23 JUNE 2020 PLANNING COMMITTEE 6b PLAN/2019/1177 WARD: HE LOCATION: Land south of Hoe Valley School and east of Railway Tracks, Egley Road, Woking, GU22 0NH PROPOSAL: Redevelopment of site following demolition of existing building to provide health club building (Class D2) also incorporating external swimming pool, spa garden, terrace and tennis courts (including tennis court airdomes), provision of 36 dwelling houses (Class C3) up to a maximum of 3 storeys in height, vehicle parking, hard and soft landscaping, ancillary works including ancillary structures and fencing/gates and new vehicular access from existing road serving Hoe Valley School (Environmental Statement submitted). APPLICANT: Woking Football Club and OFFICER: Benjamin GolDev Woking Bailey _________________________________________________________________________ REASON FOR REFERRAL TO COMMITTEE The proposal is for development which falls outside the Scheme of Delegation. SUMMARY Site area: 4.1 hectares Proposed building footprint (health club): 5,836 sq.m (GEA) Proposed building footprint (residential): 6,432 sq.m (GEA) Proposed floorspace (health club): 5,188 sq.m (GIA) Proposed floorspace (residential): 5,670 sq.m (GIA) Building height (health club): maximum height of 43.95m AOD (i.e. 12m) Building height (residential): maximum height of 42.45m AOD (i.e. 12m) Car Parking: x370 car parking spaces. x280 car parking spaces are proposed for the health club building (Class D2) and x90 car parking spaces are proposed for the dwelling houses. PLANNING STATUS Green Belt Escarpment and Rising Ground of Landscape Importance Thames Basin Heaths Special Protection Area (TBH SPA) Zone B (400m-5km) RECOMMENDATION That the Planning Committee resolves to Grant planning permission subject to: 1. The prior resolution of the Council’s Executive to give effect to measures within the Executive Undertaking (as set out at the conclusion of this report); 2. Planning permission being granted on application reference PLAN/2019/1176 (Land south of Kingfield Road and east of Westfield Avenue, Westfield, Woking, GU22 9PF) either by: (i) the Local Planning Authority, or (ii) the Secretary of State for Housing, Communities and Local Government following ‘call-in’ under the provisions of the Town and Country Planning (Consultation) (England) Direction 2009; 23 JUNE 2020 PLANNING COMMITTEE 3. The referral of this application to the Secretary of State for Housing, Communities and Local Government under the provisions of the Town and Country Planning (Consultation) (England) Direction 2009, and failing any direction from the Secretary of State; 4. Completion of an Appropriate Assessment, supported by Natural England; and 5. Planning conditions set out at the end of this report. The Planning Committee is also requested to authorise the Development Manager (or their authorised deputy) to take all necessary action in connection with points 1-5 above. (Officer Note: As the Council is the owner of the land the subject of this application, it cannot enter into a Section 106 legal agreement to secure any planning obligations which may be required to mitigate the effects of the proposed development and which cannot be secured by planning condition. However the Council’s Executive is able to resolve to give effect to those measures required. Any such resolution by the Council’s Executive would provide certainty that such measures will be given effect to if planning permission is granted and implemented for the proposed development and that the Council will ensure obligations are passed to any successor in title or leaseholder as appropriate to give effect to the mitigation required). SITE DESCRIPTION The site falls within the Green Belt and is bounded to the north by Hoe Valley School / Woking Sportsbox, to the east by a garden centre, to the south by residential dwellings and to the west by railway tracks and open fields. The site currently comprises open field, with a single building located in the north-east of the site, and a large area of trees in the south of the site. The site is located to the west of Egley Road (A320). RELEVANT PLANNING HISTORY The site has a relatively extensive planning history, some instances associated with the development of the Hoe Valley School/Woking Sportsbox, which are not relevant to the present proposal. The below are the most recent: PLAN/2019/0559 - EIA Scoping Opinion for approximately 5,600 sq m of internal gym and sports floorspace (Class D2), up to 60 residential units including affordable housing (Class C3) in the form of detached, semi-detached and terraced townhouses and car parking for approximately 100 cars. Environmental scoping opinion issued (09.08.2019) PLAN/2019/0233 - Change of use of barn to gymnastics club (Use Class D2) and addition of four heat exchangers for a temporary period of three years. Permitted subject to conditions (26.06.2019) Environmental Impact Assessment: Owing to the nature of the proposed development, falling within Schedule 2 of The Town and Country Planning (Environmental Impact Assessment) Regulations 2017 as an urban development project, an Environmental Impact Assessment was required. Before determining the application the Local Planning Authority must consider the environmental 23 JUNE 2020 PLANNING COMMITTEE information contained in the Environmental Statement (ES), as well as representations from consultees about the environmental effects of the development. The ES assesses the likely environmental impacts from the development including its construction and operation. The ES identifies the existing (baseline) environmental conditions, and the likely environmental impacts (including magnitude, duration, and significance) and also identifies measures to mitigate any adverse impacts. A summary of potential positive and negative residual effects remaining after mitigation measures is also given. The ES itself does not necessarily consider compliance with planning policies and so planning permission does not have to be granted or refused based on its findings, but these are material considerations. The ES contains analysis of impacts for the following topics: Demolition and Construction Air Quality Ecology CONSULTATIONS County Highway Authority (SCC) - No objection subject to Executive Undertaking and conditions (conditions 08, 09, 10, 11, 12, 13, 14, 15, 16 and 17 refer). SCC County Archaeologist - No objection subject to condition (condition 50 refers). Due to the large, generally undisturbed nature of the site, combined with the generally unknown archaeological potential, an archaeological trial trench evaluation should be undertaken in the first instance to confirm the nature, date, extent and significance of any archaeological Heritage Assets present; will allow further decisions to be made about what (if any) mitigation measures are necessary. Nothing to suggest remains worthy of preservation in situ will be present. SCC Lead Local Flood Authority - Under local agreements, the statutory consultee role under surface water drainage is dealt with by Woking Borough Council’s Flood Risk Engineering Team. Natural England - If the applicant is complying with the requirements of the Local Authority’s Avoidance and Mitigation Strategy for the Thames Basin Heaths SPA through an agreement securing contributions to Suitable Alternative Natural Greenspace (SANG) and Strategic Access Management and Monitoring (SAMM), Natural England has no objection to this application. Historic England - On the basis of the information provided we do not consider that it is necessary for this application to be notified to Historic England under the relevant statutory provisions. Environment Agency - No objections. Surrey Wildlife Trust - Granting planning permission for this development as proposed on the basis of currently available information is contrary to the policy objectives of the NPPF and the statutory obligations of the Natural Environment and Rural Communities (NERC) Act 2006 and a suite of European and national protected species legislation. 23 JUNE 2020 PLANNING COMMITTEE Thames Water - Inability of the existing foul water network infrastructure to accommodate the needs of this development proposal. However no objection subject to foul water condition (condition 45 refers). Affinity Water - No comments received. Network Rail - Developer to enter into Asset Protection Agreement with Network Rail. (Officer Note: This is a matter outside of planning control between the relevant parties) WBC Contaminated Land Officer - No objection subject to conditions (conditions 46, 47, 48 and 49 refer). WBC Arboricultural Officer - Objection due to adverse arboricultural impacts. WBC Drainage and Flood Risk Engineer - No objection subject to conditions (conditions 41, 42, 43 and 44 refer). WBC Housing Services - The proposed mix of dwelling sizes will help to meet needs across a broad range of needs identified on the Council’s Housing Register, including for larger dwellings, some of which will emanate from the Sheerwater Regeneration programme. It is noted that at least 23 of the dwellings will be provided at Social Rent levels similar to those at the Kingsmoor Park development with the remaining dwellings let at Affordable Rent levels capped at 80% of the equivalent open market rent capped at Local Housing Allowance (LHA) levels. These affordable homes will make a valuable contribution to helping to meet housing needs. Wood Environment & Infrastructure Solutions UK Ltd - (Air quality consultant) (acting for WBC EH) - Chapter 6 of the ES