desription) at Farnham Town Football Club, Provision of an

A2 WA/2017/0522Farnham Town Football Club17/03/2017

Provision of an additional temporary hard surface in addition to an existing hard-standing parking area; the resulting hard surface to provide a temporary use of parking for ancillary purposes for Farnham Town Football Club (amended desription) at Farnham Town Football Club, Mead Lane, Farnham GU9 7DY

Commitee WesternMeeting Date 07/06/2017Public Notice: Was Public Notice required and posted: YesGrid Reference: E: 483533 N: 146547Town: FarnhamWard: Farnham CastleCase Officer: Victoria Choularton8 Week Expiry Date 11/05/2017Neighbour Notification Expiry Date 28/04/2017Time extension agreed to: YesExtended expiry date: 09/06/2017

RECOMMENDATION That, subject to conditions permission be GRANTED

Introduction

The application has been brought before the Area Committee at the request of the Head of Planning Services.

Location Plan

Hard surface

Aerial Photograph

Site Description

The application site measures 0.157 hectares in total and comprises part of the grounds associated with Farnham Football Club. The northern section of the site comprises car park with a grassed area to the south. The existing hard-standing parking area measures 0.082 hectares.

Farnham Town Football Club grounds are surrounded by residential and commercial buildings with the Memorial Hall to the west.

Proposal

Temporary planning permission for up to three years is sought for the provision of an additional hard surface to extend an existing hardstanding parking area located in the north west corner of the site. The resulting additional hard surface is to provide temporary parking for ancillary purposes for Farnham Town Football Club. An original proposed use for commercial parking has been removed.

The hard surface subject to this application would be adjacent to the north east boundary of the football pitch and south of the existing hard standing (permitted under FAR112/66 and WA/2003/0617). The additional temporary

Existing Hardstanding

hard surface would measure 0.075 hectares and would be constructed with a permeable membrane of Terram Standard Textile with porous road scalping base at 120mm depth.

The proposal is for the creation of 30 additional car park spaces for use by players, officials and parents on match days. The new hard surface area would be accessed via the existing car park from Mead Lane. The Club has previously been using parking spaces at the Memorial Hall but these spaces are no longer available.

The hard surface has already been installed so this application is retrospective.

Block Plan

Relevant Planning History

FAR112/66 Erection of club building and provision of car park

Full Permission 09/06/1966

WA/1985/1211 Erection of an extension to provide committee room and store


WA/1986/1923 Erection of floodlighting for football pitch


WA/1987/1346 Construction of spectator stand and changing rooms


WA/1989/1614 Construction of additional car parking area.

Withdrawn 16/04/1991

WA/1991/1638 Alterations to provide improved changing facilities


WA/1991/1639 Erection of new stand, fencing and dug outs at football ground

Temporary Permission

12/03/1992

WA/1995/0438 Variation of condition 1 of WA91/1639 (consent for a limited period until 31/03/95) to allow the erection and siting of new stand, fencing and dug outs for a further limited period.

No Further Action

31/03/1995

WA/1996/0929 Consultation under Regulation 3. Erection of extension to fence.

Deemed Consent

15/08/1996

WA/2003/0617 Construction of an extension to existing car park.


WA/2009/0066 Erection of new stop netting/fencing following removal of existing.


WA/2015/1146 Application under Regulation 3 for alterations and extension to an existing multi-use community facility to provide additional community services (as amended by plans received 24/07/2015).


WA/2017/0016 Application under Regulation 3 for the erection of three modular buildings to provide changing rooms, together with the erection of fencing, gates, piers, ancillary water tank housing and laying of hard surface path for a temporary period (amended description) at Farnham Town Football club, Mead lane, Farnham GU9 7DY

Temporary Permission

30/03/2017

WA/2017/0017 Provision of hard surfacing to provide temporary car park.

Withdrawn 21/02/2017

Planning Policy Constraints

Developed Area of FarnhamFarnham Green EnvelopeThames Basin Heath 5km Buffer ZoneWealden Heaths I SPA 5km Buffer ZoneAQMA Buffer ZoneFlood Zone 2Adjacent to Conservation Area (to the north and east of the site)Adjacent to Public Footpath 182

Development Plan Policies and Proposals

Saved Policies D1, D4, D5, D8, D9,TC10, HE8, CF2, LT8, M2 and M14 of the Waverley Borough Local Plan 2002.

Draft Local Plan Part 1 Policies: SP1, SP2, ST1,LRC1, ICS1, TD1, HA1, CC4, NE1 and NE3.

Farnham Neighbourhood Plan Policies: FNP1, FNP2, FNP12, FNP13 and FNP30.

Saved Policy NRM6 of the South East Plan 2009.

The South East Plan 2009 was the Regional Spatial Strategy (RSS) for the South East region, the Plan was revoked on March 2013 except for Policy NRM6: Thames Basin Heaths Special Protection Area. This Policy remains in force.

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires all applications for planning permission to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The adopted Local Plan (2002) and the South East Plan 2009 (solely in relation to policy NRM6) therefore remain the starting point for the assessment of this proposal.

The National Planning Policy Framework (NPPF) is a material consideration in the determination of this case. In line with paragraph 215 due weight may only be given to relevant policies if existing plans according to their degree of consistency with the NPPF. The report will identify the appropriate weight to be given to the Waverley Borough Local Plan 2002.

The Council is in the process of replacing the adopted 2002 Local Plan with a new two part document. Part 1 (Strategic Policies and Sites) will replace the Core Strategy that was withdrawn in October 2013. Part 2 (Non-Strategic Policies and Site Allocations) will follow the adoption of Part 1. The new Local Plan builds upon the foundations of the Core Strategy, particularly in those areas where the policy/approach is not likely to change significantly. The Council approved the publication of the draft Local Plan Part 1 for its Pre-submission consultation under Regulation 19 of the Town and Country Planning (Local Planning) (England) Regulations 2012 on 19 July 2016. The consultation period commenced in August 2016 and closed on 3 October 2016. On the 21st December 2016 the Council submitted the draft Local Plan Part 1 for Examination. In accordance with paragraph 216 of the NPPF, weight can be given to the draft Plan, but the degree to which it can is determined by the stage the Plan has reached and the extent to which there are any unresolved objections to it. It is considered that significant weight can be given to the Draft Plan following its publication on Friday 19 August, given its history of preparation thus far, the iterations of it and the extent of consultation and consideration on it to date. The weight afforded to the Draft Local Plan will increase as the Plan progresses through Examination and onto its adoption in 2017.

The Farnham Neighbourhood Plan 2013-2031 was submitted to Waverley in July 2016. A referendum was held in May 2017 and the majority who voted were in favour of the draft plan. As such, Waverley Borough Council must ‘make’ (adopt) the plan within 8 weeks of the referendum (29/06/2017) unless there are unresolved legal challenges. The Plan therefore represents a material consideration to which substantial weight can be given in considering the planning balance when determining applications or appeals.

Other guidance:The National Planning Policy Framework 2012 (NPPF)The National Planning Practice Guidance 2014 (NPPG)Council’s Parking Guidelines (2013)Surrey Vehicular and Cycle Parking Guidance (2012)Farnham Design Statement (2012)

Consultations and Town Council Comments

County Highway Authority Recommend condition to ensure a management plan is submitted to the LPA within one month of the decision

Farnham Town Council Request the temporary period for the hard surface be given a period of

three years.

Sport England No objectionSCC Rights of Way Officer No comments receivedEnvironmental Health Officer (noise) Officers have considered any further

noise impacts from the additional vehicle usage, but as this could be dealt with under environmental legislation no conditions are recommended. An informative is recommended.

Environmental Health Officer (Air Quality)

Officers have reviewed the information submitted by the applicant and although the site is in close proximity to the Farnham Air Quality Management Area, the small number of additional car parking spaces are considered to have an insignificant effect on the existing air quality levels in and around the town centre, and therefore specific conditions are not recommended.

Police Architectural Liaison No comments received

Representations

In accordance with the statutory requirements and the “Reaching Out to the Community – Local Development Framework – Statement of Community Involvement – August 2014” the application was advertised in the newspaper on 07/04/2017, site notices were displayed at the site on 28/03/2017 and neighbour notification letters were sent on 24/03/2017.

6 letters have been received from 4 people raising objection on the following grounds:

Contrary to Policy TC10 Contrary to Conservation Area Policy Contrary to Local Plan Contrary to Neighbourhood Plan No provision made for SuDS No layout of car park provided Contrary to covenants Unsuitable location for size of car park

Number of spaces not required No justification of requirement of spaces

19 letters have been received expressing support for the following reasons:

350 young people and adults play and train at the Club Provision of a mandatory requirement Club is a valuable asset Need to support local teams Integral part of the community Car park makes parking and pitch accessibility easier Survival of the club depends on achieving FA standards Provides excellent recreational and social services to the community

Submissions in support

In support of the application, the applicant has made the following points:

The Club is regarded as a valuable community asset The Club requires adequate car parking facilities on or adjacent to the

ground to comply with Football Association Ground Grading Criterea The Club’s current facility does not have enough bays for players and

officials The car park provides a conduit between club house and changing

rooms It is intended that the area will be returned to grass when no longer

needed

Determining Issues

Principle of developmentLoss of the playing field Impact on visual amenityImpact on Farnham Green EnvelopeImpact on residential amenityHighways considerations Impact on adjacent Conservation AreaImpact on adjacent public footpath.Flood riskImpact on AQMAEffect upon the SPAs Biodiversity and compliance with Habitat Regulations 2010Environmental Impact Regulations

Accessibility and equalities Act 2010, Crime and disorder and Human Rights ImplicationsThird Party RepresentationsWorking in a positive/proactive manner

Planning Considerations

Principle of development

The site is located within the developed area of Farnham wherein development may be considered acceptable subject to its impact on visual and residential amenities.

Loss of the Playing Field

Paragraph 74 of the NPPF states that:

Existing open space, sports and recreational buildings and land, including playing fields, should not be built on unless:

an assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements

the loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location

the development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss.

Policy LT8 of the Local plan states that the loss of the sports ground and playing fields to development will be resisted unless alternative provision can be made.

The Farnham Neighbourhood Plan 2016 (as modified) on page 76 identifies Farnham Town Football Club as having or being projected to have significant needs to meet the demand for more space and/or provision or major improvements to their ageing facilities to reflect the FA’s ground grading requirements during the timeframe of the Plan.

Farnham Town Football Club is a Category F National Ground Grading. With such grading, certain criteria must be met for the car park to meet the required grading. The criteria is that adequate car parking facilities should be on or adjacent to the grounds.

The need for ancillary parking facilities for the Football Club has resulted from the extension and renovation of the Farnham Memorial Hall (granted under application WA/2015/1146) where parking was formerly located. The scheme granted under WA/2015/1146 did not include replacement parking facilities for the Club. The current application therefore seeks to meet the parking needs of the Club. The provision of the required parking facilities on the grounds would meet the necessary criteria associated with being a Category F National Ground Grading. Whilst part of the existing grassed training area would be lost as part of the proposal, it would be replaced with temporary parking which would improve the facilities on site and encourage its further use. Thus the requirement of the facility is considered to outweigh the loss of the area of training ground. Sport England has been formally consulted on the application and have raised no objection to the scheme.

The removal of the proposed hardstanding and returning of the land to its former grassed appearance upon expiry of a three year period could be controlled by way of condition. Officers consider it reasonable to impose such a condition in this instance. The proposal therefore accords with LT8 of the Local Plan and the aims of the NPPF and the Farnham Neighbourhood Plan.

Impact on visual amenity

The NPPF attaches great importance to the design of the built environment as a key part of sustainable development. Although planning policies and decisions should not attempt to impose architectural styles or particular tastes, they should seek to promote or reinforce local distinctiveness. Policies D1 and D4 of the Local Plan 2002 accord with the NPPF in requiring development to have high quality design and to be well related in size, scale and character to its surroundings.

Policy TD1 of the Draft Local Plan states that character and amenity of the Borough will be protected by ensuring new development is designed so that it creates safe and attractive environments that meets the needs of users and incorporates the principles of sustainable development.

The Farnham Neighbourhood Plan and Farnham Design Statement identify the site as being outside of the Conversation Area of Farnham. The Farnham Neighbourhood Plan states that new development should respect the natural contours of the site and that its height, scale, density, layout, orientation, material and design should reflect the context of the surrounding area.

The proposed hard surface itself is not readily visible from outside the site since it is enclosed by a two metre close board fence save for the entrance. A row of terraced houses, nos 15-19 Mead Lane, have an outlook toward the entrance of the car park. However, given that this is an existing outlook and their separation distance from the site is 28m, it is not considered that the additional hard surface would result in a material detrimental impact to the amenity of the occupiers. Furthermore, the hard surface would be in situ for a temporary period of only three years and the site would then be returned to grass.

Officers consider that the size of the hardstanding and the proposed materials to be used in its construction would not visually detract form the character and appearance of the area.

The hard surface proposed is considered to be visually acceptable and to accord with Polices D1 and D4 of the Local Plan 2002, Policy TD1 of the Draft Local Plan and the aims of the NPPF and the Farnham Neighbourhood Plan.

Impact on Farnham Green Envelope

Policy TC10 of the Local Plan seeks to resist new development within the designated Farnham Green Envelope. The site lies within this designated area. The Policy promotes the protection of open space within and around the Conservation Area.

In this case, the proposal would result in a temporary new built form comprising a hard surface which would be returned to grass at the end of the proposed three year period. Officers acknowledge that the proposal would result in a temporary adverse impact on the Green Envelope which is a material consideration to be weighed against other considerations for this application.

Officers consider that given the temporary nature of the development there would be no significant or permanent resultant harm. On balance, the proposal is therefore considered acceptable on these grounds.

Impact on residential amenity

The NPPF identifies that within the overarching roles that the planning system ought to play, a set of core land use planning principles should underpin both plan-making and decision making. These 12 principles include that planning should seek to secure a good standard of amenity for all existing and future occupants of land and buildings. These principles are supported by Policies

D1 and D4 of the Local Plan and guidance contained within the Council’s SPD for Residential Extensions.

Owing to the nature of the development, in that it comprises hardstanding, there would be no harm to residential amenity by means of overlooking. loss of light or overbearing form.

It is acknowledged that the proposed use of the hard surface as an ancillary car park for the Football Club would increase the traffic movements within Mead Lane. However the scale and frequency of the additional generated movements would not result in a material detrimental impact on residential amenity such to warrant refusal of the proposal on this ground.

There have been no objections received by immediate adjoining neighbours of the site.

The proposal therefore is considered to comply with Policies D1 and D4 of the Local Plan 2002 in this regard.

Highways Considerations.

The NPPF outlines that transport policies have an important role to play in facilitating sustainable development but also in contributing to wider sustainability and health objectives. In considering developments that generate significant amounts of movements, Local Authorities should seek to ensure they are located where the need to travel will be minimised and the use of sustainable transport modes can be maximised. Plans and decisions should take account of whether improvements can be taken within the transport network that cost-effectively limits the significant impact of the development.

With regard to site access there would be no change to the existing arrangement.

A Transport Statement has been submitted in support of the application. The statement sets out that the proposed additional 30 car parking spaces for the use of the Football Club would generate additional movements, particularly on match days. The use of the additional hard surface would be for players and officials of the Football Club, not for use by spectators.

The statement describes the frequency and level of use of the proposed new car parking facilities and concludes that that there is no evidence that the proposed development would cause a road safety issue.

The Transport Statement sets out 3 options to mitigate the impact of additional traffic. These are (1) to employ a strategy for parking, (2) to provide two-way vehicular access or (3) make use of Mead Lane to provide a one-way system for parking. The Statement proposes implementation of option 1.

The County Highway Authority is satisfied that the vehicular movements associated with Football Club activities could be safely managed by way of a management plan.

The County Highway Authority suggest and officers agree, that the imposition of a condition for the submission and agreement of a management plan within one month of the decision of any permission being granted, would be reasonable to mitigate any adverse effects of the development.

With regard to parking, the NPPF supports the adoption of local parking standards for both residential and non-residential development. The Council has adopted a Parking Guidelines Document which was prepared after the Surrey County Council Vehicular and Cycle Parking Guidance in January 2012. Development proposals should comply with the appropriate guidance as set out within these documents.

The Council’s Parking Guidelines for Field Sports Clubs are 1 car space per 2 playing participants or individual assessment/justification. It is considered that 30 additional spaces for players and officials is justified for meeting the required need for the Club matches.

Impact on adjacent Conservation Area

Section 72 of the Planning (Listed Buildings and Conservation Area) Act 1990 states that in considering applications within a Conservation Area, Local Planning Authorities must pay special attention to the desirability of preserving, or enhancing the character and appearance of the area. In accordance with this, both the NPPF and Policy HE8 of the Local Plan 2002 state that development should preserve or enhance the character of conservation areas.

Paragraph 128 of the NPPF states that ‘Local Planning Authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made to their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance’.

Paragraph 129 of the NPPF states that ‘Local Planning Authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage assets conservation and any aspect of the proposal.

The definition of ‘designated heritage asset’ in the NPPF includes Conservation Areas and the site lies within the Farnham Town Centre Conservation Area.

The NPPF defines ‘significance’ as the value of a heritage asset to this and future generations because of its heritage interest. That interest may be historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting.

Paragraphs 131 states that, ‘in determining planning applications, local planning authorities should take account of the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness’.

Paragraph 132 states ‘When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a Grade II listed building… should be exceptional’.

Paragraph 133 states that ‘Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply:

The nature of the heritage asset prevents all reasonable uses of the site; and

No viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and

Conservation by grant funding or some form of charitable or public ownership is demonstrably not possible; and

The harm or loss is outweighed by the benefit of bringing the site back into use.

Paragraph 134 states that ‘where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.’

The NPPG 2014 provides guidance under the Section titled ‘Conserving and Enhancing the Historic Environment’. Whilst not a policy document, it does provide further general advice to policies in the NPPF.

The site is situated to the edge of the Farnham Town Centre Conservation Area. Farnham’s early development as a town occurred during the mid/late twelfth century, with the construction of the Castle and the associated road grids of Castle Street and The Borough. During the 14th century, production of pottery, tiles and bricks in Farnham further influenced its expansion and ribbon development to both the east and west of the now-historic core of the town centre. During the 1700’s the town expanded most greatly and as a result, many of the medieval timber framed buildings were replaced by rebrick Georgian town houses. Restrained development by the Victorians ensured that the original street layouts and architecture of Farnham were conserved, resulting in 387 listed buildings in the town. It is the rich trade history of Farnham, coupled with its unique street layout and number of surviving, historic buildings which give the Conservation Area its significance.

The Heritage Statement which accompanies the application assesses the impact of the proposal on the setting of surrounding heritage assets. This concludes that it is unlikely to adversely affect the setting and therefore overall significance of the Farnham Conservation Area.

Officers consider that, due to its temporary nature and separation distance from the Conservation Area boundary, the proposal would preserve the character of the Conservation Area and would not harm its significance. The Council’s Heritage and Design Officer raises no objection to the proposal. The

development therefore accords with Policy HE8 of the Local Plan 2002 and paragraphs 128,129,131 and 132 of the NPPF. Paragraphs 133 and 134 of the NPPF are not engaged.

Impact on adjacent public footpath

The NPPF states that development should be located and designed where practical to create safe and secure layouts which minimise conflicts between traffic and pedestrians.

Public Footpath 182 runs adjacent to proposed development. Officers consider that, due to its temporary nature and separation distance from the footpath, the proposed development does not have a detrimental impact on the footpath. SCC Rights of Way Officers were consulted and no concerns were raised.

Flood risk

Paragraph 103 of the NPPF states that when determining planning applications, local planning authorities should ensure flood risk is not increased elsewhere. Inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk, but where development is necessary, it should be made safe without increasing flood risk elsewhere. Development should only be considered appropriate in areas at risk of flooding where, informed by a site-specific flood risk assessment following the Sequential Test, and if required the Exception Test, it can be demonstrated that:

within the site, the most vulnerable development is located in areas of lowest flood risk, unless there are overriding reasons to prefer a different location; and

development is appropriately flood resilient and resistant.

Policy CC4 of the Draft Local Plan states that development must be located, designed and laid out to ensure that it is safe; that the risk from flooding is minimised whilst not increasing the risk of flooding elsewhere; and that residual risks are safely managed.

The site is within Flood Zone 2, which is an area that is considered to have a ‘medium probability’ of flooding. A Flood Risk Assessment (FRA) has been submitted with the application. The FRA confirms that ground levels would remain as existing and the proposed surfacing would be permeable in nature. The FRA concludes that the proposed hard surface, given it is minor and temporary in nature, would not increase flood risk at the site or elsewhere.

Officers agree with the findings of the FRA and consider that the development would be acceptable in this location. As such it is not necessary to carry out a sequential test. Furthermore, due to the minor and temporary nature of the proposal, the development would have a negligible impact on the floodplain storage and flood flow rates. As such, the proposal would not increase flood risk elsewhere.

Officers are satisfied the FRA accords with the requirements of the NPPF 2012.

Impact on Air Quality Management Area (AQMA)

Paragraph 120 of the NPPF states that planning decisions should ensure that new development is appropriate for its location. The effects (including cumulative effects) of pollution on health, the natural environment or general amenity, and the potential sensitivity of the area to adverse effects from pollution, should be taken into account. Policy D1 of the Local Plan sets out that development will not be permitted where it would have a materially detrimental impact to the environment by virtue of potential pollution of air, land or water and from the storage and use of hazardous substances.

The site lies within the Air Quality Management Area Buffer Zone and therefore the Council’s Environmental Health Service has been consulted. Environmental Service Officers consider that the additional car parking spaces have an insignificant effect of existing air quality levels and therefore do not recommend any specific conditions.

The proposal therefore is considered to comply with Policies D1 of the Local Plan 2002.

Effect upon the SPAs

The site is located in the Thames Basin Heath 5km Buffer Zone and the Wealden Heaths I SPA 5km Buffer Zone.

As the proposed development is for a temporary hard surface it is not likely to result in a significant increase in the number of people permanently residing on the site and therefore would not have a likely significant effect on the integrity of the SPAs in accordance with Policy D5 of the Local Plan 2002. An appropriate assessment is not therefore required.

Biodiversity and compliance with Habitat Regulations 2010

The NPPF requires that when determining planning application, local planning authorities should aim to conserve and enhance biodiversity by applying the following principles:

If significant harm resulting from a development cannot be avoided (through locating on an alternative site with less harmful impacts), adequately mitigated, or, as a last resort, compensated for then planning permission should be refused.

Having regard to this it is considered that a biodiversity survey is not required in this instance.

Environmental Impact Regulations

The proposal is considered not to be EIA development under either Schedule 1 or 2 of the EIA Impact Regulations 2011 (as amended) or a variation/amendment of a previous EIA development nor taken in conjunction with other development that is likely to have a significant environmental effect.

Accessibility and equalities Act 2010, Crime and Disorder and Human Rights Implications

There are no implications for this application.

Third Party Representations

The representation made by third parties are noted by officers and have been carefully considered in the assessment of the application.

Officers would advise that any conflict with a Deed of Covenant is not a planning matter.

All other concerns raised by third parties have been carefully considered in the assessment of this application. However, for the reasons given in relevant sections of this report it is considered that the proposal would not be materially harmful to the visual and residential amenities of the area. Subject to the imposition of recommended conditions, Officers consider that the proposal would be acceptable.

Development Management Procedure (Amendment) Order - Working in a positive/proactive manner

In assessing this application, officers have worked with the applicant in a positive and proactive manner consistent with the requirements of paragraphs 186-187 of the NPPF. This included:-

Provided or made available pre application advice to seek to resolve problems before the application was submitted and to foster the delivery of sustainable development.

Provided feedback through the validation process including information on the website, to correct identified problems to ensure that the application was correct and could be registered;

Have suggested/accepted/negotiated amendments to the scheme to resolve identified problems with the proposal and to seek to foster sustainable development.

Have proactively communicated with the applicant through the process to advise progress, timescales or recommendation.

Conclusion/ planning judgement

The Farnham Town Football Club is considered to be an appropriate local sports venue for the community of Farnham and beyond. It is acknowledged that the use of the additional hard surface would require control with regard to the parking logistics. However, Officers are satisfied this could be controlled by way of condition such to ensure an acceptable impact on the surrounding highway network. The hard surface would result in built form in the Farnham Green Envelope. Furthermore, it would result in the loss of part of the playing field. However, given that permission is sought for a temporary period only, it is considered that the community benefit of the car park for the Club, would outweigh the temporary harm.

Officers therefore consider that the adverse impacts of the development identified would not significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole. No specific policies in the NPPF indicate that the proposal should be resisted.

Recommendation

That permission be GRANTED subject to the following conditions:

1. ConditionThe plan titles to which this permission relates are Location Plan printed 03 March 2017 and Block Plan printed 03 March 2017. The development shall be carried out in accordance with the approved plans. No material variation from these plans shall take place unless otherwise first agreed in writing with the Local Planning Authority.

ReasonIn order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

2. ConditionThe development hereby permitted is granted for a temporary period of three years only from the date of granting the permission.

ReasonIn the interests of the visual amenities of the area in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

3. ConditionThe additional hard surface hereby permitted shall be removed from the site and the resultant area shall be reseeded with grass on the expiry of the period of three years from the date of granting the permission.

ReasonIn the interest of the visual amenities of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002.

4. ConditionNo variation of the materials of the development as described in the Planning and Heritage Statement dated 13/03/2017 4.0 page 8 shall be made without the prior written consent of the Local Planning Authority.


5. ConditionWithin one month of the date of the decision, a vehicular movement management plan shall be submitted to and approved in writing by the Local Planning Authority. The management plan shall include details of how parking and vehicle logistics will be managed with regard to Football Club Activities. The development shall be managed in strict accordance with the approved details.

ReasonIn the interests of the amenities and implications of movement in the area in accordance with Policies D1 and M2 of the Waverley Borough Local Plan 2002.

6. ConditionWithin one month of the date of the decision, a plan detailing the layout of car parking bays within the additional hard surface hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The parking bays shall be provided in strict accordance with the approved details.


Informatives

1. The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph 186-187 of the National Planning Policy Framework 2012.

2. No variation from the deposited plans and particulars will be permitted unless previously authorised by Waverley Borough Council. The permission hereby granted relates only to that which may be necessary under the Town and Country Planning Act 1990. Consent under the Building Regulations may also be necessary.

3. The granting of this planning permission does not indemnify against statutory nuisance action being taken should substantiated complaints within the remit of the Environmental Protection Act 1990 be received. For further information please contact the Environmental Health Service on 01483 523393.

4. The Council confirms that in assessing this planning application it has worked with the applicant in a positive and proactive way, in line with the requirements of paragraph 186-187 of the National Planning Policy Framework 2012.

Documents

desription) at Farnham Town Football Club, Provision of an