WA/2020/0004 - Erection of new bridges, construction of new canal cut, new footpaths and landscaping (as amended by plans received 15/10/2020). at Land At Coordinates 502910 142158, Wey And Arun Canal, Rushett Common Bramley Applicant : Wey & Arun Canal Trust Ward: Bramley, Busbridge and HascombeShamley Green and Cranleigh North Case Officer: Committee: Kate Edwards Eastern Planning Committee 13 October 2021 Neighbour Notification Expiry Date 14/02/2020 Expiry Date/Extended expiry date 01/04/2020 RECOMMENDATION That, subject to conditions and informatives, permission be GRANTED 1. Summary The application has been brought before the Area Committee because it is a strategic application and does not fall within the officer’ s scheme of delegation. The proposed canal would represent an improvement to access of waterside leisure and bring landscape enhancements to the Downs Link. Whilst it may prevent the Downs Link from being used for large scale sustainable transport infrastructure, such as for tram or train, in the future as part of the Guildford to Cranleigh Sustainable Transport Corridor, no such scheme is planned at present or has been found to be viable in the past. The benefits of the scheme outweigh the benefits of safeguarding the land for potential transportation use. The Downs Link would remain as a useable sustainable transport corridor for walkers and cyclists. 2. Location Plan
27
Embed
WA/2020/0004 - Erection of new bridges, construction of ...
This document is posted to help you gain knowledge. Please leave a comment to let me know what you think about it! Share it to your friends and learn new things together.
Transcript
WA/2020/0004 - Erection of new bridges, construction of new canal cut, new footpaths
and landscaping (as amended by plans received 15/10/2020). at Land At Coordinates
502910 142158, Wey And Arun Canal, Rushett Common Bramley
Applicant : Wey & Arun Canal Trust
Ward: Bramley, Busbridge and HascombeShamley
Green and Cranleigh North
Case Officer:
Committee:
Kate Edwards
Eastern Planning Committee 13 October 2021
Neighbour Notification Expiry Date 14/02/2020
Expiry Date/Extended expiry date 01/04/2020
RECOMMENDATION That, subject to conditions and informatives,
permission be GRANTED
1. Summary
The application has been brought before the Area Committee because it is a
strategic application and does not fall within the officer’s scheme of delegation.
The proposed canal would represent an improvement to access of waterside leisure
and bring landscape enhancements to the Downs Link. Whilst it may prevent the
Downs Link from being used for large scale sustainable transport infrastructure, such
as for tram or train, in the future as part of the Guildford to Cranleigh Sustainable
Transport Corridor, no such scheme is planned at present or has been found to be
viable in the past. The benefits of the scheme outweigh the benefits of safeguarding
the land for potential transportation use. The Downs Link would remain as a useable
sustainable transport corridor for walkers and cyclists.
2. Location Plan
3. Site Description
The application site is located to the north of Run Common Road, and
comprises farmland and a section of the Downs Link long distance walking
route.
The existing public right of way runs along the stretch varying in width from
approximately 2 to 4m. To either side of the link is scrubland and self sown
trees along with some mature trees at some points.
Rushett farm is located between Run Common Road and the Downs Link and
has an existing underpass below the link allowing access to the associated
fields to the north.
The Downs Link itself is relatively level, being a former railway. In some parts it
is raised above the surrounding land. The landform varies to either side but is
generally flat.
2. Proposal
Full planning permission is sought for: Erection of new bridges, construction of new
canal cut, new footpaths and landscaping (as amended by plans received
15/10/2020)
The proposed canal would be approximatly 600m in length. It would be formed by
cutting out a channel into the existing land and would be approximatly 9.5m wide.
The existing Downs Link would be reprovided to the southern side of the canal as a
towpath of 3-2.5m in width. The canal would narrow to pass under the existing
bridges at either end. A new bridge would be provided in the location of the existing
farm underpass at Rushetts Farm. The bridge would allow farm traffic to travel above
the canal. Land needed for access and construction is also included within the
application site area.
Whilst details have not been provided as to how the proposed stretch of canal would
link into the existing sections of canal in the vicinity of the application site, it is
anticipated that further applications may be forthcoming in this regard. The stated
aim of the Wey and Arun Canal Trst is to restore a full navigation between Shalford
and West Sussex.
Proposed plans
Proposed block plan
Indicative proposed sections
Rushett Common Bridge end detail
3. Relevant Planning History
Reference Proposal Decision
SO/2019/0007 Request for screening
opinion for canal of
approximately 650m and
agricultural bridge
EIA not required
20/06/2019
4. Relevant Planning Constraints
Long Distance Footpath Routes – The Downs Link
Guildford/Cranleigh movement corridor
Green Belt
AGLV
Bridleway - 566
Bridleway - 330
Ancient Woodland 500m buffer
Potentially contaminated land
Flood zone 3
Flood zone 2
5. Relevant Development Plan Policies and Guidance
Waverley Borough Local Plan (Part 1): Strategic policies and si tes (adopted
February 2018): SP1, TD1, NE1, NE3, RE2, RE3, LRC1, ST1.
Waverley Borough Local Plan 2002 (retained policies February 2018): D1, D4,
M8, LT11
The Decision Statement on the Bramley Neighbourhood Plan was issued on
20/09/2021. This document sets out that the Council accepts all of the Examiner’s
recommendations in relation to the Bramley Neighbourhood Plan 2017-2032. The
Decision Statement also sets out that the Bramley Neighbourhood Plan, as modified,
complies with the legal requirements and basic conditions, and can therefore
proceed to referendum. This means that there is now a legal requirement (Section
70 of the Town and Country Planning Act 1990) to have regard to the
Neighbourhood Plan in decision-making, so far as material to the application, and it
can be given significant weight.
Key Policies for the consideration of this application are:
Bramley Neighbourhood Plan BNP C1, BNP E2.
Other guidance:
Draft Local Plan Part 2 (Pre-submission draft) 2020, Proposed Policy DM33.
The National Planning Policy Framework 2021 (NPPF)
The National Planning Practice Guidance 2014 (NPPG)
Surrey Hills AONB Management Plan (2020-2025)
Blackheath, Shamley Green and Wonersh Village Design Statement
National Design Guide (2019)
6. Consultations and Town/Parish Council Comments
Bramley Parish
Council
No objection, subject to noting the following matters –
- Use of the link must be maintained during
construction
- A suitable long distance surface should be
provided
- Provision should be made for future
maintenance of trees planted.
- Towpath should be 3m given that there would
be different types of users adjacent to a water
body
- Officers should pay particular attention to pinch
points on the path.
Wonersh Parish
Council
Objection. Generally supportive of the work of WACT,
but concerned about narrowing the Downs Link and
prejudice to future transport initiative which could
move the arterial pressure of other transport routes.
Query why this section is favoured and how it would
connect to the rest of the canal.
Shalford Parish
Council
No objection. Overall view - Support
Cranleigh Parish
Council
No objection, as a transport initiative for the route is
not planned.
Environment Agency No objection subject to conditions
Local Lead Flood
Authority
Proposal acceptable subject to condition
Natural England Unlikely to have significant impact on designated
sites. No objection.
Surrey Wildlife Trust Comments received and conditions recommended.
Queries made regarding a badger sett adjacent to the
site.
Surrey County
Council Rights of
Way Officer
No objection, subject to conditions and informatives.
Surrey County
Council Highway
Authority
No objection, subject to conditions and informatives.
The Guildford
Society
Object. Important transport corridor and public asset,
nothing should be approved on the old railway line
until a wider strategy for the transport network
accommodating future growth and recognising the
leisure importance of the route has been developed by
Surrey County Council.
Byeways and
Bridleways Trust
No comments received.
Canal and River
Trust
No comments as outside of their land. Reference to
Horseboating Society.
Cyclist Touring Club No response received.
British Horse Society Objection. Proposal does not meet height and width
requirements for passage under bridges. The line is
owned by Waverley BC and there is therefore a
conflict of interest.
Ramblers
Association
Objection.
- Concerns expressed with regards to
advertisement of the planning application and
- whether Wonesh Parish Council were
consulted.
- Most users of the Downs Link on foot.
- Note that consent of Surrey County Council for
the works to a PROW must be sought.
- The Downs Link is now a lovely green wildlife
corridor.
- The proposal is a land grab
- WACT may not be able to complete the full
navigation as desired and the development
would become an isolated oddity
- Insufficient cycleway provided for commuting
cyclists who cannot maintain speed. Waverley
has no overall identified cycle network.
- The towpath is insufficient width, being below
3m in certain parts which could create conflict
between cyclists, pedestrians and horseriders.
A towpath of 6.5m should be provided and the
canal reduced in width given that it does not
need to be wide enough for 2 barges to pass.
Horse Boating
Society
No response received.
7. Representations
35 letters have been received raising objection, 2 letters have been received in
support and 2 letters have been received neither in support or objection.
Objections have been stated on the following grounds:
- Query whether the canal will be naturally fed as there is no indication of water
source, discharge, natural flow rate, or that there would be a healthy water
course.
- The canal could be stagnant which would be unattractive.
- Adverse impact on flow in Fanesbridge section of existing canal
- Comment that the concurrently proposed lifting bridge application
(WA/2020/0554) should be incorporated into this application and would be
incongruous.
- Should be EIA development
- The proposal will compromise the viability of future transport links along the
route which would reduce traffic on the busy roads.
- The Downs Link path should be carefully preserved.
- The Downs Link should not be diverted from the existing route.
- The cycle route should be retained.
- The original canal course could viably be used as part of a full navigation.
- The Surrey Countryside Access Forum (SCAF) objects and agree with
concerns raised by the Ramblers and Surrey County Council Highways
(Officer clarification - the latter has now stated that its concerns have been
addressed.)
- Affects bridleway s.193.
- Doesn’t meet the minimum clear height and width requirements for a
bridleway in the sections under the bridge.
- Will prejudice use as a continuous through route.
- No proposal for diversion of the Downs Link, which should be of the same
quality and safety.
- The access route is of great local importance and is the most used track
within several kilometres.
- There would be no public right of way over the towpath.
- WACT has no intention or ability to create canal restorations at Stonebridge.
- The towpath is likely to be flooded during high rain which represents a danger.
- The Bramley Neighbourhood Plan indicated that residents were against
overdevelopment of the Downs Link to provide a canal.
- Would be isolated
- Towpath would be flooded during heavy rainfall as stated in FRA which would
be unsafe for people trying to get home.
- Concerns for safety of users around pinch points.
- Disruption to tranquillity
- Aesthetically unappealing.
Regarding conflict with future use as a light or heavy railway or bus route:
- The old railway system shouldn’t be lost.
- The Council should have clearance from Network Rail and Railtrack before
entering into a housing development.
- The railbed would be destroyed and is an irreplaceable heritage asset.
- The ‘Department for Transport Your Railway Fund’ would encourage re-use
as a railway.
- The English Regional Transport Association (ERTA) seeks to achieve this
specific reopening.
- The proposal would be a waste of WACT funds if a railway comes to fruition.
- It is needed as a railway to increase resilience to routes given planned
housing growth.
- The proposal would bring zero economic improvement, as opposed to a
transport route.
- No strategic review of the need for improvements to transport has been
carried out.
- Objection of Waverley Friends of the Earth due to loss of route for future
public transport initiative would have adverse impact on carbon betraying
climate emergency objectives.
Comments express support for the following reasons:
- (from the applicant, WACT) Surrey County Council advice was sought
regarding the viability of a future raillink and WACT were advised that this
would have a high cost for new infrastructure but relatively low patronage and
there is therefore a minimal likelihood of reinstatement,
- (from the applicant, WACT) The canal would represent a material
enhancement and would be of ecological value.
- (from the applicant, WACT) The new surfacing proposed would give surety of
long term maintenance of the route.
- (from the applicant, WACT) The proposal is achievable in the short term and
consistent with the use as a sustainable movement corridor.
Planning Considerations:
8. Principle of development and impact on the Green Belt
Impact on Green Belt
Policy RE2 states that Green Belt should be protected from inappropriate
development and proposals within the Green Bely will be determined in accordance
with national policy.
Paragraph 149 of the NPPF 2021 lists forms of development which are not
considered to be inappropriate within the Green Belt. This list includes works for
agricultural development and leisure and recreation. The proposed canal would
represent a leisure and recreation facility, both for walkers/users of the towpath and
people on board boats. The proposed bridge would allow access to adjacent
agricultural land within the same holding, representing development necessary for
agriculture. On this basis, it is considered that the development would not be
inappropriate within the Green Belt and no very special circumstances are required
to justify the proposal in this regard.
Impact on long distance routes and the designated Guildford to Cranleigh
sustainable movement corridor
Policy ST1 of the Local Plan (Part 1) 2018 encourages the provision of new and
improved footpaths, bridleways, and cycle ways if flora and fauna is unharmed.
Policy LT11 states that Public Rights of Way should be safeguarded and enhanced
whilst Policy LRC1 outlines support for public access to water based and water side
recreation, provided that it does not conflict with nature conservation.
Retained Policy M8 states that the route of the Downs Link (known as the Guildford
to Cranleigh movement corridor) should be protected from development as an
important movement corridor.
Due to the proposed provision of a towpath, the leisure and recreation facility
provided currently by the Downs Link would be retained for future use. The tow path
would represent an appropriate alternative, being 3m wide over the majority of its
length, with only a small section of 2.5m in width under the bridge. Horse riding
bodies have raised concerns about the bridge underpass. However, it is considered
that appropriate mitigation, in the form of mounting/dismounting blocks could be
provided and the Surrey County Council PROW officer has no objection to the
proposal in this regard. Whilst there would be inevitable disruption in the construction
phase, this would be temporary and the suitability of the route for walkers, cyclists
and horse riders would be reinstated after the construction period, with what some
may consider to be an improved environment with a new waterside and increased
landscaping.
As outlined within Policy M8, the Downs Link is designated as a strategic movement
corridor. The justification for this designation highlights the complexities to date in
establishing a transport scheme to come forward on the link as well as the fact that
the leisure use of the route is key to its designation. Whilst representations have
been received from a body campaigning for the route to be reinstated as a railway,
there is no evidence of a viable or planned scheme which is likely to come forward
for the site in the near or longer term. Surrey County Council, as majority land owner
of the Downs Link and the authority with overall responsibility for highways within the
Borough, has not objected to the proposal. The probable loss of the land for future
safeguarding for a major public transport initiative is balanced against the public
benefits of the scheme, including access to waterside leisure and improved
landscaping. Overall, the balance indicates that there is no in-principle objection to
the proposal which would bring greater public benefit than harm to keeping the land
undeveloped for a potential future transport use.
9. Design and impact on visual amenity and the special landscape character of the
Area of Great Landscape Value (AGLV)
Policy TD1 states that development should demonstrate high quality design which
respects the local character. Policy RE3 states that within the AGLV the special
landscapes should be preserved.
The proposed canal is an engineering work and would be cut into the existing
pathway with bunding and create an adjacent towpath and drainage ditch. It is
considered that the visual impact on this would not be inappropriate within this
countryside location and would form a visually appropriate part of the new
landscape. The Downs Link is currently only planted in the majority by young self
sown trees, which would be replaced with varied landscaping and native tree
planting. This new landscaping has the potential to provide improved landscape
value. The appearance of the proposed bridge would be acceptable and in line with
expectations for a canal bridge.
The proposal would therefore have an acceptable landscape and visual impact and
is in line with the above Policies.
10. Impact on residential amenity
Policy TD1 of the Local Plan (Part 1) 2018 seeks to ensure that new development is
designed to create safe and attractive environments that meet the needs of users
and incorporate the principles of sustainable development. Retained Policies D1 and
D4 of the Local Plan 2002 are given substantial and full weight respectively due to
their consistency with the NPPF 2018.
Given the separation distances involved to residential properties, the proposal is
unlikely to result in any harm to the outlook, light levels or privacy of neighbours.
11. Biodiversity and compliance with Habitat Regulations 2010
Policy NE1 of the Local Plan 2018 (Part 1) states that the Council will seek to
conserve and enhance biodiversity. Development will be permitted provided it
retains, protects and enhances biodiversity and ensures any negative impacts are
avoided or, if unavoidable, mitigated.
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 submitted Bat Survey Report is appropriate in scope and methodology and
identifies the presence of at least 8 species of bat using the development site for
foraging and commuting. The site is identified as an important corridor for bat
foraging and commuting. The proposed development indicates that a significant
number of trees within this corridor are to be felled (stated as 200), which will result
in loss or fragmentation of this important bat corridor. Recommendations are made
within the bat report to avoid and mitigate for adverse impacts on the local bat
population and subject to these mitigations (to be secured by condition) it is not
considered that there would be an adverse impact. It is also noted that there are a
number of trees within the development site with medium bat roosting potential and
recommended that these trees are inspected immediately prior to the
commencement of works. A condition limiting lighting to that in accordance with bat
sensitivity standards is also recommended.
With regards to impact on badgers, it is noted that there is an identified sett within
around 15m proximity to the development and SWT raises concern with regards to
the impact on badgers on this basis. However, the applicant has subsequently
confirmed that, since the time of the original survey, the sett has been closed under
licence by Surrey County Council. They have confirmed the location of the sett which
corresponds with the location of the sett shown on the confidential survey. On this
basis, it is not considered that there would be any direct harm to badgers as a result
of the proposal.
Further ecological conditions are recommended requiring a LEMP and detailed
mitigation strategies with regards to reptiles, Great Crested Newts and Dormice.
Subject to all of the above conditions, the proposal would provide appropriate
mitigation to prevent adverse biodiversity harm. It is of note that extensive new tree
planting is proposed, which has potential to bring a significant biodiversity
improvement. New copses would be provided all along the route with smaller areas
of understorey planting between to maintain views out over the wider landscape.
This would include the planting of 4500 trees and shrubs. There would also be areas
of wildflower planting. Whilst the details of the landscaping would be secured at
condition stage, the applicant has indicated that they are committed to providing
varied copses of native trees. These additions are likely to provide improved habitat
value.
12. Flooding
Policy CC2 of the Local Plan (Part 1) 2018 states that proposals should not
adversely impact upon flood risk. The site is within flood zones 2 and 3, and an area
at high risk of surface water flooding. The development by its nature also has
potential to impact on other water courses. Following extensive discussions during
the course of the application, the applicant has expanded the site area to incorporate
a flood relief culvert discharging into a stream and flood compensatory area. Subject
to the provision of these measures and detailed conditions requested by the
Environment Agency, the proposal would not have an adverse impact on flood risk.
These conditions are recommended and would ensure a satisfactory standard of
development in this regard.
13. Arboricultural impacts
The land is within the Area of Great Landscape Value (AGLV) that is considered in
planning terms in conjunction with its connectivity to the Surrey Hills Area of
Outstanding natural Beauty (AONB) to the west. The nearest Ancient Woodland
forming a constraint on potential site operations is the Hazelwood on Rushetts Farm
at the north end of the proposed section
All trees that were viewed currently lining the route were either small trees when the
railway closed or have grown up in the 50 or so succeeding years. Realistically, the
initial landscape impact will be significant and involve engineering works requiring
complete removal of trees and latter landscape re-instatement. In recognition of the
significant short term impacts of this approach on both visual and wildlife receptors, it
is proposed to undertake native tree and understorey planting in phases, including a
pre-emptive planting programme.
In the longer term, the planting proposed would re-instate an equitable or greater
height and level of screen planting to that currently in existence. It is noted that the
establishment and growth of new planting would take a decade or more to achieve
any comparative to the current situation and on this basis a landscape management
strategy is required. Subject to this and other trees related conditions, it is
considered that the arboricultural impacts would be acceptable.
14. Transportation Impacts
The acceptability of the proposal with regards to the transport designation of the site
is discussed in principle above. The impact on the route as a Public Right of Way is
considered acceptable by Surrey officers. With regards to the direct transportation
impacts of the development, this has been subject to assessment by Surrey Highway
Officers. No additional parking is proposed to serve the canal which would link into
the existing Downs Link footpath with various points of access on foot. It is not
therefore expected to generate a significant level of vehicle movements in the
operational phase. Given the extent of earth moving and engineering operations in
the construction phase, however, there is potential for significant impact on roads if
appropriate conditions are not applied. Subject to the conditions recommended by
Highway officers, it is considered that the transportation impacts of the development
would be suitably addressed and that the development would be acceptable in this
regard.
15. Conclusion
Whilst the proposal would mean that the land would not remain undeveloped for
potential future sustainable travel initiatives, given that no initiative is currently
proposed or expected to come forward as a viable proposal in the foreseeable
future, the public benefits in terms of biodiversity enhancement, landscape
enhancement and access to waterside leisure are considered to outweigh any harm.
The planning balance assessment concludes that the proposal is in accordance with
the Development Plan, as such, planning permission is recommended for approval.
16. Recommendation
That permission be granted subject to the following conditions and informatives:
1. The plan numbers to which this permission relates are: RCR_PL_000 F; 001
E; 002 C; 003 D; 004 D; 005 D; 006 F; 007 F.
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 TD1
of the Local Plan 2018 (Part 1) and retained Policies D1 and D4 of the Local
Plan 2002.
2. The development shall be carried out in accordance with the submitted
Flood Risk Assessment (FRA): Wey and Arun Canal Re-Instatement,