79-home hybrid development at Land Centred Coordinates, Horsham Road, Cranleigh

What was proposed

The application proposed 75 full-planning homes, four outline self-build or custom-build homes, access, roads, parking, landscaping and public open space.

“The application is a phased hybrid planning application comprising: • full planning application for the demolition of Vachery bungalow and the erection of residential dwellings, new access road from Horsham Road, internal roads, car parking, landscaping, public open space and other associated works and infrastructure; • outline planning application with all matters reserved except for access for the development of self / custom build dwellings…”

“The full application comprises the demolition of Vachery Bungalow and the erection of 75no. residential dwellings, a new access road from Horsham Road, internal roads, car parking, landscaping, public open space, and other associated works and infrastructure. The proposed housing mix is as follows:”

Officer report

The site and surroundings

The 10.5-hectare site is agricultural land beside Cranleigh, with mature vegetation, protected trees, ancient woodland nearby and access from Horsham Road.

“The application site is located immediately adjacent to the settlement boundary of Cranleigh, to the north and the site measures approximately 10.5 hectares. The site comprises undeveloped agricultural land and a small number of agricultural buildings.”

“The site is currently accessed via Horsham Road (the B2128) from the north east, this additionally provides access to ‘Vachery Bungalow’ and ‘Highpark’, whose access will remain. Topographically the site rises up from the northern boundary to the southern boundary by around 16m (the difference between the highest and lowest points on the site).”

Officer report

What officers recommended

Officers recommended granting full and outline permission subject to a legal agreement and conditions, citing housing need, sustainable access and mitigated impacts.

“Having regard to the lack of a 5-year housing supply, NPPF paragraph 11(d)(ii) is engaged, such that there is a presumption in favour of granting planning permission for sustainable development, unless the adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole.”

“Consequently, the application is therefore recommended for approval subject to the prior completion of a S106 legal agreement and conditions.”

Officer report

Consultees and residents

Consultees mainly raised no objection subject to conditions or contributions, while residents objected over infrastructure, drainage, traffic, countryside, ecology and amenity.

“Surrey Fire and Rescue Objection on the basis of non-compliance with CRAN14 and CRAN17 relating to surface water drainage impact, impact of waste water/sewerage, water supply (although understand water supply is resolved later) and there is low water pressure on the adjacent site. Is Vachery Bungalow a building of local merit? If it is to be demolished a bat survey will be required. Traffic management interventions should be implemented along the Horsham Road.”

“No objection subject to conditions and S106 obligations.”

Officer report

Residents’ concerns

Objections included water and sewer capacity, dangerous access, congestion, flooding, biodiversity loss, construction effects, countryside harm, overlooking and insufficient information.

“Infrastructure (doctors, dentists, schools etc) cannot cope with further development, particularly water systems which Thames Water should sort out • Water supply shortages, water pressure issues and sewerage issues will be exacerbated • Cranleigh sewage works is full and regularly discharges into Cranleigh Waters • Sewer pipe backs up resulting in toilet backing up and flooding and gases • Some infrastructure already failing and Medical Centre is overstretched • Lack of…”

“Position is inappropriate as it is countryside/loss of agricultural land • Result in loss of views for existing residents of the countryside (Officer note: the loss of a view from existing dwellings/residents is not a material planning consideration) • Site is on an elevated steep slope and will cause visual intrusion into the countryside • Other Brownfield sites should be developed • More housing is not necessary • Traffic increase will result in noise and air pollution • …”

Officer report

Who spoke

Two objectors, two supporters and the ward councillor for Cranleigh West made representations under the public speaking scheme.

The committee vote

The committee voted for the officers’ recommendation, with 10 votes in favour, two against and one abstention.

“Following debate, the Committee voted in favour of the officers recommendation to grant permission 10 in favour, one abstention and 2 against.”

Minutes

What was decided

Delegated authority was granted to approve the full and outline applications subject to completing a legal agreement and imposing conditions.

“Delegated authority be granted to the Assistant Director of Planning to GRANT planning permission (full and outline) subject to the completion of a S106 legal agreement and conditions including any minor amendments to wording.”

Minutes