SCHEDULE “B1” TO THE AGENDA FOR THE EASTERN PLANNING COMMITTEE

7TH NOVEMBER 2012

Applications not subject to public speaking.

Background Papers Background papers (as defined by Section 100D(5) of the Local Government Act 1972) relating to this report are listed under the “Representations” heading for each planning application presented, or may be individually identified under a heading “Background Papers”. The implications for crime, disorder and community safety have been appraised in the following applications but it is not considered that any consideration of that type arises unless it is specifically referred to in a particular report.

B1 WA/2012/1352 Change of use and alterations from Class B1 (offices) to 4 dwellings with associated parking at 12 - 15, High Street, Bramley GU5 0HF Eastern Area 07/11/2012

B Timms 22/08/2012

Committee: Meeting Date:

Public Notice Was Public Notice required and posted: Yes Grid Reference: E: 500916 N: 144785 Parish/Town : Bramley Ward : Bramley, Busbridge and Hascombe Case Officer: Mrs H Hobbs

8 Week Expiry Date 17/10/2012

Neighbour Notification Expiry Date 15/10/2012

RECOMMENDATION That, subject to conditions, permission be GRANTED.

Location or Layout Plan

Site Description The property is located on the eastern side of the High Street to the north of the access to Wayside Cottages and a car park. To the south east of the building is the Catholic Church. The ground floor of the property is currently a shop selling and testing for hearing aids with shop windows facing the High Street and the access road. In addition there is office accommodation on the ground floor facing the access to the car park. The front of the building is three storeys and the rear is two storey. The first and second floors are currently vacant offices. The ground floor offices are used on a low key basis. There are currently 4 parking spaces at the rear of the premises which serve the offices.

12 – 14 High Street – side elevation

View from first floor looking north

Rear of site viewed from east. Proposal The application relates to the change of use of part of the ground floor, the first floor and second floors from Class B1 (offices) to four residential units. The shop unit is not part of this application. There would be two entrances on the southern elevation, each serving two flats. Existing doors and windows on the ground floor would be altered to create the entrance to three of the flats. The existing ground floor office (at the rear of the retail premises) is being used on a low key basis but the rest of the building is vacant office space. This space would be converted to a two-bedroom unit with living room, kitchen and a bathroom. On the first floor two two-bedroom flats would be provided each with living room, kitchen and one or two bathrooms. On the second floor a one-bedroom unit would be provided with a living room/kitchen, and shower room.

North elevation of No 12-15 High Street

Residential accommodation above shops in High Street.

Plan showing proposed parking

Proposed internal layout Relevant Planning History

WA/1994/0077 Change of use from class A1 (Retail) to Class A2 (Financial and Professional Services) (12 High Street)

Full Permission

18/03/1994

WA/1993/0234 Change of use from retail (Class A1) to financial and professional services (Class A2) (13 Arun Court)

Full Permission

16/04/1993

WA/1990/0315 Erection of two storey extension and alterations to provide additional office space and three separate retail units (12 High Street)

Full permission

28/08/1990

WA/1987/1307 Change of use of ground, first and second floors from office and residential to offices (12 High Street)

Full Permission

25/09/1987

WA/1987/0282 Change of use of first and second floors from office and residential to offices.

Refused

10/04/1987

Planning Policy Constraints Green Belt – within defined rural settlement High Archaeological Potential Waste Tip Design Statement Bramley Conservation Area Development Plan Policies and Proposals Policies C1, RD1, D1, D4, H4, H5, H9, H10, M2, M14, HE8, HE14, IC2, D13, D14 of the Waverley Borough Local Plan 2002 Policies SP5, CC6, CC7, T4, BE6 of the South East Plan 2009 (subject to the letter to Chief Planning Officers from the Secretary of State dated 27/5/10 regarding abolition of Regional Spatial Strategies). Policies CS1, CS2, CS4, CS16 of the Local Development Framework pre-submission Core Strategy National Planning Policy Framework 2012 The South East Plan 2009 is the Regional Spatial Strategy (RSS) for the South East region. Although the Localism Act makes provision for the abolition of regional strategies, until they are formally abolished by Order, they remain part of the development plan. It has been held that the Government’s intention to abolish regional plans could be a material consideration in making development control decisions. The amount of weight that can be attached to this intention is a matter of judgment, given that there are still some matters to be resolved before the Government can initiate the formal process of abolition. The Council is preparing its Core Strategy setting out the key strategic planning policies for the area up to 2028. Between February and April 2012, the Council consulted on the “Local Development Framework Core Strategy – Revised Preferred Options and Draft Policies”. The Council agreed the proposed pre-submission version of the Core Strategy at its meeting on 17th July 2012. The Pre-Submission Core Strategy was published for consultation on 16th August 2012. The intention is that the Core Strategy will be submitted for Examination in December 2012. As it stands only limited weight can be given to the emerging Core Strategy and its proposed policies. However, this will increase as the Core Strategy progresses through Examination. Consultations and Town/Parish Council Comments County Highway Authority – recommends conditions. Bramley Parish Council – no objection to the flats in principle, but Bramley Parish Council object to the fact that there are only 3 parking spaces provided for 4 flats. The Council feel that this is insufficient. Thames Water Authority – No objection with regard to sewerage infrastructure or water infrastructure. Informatives recommended.

County Archaeologist – Confirms that as the proposals involve little or no below ground disturbance he has no archaeological concerns. Council’s Estates and Valuation Manager – Satisfied that the premises have been adequately marketed. Council’s Environmental Health Officer – No concerns. Representations

None received Submissions in support

The application is accompanied by a Supporting Design, Access and Policy statement which explains that the proposed change of use would allow the property to be occupied as residential accommodation and would complement the mix of retail and residential uses already within the village centre. It is noted that the proposal would have no detrimental effect on the viability and vitality of the existing centre as the retail unit at ground floor would be retained. In addition a letter detailing the marketing of the premises from Westwood and Company accompanied the application. Determining Issues

Principle

Green Belt

Loss of commercial floor space and compliance with Policy IC2 of Local Plan

Housing Issues

Residential amenity and provision of adequate amenity space

Parking/Highway safety

Impact on Conservation Area and on Area of High Archaeological Potential

Compliance with Planning Infrastructure Contributions SPD

Crime and Disorder

Financial Considerations

Climate Change and Sustainability

Biodiversity and compliance with Habitat Regulations 2010

Water Frameworks Regulations

Equalities Act 2010 Implications

Human Rights Implications

Environmental Impact Regulations 2011 Planning Considerations

Principle On the 27 March 2012, the Government adopted its National Planning Policy Framework (NPPF). This document has superseded the majority of previous national planning policy guidance/statements (with the exception of PPS10: Planning for Sustainable Waste Management) and condensed their contents into a single planning document. Section 38(6) of the Planning and Compulsory Purchase Act 2004, still requires all applications for planning permission to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The Waverley Borough Local Plan 2002 and the South East Plan 2009 therefore remain the starting point for the assessment of this proposal.

The NPPF is however a material consideration in the determination of this case. Paragraphs 214 and 215 of the NPPF make clear that where a local authority does not possess a development plan adopted since 2004, due weight may only be given to relevant policies in existing plans according to their degree of conformity with the NPPF. In this instance, the relevant Local Plan policies possess a good degree of conformity with the requirements of the NPPF. As such, considerable weight may still be given to the requirements of the Local Plan. The application site is located within the Green Belt within which there is a presumption against inappropriate development. The lawful use of the premises is for office purposes and Policy IC2 of the Local Plan seeks to safeguard suitably located industrial and commercial land. Green Belt

The site is located within the rural settlement of Bramley, which is washed over by Green Belt. Within the Green Belt there is a presumption against inappropriate development, which is, by definition harmful to the Green Belt and will not be permitted unless very special circumstances exist which outweigh the harm, and any other harm. Policy RD1 of the Local Plan 2002 relates to development in rural settlements . Development will only be permitted if it is well-related in scale and location to the existing development and meets the criteria set out in Policy RD1 as follows:

a) Comprises infilling of a small gap in an otherwise continuous built up frontage or the development of land or buildings that are substantially surrounded by existing buildings; and

b) Does not result in the development of land which, by reason of its openness, physical characteristics or ecological value, makes a significant contribution to the character and amenities of the village; and

c) Does not adversely affect the urban/rural transition by using open land within the curtilage of buildings at the edge of the settlement; and

d) Takes account of the form, setting, local building style and heritage of the settlement; and

e) Generates a level of traffic which is compatible with the environment of the village and which can be satisfactorily accommodated on the surrounding network.

It is considered that the proposal, which involves limited external physical alterations to the site, would accord with requirements set out above. The site is located within a largely residential area and as there would not be any additional developed footprint the proposal would be in-keeping with the existing area. Loss of commercial floor space and compliance with Policy IC2 The NPPF states that the purpose of the planning system is to contribute to the achievement of sustainable development. There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles:

an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure;

a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and

an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

Housing applications should be considered in the context of the presumption in favour of sustainable development. The NPPF, at paragraph 51, states that local planning authorities should identify and bring back into residential use empty housing and buildings and normally approve planning applications for change to residential use and any associated development from commercial buildings provided that there are not strong economic reasons why such development would be inappropriate. The NPPF states that where there is no reasonable prospect of a site being used for the allocated employment use, applications for alternative uses of land or buildings should be treated on their merits, having regard to market signals and the relative need for different land uses to support sustainable local communities. In line with the NPPF, Policy IC2 of the Local Plan 2002 indicates that the loss of suitably located industrial and commercial land will be resisted. In determining whether or not sites will be regarded as being suitably located the Council will consider the impact the current use has on the surrounding area, the site’s proximity to a labour source, the site’s proximity to markets and shops, the surrounding highway network and access to public transport.

The site currently comprises offices and the use of the site is therefore for commercial purposes. Policy IC2 sets out: “The loss of suitably located industrial and commercial land will be resisted. Sites will be regarded as being suitably located where they meet one or more of the following criteria:- (a) the continued use of the site for commercial or industrial purposes would not have a materially adverse impact on the local environment or the amenities of nearby residents; (b) they lie within or close to residential areas which can provide a source of labour; (c) they are conveniently located to customers/markets and to other firms; (d) they are located where the highway network can satisfactorily absorb the traffic generated; and (e) they are conveniently served by public transport and/or are conveniently accessible from nearby residential areas by walking/bicycle. Areas of suitably located industrial and commercial land over 0.4 hectares (1 acre) are identified on the Proposals Map.

In giving consideration to applications which conflict with this policy, the Council will require the applicant to demonstrate that there is no need for the site to be retained for employment purposes”. The NPPF, at paragraph 22, sets out that planning policies should avoid the long term protection of sites allocated for employment use where there is no reasonable prospect of a site being used for that purpose. Land allocations should be regularly reviewed. Where there is no reasonable prospect of a site being used for the allocated employment use, applications for alternative uses of land or buildings should be treated on their merits having regard to market signals and the relative need for different land uses to support sustainable local communities. The site is considered to be suitably located for commercial purposes as it is in the centre of the village of Bramley. Where it is considered that a site subject to an application such as this is suitably located (in line with Policy IC2) the Council requires the applicant to demonstrate that there is no need for the site to be retained for employment purposes. This assertion would ordinarily be based on information demonstrating that the site had been marketed for a significant period (greater than at least 6 months) at rates to reflect the lawful use of the premises. The applicant has submitted the following information in respect of the marketing of the premises:

Westwood and Company (commercial property agents) were instructed by the applicant in May 2010.

Letting particulars were prepared and circulated to an extensive mailing list.

The property was put on the company’s web site, the Estate Agents clearing house site as well as other commercial property web sites.

A full end of lease schedule was carried out and the offices given a makeover including new carpets and decoration.

A large letting board (5ft x 4 ft) was erected on the main road frontage.

There were 7 viewings of which six proposed residential conversion and one was a dentist who concluded the property was unsuitable.

The office market has been very weak and shrinking for the last four years. The Council’s Estates and Valuation Manager has scrutinised the marketing report and has concluded that the marketing has been at a reasonable level and has been carried out for a reasonable length of time. Officers conclude that the application has demonstrated that there is no need for the site to be retained for employment purposes and the proposal is considered to comply with Policy IC2. In principle, therefore, it is considered that the use of the site for residential purposes could be acceptable.

Housing Issues The site area is less than 0.2 ha and would provide less than five residential units. Therefore, under Policy H5 there is not a requirement to provide affordable housing.

The proposal would provide one- and two-bedroom units and as such would provide relatively small units of accommodation in compliance with Policy H4 of the Local Plan. The concept of the change of use and sub-dividing non-residential buildings into small residential units is encouraged by Policy H9 of the Local Plan 2002. This policy states that within settlements, the sub-division of dwellings, or conversion of non-residential buildings into small residential units will be encouraged. In considering these types of applications the Council must consider a variety of alternative criteria such as residential amenity, parking, impact on traffic and the loss of employment land.

All planning applications must demonstrate that development would not have a materially detrimental impact on residential amenities of neighbouring properties. Impact on residential amenity is discussed below.

Residential amenity and provision of adequate amenity space The NPPF, paragraph 9, promotes improving the conditions in which people live, work, travel and take leisure. This is compatible with Local Plan Policy H10 which requires residential development to incorporate amenity space adequate to meet the needs of residents and for development, incorporating dwellings suitable for family occupation, to make appropriate provision for children’s play. The application would provide three parking spaces and a space for bin and bike storage. No outdoor amenity space is shown however the premises are in the centre of the village and close to local services. In addition the units would be small and unlikely to be occupied by families with children. However there is public play apace available within the village including the play area adjacent to the Downs Link. As this is a conversion of an existing building it is considered that the lack of outdoor amenity space would not, in this instance, justify refusing the application. The building is in an area of mixed uses and is joined to a row of shops, which front Bramley High Street with residential accommodation above. At the rear of 10 and 11 High Street there is a yard which is used both as parking for the retail premises, one of which is currently used as a hairdressers and one of which is vacant, above these premises there are two flats. It is considered that the re-use of the application premises for residential purposes would not materially impact on the amenities of the occupiers of these existing residential units or the users/employees of the retail premises. However to minimise overlooking from the first floor accommodation a condition requiring the bathroom window to be obscurely glazed is recommended. The proposal is therefore considered to comply with Policies D1, D4 and H10 of the Local Plan. Parking There are currently 4 parking spaces serving the offices. The applicant has explained that parking for the retail unit would remain in the courtyard car park. The proposal has designated a total of 3 car parking spaces to serve the 4 proposed dwellings because one of the parking spaces would be used for the storage of bicycles and as a bin store. Officers have carefully noted the Parish Council’s concerns about parking. The Council have recently consulted on a Draft Parking Guidelines Document following the Surrey

County Council’s adoption of their Vehicular and Cycle Parking Guidance in January 2012. The Council’s guidelines suggest that residential developments outside of a town centre location, should provide 1 space per 1 bed unit and 1.5 spaces per 2 bed unit. As such, the guidelines suggest that the proposed development should provide a total of 5.5 parking spaces. The County’s adopted guidance differs slightly from the Council’s Draft Guidelines to reflect the higher level of car ownership indicative within the Waverley Borough. Although there would be a shortfall in parking spaces there is public parking in the vicinity of the site and there has been no objection in principle from the County Highway Authority. Officers are confident that the proposed parking arrangements would be acceptable but have asked the applicant to provide addition information about the availability of additional parking in the area. An oral update will be given on this matter.

Minimum cycle parking levels should also be achieved within any residential development. The Surrey County Council guidance suggests that for flats / houses without garages or gardens 1 space for every 1 and 2 bedroom unit should be provided. The applicant has shown an area to the east to be used for bike storage and bins. Impact on Conservation Area and on Area of High Archaeological Importance Section 72 of the Planning (Listed Buildings and Conservation Areas) 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. It is considered that the reuse of the building for residential accommodation would be appropriate in the conservation area and would preserve its character. The reuse of the building would be beneficial to the conservation area. The proposal would therefore comply with Local Plan Policy HE8. The site is in an area of High Archaeological Potential; however the only ground disturbance would be during the construction of the proposed bins and cycle store. The County Archaeologist has confirmed that he has no archaeological concerns. There would therefore be no conflict with Policy HE14. Compliance with Planning Infrastructure (PIC) Contributions SPD Policy D13 of the Local Plan states that “development will only be permitted where adequate infrastructure, services and facilities are available, or where the developer has made suitable arrangements for the provision of the infrastructure, services and facilities directly made necessary by the proposed development. The Council will have regard to the cumulative impact of development, and developers may be required to contribute jointly to necessary infrastructure improvements”. Local Plan Policy D14 goes on to set out the principles behind the negotiation of planning obligations required in connection with particular forms of new development. The current tests for legal agreements are set out in Regulation 122 (2) of the CIL Regulations 2010 and the guidance within the NPPF.

The three tests as set out in Regulation 122(2) require s106 agreements to be:

Necessary to make the development acceptable in planning terms;

Directly related to the development; and

Fairly and reasonably related in scale and kind to the development.

The NPPF emphasises that to ensure viability, the costs of any requirements likely to be applied to development, such as infrastructure contributions should, when taking account of the normal cost of development and mitigation, provide competitive returns to a willing land owner and willing developer to enable the development to be deliverable. The Council adopted a SPD on Infrastructure Contributions in April 2008. The policy requires developments which result in a net increase in dwellings to contribute towards infrastructure improvements in the Borough. This is the starting point for calculating the contribution. The proposal would result in additional residential accommodation which would impact on infrastructure in the area. The Council’s SPD on PIC requires planning applications for new dwellings to be accompanied by a completed Section106 Agreement giving an undertaking to pay appropriate PIC. In this instance the PIC has been calculated as £24,486.96 (inclusive of the monitoring fee). The applicant has completed an agreement. The application therefore complies with the PIC SPD and with Policies D13 and D14. Crime and Disorder S17(1) of the Crime and Disorder Act 1998 places a duty to consider crime and disorder implications on local authorities. In exercising its various functions, each authority should have due regard to the likely effect of those functions on, and the need to do all that it can to prevent, crime and disorder in its area. This requirement is reflected in the National Planning Policy Framework, which states that planning policies and decisions should promote safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion. Given the scale and nature of the proposal, together with its location within the centre of Bramley, it is considered that the proposed use of the premises for residential purposes would not lead to crime and disorder in the local community and would accord with the requirements of the NPPF. Financial Considerations Section 70 subsection 2 of the Town and Country Planning Act 1990 (as amended) states that any local financial considerations are a matter to which local planning authorities must have regard to in determining planning applications; as far as they are material for the application. The weight to be attached to these considerations is a matter for Committee/decision maker. Local financial considerations are defined as grants from Government or sums payable to the authority under the Community Infrastructure Levy (CIL). This means that the New Homes Bonus (NHB) is capable of being a material consideration where relevant. In the current case, the approval of the application would mean that the NHB would be payable for the net increase in dwellings from this development. The Head of Finance has

calculated the indicative figure of £1,450 per net additional dwelling, (Total of £5,800) per annum for six years. Climate Change and Sustainability The Local Plan does not require this type of development to achieve a particular rating of the Code for Sustainable Homes or include renewable energy technologies. The proposal would involve the conversion of an existing building which would be a sustainable form of development. The lack of any policy backing in this regard however prevents conditions being added to require this. Biodiversity and compliance with Habitat Regulations 2010 The NPPF states that the Planning System should contribute to and enhance the natural and local environment by minimising impacts upon biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline in biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures. 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.

In addition, Circular 06/2005 states ‘It is essential that the presence or otherwise of protected species and the extent that they may be affected by the proposed development, is established before planning permission is granted.’ The application property does not fall within a designated SPA, SAC, SNCI or SSSI. It is not within 200m of ancient woodland or water, and is not an agricultural building or barn. As such it is considered that a biodiversity survey is not required in this instance. However, an informative is recommended to remind the applicant that protected species may be present at the property and that works should stop should they be found during the course of the works. Water Frameworks Regulations The proposal would not conflict with these regulations. Equalities Act 2010 Implications This proposal has no material implications relating to the Equality Act. Human Rights Implications The proposal has no material implications relating to human rights. Environmental Impact Regulations 2011 The proposal does not amount to EIA development.

Conclusion The applicant has demonstrated by marketing the premises for offices that the accommodation is no longer required for such purposes. The reuse of the accommodation for residential purposes would provide small units of accommodation to meet an identified need. The reuse of the space is a sustainable form of development and therefore supported by the NPPF. Although the development would not provide any outdoor amenity space because the building is in the centre of the village of Bramley and close to public open space the conversion it is considered to be appropriate in this respect. The proposal would not result in any further detriment to residential amenity than generated by the current use. The applicant has completed a Section 106 Agreement and the proposal therefore complies with the requirements of Local Plan Policies D13 and D14. The proposal would not have adverse implications for climate change or crime and disorder, and would conserve the biodiversity of the site. It is therefore recommended that, permission be granted, subject to conditions. The key issue of local concern in this case is the level of parking provision. Officers have noted carefully this concern. Having regard to the central location of the site within the village, close to a bus route, and the proximity and apparent availability of public car parking it is considered that a refusal on grounds of shortage of parking space would be difficult to sustain. Recommendation That permission be GRANTED subject to the following conditions:

1. Condition The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those in the existing building(s). Reason In the interest of the amenities of the area, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002. 2. Condition No development shall take place until detailed plans have been submitted to and approved by the Local Planning Authority for the proposed bin and bicycle store. The residential units shall not be occupied until bin and bicycle storage has been provided. The bin and cycle storage shall be provided in strict accordance with the approved plans and thereafter retained unless otherwise first agreed in writing by the Local Planning Authority. Reason In order to ensure that there is provision for space for the parking of bicycles and disposal of rubbish and recycling for the occupants of the proposed residential accommodation and in the interest of the amenities of the area, in accordance with Policies H10, D1 and D4 of the Waverley Borough Local Plan 2002.

3. Condition The plan numbers to which this permission relates are location plan (1:1250), block plan (1:5000), 2339.001, 2339.402 and 2339.401. 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. Reason In order that the development hereby permitted shall be fully implemented in complete accordance with the approved plans and to accord with Policy D1 and D4 of the Waverley Borough Local Plan 2002

4. Condition The first floor bathroom window in the north elevation shall be glazed with obscure glazing to the extent that intervisibility is excluded and shall be retained. Reason In the interest of the amenities of the occupiers of the neighbouring properties, in accordance with Policies D1 and D4 of the Waverley Borough Local Plan 2002. SUMMARY OF REASONS FOR GRANTING PERMISSION The development hereby approved has been assessed against the following Development Plan policies: Policies C1, RD1, D1, D4, H4, H5, H9, H10, M2, M14, HE8, HE14, IC2, D13, D14 of the Waverley Borough Local Plan 2002, Policies SP5, CC6, CC7, T4, BE6 of the South East Plan 2009 (subject to the letter to Chief Planning Officers from the Secretary of State dated 27/05/10 regarding abolition of Regional Spatial Strategies), Policies CS1, CS2, CS4, CS16 of the Local Development Framework pre-submission Core Strategy 2012, the National Planning Policy Framework 2012 and material considerations, including third party representations. It has been concluded that the development would not result in any harm that would justify refusal in the public interest. The applicant has demonstrated by marketing the premises for offices that the accommodation is no longer required for such purposes. The reuse of the accommodation for residential purposes would provide small units of accommodation to meet an identified need. Although the development would not provide any outdoor amenity space and would not meet the Council's parking standards because the building is in the centre of the village of Bramley the conversion is considered to be appropriate. The proposal would not result in any further detriment to residential amenity than generated by the current use. The applicant has completed a Section 106 Agreement and the proposal therefore complies with the requirements of Local Plan Policies D13 and D14. The proposal would not have adverse implications for climate change or crime and disorder, and would conserve the biodiversity of the site. Informatives

1 ''IMPORTANT'' This planning permission contains certain conditions precedent that state 'before development commences' or 'prior to commencement of any development' (or similar). As a result these must be discharged prior to ANY development activity taking place on site. Commencement of development without having complied with these conditions will make any development unauthorised and possibly subject to enforcement action such as a Stop Notice. If the conditions have not been subsequently satisfactorily discharged within the time allowed to implement the permission then the development will remain unauthorised.

2 On 6 April 2008 a new fee was introduced by the Town and Country Planning (Fees of Applications and Deemed Applications) (Amendment) (England) Regulations 2008. This fee relates to requests to discharge a condition on a planning consent. The fee payable is £85.00 or a reduced rate of £25.00 for household applications. The fee is charged per written request not per condition to be discharged. A Conditions Discharge form is available and can be downloaded from our web site. Please note that the fee is refundable if the Local Planning Authority concerned has failed to discharge the condition by 12 weeks after receipt of the required information.

3 The Local Planning Authority shall be informed, in writing (for the attention of the Planning Obligations Officer), of the proposed commencement date of development a minimum of 14 days prior to that commencement date, in accordance with Section 4.1.2 of the Unilateral Undertaking.

4 This permission creates one or more new units which will require a correct postal address. Please contact the Street Naming & Numbering Officer at Waverley Borough Council, The Burys, Godalming, Surrey GU7 1HR, telephone 01483 523029 or e-mail waverley.snn@waverley.gov.uk

5 The planning permission hereby granted followed the completion of a related Planning Obligation (either a Unilateral Undertaking or a Legal Agreement) under S.106 of the Town and Country Planning Act (as amended).

6 The applicant is reminded that it is an offence to disturb protected species under the Wildlife and Countryside Act 1981. Should a protected species be found during the course of the works, the applicant should stop work and contact Natural England for further advice on 0845 600 3078.

7 Thames Water have advised that with regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water course or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage When it is proposed to connect to a combined public sewer, the site drainage should be separated and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777. This is to ensure that the surface water discharged from the site shall not be detrimental to the existing sewerage system.

8 Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Water pipes. The developer should take account of this minimum pressure in the design of the proposed development.