WA/2015/2395 Hybrid Planning Application; Part Outline proposal with all matters Dunsfold Airport reserved for a new settlement with residential development comprising: Limited (DAL) 1,800 units (Use Classes C3), 7,500 sqm care accommodation (Use and Rutland Classes C2); a local centre to comprise retail, financial and professional, (DAL) Limited cafes/restaurant/takeaway and/or public house up to a total of 2,150 sqm 18/12/2015 (Use Classes A1, A2, A3, A4, A5); New business uses including offices, and research and development industry (Use Classes B1a and B1b) up to a maximum of 3,700 sqm; light and general industry (Use Classes B1c and B2) up to a maximum of 7,500 sqm; storage and distribution (Use Class B8) up to a maximum of 11,000 sqm; a further 9,966 sqm of flexible commercial space (Use Classes B1(b), B1(c), B2 and/or B8); Non-residential institutions including health centre, relocation of existing Jigsaw School into new premises and provision of new community centre (Use Class D1) up to a maximum of 9,750 sqm; a two-form entry Primary School; Open space including water bodies, outdoor sports, recreational facilities, canal basin and nature conservation areas; public transport routes, footpaths and cycleways; landscaping; the removal of three runways; all related infrastructure including roads, car and cycle parking, energy plant and associated equipment, water supply, telecommunications, drainage systems and waste water treatment facilities; Part Full application for the demolition of 8,029 sqm of existing buildings and the retention of 36,692 sqm of existing buildings, for their future use for a specified purpose as defined by the Use Classes as specified in the schedule of buildings and their uses; and the temporary use of Building 132 for a construction headquarters. As amended by addendum documents (site wide travel plan, transport assessment), Environmental Statement addendum (updates include flood risk, access traffic and transport, air quality and odour, noise and vibration) and amplified by additional information on retail impact, sustainability assessment, water strategy, responses to third party comments, received 01/09/2016, housing position statement with indicative housing mix received 28/09/2016, amended Drainage Strategy received 17/11/2016, Natural England Memo received 29/11/2016 and Risk assessment for treated sewage disposal received 30/11/2016. This application is accompanied by an Environmental Statement (and addendum) at Dunsfold Park, Stovolds Hill, Cranleigh Committee: Joint Planning Committee Meeting Date: 14/12/2016 Page 1 of 266 Was Public Notice required and posted: Yes Grid Reference: E: 502938 N: 136774 Parishes: Alfold and Dunsfold (this application crosses 2 parish boundaries) Wards: Alfold, Cranleigh Rural and Ellens Green; and Chiddingfold and Dunsfold, (this application crosses 2 wards) Case Officers: Peter Cleveland / Rachel Kellas 16 Week Expiry Date: 07/04/2016 Neighbour Notification Expiry Date: 05/02/2016 Neighbour Notification Amended/Additional Expiry Date: 07/10/2016 Time extension agreed Yes to: Extended expiry date: 01/01/2017 RECOMMENDATION That, having regard to the environmental information contained in the A application, the accompanying Environmental Statement (and addendum), together with proposals for mitigation, subject to the applicant entering into an appropriate legal agreement, within 6 months of the date of the committee resolution to grant planning permission, to secure the provision of/contributions towards: 30% on site affordable housing and market housing mix; education infrastructure, provision of canal basin, SuDS and Foul Water management/maintenance, on site health centre/surgery, public open space provision and maintenance (including sports pitches, pavilion, public art and open space), cycleways, public access, off site highways improvements, travel plan, bus service provision, Community Trust, subject to conditions and subject to referral to the Secretary of State and no receipt of a direction calling-in the application, permission be GRANTED RECOMMENDATION That, in the event that the requirements of Recommendation A are B not met, permission be REFUSED Page 2 of 266 Introduction The application has been brought before the Joint Planning Committee because the proposal does not fall within the Council’s Scheme of Delegation. The application concerns the creation of a new settlement allied to the substantial employment uses within the former aircraft manufacturing buildings at Dunsfold Aerodrome. Contents Introduction .......................................................................................................3 Site Description.................................................................................................5 Location Plan: ...................................................................................................6 Background and planning history......................................................................7 Proposal............................................................................................................9 Heads of Terms ..............................................................................................12 Applicant’s Consultation..................................................................................19 Relevant planning history................................................................................20 Planning policy constraints .............................................................................27 Development Plan Policies and Proposals .....................................................27 Consultations and Parish Council Comments.................................................32 Representations..............................................................................................71 Submissions in support...................................................................................91 Determining issues .........................................................................................94 Planning Considerations .................................................................................95 Principle of development.................................................................................96 Planning history and differences with previous proposal WA/2008/0788 .....100 Prematurity....................................................................................................106 Fall back position post 2018 .........................................................................109 Previously Developed Land (Brownfield) ......................................................110 Brownfield land Register ...............................................................................113 Garden Village Expression of Interest ..........................................................113 Compliance with Policy SS7 of the Pre-Submission Draft Local Plan Part 1113 Environmental Impact Assessment...............................................................116 Page 3 of 266 Location of development...............................................................................139 Loss of airfield and existing employment uses .............................................145 Proposed employment uses .........................................................................147 Main Town Centre Uses ...............................................................................151 Loss of Agricultural Land ..............................................................................153 Impact on the Countryside ............................................................................154 Impact on landscape character and AONB/AGLV ........................................158 Light Pollution, impact on dark skies and tranquillity of the AONB ...............163 Highways, Access & Parking ........................................................................164 Public Rights of Way and impact on the Wey and Arun Canal .....................175 Housing land supply......................................................................................177 Housing mix ..................................................................................................179 Affordable housing ........................................................................................181 Proposed care accommodation ....................................................................183 Design / Layout .............................................................................................185 Impact on residential amenity and compatibility of uses...............................189 Standard of accommodation for future occupiers .........................................190 Provision of amenity space, play space and sports facilities ........................191 Biodiversity and compliance with Habitat Regulations 2010.........................196 Flood risk and drainage ................................................................................201 Utilities ..........................................................................................................209 Impacts on Heritage Assets ..........................................................................210 Air quality ......................................................................................................218 Land contamination.......................................................................................219 Archaeology ..................................................................................................220