the road. Please see www.surreycc.gov.uk/roads-and-transport/road-permits-and-licences/the-traffic-management-permit-scheme. The applicant is also advised that Consent may be required under Section 23 of the Land Drainage Act 1991. Please see www.surreycc.gov.uk/people-and-community/emergency-planning-and-community-safety/flooding-advice

5. Silent piling is the preferred option and only in extreme cases will noisy methods, such as driven piles, be permitted.