A1 WA/2019/0333Mr & Mrs Brindley15/02/2019

Committee:Meeting Date:

Erection of a dwelling with vehicular access from Hillary Road, together with associated works (as amended by plans received 18/09/2019 and amplified by plan received 01/10/2019) at Land At Rear Of 9 Brambleton Avenue, Farnham

Western Area10/12/2019

Ward: Farnham FirgroveCase Officer: Carl HousdenExpiry Date: 11/04/2019Neighbour Notification Expiry Date: 02/04/2019Expiry Date: 29/10/2019

RECOMMENDATION That, subject to conditions permission be GRANTED

1.Summary

The application has been brought before the Area Committee at the request of the Local Member.

The application seeks permission for the erection of a 1.5 storey dwelling within the developed area of Farnham. The proposed dwelling is of an appropriate design and responds to the pattern of development in the surrounding area. Furthermore, the proposal is acceptable with regard to the impact on neighbours amenity and highway safety and is recommended for approval.

2. Location Plan

3.Site Description

The application site measures 0.06 hectares and is located to the south-east of Hillary Road in an area forming the rearmost part of the rear garden of 9 Brambleton Avenue.

A brick wall separates the site, which is at a higher level and steps up from south to north, from Hillary Road.

The area is residential in character with a mix of dwelling types, sizes and designs.

4. Proposal

The proposal comprises the sub-division of the plot of 9 Brambleton Avenue and the erection of a dwelling, access onto Hillary Road and on-site parking for 3 cars to the front of the site.

The 3 bedroom dwelling would be detached and one and a half storey (with rooms in the roof space) and have a maximum width of 10.3m, maximum depth of 9.3m, and have a maximum height of 6.9m. The eaves height would be 3.6m.

The dwelling would be set back 9.5m from Hillary Road and 14.86m from the rear boundary. There would be 6.3m between the dwelling and the north-eastern side boundary with 9 Brambleton Avenue and 1m to the south-eastern boundary with 13 Hillary Road.

Proposed Block Plan

Proposed Front and Rear Elevation

Proposed Side Elevations

Proposed Ground and First Floor Plans

5. Relevant Planning History

FAR743/61 Erection of a garage Full Permission08/12/2961

TM/2012/0213 Application for works to trees subject of Tree Preservation Order 09/11/ G5 Copper beech and pine group.

TPO consent21/02/2013

6. Planning Policy Constraints

Developed Area of Farnham Thames Basin Heath 5km Buffer ZoneWealden Heaths I SPA 5km Buffer ZoneFootpath 129

Development Plan Policies and Guidance

The development plan and relevant policies comprise:

Waverley Borough Local Plan, Part 1, Strategic policies and sites (adopted February 2018): SP1, SP2, ALH1, ST1, AHN3, TD1, NE1, NE2, NE3, CC1, CC2

Farnham Neighbourhood Plan (made May 2017): FNP1, FNP12, FNP13, FNP30, FNP31

Waverley Borough Local Plan 2002 (retained policies February 2018): D1, D4, D7,

South East Plan (saved policy NRM6): NRM6

In accordance with the National Planning Policy Framework (NPPF) due weight has been given to the relevant policies in the above plans.

Other guidance:

National Planning Policy Framework (2019) National Planning Practice Guidance (2014) Planning Infrastructure Contributions SPD (2008) Cycling Plan SPD (April 2005) Council’s Parking Guidelines (2013) Density and Size of Dwellings SPG (2003) Residential Extensions SPD (2010) Vehicular and Cycle Parking Guidance (Surrey County Council 2018) Farnham Design Statement (2010) National Design Guide (2019)

7. Consultations and Town Council Comments (Latest Comments)

County Highway Authority

No objection subject to Conditions.

Farnham Town Council Objection.Natural England No comments. Council’s Environmental Health Service – Environmental Pollution Control Officer

No objection.

8. Representations

Neighbour notification letters were sent on 02/04/2019 and following amendments further neighbour notification letters were sent on 18/09/2019.

Following the initial consultation, 19 letters have been received raising objection for the following reasons:

Overdevelopment and visually overbearing Not in keeping with density in road and properties in area mainly

smaller, lower style bungalow or chalets constructed as one/one and a half storey houses.

Adversely effect streetscene Potential hazard from vehicular access onto narrow road with parked

cars Should only be for one dwelling Overlooking/inter-looking Over-shadowing/Loss of light/Loss of privacy Road wet and icy in winter in location of access Excessive run-off from very steep property will cause flooding Need to excavate plot down 3m to only have a gentle run-off Conflict with FNP and Farnham Design Statement No garage accommodation for cars. Houses on street individual in character with different styles for each

and each sit comfortably in their plots. Land height 1.6m above Hillary Rd, eaves 1.87m above adjacent

eaves, height 1.59m above adjacent property. Two storey properties, not 1.5 storey as referred to. Height difference between dwellings on opposite side of road. Disturbance during construction due to narrow road. Garden plot to south of 9 Brambleton (side) could be developed

instead. Will not be possible to manoeuvre five vehicles into the space

allocated. Noise and disturbance to No.15 Hilary Road

Following the amendment to the scheme, neighbours were renotified, 13 letters of objection were received for the following reasons:

Overdevelopment Impact on the streetscene Due to the difference in levels the dwelling would overbear on the

neighbours opposite side of the road Access should be from Brambleton Avenue Disruption to the Hillary Road cul-de-sac A new driveway on Hillary Road would be dangerous

Hillary Road is an unsuitable access road as it is narrower than a standard road

Not in keeping with style and density of the area Will lead to future development Overlooking into 12 and 13 Brambleton Avenue Rainwater drainage concerns Will block sunlight to various dwellings/amenity spaces Damage to trees

Submissions in support

In support of the application the applicant has made the following points:

The revised scheme follows the general grain and pattern of development within Hillary Road

Hillary Road is comprised of a mix of dwelling so a 1.5 storey conforms to the scale of the existing dwellings

The proposed dwelling is only 0.33m higher than the adjacent dwelling 13 Hillary Road

No trees are being removed or harmed as part of application and the three apple trees are retained at the top of the garden

Would not harm the amenity of neighbours with the scheme complying broadly with the Councils SPD

The proposed building makes use of the changes in level and is set down in the site to reduce impact and creating a gently terraced site

Regarding access from Brambleton Avenue, notwithstanding the presence of protected trees within the north-eastern corner of No. 9 Brambleton Avenue, it is considered this would be an illogical alternative when a perfectly acceptable means of access and egress is able to be provided.

While run-off is not a panning matter, with modern Building Regulations compliant drainage techniques would not be an issue.

9. Determining Issues

Principle of developmentHousing Land SupplyImpact on visual amenityImpact on residential amenityStandard of accommodation and amenity spaceHighways, access and parkingFinancial considerationsEffect on the SPAs

Contaminated Land Public Right of Way Biodiversity and compliance with Habitat Regulations 2017Accessibility and Equalities Act 2010, Crime and Disorder and Human Rights ImplicationsSustainabilityEnvironmental Impact Regulations 2017

10. Planning Considerations

10.1 Principle of development

Policy SP1 of the Local Plan (Part 1) 2018 states that when considering development proposals, the Council will take a positive approach that reflects the presumption in favour of sustainable development.

Policy SP2 sets out the spatial strategy for the borough up to 2032 and seeks to focus development at the four main settlements. The proposal is in the developed area of Farnham and therefore accords with the spatial strategy.

10.2 Impact on visual amenity

Policy TD1 of the Local Plan 2018 (Part 1) requires development to be of high quality design and to be well related in size, scale and character to its surroundings. Retained Policies D1 and D4 of the Local Plan 2002 are attributed substantial and full weight respectively due to their level of consistency with the NPPF 2019.

The site is located in the Firgrove area. The Farnham Design Statement 2010 sets out that in the Firgrove area new development should reflect the distinctiveness of individual roads.

The site is located in a mixed character area with a variety of styles but predominantly detached dwellings with a mix of bungalows, chalet bungalows and 2 storey development. It is noted that the land slopes down steeply from south-east to north-west, such that the dwellings to the north of the proposed development plot are sited at a significantly lower level than the dwellings on the south-east of Hillary Road. To the west of the site is a bungalow on notably higher land than Hillary Road and the host dwelling is 2 storey.

The plot forms the rear most garden area of 9 Brambleton Avenue, which is a detached dwelling in a large plot which is approximately twice the area of surrounding plots. For this reason, the sub-division of the plot would not be considered to be out of character with the surroundings.

Proposed site sections have been submitted which show the ridge height of the proposed dwelling to be 2m lower than that of the host dwelling. The dwelling would be located on lower land than the adjacent bungalow to the west at 13 Hillary Road such that the proposed dwelling’s ridge would be only 0.33m higher than that of the bungalow.

The proposed dwelling would be of a traditional design and of an appropriate scale, size, bulk, mass and height. The height would be kept acceptable through the use of the roof space being utilised for 1st floor accommodation.

Materials proposed comprise facing brickwork in red stock brick, vertical red hanging tiles and red roof tiles with ‘Bonet’ hips. A condition would be imposed on any grant of permission to secure agreement to specific materials prior to the commencement of development.

There would be sufficient separation from boundaries and surrounding properties that the siting of the dwelling would not result in harm to the appearance of the streetscene from any terracing effect. The dwelling would also be well set back from Hillary Road such that it would not appear over bearing within the streetscene.

The entrance to the site would be formed through the existing side boundary wall of the plot. An entrance would be formed and the wall reduced in height to the sides to 0.6m height to allow for increased visibility. There would be onsite parking for 3 cars.

Officers have noted and have regard for the dismissed appeal of WA/1998/1423 at the rear of 14 Brambleton Avenue for the erection of a dwelling. The proposal in this instance was found inappropriate due to the proposed small square shaped plot that the new dwelling would be located in which would be contrary to the long plots with depth that characterises the area. The dwelling was also found to be cramped within the plot and located too close to the road frontage. Due to the site being located at the top of a hill and the dwelling being located towards the front of the plot it was found to be a stark inappropriate feature of the streetscene.

Officers are satisfied that due to the proposal having a spacious long rectangle plot with the dwelling set back from the streetscene, the proposal would not be in conflict with this appeal decision.

It is considered that the proposed single detached dwelling would be of an appropriate design, scale, size, bulk and mass for this mixed character area and would not result in material harm to the visual amenity of the area. It is

considered that the proposed development would accord with the Farnham Design Statement in being appropriate for the area and not resulting in harm to the local character. It is considered that the proposed development would accord with Policy TD1 of the Local Plan Part 1 2018, Policies D1 and D4 of the Waverley Borough Local Plan 2002 and Policy FNP1 of the Farnham Neighbourhood Plan 2017.

10.3 Impact on residential amenity

Policy TD1 of the Local Plan 2018 (Part1) seeks to ensure that new development is designed to create safe and attractive environments that meet the needs of users and incorporate the principles of sustainable development. Retained policies D1 and D4 of the Local Plan 2002 are given substantial and full weight respectively due to their consistency with the NPPF 2019.

The proposed dwelling would be sited adjacent to 13 Hillary Road. Officers note that there is a kitchen window shown in the north-eastern side elevation of 13 Hillary Road, however, it is not clear whether this would be a habitable kitchen or served by other windows. Given, this uncertainty officers have assessed likely impact on light to this window from the proposed dwelling. In terms of the 25o test, officers are satisfied that the proposed dwelling’s roof has been designed such that it would not cross the line taken from 1m above ground level on the side elevation of 13 Hillary Road. In terms of the 45o test, taken from the centre of the kitchen window, there would be no obstruction to the north-east, however, there would be a very marginal conflict to the south-east. However, officers note that the 45o line would first be blocked by the existing garage to the side of 13 Hillary Road and it would only be very marginal that the 45o line would cut the proposed dwelling. In light of the combination of circumstances, officers are satisfied that the proposed dwelling would not result in material harm from loss of light to 13 Hillary Road.

Officers are also satisfied that the proposed dwelling would not be overbearing to 13 Hillary Road, due to the height being similar to the bungalow and there being a garage and driveway separating the too. Officers note that 13 Hillary Road’s amenity space is to the western side of the dwelling and not adjacent to the proposed dwelling. There are no windows proposed in the south-western elevation of the proposed dwelling, barring a ground floor roof light above the porch. As such, there would be no over-looking to 13 Hillary Road and officers would impose a condition preventing the insertion of additional windows in the south-western elevation to prevent any future harm from over-looking.

There would be 27.5m separation between the proposed dwelling and the dwellings on the opposite side of Hillary Road. Officers are satisfied that this

separation, and the scale of the proposed dwelling, would ensure that there would be no material harm to the amenities of occupiers of the existing dwellings to the north-west of Hillary Road. There would also be an 18m window to neighbour’s front boundary separation in this location.

In terms of impact on 7 Brambleton Road, officers note that concerns have been raised about overlooking. The property would be sited such that it would have rear windows facing the rear portion of 7 Brambleton Avenue’s garden. However, there would be a minimum 15m window to boundary separation, which can be acceptable in this type of developed area, and additionally, officers note from the section plan that the top of the proposed first floor windows would be at a similar height to the top of the boundary fencing between these plots, due to the change in height of the land. As such, officers are satisfied that the proposed rear facing windows would not result in material harm to the amenities of occupants of 7 Brambleton Avenue from over-looking. Additionally, separation would be such that there would not be material harm from the proposed dwelling being over-bearing or from loss of light.

In terms of impact on the host dwelling at 9 Brambleton Avenue, officers note that the dwelling would be sited to the rear of the rear garden. There would be a 6.7m separation between the rear boundary of 9 Brambleton Avenue and the proposed dwelling and this in combination with the levels difference would mean that the proposed dwelling would not be considered over-bearing to occupiers of 9 Brambleton Avenue. There would be no windows proposed at first floor level or above in the north-eastern side elevation of the proposed dwelling, and a condition could be imposed to prevent any future harm in this regard. The proposed ground floor north-eastern side window would be acceptable.

It is considered that the proposed scheme for one additional dwelling would not result in material harm to neighbouring residential amenity in accordance with Policy TD1 of the Local Plan Part 1 2018 and Policies D1 and D4 of the Local Plan 2002.

10.4 Standard of accommodation and amenity space

Policy TD1 of the Local Plan (Part 1) 2018 seeks to maximise the opportunity to improve the quality of life, health and well-being of current and future residents through the provision of appropriate private, communal and public amenity space, appropriate internal space standards for new dwellings, on site playspace provision, appropriate facilities for the storage of waste and private clothes drying facilities.

The dwelling would have its own private garden to the rear which would provide an adequate quantity of amenity space for future occupiers.

The Government Technical Housing standards – nationally described space standards (2015) requires dwellings to meet certain internal space standards in order to ensure that an appropriate internal standard of accommodation has been provided for future occupiers. Until the Council has a Local Plan Policy in respect of these standards, they should only be given limited weight and used as guidance to inform the decision on this proposal.

Area m2 NDSS minimum m2 Meets NDSS?Bedroom 1 14m2 11.5m2 (2 person) MeetsBedroom 2 11.6m2 11.5m2 (2 person) MeetsBedroom 3 11.1m2 7.5m2 (1 person) Meets

Ground Floor

73.83m2 N/A

First Floor (height above 1.5m)

54.93m2 N/A

Total Floor Area

128.76m2 93m2 (3 bedroom 5 person)

Meets

The proposed internal floor area and bedroom sizes would meet the minimum size standards of the Government’s Nationally Described Space Standards. All habitable rooms would have adequate light and outlook. Officers are therefore satisfied that the proposed development would provide an acceptable standard of accommodation for future occupiers.

10.5 Highways, access and parking

The County Highway Authority has undertaken an assessment in terms of the likely net additional traffic generation, access arrangements and parking provision and is satisfied that the application would not have a severe impact on the safety and operation of the adjoining public highway, subject to conditions. The NPPF supports the adoption of local parking standards for both residential and non-residential 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. Policy ST1 of

the Local Plan (Part 1) 2018 states that development schemes should have appropriate provision for car parking.

Waverley Borough Council’s parking Guidelines recommend 2.5 spaces for a 3+ bedroom house. It has been demonstrated that there would be space for 3 cars to park on site.

The proposal therefore accords with Policy ST1 of the Local Plan Part 1 2018.

10.6 Effect on the SPAs

The site is located within the Thames Basin Heath 5km Buffer Zone and Wealden Heaths I SPA 5km Buffer Zone.

In light of the recent European Court of Justice ruling (Case C 323/17 - People Over Wind and Sweetman 2018) relating to the Habitats Directive, mitigation cannot be taken into consideration at screening stage. This judgement affects the way the Council approaches Habitats Regulations Assessments and therefore an Appropriate Assessment has been undertaken for the site. The Appropriate Assessment, which has been approved by Natural England, concludes that with appropriate mitigation, in this instance a financial contribution towards the SANG at Farnham Park, the proposal would not affect the integrity of the SPA.

Given the conclusion of the Appropriate Assessment, in order for the development to be acceptable in planning terms, and to comply with the Conservation of Habitats and Species Regulations 2017 and avoid a likely significant effect upon the Thames Basin Heaths SPA, a S106 agreement is required as part of any subsequent planning approval to secure a financial contribution of £3,457 (£2,661 towards a SANG and £796 towards SAMM), in line with the Waverley Borough Council Thames Basin Heaths Special Protection Area (TBH SPA) Avoidance Strategy (July 2016). This figure is based on the proposal being for one 3 bedroom dwelling.

In terms of impact on the Wealden Heaths I SPA, The proposal would result in an increase in people (permanently) on the site. However, due to the availability of alternative recreational opportunities within the area, which could divert residents from use of the SPA, the proposal would not have a likely significant effect upon the integrity of the SPA in accordance with Policy NE1 of the Local Plan 2018 (Part 1).

In light of the completed Unilateral Undertaking, officers are satisfated that there would be appropriate mitigation such that the proposal would not have a likely significant effect on the SPAs.

10.7 Contaminated Land

The proposal is located on potentially contaminated land. The Council’s Environmental Health Officer has assessed the application and is not aware of any significant contaminated land issues associated with the site. The Environmental Health Officer has, however, noted that the NPPF puts the duty to deliver a site that meets a “suitable for use” test on the developer and any encountered issues should be dealt with responsibly. The proposal is therefore considered to be in accordance with Policy D1 of the Waverley Borough Local Plan and paragraphs 170 and 179 of the NPPF 2019.

10.8 Public Right of Way

Footpath 129 passes to the north-west of the site, running north-east to south-west down Hillary Road. Officers are satisfied that the proposed development would not affect the public right of way.

10.9 Biodiversity and compliance with Habitat Regulations 2017

Policy NE1 of the Local Plan (Part 1) 2018 states that the Council will seek to conserve and enhance biodiversity. Development will be permitted provided it retains, protects and enhances biodiversity and ensures any negative impacts are avoided or, if unavoidable, mitigated.

Further, 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.’

An ecology survey was carried out by AAe Environmental Consultants in October 2018. No evidence of badgers or bats was found on site. It was noted that there were no ponds on site to support breeding opportunities for amphibians and no herpetofauna were found. Given that no protected species were identified on site, officers consider that there is no need to consult with Surrey Wildlife Trust on the matter. However, an informative should be added to remind the applicant that protected species may be present at the property and that works should stop should they be found during the course of the works. No other species of note were identified on the site.

10.10 Accessibility

Policy AHN3 of the Local Plan Part 1 (2018) states that the Council will require the provision of new developments to meet Building Regulations M4

(2) Category 2 standard: “Accessible and adaptable dwellings” to meet the needs of older people and those with disabilities.

The supporting text to the policy states that this will be delivered through the implementation of planning permissions. As such, this will be picked up by the building control process when planning permission is implemented.

10.11 Sustainability

Policy CC2 of the Local Plan 2018 seeks to ensure all new development includes measures to minimise energy and water use. The Policy goes on to say that new dwellings shall meet the requirement of 110 litres of water per person per day. A condition is recommended requiring the submission of details to confirm that the dwellings have been designed and completed to meet the requirement of 110 litres of water per person per day, prior to the occupation of the dwellings.

10.12 Environmental Impact Regulations 2017

The proposal is considered not to be EIA development under either Schedule 1 or 2 of the EIA Impact Regulations 2017 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.

11.Town Council and Third Party Representations

Officers note that 19 letters of objection were received following the initial neighbour notification letters being sent out. Whilst there were a number of planning issues raised, the reduction of the scheme to one unit has resolved some of these.

Officer note and have regard for the further 13 letters of objection received.

The above report has considered in detail the relevant planning issues raised in the objection letters.

Noise and disturbance from construction activities can be controlled through a working hours condition.

Water runoff from the driveway is being dealt with through the condition discharge process.

The potential for future development at the site is not a relevant consideration for deciding the current scheme, Officers can only assess what is submitted.

12.Conclusion

The planning balance assessment concludes that there are no adverse impacts that would outweigh the benefits. As such, planning permission is recommended for approval.

Recommendation

That permission be GRANTED subject to the following conditions:

1. ConditionThe plan numbers to which this permission relates are PL01, PL02, PL03, PL04, PL05, PL06, PL07, PL08 and PL09. 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 Policy TD1 of the Local Plan 2018 (Part 1) and retained Policies D1 and D4 of the Local Plan 2002.

2. ConditionNo development shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

ReasonIn the interest of the character and amenity of the area in accordance with Policy TD1 of the Local Plan Part 1 2018, Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan, and Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002.

3. ConditionNo part of the development shall be first occupied unless and until the proposed vehicular access to Hillary Road has been constructed and provided with visibility zones in accordance with the approved plans and thereafter the visibility zones shall be kept permanently clear of any obstruction over 1m high.

Reason

In order that the development should not prejudice highway safety nor cause inconvenience to other highway users. In accordance with Policy ST1 of the Local Plan 2018 and the NPPF 2019.

4. 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 and cycles to be parked and for vehicles to turn so that they may enter and leave the site in forward gear. Thereafter the parking and turning areas shall be retained and maintained for their designated purposes.

ReasonIn order that the development should not prejudice highway safety nor cause inconvenience to other highway users. In accordance with Policy ST1 of the Local Plan 2018 and the NPPF 2019.

5. ConditionThe development hereby approved shall not be occupied unless and until the proposed dwelling is provided with a fast charge socket (current minimum requirements - 7 kw Mode 3 with Type 2 connector - 230v AC 32 Amp single phase dedicated supply) in accordance with the approved plans and thereafter retained and maintained to the satisfaction of the Local Planning Authority.

ReasonIn order that the development should not prejudice highway safety nor cause inconvenience to other highway users. In accordance with Policy ST1 of the Local Plan 2018 and the NPPF 2019.

6. ConditionPrior to the occupation of the dwellings, details shall be submitted to and be approved in writing by the Local Planning Authority to confirm that the dwellings have been completed to meet the requirement of 110 litres of water per person per day

ReasonTo ensure sustainable construction and design in accordance with Policy CC2 of the Waverley Local Plan Part 1 (2018)

7. ConditionPrior to the first occupation of the dwellings here by permitted the highest available speed broadband infrastructure shall be installed and made available for use unless otherwise agreed in writing by the Local Planning Authority.

ReasonTo ensure sustainable construction and design in accordance with Policy CC2 of the Waverley Local Plan Part 1 (2018)

8. ConditionConstruction works, including works of site clearance and ground preparation, and including deliveries to and from the site, shall not take place other than between 08.00-18.00 hours Monday-Friday, 08.00-13.00 hours on Saturdays and at no time on Sundays or on Bank or Public holidays.

ReasonIn the interests of neighbouring residential amenity, in accordance with Policy TD1 of the Local Plan Part 1 2018 and Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002.

9. ConditionNotwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no windows/dormer windows or other openings other than those expressly authorised by this permission shall be constructed in the north eastern or south western elevations of the dwelling hereby permitted without the written permission of the Local Planning Authority

ReasonIn the interests of neighbouring residential amenity, in accordance with Policy TD1 of the Local Plan Part 1 2018, Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan and Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002.

10. ConditionDevelopment shall not commence until details have first been submitted to and approved in writing by the Local Planning Authority of drainage works to serve the driveway of the development. The development shall be carried out in accordance with the approved details.

ReasonIn the interests of neighbouring residential amenity, in accordance with Policy TD1 of the Local Plan Part 1 2018, Policies FNP1 and FNP16 of the Farnham Neighbourhood Plan and Retained Policies D1 and D4 of the Waverley Borough Local Plan 2002.

Informatives

1. 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-andtransport/road-permits-and-licences/vehicle-crossovers-or-droppe d-kerbs.

2. The developer is advised that Public Footpath Number 129 crosses the application site and it is an offence to obstruct or divert the route of a right of way unless carried out in complete accordance with appropriate legislation.

It is the responsibility of the developer to ensure that the electricity supply is sufficient to meet future demands and that any power balancing technology is in place if required. Please refer to: http://www.beama.org.uk/resourceLibrary/beama-guide-to-electric-vehicleinfrastructure.html for guidance and further information on charging modes and connector types.

3. Community Infrastructure Levy (CIL)

The development hereby permitted is CIL liable.

'CIL Form 6: Commencement Notice' must be received by the Council prior to the commencement of development. Commencement of development is defined in Regulation 7 of the CIL Regulations 2010 (as amended).

Failure to adhere to the CIL Regulations and commencing work without notifying the Council could forfeit any rights you have to exemptions, payment by instalments and you may also incur surcharges.

For further information see our webpages (www.waverley.gov.uk/CIL) or contact CIL@waverley.gov.uk

4. 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 38 of the National Planning Policy Framework 2019.