Agenda item

24/P/00779 - Weyside Urban Village (Slyfield regeneration Programme), Slyfield Green, Guildford, GU1

Minutes:

(Councillor Steven Lee left the meeting and was not present for the discussion or vote taken in relation to this application).

 

The Committee considered the above-mentioned reserved matters application pursuant to outline consent 20/P/02155 (siting, design and external appearance, access and landscaping) for the erection of 187 dwellings and associated infrastructure, parking and landscaping on the southern part (Phase 3) of Weyside Urban Village (Slyfield regeneration Programme), Slyfield Green, Guildford, GU1 with access from Woking Road. 

 

The Committee received a presentation from the Principal Planning Officer, Jo Chambers.  The phase three site occupied a prominent gateway location on the southern part of the wider Weyside Urban Village on the area of the existing Council depot.  The site was bounded to the west by the existing residential area of Parsons Green, Bellfield Road, Mangles Road, Swan Court and Stoke Mill Close which were also accessed from Woking Road.  The site contained a number of single-storey buildings of varying condition which were currently being utilised as part of the existing depot.  The only building of significance was the Victorian Pump House which was recognised as a non-designated heritage asset and was to be retained for future community use.  The site and existing building was visible from the public towpath on the eastern side of the riverway.  There were also some very large buildings on the depot site which were also visible through the existing vegetation from the towpaths.  The link to Mangles Road which was currently a vehicular link would be a pedestrian link under the new proposals. 

 

Reserved matters approval had previously been granted for phase one of the Weyside Urban Village Development and also for phase 6 of the depot.  The relocation of the depot would enable the redevelopment of the phase three land for residential development.  The part of the site in the sewage treatment works use including the pump would only come forward following the relocation of the sewage treatment works to the new site, the north of Slyfield Industrial Estate.  The site boundary had been amended to exclude the former pump house which remained in operational use and was not programmed to be decommissioned by Thames Water until 2027.  Details of the pump house, including future community uses in the adjoining public square to the south would be submitted for approval by the Council under condition 20 of parent consent.       

The proposed development complied with the principle set out in the design code and made good use of the previously developed site in accordance with policy objectives.  The development comprised the erection of 187 new homes, of which 75, 40% would be affordable together with associated infrastructure, including a section of the strategic movement corridor which ran the full length of the Weyside Urban Village development and the landscaping, including a section of the Riverside Walk and Wey Riverside Park which ran along the length of the development.

 

A range of building types were provided from 1-, 2- and 4-bedroom apartments to 4 bed houses.  The density of development was around 90 dwellings per hectare which complied with the illustrative density plan which showed the site to have an indicative density of between 65 and 100 dwellings per hectare.  There had been two principle changes made to the approved design code.   The first was the approved design code and delegated master plan which showed 3-bedroom, 3 storey townhouses and 4 storey marker buildings along the strategic movement corridor facing onto the riverway.  This had been changed to 4 storey apartment buildings along the length of that frontage.  The increased height remained in accordance with the building heights parameter plan which showed a continuous frontage of three to four storey buildings along that route.  The impact of the increased height had also been assessed on the heritage assets such as the pump house and the setting of the conservation area.  The NPPF required a balanced judgement of the scale of harm and significance of the non-designated heritage assets.  It had been concluded, following an assessment, that the development would have a less than substantial impact on the heritage assets and any impact would be outweighed by the public benefits delivered by the scheme, such as a range of housing, including 40% affordable, the redevelopment of an under-utilised brownfield site, the delivery of a major regeneration project and of new public spaces and infrastructure.  The second principle change would be a reduction in the width of the western edge corridor to accommodate the proposed development.  This was considered acceptable in the context of the wider open space provision.  A shared pedestrian cycle route would be provided in accordance with the regulatory plan along that boundary.  The development would also deliver a network of green spaces, access to the river from the existing community via Mangles Road  via a central living street which would provide a pedestrian and child friendly environment with limited vehicular traffic.  The development would deliver the first part of the Weyside Walk Riverside Park which would include viewing areas and seating areas for the public.  Phase 3 comprised the heritage quarter in the southern part of the Riverside Wharf character areas which were important features of the overall Weyside development.

 

The architecture and materials of Phase 3 had been inspired by several buildings in Guildford that either resulted from or was inspired by Guildford’s waterfront industrial past.  Planning Officers had worked closely with the applicant on the design of the development. Block A adjacent to the pump house had been identified as a special building.  In accordance with the design code it had been designed with particular reference to industrial architecture and formed of the retained pump house.  Buildings along the frontage had been designed in detail to respond to the architecture of the retained pump house and the waterfront heritage using red and multi red bricks as the primary facing material and gable ended building forms.  Dual aspect homes had been created by the introduction of deck accesses to the rear of the apartment buildings.  Regular Mews Streets ran through the development formed by terraced housing taking inspiration from the existing Victorian Pump House and Industrial Worker’s House. 

 

The proposed development would deliver a high level of sustainability benefits.  The energy statement indicated that all proposed developments of dwellings in phase 3 could target passive house classic standards to provide an exemplar development.  These were future proofed homes that incorporated health and wellbeing, minimised their impact on the climate and set a precedent for future phases of the development.  With the incorporation of air source heat pumps and solar panels the proposed energy strategy for the site would result in carbon savings above policy requirements. 

 

Parking provision was below the maximum standards as set out in Policy ID10 but was considered acceptable in the wider context of the development and the objective of promoting sustainable transport modes.  No parking overspill was anticipated for the proposed development; however a parking review was required by the S106 agreement once the threshold of 300 dwellings was reached.  This would assess whether there was any occurrence of overspill parking on nearby residential streets.  If parking overspill had occurred potential future measures could include the introduction of a controlled parking zone and the provision of additional parking in future phases of the development. 

 

The proposal complied with the principle set out in the design code and made good use of a previously developed site in accordance with policy objectives.  It would deliver a range of housing, including a high proportion of affordable housing and a range of infrastructure and new public open spaces that would serve the whole of the Weyside development and adjoining residential areas.   It’s been designed to reflect the industrial waterfront character of the area, including the retained pump house and would create a distinctive new neighbourhood, high quality housing and was a prominent gateway to the Weyside Urban Village development.  The application was therefore recommended for approval.  

 

The Committee discussed the application and noted a query raised in relation to whether there would be electric car charging points incorporated into the scheme.  It was confirmed that there was a condition on the application which required a strategy to be submitted and that Surrey Highways had recommended a higher proportion electric charging point provision than was required.

 

The Committee also noted comments of support for the proposal which was considered to be a well-designed development which incorporated a number of particular well-defined styles.

 

The Committee noted comments made that this part of the Weyside development represented 187 homes out of a total of 1500 which accounted for approximately 10% of the overall scheme.  The scheme proposed did look dense and it was queried whether it was possible to look at the amount of public realm onsite to counterbalance the density such as the incorporation of large play areas.

 

The Principal Planning Officer, Jo Chambers confirmed that they had to look at every phase of development in the context of the overall masterplan.  There were strong green linkages through the site.  In phase one, there was a large neighbourhood play area approved which was within 400 metres of every dwelling.  This part of the scheme included doorstop play and local play for smaller children.  An assessment had been undertaken of the open space provision which was slightly under the required amount.  The living street would therefore provide some amenity space as well as it being used for some vehicular access which was limited and at low speeds.  The park would also extend along the river.  The entire site therefore needed to be looked at in context.  With regard to density overall, it was noted that this was a regeneration project on largely previously developed land.  Its emphasis was on providing a sustainable development making the best use of brownfield sites.  Building at density also meant that walking and cycling could be encouraged as well as providing services that were easily accessible.  Phase 4 was noted to be a critical phase and would include a local health centre.

 

The Committee also noted that there would be a blending of existing buildings with the new development.  Connections were proposed to be made through the existing community, with residents of Mangles Road having direct access to the river for the first time.  This integration of the wider town was a key element to the scheme.

 

The Committee noted that phase 3 seemed to be coming forward ahead of phase 2.  It was explained that phase 2 was at the northern end of the site and phase 2 infrastructure had already started to be delivered and could be undertaken fairly quickly.  A revised phasing plan was submitted as part of every reserved matters application.  The works to Woking Road junction had commenced with the demolition of the existing property at no.30 Woking Road.  These works could commence without the relocation of the sewage treatment works which was the biggest move to facilitate the development.  

 

It was confirmed to the Committee with regard to play space provision for the development that phase one included the construction of a neighbourhood play area connected by cycle and pedestrian routes.  The riverside park would include seating and ecological areas.

 

The Chairperson, Councillor Vanessa King moved the officer’s recommendation to approve application 24/P/00779 and Councillor Howard Smith seconded that motion which was carried.

 

 

RECORDED VOTE LIST

 

 

COUNCILLOR

FOR

AGAINST

ABSTAIN

1

The Deputy Mayor, Cllr Howard Smith

X

 

 

2

Cllr Richard Mills

X

 

 

3

Cllr Joanne Shaw

X

 

 

4

Cllr Lizzie Griffiths

X

 

 

5

Cllr Vanessa King

X

 

 

6

Cllr Cait Taylor

X

 

 

7

Cllr Pat Oven

X

 

 

8

Cllr David Bilbé

X

 

 

9

Cllr Maddy Redpath

X

 

 

10

Cllr Joss Bigmore

X

 

 

11

Cllr Stephen Hives

X

 

 

12

Cllr Bilal Akhtar

X

 

 

13

Cllr Dominique Williams

X

 

 

14

Cllr Gillian Harwood

X

 

 

 

TOTALS

14

0

0

 

In conclusion, having taken consideration of the representations received in relation to this application, the Committee

 

RESOLVED to approve application 24/P/00779 subject to the conditions and reasons as detailed in the report.                                                                       

 

 

Supporting documents: