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Planning Alarm at Plan to Increase Households in Guildford by about a Quarter The Inspectors’ report on the Examination in Public of the South East Plan was published in August 2007. “It is very bad news for Guildford” says East Guildford Residents Associations’ (EGRA) Chairman Graham Hibbert. “If the Inspectors’ plans go unchallenged, Guildford would undergo major expansion without any of the services and investment in facilities needed to support such growth. We seriously doubt that, as a gap town in the Surrey Hills, Guildford could cope with being expanded into a major regional hub.” The Inspectors recommend that the housing provision in the South East be increased and that growth be targeted on the Regional Hubs, particularly Oxford and Guildford. The provision for new housing in Guildford would increase by 31%, from 322 to 422 dwellings per year to cope with migration into Guildford, mainly from London. EGRA believes that Guildford will never be able to satisfy the overflow demand from London. The Plan proposes that; • By 2026 the number of households in Guildford Town will increase by about a quarter. • Guildford is identified as one of the towns to undergo the most significant change. • Green Belt land to the North East of Guildford will be developed. These are eye catching headlines, but they are not the biggest threat to Guildford. The Draft South East Plan Policies CC5 and LF5 state that “development will not proceed until the infrastructure required to serve the development is available or will be provided in time”. However, the Inspectors recommend deleting this condition because, in their view, it is not realistic to expect the infrastructure to be provided in a timely manner. Infrastructure includes Health Care, Schools, Utilities, Flood Prevention, Roads and Transport. Investment in infrastructure was identified as a key issue in the Draft Plan, because “Under-investment in the past has had an adverse impact on the economic performance of the region, it has also resulted in an increased environmental impact and reduced quality of life for the citizens of the region”. This is particularly true of Guildford, where development is constrained by the North Downs. EGRA does not share the inspectors “hope” that infrastructure will be provided. Past performance shows that this does not happen. Guildford is currently vulnerable to inadequate sewage disposal and water storage, leaky pipes, poor drainage and grid-locked roads. EGRA calls for the draft policies on infrastructure to be re-instated. Proceeding with the proposed development without a commitment to invest in the infrastructure would be folly. In conclusion, EGRA would support some development to meet Guildford’s needs, but has major doubts as to the town’s capacity to cope with the scale of development proposed by the Inspectors. • 28 Merrow Croft Application for 2 two-storey detached dwellings after demolition of existing bungalow. Went to appeal in December 2006 – dismissed by the inspector as inappropriate development in that area of Merrow. • 143A Epsom Road Construction of two storey block of 6 flats plus parking following demolition of single dwelling. This is a revamp of the previous scheme dismissed on appeal. Latest application refused by GBC in August on grounds of overdevelopment of the site, parking problems and no protection of amenity for neighbouring properties. • 214 Epsom Road Application for a five bed detached house plus 4 terraced houses following demolition of existing house. MRA objected on grounds that proposed development is out of character with surrounding houses, insufficient parking, building too close to boundaries and likely loss of protecting trees. GBC refused application in September. • Civic Hall Consideration of planning application plus new hotel adjacent continues in conjunction with EGRA (East Guildford Residents Association). MRA has already objected to proposed removal of 54 trees on site and considers the new building needs to be supported by a fully developed business case. The link with the adjacent hotel development also needs careful evaluation and the proposal to reduce car parking from 250 to 220 spaces must be opposed. The proposal for the hotel was approved by GBC in September. DEFRA This site on the Epsom Road adjacent to the Boxgrove Road Junction will finally be vacated in November 2007 and, after demolition in Spring 2008, the site will be redeveloped for residential use in a 4 year programme starting later next year. Following close co-operation between various local Residents’ Associations (including the MRA) and GBC Planning Department a design brief has been produced and a very detailed outline planning application was submitted in August This application allows for up to 200 houses and apartments, including affordable housing up to approximately 35% of the total. Uplands House, the original Victorian building on the site will be retained providing 7 one and two bed apartments. Its garden will be maintained as an open space and a further open space will provide a children’s play area. Access will be via the current position fronting onto the Epsom Road/ Boxgrove Road traffic lights. The second access point currently used will be for pedestrian and emergency use only. On site parking will be provided for 310 vehicles but we feel this will be insufficient. However, it reflects the GBC maximum permitted density. A public footpath on the southern boundary of the site will provide direct access to Merrow Downs but there is strong feeling that a second footpath should be provided. Trees provide vital cover for the site and 27 have been listed with TPOs. However, we consider all trees on the site should be preserved unless their removal is essential. This also applies to the screen of trees and shrubs outside the site on its southern aspect and owned by GBC. The site contains an imaginative layout design incorporating a wide range of housing from 1 and 2 bed apartments (101 in total) to 5 bed detached houses (8 in number) and makes good use of Uplands House as a centrepiece. In principle this is an excellent outline planning application which deserves support from local residents as well as GBC. However, there will be many details requiring further discussion and we foresee significant problems with traffic flow throughout the local area and also with parking provision on and off site. The re-development of this site, if properly handled, could become a showpiece for Guildford. MRA regularly monitors planning applications in Merrow and will offer comments or objections to GBC when overall issues of inappropriate development, density or design are involved within the context of the Local Plan and new Design Guide. Individual
residents are free to comment on applications, either because
they are immediately affected or generally as a ratepayer,
and details of new applications are published weekly in/ Surrey
Advertiser. Ten letters of objection are required to ensure
an application has to go We draw your attention to a new on-line service which has recently been introduced by GBC through their website - applications and plans can be viewed and downloaded electronically. To reach GBC website go to www.guildford.gov.uk
You
can also telephone Planning Office on 01483 444609 or email: |