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Worplesdon Parish Council
“Guildford Borough Council
Draft Local Plan Consultation”
Presentation 26 June 2014
By Gaynor White –
Clerk to Worplesdon Parish Council
National Planning Policy Framework –
NPPF - March 2012
Para 14 - At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking
Para 119 – this presumption does not apply where development requiring appropriate assessment under the Birds or Habitats Directives is being considered, planned or determined i.e. Whitmoor Common Special Protection Area (SPA, SSSI).
Special Protection Area
Whitmoor Common SPA, SSSI
• Paragraphs 113, 118 and 119 of the NPPF are
of particular relevance to the proposals for
Worplesdon.
Planning circular 06/2005Biodiversity and Geological Conservation
• Para 20 – “It is for the decision-taker to
consider the likely and reasonably foreseeable
effects and to ascertain that the proposal will
not have an adverse effect on the integrity of
the site before it may grant permission.”
Circular 06/2005 – Para 21
“In the Waddenzee judgment, the European Court of Justice ruled that
a plan or project may be authorised only if a competent authority has
made certain that the plan or project will not adversely affect the
integrity of the SPA.
That is the case where no reasonable scientific doubt remains as to
the absence of such effects. Competent national authorities must be
convinced that there will not be an adverse affect and where doubt
remains as to the absence of adverse affects, the plan or project must
not be authorised, subject to the procedure outlined in Article 6(4) of
the EC Habitats Directive regarding imperative reasons of overriding
public interest.”
WHAT WILL THE CUMULATIVE IMPACT OF THE DRAFT LOCAL PLAN BE?
SHAPING THE FUTURE OF GUILDFORD
UNTIL 2031 – PUBLIC CONSULTATION 12 week consultation commencing 1 July 2014
Guildford – revised settlement boundary
allocation of additional development sites,
inset from the Green Belt.
From a parish perspective
The process… where are we now?
Proposals in greater detail…
Clay Lane link road - Support
Fairlands to be “Inset” or removed from the Green
Belt, plus land “safeguarded” for development up to
519 houses & 1 or 2 traveller pitches - Object
Four Acre Stables, Traveller site &
safeguarded land for additional pitches
- Object
Jacobs Well to be inset (removed)
from the Green Belt - Object
Wood Street Village to be “Inset” or
removed from the Green Belt - Object
Worplesdon to remain within the
Green Belt - Support
Site Allocation No: 46 – Former Pond
Meadow School – Object retain for
educational use
Proposed use:
Housing and/or specialist housing (C3)
and/or student accommodation,
and/or non-residential institution (D1)
including community facilities
Site Allocation No: 51 – Former car
showroom, Aldershot Road - Support
Proposed use:
Housing and/or specialist
housing (C3)
Site Allocation No: 60 – Blackwell
Farm, Hogs Back - Object
Proposed use:
Housing (C3), Employment use (B1a, B1b,
B1c, B2, B8, Traveller pitches (sui generis),
open space, Park and Ride, railway station,
education, local retail centre (A1, A2 and
A3), community and health services
buildings (D1).
Site Allocation No: 61 – Land north of
Keens Lane, Guildford - Object
Proposed use:
Housing (C3) – 140 homes and
care home (C2)
Site Allocation No: 62 – Land at
Liddington Hall Farm - Object
Proposed use:
Housing (C3) – 625 houses and 2
Traveller pitches (sui generis)
Site Allocation No: 63 – Land north of
Slyfield Industrial Estate - Object
Proposed use:
Light industrial (B1c) and/or general
industrial (B2) and/or, storage and
distribution (B8)
Site Allocation No: 64 – Land at
Gunner’s Farm and Bullen’s Farm -
Object
Proposed use:
Guildford City Football Club and
Worplesdon Rangers Football
Club are looking for a suitable
for a new ground. Main games
pitch with all-weather and grass
practice pitches, clubhouse,
floodlighting and training
facilities.
Site Allocation No: 65 – Land north of
Salt Box Road, Worplesdon - Object
Proposed use:
Potential for new secondary
school to serve increased need
in the western part of the
borough
Potential new junction to serve
school.
Site Allocation No: 84 – Merrist Wood
College – Support
Proposed use:
Education (D1) and
supporting ancillary uses
Site Allocation No: 95 – Round Oak,
White Hart Lane, Wood Street Village -
Object
Proposed use:
Traveller pitch (sui generis)
Site Allocation No: 96 – Four Acre
Stables, Worplesdon - Object
Proposed use:
4 traveller pitches (sui generis)
Site Allocation No: 100 – Land at
Cobbetts Close, Worplesdon – No
comment.
Proposed use:
Traveller pitches (sui generis)
– Plans to re-design the site to
accommodate 2 additional
pitches.
Site Allocation No: 101 - Land at
Whittles Drive, Aldershot Road,
Normandy – No comment?
Proposed use:
Travelling Show-people plots (sui
generis)
Site Allocation No: Land at Worplesdon
Road, north of Tangley Place – Object - land
is Clay – main river in north west corner.
Proposed use:
Cemetery or crematorium (?)
Site Allocation No: 104 – Land at
Westborough Allotments, Guildford –
Support
Proposed use:
Allotments
Site Allocation No: Land rear of Jacobs
Well village hall, Jacobs Well - Support
Proposed use:
Allotments
Suitable Alternative Natural
Greenspace (SANG)
• The Thames Basin Heath Special Protection Avoidance Strategy was established to protect the SPA by providing SANG (alternative dog walking sites)
• There is no evidence to suggest that the provision of SANG sites has reduced the number of visitors to the SPA.
• It is for GBC to prove, via convincing scientific evidence, that their mitigation proposals are effective.
Site Allocation No: 109 – Blackwell
Farm SANG (Suitable Alternative Natural Green Space) -
Object
Site Allocation No: 110 – Broad Street
and Backside Commons (SANG) -
Object
Site Allocation No: 112 – Russell Place
Farm – SANG - Object
Site Allocation No: 113 - Stringer’s
Common SANG - Object
Site Allocation No: 117 – Burpham
Court Farm SANG – Object?
Natural England has
informed GBC that the
proposed bespoke SANG
is acceptable in principle.
Approximately 20 ha of
the total available 38.2 ha
will be required for the
SARP.
In addition to the site allocation
comments the Parish Council will need
to comment on the Draft Local Plan
policies… such as Traveller pitches –
policy 3, Affordable housing – policy 4,
Rural exception homes – policy 5,
Surrey Hill AONB – policy 8, Villages
and major previously developed sites –
policy 9 etc. etc. - ARE THESE
POLICIES SUFFICIENTLY ROBUST TO
PROTECT WORPLESDON?
Finally… infrastructure
Proposed projects
• 2.1.6 – A320 Woking Road junction with Jacobs Well Road – Junction improvement –Cost £137K
• 2.1.7 – Jacobs Well Road junction with Clay Lane – Junction improvement – Total cost TBD
• 2.2.1 – Wastewater treatment – Details to be included once development areas are confirmed – Cost TBD.
• 2.3.3 – Jacobs Well – Surface Water
mitigation measures – Oak Tree Close – Cost
£22K
• 4.1.2 – Northern Park and Ride to serve the
A320/A322/A323 corridors – Location to be
determined! Cost TBD.
Questions?
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