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Coombebury Cottage, Dunsfold, Godalming

A planning inquiry related to Land at Coombebury Cottage, Dunsfold Common Road, Dunsfold, opened at 10am on 27 February 2024 and ran for 5 days.

Reason for inquiry

Appeal by Mr D Sullivan and Batcheller Monkhouse relating to the application to Waverley Borough Council.

Appeal:  APP/R3650/W/23/3332590

Waverley BC application: WA/2022/03032 Following outline refusal on 31/05/2023.

Description of works: Outline planning application for Demolition of existing buildings and the erection of up to 53 dwellings, public open space, landscaping and related infrastructure (all matters reserved except for access).

Site Address: Land at Coombebury Cottage, Dunsfold Common Road, Dunsfold GU8 4NB

Appeal Decision

We received a decision on the appeal from the Planning Inspectorate on 8 May 2024.

"The appeal is allowed and outline planning permission is granted for the demolition of existing buildings and the erection of up to 53 dwellings, public open space, landscaping and related infrastructure (all matters reserved except for access) at Land at Coombebury Cottage, Dunsfold Common Road, Dunsfold GU8 4NB, in accordance with the terms of the application, WA/2022/03032, dated 18 November 2022, subject to the schedule of conditions appended."

Download the decision notice and full details:

Appeal decision, Ref: APP/R3650/W/23/3332590, dated 8 May 2024

Case Officer contact at the Planning Inspectorate

Kerr Brown

Email : Kerr.Brown@planninginspectorate.gov.uk
Tel : 0303 444 5243

Full details can be found on the Inspector's Start Letter and Update Note 

 Date

Submission / Action

30 January 2024

 

Four weeks before the Inquiry opens

  • All proofs of evidence

  • Core Documents

  • Website/page for the appeal to include Core Documents hosted by the Council

  • Initial draft S106

  • SoCG

  • Suggested conditions

6 February 2024

  • Council to submit a copy of the Inquiry notification letter and list of those notified

13 February 2024

 

Two weeks before the Inquiry opens

  • Estimated timings from the main parties

  • Addendum SoCG, if necessary

  • Key drawings pack (i.e. those likely to be referred to during EiC and XX, and to assist my site visit) (paper and electronic versions)

  • Final draft S106

  • Proof of title (appellant)

  • CIL Compliance statement (Council)

20 February 2024

  • Confirmation of Inspector retiring room and parking (Council)

  • Draft Site Visit itinerary (appellant to lead)

27 February 2024

  • Inquiry opens at 10.00am.

 

Core Document List DRAFT (subject to change)

Contents

Click on a link below to skip to a specific section or scroll down

CD1 - Application documents

CD2 - Post decision submissions

CD3 - Determination documents

CD4 - Appeal documents

CD5 - Relevant Application and Appeal Decisions, and Judgements

CD6 - Landscape Topic Specific Documents

CD7 - Policies and guidance

CD8 - Inquiry documents

CD9 - Other relevant documents

List of Inquiry Documents

 


CD1 - Application Documents

CD1.1 - Plans For Approval Submitted With Planning Application

Reference

Document/Drawing

Reference

Date

CD1.1.1

Location Plan

PL-01 Rev C

13 September 2022

CD1.1.2

Parameters Plan

PL-09A

18 October 2022

CD1.1.3

Demolition Plan

BM-A2868A-01

29 November 2022

CD1.1.4

Proposed Access Arrangement and Visibility Splays

2202042-TS-001 Rev F

18 January 2023

CD1.2 - Indicative Plans

Reference

Document/Drawing

Reference

Date

CD1.2.1

Illustrative Site Plan

PL-08C

20 October 2022

CD1.2.2

3D Visual

PL-07

18 October 2022

CD1.2.3

Indicative Proposed PROW Improvements Plan

2202043-TS-002

 

CD1.2.4

Illustrative Sections

8568_SK001

 

CD1.2.5

Indicative Landscape Plan (now superseded by CD2/3)

AR-4231 ILP 230504

 

CD1.2.6

Indicative Services Plan

22-130/SK005 Rev A

 

CD1.3 - Other Documents

Reference

Document/Drawing

Reference

Date

CD1.3.1

Application and Ownership forms

 

 

CD1.3.2

Tree Survey Plan

AR-4231 TSP-221006

 

CD1.3.3

Design and Access Statement

 

October 2022

CD1.3.4

Planning and Affordable Housing Statement

 

November 2022

CD1.3.5

Transport Statement

 

1 December 2022

CD1.3.6

Travel Plan

 

21 November 2022

CD1.3.7

Landscape and Visual Impact Assessment

 

November 2022

CD1.3.8

LVIA Addendum

 

January 2023

CD1.3.9

Preliminary Ecological Appraisal

 

18 November 2022

CD1.3.10

Preliminary Ecological Appraisal Updated

 

March 2023

CD1.3.11

Biodiversity Checklist

 

Undated

CD1.3.12

Tree Survey Arboricultural Integration Report

 

2 November 2022

CD1.3.13

Flood Risk Assessment and Drainage Strategy

 

November 2022

CD1.3.14

Flood Risk Assessment Addendum

 

January 2023

CD1.3.15

Archaeological Desk Based Assessment

 

November 2022

CD1.3.16

Statement of Community Involvement

 

November 2022

CD1.3.17

Draft Section 106 Heads of Terms (now superseded)

 

November 2022

CD1.3.18

Housing Land Supply Report

 

November 2022

CD1.3.19

Built Heritage Statement

 

November 2022

CD1.3.20

Sustainability Statement

 

16 November 2022

CD1.3.21

Phase 1 Desk Study, Site Reconnaissance & Soakage Investigation Report

 

15 November 2022

CD1.3.22

Note on Play Space Provision

 

Undated

CD1.3.23

Ecology Note

 

16 January 2023

CD1.3.24

Ecology Note

 

May 2023

CD1.3.25

CIL Form 2

 

18 November 2022

CD1.4 - Statutory Consultee Responses To Planning Application

Reference

Document/Drawing

Reference

Date

CD1.4.1

Surrey County Council -  Archaeology

 

7 December 2022

CD1.4.2

Dunsfold Parish Council

 

9 December 2022

CD1.4.3

Surrey County Council – Flood Risk

 

12 December 2022

 

 

 

 

CD1.4.5

Thames Water

 

19 December 2022

CD1.4.6

Waverley Borough Council – Environmental Health

 

19 December 2022

CD1.4.7

Countryside Access

 

20 December 2022

CD1.4.8

Waverley Borough Council – Environmental Health

 

21 December 2022

CD1.4.9

Natural England

 

23 December 2022

CD1.4.10

Urban Vision (on behalf of Dunsfold Planning Action Group)

 

6 January 2023

CD1.4.11

Dunsfold Parish Council

 

13 January 2023

CD1.4.12

Surrey County Council – Flood Risk

 

24 January 2023

CD1.4.13

Surrey Wildlife Trust

 

27 January 2023

CD1.4.14

Thames Water

 

3 February 2023

CD1.4.15

Surrey Wildlife Trust

 

9 March 2023

CD1.4.16

Surrey County Council – Highways

 

3 April 2023

CD1.4.17

Surrey Wildlife Trust

 

4 April 2023

CD1.4.18

Natural England

 

12 April 2023

CD1.4.19

Email from Waverley Borough Council to LDA Design (tree matters)

 

9 May 2023

CD1.4.20

Thames Water

 

3 February 2023

CD1.4.21

Email from Waverley Borough Council to Batcheller Monkhouse

 

12 May 2023

CD1.5 - Rebuttals To Consultation Responses

Reference

Document/Drawing

Reference

Date

CD1.5.1

Email from Batcheller Monkhouse to Waverley Borough Council (drainage matters – see CD1-5/11 and CD10-5/12 and CD 1-4/5 for attachments)

 

12 January 2023

CD1.5.2

Email from Batcheller Monkhouse to Waverley Borough Council (access matters – see CD1-1/4 and CD1-2/3 for attachments)

 

17 January 2023

CD1.5.3

Email from Batcheller Monkhouse  to Waverley Borough Council (flood risk matters -  see CD1-3/14 for attachment)

 

17 January 2023

CD1.5.4

Email from Batcheller Monkhouse to Waverley Borough Council (implications of appeal ref APP/R360/W/22/3293777 – see also CD1-3/8 and CD1-5/14 for attachments)

 

17 January 2023

CD1.5.5

Letter from Phlorum to Surrey Wildlife Trust (ecology matters)

 

17 January 2024

CD1.5.6

Letter from Phlorum to Surrey Wildlife Trust (ecology matters)

 

23 January 2024

CD1.5.7

Email from Batcheller Monkhouse to Waverley Borough Council (response to Parish Council comments)

 

2 February 2023

CD1.5.8

Email from Batcheller Monkhouse to Waverley Borough Council (ecology matters)

 

10 February 2023

CD1.5.9

Email from LDA Design to Waverley Borough Council (landscape and tree matters – see CD1-5/11, CD1-2/4 and CD1-2/5 for attachments )

 

5 May 2023

CD1.5.10

Email from Batcheller Monkhouse to Waverley Borough Council (tree matters)

 

12 May 2023

CD1.5.11

Letter from Odyssey to Thames Water (drainage matters)

 

12 January 2023

CD1.5.12

Letter from Odyssey to Thames Water (drainage matters)

 

7 December 2022

CD1.5.13

Email to Waverley Borough Council from Batcheller Monkhouse (drainage matters – see CD1-4/14 for attachment)

 

7 March 2023

CD1.5.14

Letter from Phlorum (ecology matters)

 

16 January 2023

CD2 - Post Decision Submissions

Reference

Document/Drawing

Reference

Date

CD2.1

Proposed Site Plan (which shows location and proposed mix of affordable, open market and self/custom build units)

PL-03E

 

CD2.2

Open Space Proposal Plan (which shows the extent of open space offered as village green)

PL-10C

 

CD2.3

Indicative Landscape Plan

AR-4231 ILP 240119

 

CD2.4

LEAP and LAP plan

PL-12

 

CD2.5

Bat Activity Survey Report

 

October 2023

CD2.6

Bat Emergence Survey Report

 

October 2023

CD2.7

The Biodiversity Metric 4.0 Calculation Tool

 

January 2024

CD2.8

Biodiversity Net Gain Assessment

 

January 2024

CD2.9

Ecological Impact Assessment

 

October 2023

CD2.10

Letter from Habitat Vault re BNG

 

24 January 2024

CD2.11

Agricultural Land Classification Report

 

January 2024

CD2.12

BNG Design Stage Report

 

24 January 2024

CD2.13

Horizontal Illuminance Plan

 

November 2023

CD2.14

Open Space Plan

PL11

 

CD3 - Determination Documents

Reference

Document/Drawing

Date

CD3.1

Officer’s Report

31 May 2023

CD3.2

Decision Notice

31 May 2023

CD4 - Appeal Documents

CD5 - Relevant Application and Appeal Decisions, and Judgements

CD5.1 - Planning Applications

CD Reference

Site

Reference

Date

CD5.1

Gratton Chase Officer’s Report

   

CD5.2 - Planning Appeals

CD Reference

Site

Reference

Date

CD5.2.1

Land south of Alfold Garden Centre, Alfold

APP/R3650/W/20/3265361

25 February 2022

CD5.2.2

Land east of Loxwood Road, Alfold

APP/R3650/W/19/3237359

2 March 2020

CD5.2.3

Land at Alfold Garden Centre, Alfold

APP/R3650/W/19/3234716

 

CD5.2.4

Firethorn Farm

APP/R3650/W/18/3203951

22 February 2019

CD5.2.5

Land at Sondes Place Farm, Dorking

APP/C3620/W/23/3324631

 

CD5.2.6

Land at Knowle Lane, Cranleigh

APP/R3650/W/23/3326412

22 January 2024

CD5.2.7

Land off Bullens Green Lane, Colney Heath 

APP/B1930/W/20/3265925

14 June 2021

CD5.2.8

Land North of Upper Chapel, Launceston 

APP/D0840/A/13/2209757

11 April 2014

CD5.2.9

Oldmixon Road, Weston-super-Mare 

APP/D0121/W/16/3150985

10 April 2017

CD5.2.10

Land east of Park Lane, Coalpit Heath, South Gloucestershire

APP/P0119/W/17/3191477

6 September 2018

CD5.2.11

Land off Spruce Close, Exeter 

APP/Y1110/W/22/3292721

25 August 2022

CD5.2.12

Land at Filands Road/Jenner Lane, Malmesbury, Wiltshire 

APP/Y3940/W/21/3278256

5 January 2022

CD5.2.13

Land to the west of Langton Road, Norton 

APP/Y2736/W/15/3136237

22 July 2016

CD5.2.14

Firlands Farm, Burghfield Common 

APP/W0340/A/14/2228089

6 July 2015

CD5.2.15

Mans Hill, Burghfield Common 

APP/W0340/A/14/2226342

17 March 2015

CD5.2.16

Land rear of Monkton House (formerly Bindon House), Monkton Lane, Farnham 

APP/R3650/W/23/3324112

28 November 2023

CD5.2.17

Aviation Lane, Burton-upon-Trent 

APP/B3410/W/20/3245077

7 October 2020

CD5.2.18

Hawkhurst, Kent

APP/M2270/W/21/3282908

22 March 2022

CD5.2.19

Land at Green Lane, Weybourne, Farnham

APP/R3650/W/22/3312128

12 May 2022

CD5.2.20

Land at Dunsfold Common, Dunsfold

APP/R3650/W/22/3300262

2 December 2022

CD5.2.21

Land at Windacres Farm, Church Rudwick

APP/R3650/W/19/3230164

15 November 2019

CD5.2.22

Land to the north Gratton Chase, Dunsfold

APP/R360/W/22/3293777

4 January 2023

CD5.2.23

Land adjacent to Potash Road, Billericay

APP/V1505/W/23/3326612

23 January 2024

CD5.2.24

Land to the rear of 42-100 Tollgate Road & 42 Tollgate Road, Colney Heath

APP/B1930/W/23/3323099

26 January 2024

CD5.2.25

Land south of Shenley Road, Radlett, Hertfordshire

APP/N1920/W/23/3320599

26 January 2024

CD5.3 - Judgements

CD Reference

Site

Reference

Date

CD5.3.1

Corbett R (On the Application of) v Cornwall Council [2020]

Case No: C1/2019/2179

9 April 2020

CD5.3.2

Judgement on LPP2

Case No: CO/1578/2023

AC-2023-LON-001347

28 November 2023

CD5.3.3

Monkhill

Case No: CO/539/2019 24 July 2019

CD5.4 - Secretary of State Decisions

CD Reference

Site

Reference

Date

CD5.4.1

Franklands Drive 

APP/Q3630/A/05/1198326

13 December 2006

CD5.4.2

Pulley Lane, Droitwich Spa 

APP/H1840/A/13/2199085

2 July 2014

CD5.4.3

Oxford Brookes University, Wheatley Campus, Wheatley, Oxford 

APP/Q3115/W/19/3230827

23 April 2020

CD5.4.4

Former North Worcestershire Golf Club Ltd, Hanging Lane, Birmingham 

APP/P4605/W/18/3192918

24 July 2019

CD6 - Landscape Topic Specific Documents

CD7 - Policies and Guidance

CD7.1 - Development Plan

CD7.2 - Evidence Base

CD7.3 - Supplementary Planning Documents

CD7.4 - National Policy

Reference

Site

Date

CD7.4.1

National Planning Policy Framework

December 2023

CD7.4.2

National Design Guide

2021

CD7.5 - Other

Reference

Site

Date

CD7.5.1

Regulation 15 Dunsfold Neighbourhood Plan (withdrawn)

March 2023

CD7.5.2

Local Development Scheme

December 2023

CD8 - Inquiry Documents

CD8.1 - Proofs of Evidence

Reference

Title

Author

CD8.1.1

Proof of Evidence – Mr Michael Eastham

Mr Michael Eastham

CD8.1.2

Proof of Evidence (Landscape Matters)

Mr Paul Lishman

CD8.1.2

Proof of Evidence (Landscape Matters) - Summary Statement

Mr Paul Lishman

CD8.1.3

Proof of Evidence (Planning Matters)

Miss Clare Bartlett

CD8.1.4

Proof of Evidence (Arboriculture)

Mr Ben Oates

CD8.1.5

Proof of Evidence (Affordable Housing)

Mr James Stacey

CD8.1.6

Proof of Evidence (Transport)

Mr Richard Allman

CD8.1.6

Proof of Evidence (Transport) - Summary

Mr Richard Allman

CD8.1.7

Proof of Evidence (Landscape Matters)

Mr Robert Petrow

CD8.1.8

Proof of Evidence (Arboriculture)

Mr Ian Brewster

CD8.1.8a

Corrections of Appendices of Proof of Evidence (Arboriculture)

Mr Ian Brewster

CD8.1.9

Proof of Evidence (Housing Land Supply)

Miss Katherine Dove

CD8.2 - Interested Parties submissions

Reference

Title

Author

8.2.1

Comments

Dunsfold Parish Council

8.2.2

Comments

S Armes

8.2.3

Comments

J Clark

8.2.4

Comments

R Coult

8.2.5

Comments

C Cremer

8.2.6

Comments

Froglife Trust

8.2.7

Comments

Mr Alan Ground

8.2.8

Comments

Surrey Wildlife Trust

8.2.9

Comments

D Walker

8.2.10

Comments

Surrey County Council (Flood Risk)

CD8.3 - S106 and Conditions

Reference

Title

Author

CD8.3.1

Draft Section 106

 

CD8.3.2

Draft Conditions

 

CD8.4 - Other

Reference

Title

Author

CD8.4.1

A3 booklet of key plans (HARD COPY TO BE PROVIDED AT THE INQUIRY)

 

CD8.4.2

List of Plans for approval

 

CD9 - Other Relevant Documents

Reference

Title

CD9.1

SWT final consultation response

CD9.2

Waverley Borough Homelessness Strategy 2019-2023

CD9.3

Housing White Paper - Fixing our broken housing market (February 2017)

CD9.4

House of Commons Debate (24 October 2013)

CD9.5

Children’s Commissioner Report Bleak Houses Tackling the Crisis of Family Homelessness in England (April 2019)

CD9.6

Shelter Report “Unlocking Social Housing: How to fix the rules that are holding back building” (April 2022)

CD9.7

Denied The Right to a Safe Home – Exposing the Housing Emergency, Shelter (May 2021)

CD9.8

Right to Buy - Independent News Story (21 June 2020)

CD9.10

Shelter Briefing Cost of Living Crisis and the Housing Emergency (September 2022)

CD9.11

House of Commons ‘Rising Cost of living in the UK’ (November 2022)

CD9.12

Waverley Settlement Hierarchy Factual Update

CD9.13

Review of Dunsfold Neighbourhood Plan

CD9.14

Details of Surrey Connect DDRT

CD9.15

Completions Data

CD9.16

Common Land Application decision

CD9.17

Waverley Corporate Strategy 2020-2025

CD9.18

Affordable Homes Delivery Strategy 2022-2025

CD9.19

BBC Housing Briefing (February 2020)

CD9.20

Settlement Boundaries Topic Paper

CD9.21

Surrey Hills AGLV Review 2007 Appendix 1 Field Sheets

CD9.22

Surrey Hills AGLV Review 2007 Appendix 2 Maps

CD9.23

Surrey Hills AGLV Review 2007 

CD9.24

Surrey Hills AONB Areas of Search Natural Beauty Evaluation 2013

CD9.25

Surrey Hills Management Plan 2020 to 2025

CD9.26

Surrey Hills Design Guide

CD9.27

Surrey Hills Area of Oustanding Natural Beauty: Boundary Variations project

CD9.28

Boundary Maps Fig 24 to 29

CD9.29

Surrey Hills AONB Boundary Review - Boundary Considerations

CD9.30

Surrey Hills AONB Boundary Review - Natural Beauty Assesstment

CD9.31

Waverley Borough Council CIL Compliance Statement

CD9.32

Appellant's Commentary on Key Landscape and Visual Issues Raised by Waverley Borough Council

CD9.33

Appeals at Land south of A46 Shurdington Road, Leckhampton, Cheltenham - Ref: 3309156

CD9.34

Conditions agreed by the Appellant and the Local Planning Authority

CD9.35

Dr. BM Judge Response to Tabled Phlorum Reply

CD9.36

Council Closing Submission

CD9.37

Appellant's Closing Submission

CD9.38

Appellant's response to Dr. Judge

CD9.39

Council' s Objection To Common Land Application - Final Version

List of Inquiry Documents

ID1

The appellant’s opening statement

ID2

The Council’s opening statement

ID3

Cllr Waterson’s statement for Dunsfold Parish Council

ID4

Dr Judge’s statement

ID5

Extract from GLVIA

ID6

Mr Petrow’s statement for the hearing re appeal APP/R360/W/22/3293777

ID7

Mr Lishman’s note on his methodology

ID8

Bundle of duplicate drawings from elsewhere within the evidence

ID9

Updated table from Mr Oates

ID10

Tree Species Soil Volume Guide v2 - GreenBlue