\W) ( \ Waverley Borough Council, Over Council Offices, The Burys, BOROUGH CouNcTL Godalming, Surrey, GU7 1HR www.waverley.gov.uk Turley Southampton Elizabeth Sims Turley Head of Planning Services 6th Floor North 2 Charlotte Place Please Contact: Planning Enquiry Team Southampton Direct Line: 01483 523583 Hampshire Calls may be recorded for training or $014 0TB monitoring 15/09/2016 TOWN AND COUNTRY PLANNING ACT 1990 (as amended) — WA/2016/1224 Waverley Borough Council as Local Planning Authority under the provisions of Part Ill of the Town and Country Planning Act 1990 (as amended), DO HEREBY signify their REFUSAL of planning permission for the development specified in the form of application deposited by you with the Council on 16 June 2016 and described in the First Schedule. FIRST SCHEDULE Erection of 102 dwellings, including 41 affordable, with areas of open space, Suitable Alternative Natural Green Space (SANGS); children’s play area; SUDA attenuation; highway works and new access from Folly Hill (as amended by documents received 25/08/2016 and amplified by plan received 09/09/2016) Land South Of Junction With Upper Old Park Lane, Folly Hill, Farnham. SECOND SCHEDULE The reasons for the decision of the Council to refuse permission for the development are:- 4. The proposal, as a result of the number of dwellings, scale, urbanising impact and harm to the landscape character would cause material harm to the intrinsic character, beauty and openness of the Countryside beyond the Green Belt and Area of Great Landscape Value, contrary to Policies C2 and C3 of the Local Plan and paragraphs 17 and 117 of the NPPF 2012. 2. The proposal (in combination with other projects) would have a likely adverse effect on the integrity of the Thames Basin Heaths Special Protection Area (SPA) and the Bourley & Long Valley Site of Special Scientific Interest (SSSI) in that it is now widely recognised that increasing urbanisation of the area around the SPA has a continuing adverse effect on its interest features, Onamely Nightjar, Woodlark and Dartford Warbler, the three internationally rare bird species for which it is classified. Accordingly, since the planning authority is not satisfied that Regulation 62 of the Conservation of Habitats and Species Regulations 2010 (The Habitats Regulations) applies in this case, it must refuse permission in accordance with Regulation 61(5) of the Habitats Regulations and Article 6(3) of Directive 92/43/EE. The proposal conflicts with Policy NRM6 of the South East Plan and the NPPF 2012 Insufficient information has been submitted to demonstrate that a feasible drainage strategy could be implemented in connection with the proposed development and as such the proposal could result in an unacceptable increase in surface water runoff that could increase flood risk elsewhere, contrary to Policy D1 of the Waverley Borough Local Plan 2002 and paragraph 103 of the NPPF 2012. The proposal, as a result of the excessive bulk of buildings and the unsuitable siting of the proposed LEAP, would not provide a high quality design and would fail to take the opportunities available for improving the character and quality of the area and the way it functions. This would conflict with Policies D1 and D4 of the Waverley Borough Local Plan 2002 and paragraphs 58 and 64 of the NPPF 2012. The proposal, as a result of its cramped and crowded layout, would result in a poor standard of accommodation for future occupiers by reason of inadequate floorspace, poor outlook and insufficient privacy and would be contrary to Policies D1 and D4 of the Waverley Borough Local Plan 2002 and paragraph 17 of the NPPF 2012. In the absence of a completed legal agreement, the proposal would fail to secure contributions towards playing pitches, boundary improvements, play centre, recycling containers, education and highway works and, as such, would fail to mitigate the effects of the proposal upon infrastructure. It would therefore conflict with Polices D13 and D14 of the Waverley Borough Local Plan 2002 and paragraph 203 of the NPPF 2012. In the absence of a completed legal agreement, the proposal would fail to provide on site affordable housing and as such, the development would fail to provide a sustainable, inclusive and mixed community. The proposal would be contrary to Policy H5 of the Waverley Borough Local Plan 2002 and Paragraphs 17 and 50 of the NPPF. The application fails to provide a satisfactory mix of housing in order to meet the housing needs of the Borough identified in the West Surrey SHMA and the proposal would therefore conflict with Policy H4 of the Waverley Borough Local Plan 2002 and paragraph 50 of the NPPF 2012. Insufficient information has been provided to demonstrate the net impact of additional traffic, would not severely impact on the operation of the surrounding highway network. The proposed development would be contraryto Policy M2 of the Waverley Borough Local Plan 2002 and paragraph 32 of the NPPF 2012. Eijyabttn Tove Elizabeth Sims Head of Planning Services Informatives The drawing numbers relevant to this decision are: 16018/P102D, P105, P110A, P111A, P112A, P113, P114A, P115B, P116A, P117A, P118B, P119A, P120, P121A, P122A, P123A, P124A, P125, P126A, P127A, P128A, P129A, P131A, P132A, P133A, P134, P135A, P136, P137, P140, P145, S101C, S102A, C101A and C102. The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph 186-187 of the National Planning Policy Framework 2012. WA/2016/1224 (PLEASE SEE NOTES ATTACHED)