Agenda and minutes

Apologies were received from Councillors Yves de Contades, Pat Oven and Sue Wyeth-Price with no substitutes.

In accordance with the local Code of Conduct, a councillor is required to disclose at the meeting any disclosable pecuniary interest (DPI) that they may have in respect of any matter for consideration on this agenda.  Any councillor with a DPI must not participate in any discussion or vote regarding that matter and they must also withdraw from the meeting immediately before consideration of the matter.

If that DPI has not been registered, you must notify the Monitoring Officer of the details of the DPI within 28 days of the date of the meeting.

Councillors are further invited to disclose any non-pecuniary interest which may be relevant to any matter on this agenda, in the interests of transparency, and to confirm that it will not affect their objectivity in relation to that matter.

There were no disclosures of interest.

To confirm the minutes of the meeting of the Committee held on 27 March 2024 as attached at Item 3. A copy of the minutes will be placed on the dais prior to the meeting.

The minutes of the Planning Committee held on 27 March 2024 were agreed and signed by the Chairperson as a true and accurate record.

To receive any announcements from the Chairman of the Committee.

The Committee noted the Chairperson’s announcements.

Prior to the consideration of the application, the following person addressed the Committee in accordance with Public Speaking Procedure Rules 3(b):

·        Mr Andrew Kamm (Bourne Homes) (in support)

The Committee considered the above-mentioned full application for proposed erection of 24 two-storey dwellings with associated parking and landscaping; creation of new vehicular access from Harpers Road.

The Committee received a presentation from the Senior Planning Officer, John Busher.  The Committee noted the supplementary late sheets where some changes to conditions as well as additional conditions were detailed to highlight the fact that there are two distinct parts to the site with their own separate access points.  The site was located on the western side of Harpers Road and since the adoption of the Local Plan, was now within the urban area of Ash.  The site forms part of the larger and A31 strategic allocation for Ash and Tongham and the land to the east of Harpers Road was still located within the Green Belt.  There were a number of listed buildings in the surrounding area including the closest one which is the Grade II listed York House.  Both the northern and southern halves of the site were separated by an area of woodland and stream.  The northern half had a number of mature trees around its perimeter as well as within the site.  The southern half contained the existing streamside dwelling, its ancillary buildings and garden area.  The site had a long planning history and the Committee had refused a similar scheme for 22 dwellings back in June 2023.  The subsequent appeal was allowed in February 2024.

This application sought permission for 24 dwellings.  Because of this, the layout to the development was slightly different.  The Committee noted the other development sites nearby which included Orchard Farm, which was allowed on appeal last year and May and Juniper Cottages.  The area was therefore experiencing significant change and was in a period of transition. 

The Committee noted the block plan which demonstrated that the scheme would be split into distinct sections.  The northern half would consist of eight semi-detached properties all of which would be two-storeys in height.  The existing woodland and stream would be retained as part of the development and improved and integrated into the scheme.  The southern half of the site would contain 14 houses and 2 apartments utilising the existing access into the Streamside property.  Overall, the proposed layout was deemed to be acceptable and would be in keeping with the evolving character and appearance of the area.  In terms of the impact on the amenity of neighbouring properties, it was noted that one of the concerns raised by members when considering the last application was the impact upon Oakside cottage.  The appeal allowed in February this year concluded that the appeal scheme would have resulted in some loss of privacy to this property but that the degree of harm caused to the overall living conditions would be very limited.  Given the appeal decision and the  ...  view the full minutes text for item PL5

Prior to the consideration of the application, the following persons addressed the Committee with Public Speaking Procedure Rules 3(b):

·        Dr Kate Relph (to object) (read out by the Democratic Services Officer)

The Committee considered the above-mentioned full application for two storey rear extension to coach house and two storey rear extension to hotel, with rooms in the roof.

The Committee received a presentation from the Senior Planning Officer, John Busher.  The hotel was located on the eastern side of London Road, close to the junction with Warren Road and within the Warren Road Conservation Area, opposite the town centre.  The hotel was comprised of a number of connected and detached buildings which extended approximately 35 metres into the site.  There was limited car parking to the front and rear of the site, with both parking areas accessed through the front from London Road.  The surrounding area was mixed use in character with both residential and commercial properties on Warren Road.  G-Live was also located close-by.

The Committee noted that planning permission was sought for a two-storey extension to the rear of the hotel, to provide 25 additional bedrooms.  The site benefitted from extant planning permission for a similar extension granted in 2015 which has been partially implemented.

In conclusion, it was the planning officers view that this proposal was an acceptable extension to the existing hotel premises.  No harm had been found to neighbouring properties and the impact on the Conservation Area was considered to be acceptable.  The application was therefore recommended for approval. 

The Committee considered that the overall size of the extension proposed represented a modest increase and that the number of bedrooms had only increased by five.  The Committee also noted comments that the concerns raised in the 2014 application were satisfactorily addressed by the 2015 permission which had to be given significant weight.  The Committee noted remaining concerns regarding an imbalance in the amount of development on this site and the remaining open area given there was very little space at the rear of the hotel.  The Director for Planning confirmed that the Committee should consider the impact the development would have on the conservation area.  The test was whether it would preserve or enhance the character of the conservation area.  The Committee was cautioned on applying too much weight to what happened in 2014 as in 2015 permission was granted.  As part of that permission, the Council would have considered the same test and concluded that it did preserve and enhance the conservation area as well as meeting the test in Section 72 of the Planning Act.  The 2015 permission had therefore been technically implemented and could be built out within 3 months and as such significant weight was attached to that fact. 

The Committee noted concerns raised regarding the tight parking situation onsite for both the hotel and other businesses located there.  It was confirmed by the Director for Planning that the construction management plan was in place in order to mitigate the impact  ...  view the full minutes text for item PL6

The Committee considered the above mentioned full application for change of use of amenity land to deliver 78 allotment plots, bee keeping facilities, composting areas, community buildings, landscaping and associated cycle storage and car parking (Revision of Location Plan to Application 20/P/00197).

The Committee received a presentation from the Senior Planning Officer, Jo Chambers.  The application had been submitted on behalf of Guildford Borough Council in its capacity as landowner, in support of the Slyfield Area Regeneration Project.  This development was required to facilitate the Weyside Urban Village development which required the re-provision of allotments from the existing Bellfield site.  The Council purchased the application site to relocate up to 724 rods with the remaining provision to be located at the existing Aldershot Road allotment site.

The application site was located in the Green Belt to the north of the Slyfield Industrial Estate immediately adjacent to the Royal Mail site adjoining to the east and the new waste treatment plant which was within the industrial estate.  A public footpath ran across the site at the present time and through the woodland to the east which links Slyfield to Jacobs Well.  A public footpath diversion had been granted to accommodate the proposed development.   

The application sought the change of use of the land to allotments and would provide 78 new allotment plots and two beekeeping plots.  The application also included the provision of a small building containing WC facilities and office and storage areas.  Access to the site would be from North Moors which would lead to a small car park for 9 vehicles and approximately 6 bicycles.  Planning permission was granted for the same development in June 2020.  The current application sought to formalise changes to the site boundary and the layout of the allotments and associated facilities to enable the allotments to be completed and made available for use. 

The main changes proposed comprised a realignment of the southern boundary to exclude the Post Office land, associated redesign of the car park at the southern edge of the development and the allotment facilities, vehicle access and a reduction in the EV charger capacity from 7 kilowatts to 3.6 kilowatts due to a lack of electrical capacity at the local grid.  It was important to note that development had commenced under the extant consent and a significant amount of work had already been undertaken.  The principle of development had therefore been established under the extant consent. 

The proposal constituted appropriate development in the Green Belt and would be a significant benefit to the local community supporting local and national objectives for healthy and active lifestyles.  The development of allotments in this location would not prejudice the delivery of the adjoining waste treatment plant and would facilitate the wider Slyfield Area Regeneration Project.    

The development had necessitated the loss of semi-improved grassland scrub, scattered trees and young plantation woodland and rural habitats.  However, the proposed design provided for mitigation in avoiding effects on features of ecological value, with further measures to  ...  view the full minutes text for item PL7

Committee members are asked to note the details of Appeal Decisions as attached at Item 6.

The Committee discussed and noted the appeal decisions.