Parish: Ward: Loxwood Plaistow

LX/15/02012/OUT

Proposal Outline application for proposed residential development comprising 43 dwellings, 2no. retail units, access roads, landscaping and village green.

Site Loxwood Nurseries Guildford Road Loxwood Billingshurst West Sussex RH14 0SA

Map Ref (E) 503721 (N) 131726

Applicant Landlinx

RECOMMENDATION TO DEFER FOR SECTION 106 THEN PERMIT

Note: Do not scale from map. For information only. Reproduced NOT TO from the Ordnance Survey Mapping with the permission of the SCALE controller of Her Majesty's Stationery Office, Crown Copyright. License No. 100018803

1.0 Reason for Committee Referral

The Parish Council supports the application, but in doing so raise a number of matters they wish to be carefully considered. In particular, the capacity of the foul drainage network and traffic calming measures.

2.0 The Site and Surroundings

2.1 The 2.1ha greenfield site is the former Loxwood Conifer Nursery, located on the western side of Guildford Road (B2133), Loxwood. The site is located within the village and the Settlement Boundary as set out in the Loxwood Neighbourhood Plan (2014-2029), and is identified as an allocated site for a minimum of 43 dwellings.

2.2 The application site currently comprises extensive trees, shrubs and vegetation, with a number of empty glasshouses located towards the western boundary, beyond which is Loxwood House and open countryside. There is a public right of way (PROW 795/2) that runs parallel with the southern boundary of the application site. To the south of the site, are residential properties, including the residential development of Hall Hurst Close. To the east, on the opposite side of Guildford Road, are a number of detached properties and to the north is an individual dwelling, Loxwood House, set in its own grounds, beyond which is open countryside.

2.3 The site is situated on a gradient which slopes steeply downwards to the north and there are two vehicular access points into the site from Guildford Road, one of which currently serves Loxwood House to the west. The site is within Flood Zone 1. The site is located in close proximity to local amenities and services, including the village post office, store and shops. The village is also served by a primary school, doctor's surgery, village hall and public house.

3.0 The Proposal

3.1 This outline application seeks approval for the principle of development for 43 dwellings, 30% of which would be affordable, with access to the site. Appearance, scale, landscaping and layout are reserved for future consideration. Notwithstanding those matters reserved, the outline application has been considered in a high level of detail following consultee responses and comments from third parties, with an illustrative layout showing details of the proposed building types, parking and area of public open space.

3.2 The application proposes 43 dwellings, of which 13 would be affordable and 30 would be market units.

The affordable mix is as follows with a 70:30% tenure split between affordable rented and shared ownership: 2 x 1 bed 4 x 2 bed 5 x 3 bed 2 x 4 bed Total - 13

The proposed market mix is as follows: 10 x 2 bed 15 x 3 bed 3 x 4 bed 2 x 5 bed Total - 30

3.3 The development proposed is at a density of approximately 20.5 dph, with the built form arranged around a village green fronting onto the Guildford Road on the eastern edge of the site, in a perimeter block layout. The proposed scheme incorporates two retail units with public parking located towards the front of the site in the southeast corner.

3.4 Two points of vehicular access are proposed into the site from Guildford Road (B2133).Vehicular access is to be retained to the rear of the site for Loxwood House. A total of 120 parking spaces are proposed as mixture of allocated and unallocated parking, retail parking (14) and visitor spaces (9).

3.5 Illustrative details have been provided for some of the proposed dwellings with supporting studies referring to local examples and settlement pattern. These are indicative with approval of details to be secured through a future Reserved Matters application in the event that outline permission is granted. The indicative scale of buildings is shown as 1-2 storeys. The applicant has provided additional information on a number of matters, including surface and foul water drainage, revisions to the illustrative layout, vehicular access arrangements into the site and traffic calming measures. This has resulted in the removal of a roundabout on Guildford Road as originally submitted and replacement with two double sided vehicle activated signs.

4.0 History

None

5.0 Constraints

Listed Building NO Conservation Area NO Rural Area NO AONB NO Strategic Gap NO Tree Preservation Order YES South Downs National Park NO

EA Flood Zone NO Historic Parks and Gardens NO

6.0 Representations and Consultations

6.1 Loxwood Parish Council

Support, subject to the following:

They would like to see an alteration of the public carpark provision, which is currently within the 'village green' area at the front of the development. They would rather see an arrangement of parking equally distributed around the edge of the green. These spaces must be designated public parking to avoid residents' use of them.

The Parish Council would like to see Units 1-4 setback further from the road and screened from the road as they currently do not fit with the vernacular of the adjacent or opposite properties.

In addition, the pavement running along the B2133 from the south should be extended to the Northern boundary of the site.

Neighbourhood Plan (NP) policy compliance: The application complies with policies 1,2,5 (a) and (b) but a viability study must be undertaken in accordance with policy 5B to determine possible take up of retail units. Policy 9 housing density. LPC to discuss with the applicant.

Compliance is required with the following NP policies: 7 (street lighting), 8 (foul water), 9, 10 (vernacular), 14 (economy and business), 15 (telecommunications), 16 (traffic calming), 17 (environment) and 18 (flood risk).

Within the S106 Agreement, the working hours should be restricted to Monday to Friday 8am-6pm and Saturdays 8am to 1pm. There should be no working on Sundays and Bank Holidays. Wheel washing facilities must be available on site and also required in the S106 Agreement.

With regard to the affordable housing, the Parish Council will seek to negotiate a local lettings policy with the applicant, Chichester District Council and the allocated affordable housing provided in accordance with appendix B of the CDC housing allocation scheme (refer paragraph 17.7 of the Loxwood Neighbourhood Plan).

Further comment following revised details

Comment

Policy 8 Foul Water - For the reasons outlined in paragraphs 18.8.2 to 18.8.4 of the NP, the sewer system along Spy Lane suffers inundation of surface water into the sewer, resulting in sewerage back-up and leakage from inspection chamber covers into houses and gardens of residents of Spy Lane. Inundation also occurs in the main sewer that runs from Alford, through Alford Arms to Loxwood. This has been flagged up to Thames Water and Southern at Flood Forum meetings. Southern Water is well aware and has commissioned a sewer 'Infiltration Study' from Alfold Clappers Meadow pumping station to Loxwood Pumping Station at the Onslow Arms. The results are awaited. With inundation and sewerage problems well documented, LPC surprised that applicant can connect to the main sewer at North Hall. This will add a further 43 properties discharging to a fragile sewer system running down Spy Lane. System may have capacity in dry weather conditions, but during wet weather, it will increase sewerage deposited in residents' gardens and homes. Please ensure the above matter is brought to the attention of the applicant. Developer of Farm Close opted for on-site sewer treatment plant to mitigate Loxwood sewerage treatment problems.

Policy 18 Flood Risk - Developing site will require the removal of mature conifers and change surface water drainage capacity and, if not carefully managed, will result in water draining onto the B2133. The surface water drainage strategy should be looked at again taking above issues into account. Similar problems have been encountered with the affordable homes development in Nicolsfield.

Policy 16 Traffic Calming - LPC supports the revised plans, but requests further mitigation with respect to traffic calming: the feasibility of a mini roundabout is looked at again at the northern site access; the feasibility of a pedestrian crossing at the southern access be looked at to allow for safe crossing for children on their walk to school; the feasibility of a footpath to North Hall from the site. LP policy 16 and 5 commits the applicant, the LPC and CDC to accept a mutually acceptable traffic calming plan.

6.2 Southern Water Services (summarised)

Currently, inadequate capacity in the local network to provide foul and surface water sewage disposal to service the proposed development. The proposed development would increase flows to the public sewerage system and existing properties and land may be subject to greater risk of flooding as a result. Additional off-site sewers, or improvements to existing sewers, will be required to provide sufficient capacity to service the development.

The planning form makes reference to drainage using SUDs. Under current guidance and legislation, SUDs rely upon facilities which are not adoptable by sewerage undertakers. The applicant will need to ensure that arrangements exist for the long term maintenance of SUDs facilities.

Southern Water can provide a water supply to the site. Southern Water requires a formal application for connection and on-site mains to be made by the applicant or developer. The Council's Building Control Staff should be asked to comment on the adequacy of soakaways to dispose of surface water from the development.

Further comment following revised details

Southern Water cannot accommodate the needs of the application without the development providing additional local infrastructure. Section 98 of the Water Industry Act provides a legal mechanism through which the appropriate infrastructure can be requested by the developer to accommodate the above proposal. Should the Planning Authority be minded to approve the application, please condition details of the proposed means of foul and surface water drainage.

The report provided to the developer is an indicative hydraulic solution which would ensure that there is no additional detriment to the existing sewerage network i.e. no increase in flooding. This particular solution acts as a balancing tank which holds the flows within the proposed 900mm pipe work with a flow throttle restricting flows downstream. This scheme still requires further site investigations and engineering works to confirm if the solution is viable in the proposed location of the works. It should be noted that the flow generated by 43 properties would only be in the region of 1.99 l/s peak flows (4000 l/s per unit per day) and the solution provided would not resolve any existing flooding issues within the area, just ensure no additional detriment to the existing network. Although, in some cases such works have provided a slight betterment.

The developer will be required to progress the necessary off site works to service the proposed development before any connections are made to the public sewerage system. Southern Water would consider the development premature until such time until a drainage strategy detailing the proposed means of foul and surface water disposal and a implementation timetable, has been submitted to and approved in writing by, the local planning authority in consultation with the sewerage undertaker. The development should be carried out in accordance with an approved scheme and timetable.

6.3 Sussex Police (summarised)

Development has outward facing dwellings creating good active frontage with the streets and public areas being overlooked, resulting in elimination of vulnerable rear garden pathways, but resulting in rear parking courts. Parking is in curtilage, garage and rear parking courts and on street bays, leaving street layout free and unobstructed. Communal courts must be within view of an active room.

Boundary between public and private spaces must be clearly indicated. Walls, fences and hedges will need to be kept low. Perimeter fencing must be a minimum height of 1.8 metres.

Public open space on northeastern side of development does have surveillance from surrounding dwellings. Foliage to be kept low to maintain surveillance, ground planting to be no higher than 1 metre and tree canopies no lower than 2 metres. To prevent illegal parking on village green, recommend small ditch or bund to protect and assist keeping road layout clear.

Retail units are to have glazed external doors and ground floor easily accessible windows to conform to LPS 1175SR2. Consideration to be given to an alarm system.

Further comment following revised details

Amended site plan shows retail units with parking spaces to rear. The layout defines the retail area within its own footprint and provides good clear lines of observation across the carpark. Consideration to be given to displaying signage within the retail carpark to discourage rogue parking.

Rear parking courts have been removed and there is no evidence of rear garden pathways. Design and layout should leave the street free and unobstructed. Communal parking must be within view of an active room.

Boundaries between public space and private areas are to be clearly indicated. Dwelling frontages should be open to view and walls/fences kept low (max height of 1 metre). Measures such as a small ditch or bund could be introduced on the village green to deter illegal vehicles from parking and a form of vehicle mitigation considered to deter vehicles driving on village green footpath and through the tree lined pedestrian walkway.

6.4 WSCC - Highways (summarised)

No highway objection, subject to conditions.

Access Access is to be approved with the outline application; plans need to show both proposed access points and include geometries and suitable visibility splays based on 85th percentile wet weather recorded vehicle speeds. Vertical alignment of the carriageway may restrict visibility emerging from proposed access points, as well as forward visibility for vehicles on B2133. Visibility to be demonstrated in vertical and horizontal directions.

Design Audit is required for mini roundabout. Principle is unlikely to be acceptable when assessed against TD 54/07. This states that mini roundabouts must not be used at direct accesses or where forecast traffic flow is below 500 vehicles per day, or as a speed reduction feature in isolation. No consideration is given to non-motorised users; particular concern given public right of way across proposed access.

Junction design needs to take into consideration existing accesses to properties on opposite side Guildford Road, as well as bus stops. Vehicle tracking is required (cars, refuse vehicles and deliveries associated with retail units) and a Stage 1 Road Safety Audit and Designer's Response. Consideration to be given to improving pedestrian access (e.g. currently no footway on western side of Guildford Road; therefore LHA would expect to see a pedestrian crossing to assist future site residents).

Trip Generation Residential trip rates presented are lower than expected for such a location, particularly given limited facilities within walking/cycling distance. These should be revisited to ensure appropriate parameters have been applied.

Worst case approach taken in terms of trip generation of retail units; it is accepted that a portion of trips generated will be within the site. The LHA is content with convenience store trip rates.

WSCC TA Guidance states that any junctions that experience an increase of greater than 30 vehicles per hr should be subject to capacity assessment. In practice, this extends to both site accesses, and will be useful to determine effectiveness of the mini roundabout.

Accessibility Limited range of facilities and services within village. Those present are within a reasonable walking distance. Footways are discontinuous on western side of B2133. Cycling is unlikely to be used for anything but leisure given distance to centres/nature of routes. Bus stops are outside the site, but services are limited. Nearest train station is 10km southeast (Billingshurst). Access by private car only practical option available and likely to be a high dependency on use of private cars to carry out majority of trips. Notwithstanding this, site is within LNP and suitable to enabling growth of village.

Internal layout is indicative. Arrangement of segregated footways and carriageways is acceptable. Tracking for refuse vehicles is required for reserved matters to demonstrate suitability of internal access roads.

Parking for plots 29-32; 5-7 shown as a rear courtyard. Residents are likely to park at the front for convenience. Parking is to be considered in detail at reserved matters stage.

Further comment following revised details

A Revised Transport Statement and Stage One Road Safety Audit, and Designers Response are provided. The majority of outstanding matters have been resolved to the satisfaction of the LHA. There remain outstanding matters in respect of Designer's Response to the RSA and pedestrian improvements.

Two access points were shown on the B2133 Guildford Road in the form of mini- roundabouts, but for design and road safety reasons, the LHA did not accept the principle. The revised junction proposes two points of vehicular access shown as priority junctions. Given the scale of development and trip generation, the principle is appropriate.

Stopping distances of 84 metres are achievable to north and south at both accesses from a 2.4 metre set back and are based upon the recorded wet weather 85th percentile vehicle speeds and accord with Manual for Streets 2. Vertical alignment of the B2133 was raised as a concern by LHA, given that this may restrict visibility for emerging vehicles. It is apparent from the access drawing that the vertical alignment will not restrict visibility for emerging vehicles.

The LHA has requested that improvements to pedestrian routes to the development site are considered in respect of the provision of crossing points of the B2133. Discussions have taken place regarding the possibility of additional footway and crossing provisions in light of the additional dwellings, and the increase in footfall from the retail units. The revised TS does not make reference to this or to the outcome of discussions.

The TS provides a revised vehicle trip generation. The LHA does not consider the potential impacts on the surrounding highway network from the additional vehicle movements to be severe. The accessibility of the site remains fundamentally unchanged, and the LHA's comments in this respect remain unchanged. The internal road layout has been revised and remains indicative and reviewed as part of a reserved matters application.

There remain outstanding matters in respect of problems raised within the Stage 1 RSA and pedestrian improvements (in particular crossing provision across the B2133) that need to be addressed.

A Designer's Response has now been provided. In summary, the Stage One RSA and Designers Response are considered acceptable. The pedestrian assessment crossing makes use of the WSCC modified PV2 calculation. Based on the assessment undertaken, it is apparent that the criteria for a signalised crossing would not be met. The Stage 1 RSA did not identify any problems relating to pedestrians crossing the carriageway. There would be no justification to require any alternate form of pedestrian crossing provision other than dropped crossing points proposed.

Footpath 795/2 runs through the site. No clear reference has been made to the existing alignment of the footpath on the drawings or how the proposed development will impact on the Public Right of Way. The impact of the development upon the footpath must be considered and drawings showing the footpath in the context of the development must be submitted and agreed with WSCC's public right of way team.

6.5 WSCC Flood Risk Management

From mapping and historic records, site is not at risk from surface water, ordinary watercourse, or groundwater flooding. Surface water drainage strategy (attenuation and discharge) appears to meet requirements of NPPF, PPG and associated guidance documents. Seek further clarity on surface water drainage strategy. Unclear whether final strategy will be discharged via network of ponds and attenuation system, or consist of cellular storage systems. Also unclear if attenuation will outfall to Southern Water system along Guildford Road or existing ditch on western site boundary. If approved, detail to be secured by planning.

Further comment following revised details

The new surface water drainage approach (permeable paving system) meets the requirements of the NPPF, and associated documents.

Development should not commence until the finalised detailed surface water drainage designs for the site have been submitted to and approved in writing by the LPA, and details of the maintenance and management of the SUDs system is set out in a site specific manual, to be submitted to and approved in writing by the LPA.

6.6 WSCC Infrastructure

Contributions will be sought to offset the burden imposed by the development on local infrastructure, which will be dependent on local housing mix and parking provision: Education - Primary £109,848 Education - Secondary £118,222 Education - Sixth Form £27,695 Libraries £11,667 Waste No contribution required Fire and Rescue £1058 No. Hydrants TBC TAD £101,460 [Officer comment - this is now incorporated within CIL]

6.7 CDC - Planning Policy (summarised)

Policy 5 of the Chichester Local Plan: Key Policies 2014-2026 allocates a minimum of 60 dwellings to the Parish of Loxwood and criteria 2 of Policy 6 (Neighbourhood Plans) requires that Neighbourhood Plans set out how they will promote sustainable development at the same level of above that which would be delivered through the Local Plan. Loxwood Neighbourhood Plan was made at Council on 14th July 2015 and forms part of the Statutory Development Plan for Loxwood. Decisions need to be made in accordance with the Loxwood Neighbourhood Development Plan, unless material considerations indicate otherwise.

Policy 5 of the Neighbourhood Plan allocates land at Loxwood Nursery for a mixed residential development comprising a minimum of 43 dwellings located towards the front of the site, taking into consideration densities in accordance with policy 9 of the Plan. Proportion and tenure mix of affordable housing to be in line with the applicable Chichester District Council requirements and allocations policies. Space should be reserved for a small retail development and small business premises should they prove viable. Policy also considers community benefits such as a small retail development, car parking for shoppers, village green, small business premises and designs to incorporate traffic calming.

Policy 9 states that new development should be in character with the local surrounding area respect the semi-rural nature of the parish and designed to give an impression of spaciousness with uniform houses and plots being avoided.

In light of the inclusion of the site in the Loxwood Neighbourhood Plan and it contributing towards the parish housing number set out in the Chichester Local Plan, there is no policy objection to this proposal.

6.8 CDC - Environmental Health Officer

Given the former use of the land as a commercial nursery, there is considered to be potential for land contamination to be present at the site. Condition N21G should be applied in order that the land quality can be adequately investigated. If any of the existing structures at the site are constructed of asbestos containing materials, there will need to be handled and disposed of in accordance with the Asbestos Regulations.

6.9 CDC - Housing Enabling Manager

Support. Application is a mixed use development with a net increase of 43 residential units and is policy compliant. Table below represents the development mix in relation to SHMA recommendations:

Policy 34 requires 30% on site affordable housing on developments with a net increase of 11+ units. The proposed scheme is required to deliver 12.9 (12 on site and 0.9 as a commuted sum). Housing delivery team supports provision of 13 units on site in lieu of commuted sum. Proposed affordable rented/intermediate split is in line with paragraph 18.5.7 of the Neighbourhood Plan: 70% affordable rent (9-10 units) and 30% social rented (3-4 units). Housing Team confirms that the proposed housing mix will meet local need and is acceptable. Proposed internal floor areas are above HQI minimum standards and pepper potting of affordable units is acceptable. Proposed market housing mix is in line with SHMA recommendations. Welcome the delivery of 2 bed bungalows to encourage downsizing, freeing up larger homes in the area.

Further comment following revised details

No objection. Following plan amendments, confirm that the proposed mix is acceptable and the pepper potting of the affordable units is also acceptable. All previous comments stand.

6.10 CDC - Drainage Engineer (summarised)

Site is in Flood Zone 1 (low risk).

Surface water: Object. Not satisfied that the site can be adequately drained. Present proposal is to drain through an attenuated system with restricted discharge, with storage provided for the 1 in 100 yr event + 30%. Proposal is unacceptable as any discharge (if required) should be into a local watercourse. There is a watercourse on the western boundary. Not satisfied that the location of the storage [beneath the village green] will allow for a gravity discharge to the watercourse. Please confirm. Watercourse on western boundary must be retained as an open system and ensure a minimum 3 metre buffer from top of the bank is retained for future maintenance.

Further comment following revised details, including a permeable paving system and gravity discharge to watercourse on western boundary

A permeable paving system is preferable to having the tanked storage at the top end of the site. It must be demonstrated that the storage is achievable for the site runoff during a 1 in 100 year storm plus 30%, accounting for the slope of the site and any services that may be required in the road. The storage must be unaffected by groundwater. Please condition the detailed drainage design and maintenance schedule for the surface water drainage system.

6.11 CDC - Tree Officer (summarised)

Tree stock has been left (not purchased) in rows with mix of mainly evergreen trees/shrubbery - Cypress, Cedar and possibly odd deciduous species of trees. Frontage is infested with bramble and some of the boundary vegetation could be retained based on Eco Urban Arboricultural Review. Good opportunity for applicant to assess trees and consider if good quality trees could be transplanted within the village green or around the site within a landscaping scheme (possible reserved matters). Important that the front boundary treatment (adjacent to Guildford Road) be appropriately hedged and or tree'd (native planting for example, Hawthorn, Field Maple, Hazel and Holly) with a number of suitable trees planted within or adjacent to the hedging.

6.12 CDC - Environmental Strategy

Bats - Following submission of Bat Survey (July 2015) mitigation proposed is suitable. A licenced ecologist should be present and a condition used to ensure this takes place. A Natural England Protected Species Licence will be required for the works and should be obtained prior to works taking place. Lighting scheme should consider bats and minimise potential impacts by avoiding unnecessary light spill.

Reptiles - Small population of reptiles found on the site. Mitigation is proposed within Reptile Survey 2015. Require that reptile fencing is installed around the site once vegetation is cleared to ensure reptiles cannot move back to the construction zone. Once amended, report can be conditioned. No work can commence until reptile translocation has taken place.

Birds - Works to trees or vegetation clearance should take place outside of the bird breeding season between 1 March - 1 October. Works within this time will require an ecologist to check the site.

Badgers - A 20 metre buffer should be put around the active badger sett (located on the eastern boundary) and no works should take place within this area, and fencing should be used to ensure this area remains undisturbed. However, due to disturbance, if any works need to be undertaken within 30 metres of the sett, a licence from Natural England would be required for this disturbance. If it is not possible for the buffer to be put in place, mitigation would be required and a Licence from Natural England would be required to remove the sett.

Further comment following revised details

Following the update to the reptile mitigation strategy, to the mitigation strategy may be conditioned.

6.13 CDC – Conservation and Design Manager

- Opportunity to introduce replacement mature trees along frontage as community benefit - Two accesses are welcome - Question roundabout for scale of development - urban feature in a rural village - Layout could improve pedestrian environment including existing footpaths by siting buildings fronting onto them and additional pedestrian links - Development contributes to sustainability by introducing facilities within the village - Affordable housing should be pepper potted and tenure blind. Family accommodation should be located adjacent to public open space - Variety of building sizes, footprints and configurations. The development is not too uniform. Some units are less successful such as the rendered 4 bed detached houses. Brickwork better reflects the character of the area. Designs of the 3 bed semis could be improved adjusting the location of the bays and limiting them to two storeys or revisiting design of the roof bays - Southeast corner could benefit from improvement to Black Hall. Retail units could be relocated closer to Guildford Road alongside Black Hall, with parking relocated to the rear of buildings. - Relationship to Loxwood House is unsatisfactory. Development crowds around it and would benefit in being reviewed - Proper street access to Loxwood House is welcome, but scope to improve layout with perimeter blocks, rather than cul-de-sacs - Development is legible and easy to navigate - Provision for more tertiary streets for pedestrian/cycle priority in the layout - Variety of parking provision. Parking well overlooked. Public parking could be re- located to the rear of the retail units avoiding large areas of hard landscaping negatively impacting on the rural character of Guildford Road. Parking eating into village green should be avoided, as harmful to village character. - Green could function better as a triangular space, tapering towards southern end - Reasonable hierarchy of spaces and most houses have well defined front garden boundaries, apart from units 34-39 (affordable) with no front gardens and end on parking resulting in poor outlook. Open space around the back of the retail units appears poorly configured - Concern at access for waste storage and storage is too small for cycle parking - Need assurance that footprints shown will provide sufficient floor area to meet minimum floorspace standards

Further comment following revised details

- Arrangement in relation to 'The Avenue' is better. Units 37, 38 and 39 should have active frontages. - Units 12 and 13 give an urban character on the rural edge (NW corner of site). Recommend proper front gardens and reduced parking. - In line with previous comments. Consideration should be given to replacing lost oak trees along the village green to enhance the rural character of the Guildford Road

6.14 CDC - Waste Services Officer

Each dwelling will require1 x waste and 1 x recycled bin (240 ltr) Flats will require individual bins or communal bin storage (1100 or 660 ltr) 1 x waste and 1 x recycled bin.

Communal bins should be located so that refuse freighters can manoeuvre adjacent to it Attention to be paid to the size, weight and turning circle of freighters and bin collection points should be outside front of properties or at the entrance to shared driveways

6.15 CDC - Community Facilities

£79,000 towards North Hall, Loxwood Village Hall

Required works include an increase parking capacity, improve vehicular access, enlargement of men's toilets and extension to storage facility. [Officer comment - this is now incorporated within CIL].

6.16 CDC Public Art

£19,007 for the commissioning, installation and maintenance of public art. [Officer comment - this is now incorporated within CIL].

6.17 13 Third Party Objections

- Soundproofing needed for properties opposite (from light and noise pollution, and vehicles entering/existing the site) - Tree screen / landscape bund needed at front of site - Safety impact with cars exiting onto Guildford Road - Traffic calming needed on Guildford Road - Do not want a late night shop - Lighting associated with mini roundabout will create light pollution - Public footpath between Norton Cottage and Linden House will cross roundabout and be unsafe for pedestrians - Traffic generation does not warrant a roundabout and is out of character with village setting - Has access to houses opposite site been considered? - No objection to parking for retail units, or lay-bys, but object to parking in village green and request its deletion - Public parking will affect rural appearance and outlook for properties opposite - Development will change character of site from rural to semi-urban with associated light and noise pollution - Scale and density high and out of character with this part of the village - Surface water drainage is a problem in the area - Details needed on trees to be retained and planting around village green - Retail units close to boundary will create light and noise pollution - Object to crossing at north or south site entrance - will disturb natural flow of traffic through village and out of keeping - Site is rural - should be designed to minimise light pollution - Request that retailer is appropriate to village location and opening hours restricted. - Scrap retail units and invest money in village centre - Roundabout dangerous; slip road better - Footpath needed on west side of B2133 - Question ownership of common land and roadways - Where will commercial vehicles park?

6.18 To support the application, the agent has provided the following suite of documents:

Planning Statement (including Affordable Housing), Design and Access Statement, Desktop Biodiversity Report, Ecological Appraisal, Loxwood Ecology Bat Survey, Loxwood Ecology Reptile Survey (Rev A), Flood Risk Assessment and Drainage Strategy, Transport Assessment and Stage 1 Road Safety Audit, Statement of Community Involvement, Arboricultural Implications Assessment. During the course of the application, further information has been provided regarding foul and surface water drainage, highways and access, along with amendments to the illustrative layout.

7.0 Planning Policy

The Development Plan

7.1 The Development Plan for the area comprises the Chichester District Local Plan: 2014- 2029, which was adopted by Full Council on 14th July. The Loxwood Neighbourhood Plan was made on 14th July 2015 and forms part of the Development Plan against which applications must be considered.

7.2 The principal planning policies relevant to the consideration of this application are as follows:

Chichester Local Plan: Key Policies: 2014-2029 Policy 1: Presumption in Favour of Sustainable Development Policy 2: Development Strategy and Settlement Hierarchy Policy 3: The Economy and Employment Provision Policy 4: Housing Provision Policy 5: Parish Housing Sites 2012- 2029 Policy 6: Neighbourhood Development Plans Policy 8: Transport and Accessibility Policy 9: Development and Infrastructure Provision Policy 25: Development in the North of the Plan area Policy 29: Settlement Hubs and Village Centres Policy 33: New Residential Development Policy 34: Affordable Housing Policy 39: Transport, Accessibility and Parking Policy 40: Sustainable Design and Construction Policy 42: Flood Risk and Water Management Policy 48: Natural Environment Policy 49: Biodiversity Policy 52: Green Infrastructure Policy 54: Open Space, Sport and Recreation

Loxwood Neighbourhood Plan: 2013 - 2029 Policy 1: Housing Allocation Policy Policy 2: Settlement Boundary Policy Policy 3: Site Assessments and Allocation of Sites Policy Policy 5: Land at Nursery Site SHLAA No. LX0855 Policy 8: Infrastructure - Foul Water Policy Policy 9: Built Environment - Housing Density Policy Policy 10: Built Environment - Vernacular Policy Policy 14: Economy and Business Policy 15: Telecommunications and Connectivity Policy 16: Traffic Calming and Speed through the Parish Policy 17: Environmental Characteristics

National Policy and Guidance

7.3 Government planning policy now comprises the National Planning Policy Framework (NPPF). Consideration should be given to paragraphs 6-13 (Presumption in Favour), 16 (Community Engagement), 17 (Core Planning Principles), 32, 34-39 (Sustainable Transport), 47 (Housing), 56-61 (Design), 69-70 and 73 (Healthy Communities), 116-118 (Natural Environment), 162 (Infrastructure), 183-185 (Neighbourhood Planning), 196-198 (Determining Planning Applications).

7.4 The government's New Homes Bonus (NHB) which was set up in response to historically low levels of housebuilding aims to reward local authorities who grant planning permissions for new housing. Through the NHB the government will match the additional council tax raised by each council for each new house built for each of the six years after that house is built. As a result, councils will receive an automatic, six-year, 100 per cent increase in the amount of revenue derived from each new house built in their area. It follows that by allowing more homes to be built in their area local councils will receive more money to pay for the increased services that will be required, to hold down council tax. The NHB is intended to be an incentive for local government and local people, to encourage rather than resist, new housing of types and in places that are sensitive to local concerns and with which local communities are, therefore, content. Section 143 of the Localism Act which amends S.70 of the Town and Country Planning Act makes certain financial considerations such as the NHB, material considerations in the determination of planning applications for new housing. The amount of weight to be attached to the NHB will be at the discretion of the decision taker when carrying out the final balancing exercise along with the other material considerations relevant to that application.

Other Local Policy and Guidance

7.5 The following Supplementary Planning Guidance is material to the determination of this planning application:

Planning Obligations and Affordable Housing Supplementary Planning Document

7.6 The aims and objectives of the Council's Sustainable Community Strategy are material to the determination of this planning application. These are:

B1 - Managing a changing environment B2 - Greener living D1 - Increasing housing supply D2 - Vibrant, safe and clean neighbourhoods D3 - Housing fit for purpose D4 - Understanding and meeting community needs E1 - Traffic management in the district will improve so as to reduce congestion E2 - There will be improved cycling networks and strong links to public transport to ensure that cycling is a viable alternative to using the car E4 - People will have easier access to services at a local level

8.0 Planning Comments

Assessment

8.1 The main issues arising from this proposal are:

- Principle of development and policy position - Housing Mix and Tenure - Highway Access and Safety - Flood Risk and Drainage - Residential Amenity - Ecology - Other Matters

Principle of development and policy position

8.2 The Development Plan for the area comprises the Chichester District Local Plan: 2014- 2029, which was formally adopted by Full Council on 14th July 2015. Loxwood is defined as a 'Service Village' in Policy 2 of the Adopted Local Plan, i.e. a settlement where there is a reasonable range of basic facilities to meet everyday needs, or villages that provide fewer of these facilities but have reasonable access to them in nearby settlements, and where some small scale housing growth is acceptable consistent with indicative housing numbers. It goes on to state that these will be allocated by Neighbourhood Plans or via the Council's Site Allocation development plan document, which is currently in preparation following the adoption of the Local Plan. Policy 5 of the Chichester Local Plan (Parish Housing Sites 2012- 2029) identifies a minimum of 60 dwellings in the Parish of Loxwood over the plan period.

8.3 The Loxwood Neighbourhood Plan was made at Full Council on 14th July 2015 and forms part of the Development Plan. Policy 5 of the Loxwood Neighbourhood Plan allocates land at Loxwood Nurseries for a mixed residential development consisting of a minimum of 43 dwellings, taking into consideration densities in accordance with policy 9 of the Neighbourhood Plan. The policy specifies that the proportion and tenure mix of affordable housing is to be in line with Chichester District Council requirements and allocations policy. Space is to be reserved for a small retail unit and small office units should they prove viable. The policy adds that community benefits are to be provided; this includes car parking for shoppers, a village green, and designs to incorporate traffic calming.

8.4 The illustrative site layout demonstrates that the site can adequately accommodate 43 dwellings at a density of 20.5 dwellings per ha together with the appropriate amount of public open space provision (minimum of 800 sq metres). The provision of, maintenance and management of the village green, and the provision of the retail units will be secured by way of a S106 Legal Agreement with the applicant.

8.5 Following revisions to the illustrative housing layout, officers are satisfied that the proposed development will provide a legible and permeable layout and attractive street scene, with good natural surveillance of public spaces, and a variety of building sizes, footprints and configurations. The village green, at the front of the site, will act as a visual and landscape buffer in the streetscene and provide separation between properties directly opposite the application site and those fronting onto Guildford Road. The retail unit will be prominently sited towards the front of the site in the southeast corner, so as to be easily accessible for residents, with adequate parking provision at the rear. Parking for the residential units is provided either on curtilage or in small, overlooked parking courts. Nine visitor parking spaces are now provided and are re-distributed around the village green to address the earlier concerns of the Parish Council, with 14 parking spaces provided to the rear of the retail units.

8.6 The detailed design of the road layout will be a matter for consideration at the reserved matters stage, but the illustrative layout has confirmed that the width of the internal road can be satisfactorily achieved. The width of the primary internal access road is 5.5 metres and the secondary roads range from 4-5 metres. The road layout also incorporates a tree lined pedestrian boulevard running through the centre of the site. The applicant has indicated that the road layout is not proposed to be formally adopted and low level lighting is to be incorporated in the final design of the scheme, details of which will form part of a future reserved matters application. Illustrative elevations are provided for the dwellings, which indicate the use of traditional, clay based Sussex materials, incorporating brickwork, tile hanging and red/brown brickwork. The detailed appearance will form part of a future reserved matters application and will be subject to further detailed scrutiny to address policies 9 and 10 of the Neighbourhood Plan.

8.7 The proposed scheme does not provide commercial office space, as required by policy 5 of the Neighbourhood Plan. The applicant has submitted a viability statement to address the lack of office accommodation and uptake of retail units. This states that there is greater demand for retail units in the Loxwood area, rather than small office space, with flexibility of the retail space being important. The application therefore provides for up to 300 sq metres of retail space with flexibility to sub-divide the retail unit, or for it be provided for a single occupant. The initial public consultation undertaken by the applicant has indicated interest from a number of local retailers and, as summarised in paragraph 8.4 above, the delivery of the retail unit would be secured through a S106 Legal Agreement. In respect of the delivery of traffic calming measures along the Guildford Road (B2133) this is discussed in paragraph 8.14-15 below.

8.8 In light of the inclusion of the site in the Loxwood Neighbourhood Plan and it contributing towards the Parish allocation as identified in Policy 5 of the Adopted Chichester District Local Plan: 2014-2029, the development is acceptable in principle.

Housing Mix and Tenure

8.9 The indicative housing mix proposed with the scheme comprises 1, 2, 3, 4 and 5 bedroom dwellings and flats, and includes a mix of detached, semi-detached and mid terraced houses, with a bungalow.

8.10 In line with policy 5 of the Neighbourhood Plan and policy 34 of the Adopted Chichester District Local Plan, there is a requirement to provide 30% on site affordable housing, and this requirement is met with the provision of 13 affordable units. Although the scheme is required to provide 12.9 units (12 on site and 0.9 as a commuted sum) 13 units are proposed on site in lieu of the commuted sum. This approach is supported by the Rural Housing Enabler. Of the 13 units, a 70:30% split between affordable rented (10) and intermediate housing (3) is proposed in line with the SHMA requirements. Based on the indicative illustrative layout, the pepper potting of the affordable units is considered acceptable. The affordable units and the mix will be secured through the S106 Agreement. In respect of the 30 market units, the proposed mix reflects the requirements of the SHMA. The delivery of a 2 bedroom bungalow is also welcome, as this will assist in local residents downsizing.

Highway Access and Safety

8.11 The scheme, as amended, proposes two points of vehicular access onto Guildford Road (B2133) to serve the development as priority junctions. The accesses will provide satisfactory visibility splays, and are of an appropriate width and represent a safe and suitable means of access to serve the development. The Highway Authority is satisfied that the vertical alignment of the B2133 will not restrict visibility for emerging vehicles. The internal road layout is a matter for consideration at reserved matters stage; but, the illustrative layout demonstrates that the arrangement for segregated footways and carriageways is acceptable, and swept path analysis has been provided to demonstrate that larger vehicles can manoeuvre within the site.

8.12 In respect of trip generation, the Highway Authority accepts that the proposal will generate additional vehicle movement on the highway network, but given the scale of development proposed with the application, this may be accommodated within the operating capacity of the highway and would not materially impact on the operation of the network. The applicant has submitted a Stage 1 Road Safety Audit and Designer's Response. This has been reviewed by the Highway Authority and, subject to the imposition of a number of conditions, is acceptable.

8.13 Policy 16 of the Neighbourhood Plan requires the traffic calming measures along the B2133 to be progressively introduced during the Plan period by means of developer contributions. The comments of the Parish Council are noted in terms of the provision of a mini-roundabout; however, the Highway Authority's position in respect of a mini-roundabout at either the northern or southern site vehicular entrance as a traffic calming measure is unchanged. The principle of such an arrangement being fundamentally unacceptable in highway safety terms, because of vehicle speeds but also the low number of turning movements into the development. The Highway Authority states that mini roundabouts must not be used at direct access points where traffic flows are below 500 vehicles per day on any arm, and should not be used as a speed reduction feature in isolation.

8.14 One of the objectives of NP policy 16 is to provide traffic calming measures that introduce a safer environment for pedestrians and road users, including a decrease in the speed of traffic in the village along the B2133. The site is in close proximity to a limited range of services and facilities in the village within walking distance of the site. The footway is discontinuous on the western side of the B2133 and the applicant has therefore considered improvements to pedestrian routes to the site and to North Hall (the village hall in Loxwood) in light of the additional dwellings and increase in footfall.

8.15 The applicant has considered a number of scenarios, including a pedestrian refuge on the B2133, a formal signalised crossing and an extension of the public footpath to North Hall. The provision of a pedestrian footway along the western kerb line between the site boundary and North Hall cannot be achieved, as there is insufficient highway land to achieve a footway of useable width all the way to North Hall. The applicant has also investigated a number of mechanisms which seek a safe pedestrian crossing from the development site to the western side of Guildford Road. The width of Guildford Road varies in the region of 6-6.5m and is not sufficient to accommodate a pedestrian refuge (minimum 1.2m) plus two x 3 metre wide traffic lanes (7.2 metres width in total). The applicant has reviewed the form of pedestrian access points to determine whether there would be demand to justify a formal controlled (signalised) crossing. The assessment demonstrates that a signalised crossing would not meet the assessment criteria, as vehicle speeds are too high along the B2133. The submitted Stage One Road Safety Audit did not identify any problems relating to pedestrians crossing the carriageway. The applicant therefore proposes the provision of dropped kerb crossing points in the vicinity of each access junction and this would be secured via the s278 Agreement.

8.16 In order to meet the Parish Council's objectives for traffic calming, and to comply with policy 16 of the Neighbourhood Plan, the applicant has committed to the provision of a double sided vehicle activated sign (to the cost of £15,000) on the Guildford Road (B2133) in the immediate vicinity of the site frontage. This would be secured via the S106 Agreement with the details of the signage and final position of the sign to be determined by the s278 Agreement. In addition, the development will be subject to Community Infrastructure Levy, in accordance with the Council's Charging Schedule, of which the Parish Council would receive 25% of the capital receipt. It will be at the discretion of the Parish Council to spend the CIL payment on identified projects within the Parish, which may include further traffic calming measures along the Guildford Road (B2133).

Flood Risk and Drainage

8.17 The applicant has provided a Flood Risk Assessment and Drainage Strategy, to comply with policy 18 of the Neighbourhood Plan and policy 42 of the Adopted Chichester District Local Plan. The site is located in Flood Zone 1, which is at low risk of flooding. WSCC LLFA comments that from mapping and historic records, the site is not at risk from surface water, ordinary watercourse, or groundwater flooding.

8.18 In terms of surface water drainage, as the site is currently a green field, the run-off rate for the development can be no greater than existing. The surface water drainage strategy has been amended during the course of the application to take account of the comments of the CDC Drainage Engineer and proposes the use of areas of permeable paving, with road surfaces incorporating permeable surfaces and a restricted discharge to an outfall point to a drainage ditch on the western site boundary. The outfall will be restricted to existing run-off rates and the area beneath the internal road will be used as attenuation during periods of high rainfall. Full details of surface water drainage and maintenance, to include winter groundwater monitoring, will be secured by planning condition.

8.19 In respect of foul water drainage, policy 8 of the Loxwood Neighbourhood Plan states that any new connection to the Loxwood Primary Sewer network will not be supported unless it can be demonstrated that there is sufficient capacity in the network and the connection will not increase the risk of back-up flooding. Foul water drainage is proposed to be via mains drainage. A stage 2 capacity assessment has been undertaken by the applicant and this identifies sufficient capacity in the network and at Loxwood Waste Water Treatment Works to cater for foul flows, subject to infrastructure upgrades. This will comprise an upsizing of two sections of existing pipework along Guildford Road (of 97 and 54 metres long) from 150mm to 900mm diameter and a new manhole. The applicant has investigated the feasibility of on- site septic tank arrangements to address the comments of the Parish Council, but this is not achievable, owing to the prohibitive costs associated with it and the proximity of a foul sewer directly outside of the site. The final details of foul water drainage would be secured by planning condition and a separate Legal Agreement through the Water Industry Act between the applicant and Southern Water.

Residential Amenity

8.20 The closest residential properties to the site, other than those directly opposite the site fronting Guildford Road, are Loxwood House, to the rear (west) of the site, Black Hall, to the south, and Hawthorn Cottage, to the north. The final layout and dwelling details, including elevations, is not a matter for consideration during the course of this application, rather it is a matter for consideration at reserved matters stage.

8.21 Hawthorn Cottage is located approximately 23 metres from the northern site boundary within a spacious plot containing mature vegetation. The illustrative layout shows proposed dwellings as either side or rear facing, sited approximately 3-13 metres from the northern boundary (plots 1-6). Given the mature screening and the separation distance, the impact in terms of overlooking and loss of privacy would be minimal. The indicative site layout indicates that a separation distance of approximately 25 metres would be retained between Loxwood House and plots 12, 13, 14, 15 and 16 at the rear of the site, which is an acceptable distance.

8.22 The revised illustrative layout relocates the retail units towards the Guildford Road and associated parking is located to the rear of the retail units. The greater set back, combined with the single storey of the retail unit, improves the relationship to Black Hall to the south of the site. Officers are satisfied that the site would allow for a layout which would not compromise the residential amenity of neighbouring dwellings to an unacceptable degree. As summarised above, the final details concerning lighting and landscaping are a matter to be addressed as part of Reserved Matters application, and the hours of use and deliveries associated with the retail unit(s) will be controlled by planning condition (as part of the forthcoming Reserved Matters) when the final fixed location for the retail unit is approved.

Ecology

8.23 The site is currently a redundant nursery and contains dis-used buildings, glass houses and trees across the site. The applicant has undertaken a Desk Top Biodiversity Report and Phase 1 Habitat Survey, to comply with Local Plan policies 48 and 49. The site is identified as potential habitat for bats, a small population of reptiles and an active badger sett on the eastern boundary. Mitigation measures are proposed within these reports.

8.24 There is an active bat roost within one of the disused nursery buildings on the site (building 1). The building is proposed to be removed as part of the wider redevelopment of the site; therefore mitigation measures proposed include the installation of six replacement bat roosts away from the area of construction works within mature trees surrounding the site, and the incorporation of bat bricks/boxes into the development. A Natural England Protected Species Licence will be required prior to works taking place for bats.

8.25 In relation to reptiles, a low population of slow worms has been identified in an area of rough grassland and scattered scrub in the northeast corner of the site and in central areas. The mitigation measures will involve vegetation clearance to allow slow worms to disperse to surrounding habitat beyond the site, and the erection of temporary reptile proof fencing to prevent them from returning to the site.

8.26 In respect of the outlying badger set on the eastern site boundary, the CDC Ecologist advises that a 20 metre buffer is to be installed around the sett during the construction phase / ground works, to ensure there is no disturbance to the sett. The buffer may be conditioned and removed after the construction phase. If any works are to be undertaken within 30 metres of the sett and the buffer cannot be put in place, mitigation measures and a licence from Natural England would be required for this disturbance and closure of the sett if necessary.

Other Matters

8.27 Environmental Health officers have requested that conditions are applied to deal with any residual contamination of the site associated with its former use as a nursery.

8.28 There is a Group Tree Preservation Order located at the front (eastern edge) of the site, in the location of the village green (TPO 83/00653/TPO G1). An Arboricultural Assessment has been submitted with the application, as the site contains blocks of young, mixed species non-native conifers, flanked on the southern and northern boundaries by linear groups of Leyland Cypress planting, identified as Category C trees. Young nursery stock conifers are to be removed, with better individual trees to be retained within the village green and conifer planting retained on the side boundaries, albeit at a reduced height. The Tree Officer notes that there is an opportunity for good quality trees to be transplanted and for frontage planting / landscape buffer around the village green and fronting the Guildford Road, with suitable trees to be planted within or adjacent to hedging. The detailed landscaping is not a matter for consideration during the course of the application, rather it is a consideration at the Reserved Matters stage, but the illustrative site layout plan shows that there is adequate space around and fronting the village green and elsewhere within the site for a comprehensive landscaping scheme to be secured.

Infrastructure Requirements

8.29 The Community Infrastructure Levy was adopted by the Council on 26th January 2016 and implemented on 1st February 2016. The proposed development will be subject to CIL, in accordance with the Council's Charging Schedule. The levy is £200 per sq metre for net internal residential floorspace to the north of the National Park and £125 per sq metres for net internal retail floorspace (wholly or mainly convenience). Based on the indicative net floor area, the developer will be liable to pay a sum of £625,000; however, the final sum will be calculated at the Reserved Matters stage.

8.30 In accordance with the Council's Infrastructure and Affordable Housing SPD, the following will be sought by way of a S106 Agreement.

 13 units of affordable housing on site in perpetuity;  Provision of a minimum of 800 sq metres of public open space (village green) and management and maintenance plan for the village green;  Provision of a double sided vehicle activated sign as a traffic calming measure on the Guildford Road (B2133) details of which are to be secured by a S278 Agreement;  Delivery of 2 retail units (total of 300 sq metres) to include details of a marketing strategy and associated parking for the retail units.

Significant Conditions

8.31 As recommended by consultees and discussed above, specific conditions are recommended to address the following matters of detail amongst others, to enable the scheme to be acceptable in full:

 Construction Management - including temporary access, hours of work, contamination prevention, containing all activities within the site boundaries  Drainage - full details of all on and off site foul drainage works including a timetable for implementation  Drainage - full scheme for surface water drainage  Access construction, including visibility splays and construction details, with relevant road safety audits, as advised by WSCC  Adherence to all ecological mitigation proposals/plans  A full material/finish schedule with samples  Contamination - mitigation and remediation strategy

Conclusion

8.32 The application proposes housing development on a site which is allocated for residential development in the Loxwood Neighbourhood Plan and is therefore acceptable in principle. The proposed scheme will deliver much needed housing, including 30% affordable housing, which will be made available for people on the Council's housing register who have a local connection to Loxwood. The scheme will deliver wider community benefits, including retail unit(s), a village green and vehicle activated sign as a traffic calming measure on the Guildford Road (B2133). Whilst there is some local concern and objection to the redevelopment of the site, officers are recommending approval on the basis that the site is sustainably located; is cited in a made Neighbourhood Plan; has no highway safety objection; and is acceptable in terms of drainage and flood risk. The revised illustrative layout demonstrates that the site can adequately accommodate 43 dwellings with an appropriate mix of market and affordable units. It is considered that the proposal complies with development plan policies and, based on the above, the application is recommended for approval.

Human Rights

8.33 In reaching this conclusion the Human Rights of the applicants and nearby occupiers have been taken into account when reaching this recommendation and it is concluded that the recommendation to permit is justified and proportionate.

RECOMMENDATION TO DEFER FOR SECTION 106 THEN PERMIT

1 A03F Time Limit - Outline 2 A04F Time Limit - Reserved Matters 3 V96172 - Approved Plans 4 U00586 - Materials / finishes 5 J17G Construction Method Statement 6 V99524 - Construction Hours 7 N21G Contaminated Land 8 V99525 - Surface water drainage 9 V99585 - Management and maintenance of SUDs 10 V99526 - Foul water drainage 11 V99527 - Site Sections and Levels 12 V99528 - Lighting Scheme 13 V99531 - Screen walls/ Fencing 14 V99532 - Reptile Mitigation 15 V99533 - Badger Survey 16 V99535 - Bat Mitigation 17 V99544 - Bat Boxes 18 V99546 - Refuse / cycling storage 19 U00571 - Bus Stop 20 U00572 - Visibility 21 U00573 - Car Parking 22 U00574 - Cycle Parking 23 U00575 - Access Road 24 U00576 - Utilities and Service Infrastructure 25 U00570 - Access 26 U00577 - Sustainable Design 27 U00587 - Pavement 28 K18G Tree Protection

INFORMATIVES

1 W45F Application Approved Following Revisions 2 U00578 - S278 3 V99548 - S106 4 V99550 - Breeding Birds 5 U00588 - PROW 795/2 6 W35G Wildlife and Countryside Act 1981

For further information on this application please contact Katherine Rawlins on (01243) 534542.