248 homes at Guildford Park Road, Guildford

What was proposed

The application proposed apartment blocks and townhouses providing 248 homes, with parking, access improvements, play space, landscaping and public realm works.

“Location: Land at Guildford Park Road Car Park, Guildford Park Road, Guildford, GU2 7NN Proposal: Full planning application for the erection of residential apartment blocks and townhouses (248 Use Class C3 units), with associated site preparation works, cycle and vehicle parking, highway and access improvements, children's play space, public realm enhancements, tree works and landscaping.”

Officer report

The site and surroundings

The site was a council-operated surface car park near the town centre, university, railway line and surrounding residential areas.

“The application site is located to the north-west of Guildford town centre. The plot is made of made ground and is broadly rectangular in shape but is noticeably wider to the north, comprising an area of approximately 2.15 hectares. It is currently used as a as a Council owned and operated surface level car park, with some parts of the site now cordoned off following the removal of 118 private garages.”

“Notwithstanding Surrey University campus to the north with the closet building being Prospect House which is in use as student housing, Yorkie's Bridge is situated a short walk from the northern boundary and provides a pedestrian route over the railway line. To the east of the site is land owned by Network Rail land and the railway line.”

Officer report

Earlier applications

Earlier proposals included housing with a multistorey car park, while a later screening opinion found the proposed development was not EIA development.

“Reference: Description: Decision Summary: Appeal: 24/S/00004 Environmental Impact Assessment (EIA) Screening Opinion in accordance with Regulation 6 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (as amended) with regard to the proposed development of a detailed planning application for up to 250 dwellings of up to six storeys on land at Guildford Park Road, Guildford.”

“16/S/00004 Request for an Environmental Impact Assessment (EIA) Screening opinion for a proposed hybrid application to redevelop existing car surface park comprising a five and a half storey multi-storey car Not EIA Development N/A”

Officer report

What officers recommended

Officers recommended approval because the brownfield urban site would provide substantial housing, 40% affordable housing and biodiversity gains, subject to conditions and an agreement.

“In light of the site context being within the urban area and a brownfield site, the development is considered acceptable in the first instance. The development would inject a significant boost to the Council’s housing supply by delivering 248 homes and associated affordable housing (40%). Although lesser, there would also be additional benefits in biodiversity net gain.”

Officer report

Consultees and objections

Most consultees raised no objections or sought conditions, while Network Rail objected and the Guildford Society and residents raised design, amenity, traffic and infrastructure concerns.

“Network Rail – objection on the grounds of impeding access to the rail line and potential impacts on drainage and flooding of the railway line. Whilst the comments are acknowledged, the matters raised by Network Rail are considered ultra vires and beyond planning powers.”

“The development would block sunlight to nearby residential gardens • Privacy and overlooking concerns arising from Block D into nearby gardens • Loss of privacy to local residents to habitable rooms and bathrooms • Traffic concerns to Guildford Town Centre via Farnham Road • Noise and disturbance concerns during construction and when built • Lack of separate lane for cyclists on internal road to address safety concerns • Footways close to the site on the way to the station…”

Officer report

Who spoke

The Principal Planning Officer presented the site, proposal and planning considerations to the committee.

What members discussed

Members welcomed the housing and affordable homes, discussed tenure, design, Network Rail’s drainage concerns and the number of homes above the allocation.

“In debate, Members welcomed the delivery of new homes in a sustainable town centre location and noted the provision of affordable housing. Clarification was sought regarding the proposed tenure split of the affordable housing, with officers explaining that the mix of affordable rent and shared ownership reflected the Council’s Strategic Housing Market Assessment and the Council’s adopted policy approach.”

“Members commented on the design of the development. Whilst acknowledging the benefits of the scheme and confirming that there were no planning grounds to refuse the application, some Members expressed the view that the architectural design was repetitive and lacked distinctiveness. It was noted that the site represented an important opportunity within Guildford and that stronger overarching design principles could help ensure greater visual quality in future developments.”

Minutes

The committee vote

The motion to delegate authority to grant permission was carried unanimously, with 12 votes for, none against and none abstaining.

“The Chair moved the motion to delegate authority be granted to the Assistant Director of Planning to agree the final wording of the planning conditions and grant planning permission for application 25/P/01522 subject to an agreement being entered into. The motion was seconded by Councillor Miah and was carried.”

“RESOLVED: That delegated authority be granted to the Assistant Director of Planning to agree the final wording of the planning conditions and grant planning permission for application 25/P/01522 subject to an agreement being entered into.”

Minutes