In response to several questions about why the site is being developed, it is important to note that Woking Borough Council is required to produce a Local Plan to guide housing development in the borough. 

The Local Plan is informed by assessments of housing demands and needs and considers various factors such as housing types, tenures, and sizes. The Woking Local Plan, including the Site Allocations DPD, was subject to extensive consultation and independently assessed by a government appointed Planning Inspector.

While brownfield sites are used to support housing delivery, Woking Borough Council allocated this site for development to help meet their housing targets given that the use of brownfield sites alone could not do this.

Our proposed development includes a diverse range of housing types to cater for various housing needs. A detailed accommodation schedule will be submitted as part of the planning application. The schedule will detail the types, sizes, and breakdown of accommodation, including bedrooms.

In terms of affordability, 50% of the new homes will be affordable housing and will include a mixture of affordable rented, shared ownership, and First Homes tenures. 

First Homes is a government-backed scheme in the UK aimed at helping first-time buyers onto the property ladder. The scheme offers homes at a discount of at least 30% of the market price to first-time buyers; prices are capped at £250,000. 

The decision to submit a hybrid planning application is due to the complexity and scale of the proposed development. Hybrid planning applications are not uncommon for larger or phased developments. The application will include plans showing the proposed layout for the whole of the site and detailed plans for the northern half (Phase 1 Residential). 

A Reserved Matters application will be submitted later for the southern half (Phase 2 Residential) of the site. 

We received several questions about the allocation of traveller pitches on the site. Councils have to assess the accommodation needs of all people living in their local area. This includes Gypsies and Travellers and is set out in the Housing Act 2004. 

Also, Woking Borough Council, as part of their Local Plan process has to address the housing needs of all members of the local community. Housing has to be allocated to meet the needs of all members of society, fairly and equitably. Woking Borough Council has carried out a detailed study to identify the need for Gypsy and Traveller pitches in the borough. 

Following the study, 15 pitches were allocated at Land surrounding at West Hall to help meet the identified need. See Policy GB9A and the supporting text around Policy SA1 in the Site Allocations Development Plan Document. 

We have queried the location of the traveller pitches and suggested they be relocated. However, the location of the pitches has already been determined, according to the policies in the Woking Local Plan, and cannot be changed. 

The pitches will be laid out following national guidance and Policy SA1 of the Site Allocations Development Plan Document. These policies detail criteria that must followed. For example, space for mobile homes, touring caravans, utility buildings, parking, access for emergency and refuse vehicles and landscaping. 

We are working with Woking Borough Council and Surrey County Council to agree on the management arrangements for the traveller pitches. The arrangements will likely be agreed as part of the Section 106 Legal Agreement. The Section 106 Agreement will be determined should the application be approved. 

Further details on the management arrangements will be provided once an agreement is reached.

Several questions were received about what community facilities will be provided. It is important to clarify that the allocation for the Site (as set out in the Site Allocation Policy GB9/9A) does not include new community uses, such as new medical facilities, schools, GPs, or dentists. 

During the Local Plan process consultations were undertaken with the NHS and Surrey County Council on the need for local medical services. Consultations also took place with the Department of Education and Surrey County Council on the need for additional school placements. Given the existing school capacity and projections, as outlined in the School Organisation Plan, there is no requirement for a new school within the development. 

BDW has to make financial contributions (Section 106 and CIL) to provide support for the delivery of new infrastructure projects. This is outlined in the Woking Borough Council's CIL spending plan. This plan is known as the Regulation 123 List and includes projects such as roads, schools, parks, and other community facilities. Funds are ringfenced and allocated according to the plan's provisions. 

NHS revenue funding is not included as it is allocated at a national level. 

West Byfleet has an adopted Neighbourhood Plan. This means West Byfleet is eligible to receive 25% of CIL funds. The Neighbourhood Forum is empowered to determine how this is spent. 

In summary, any impacts of the development will be reviewed and requirements for planning obligations to address these will be negotiated with the Council following submission of the planning application as part of discussions around the Section 106. The development will be liable to pay CIL which the Council will need to use to meet infrastructure needs associated with the development. 

The allocation of CIL funds is dependent on Woking Borough Council's spending plan. However, there are opportunities for West Byfleet to direct 25% to fund local priorities outlined in the Neighbourhood Plan.

We have conducted a comprehensive Transport Assessment in support of the proposals, modelling the surrounding road network and considering local developments alongside additional traffic flows from our site. Our assessment indicates that all junctions remain within acceptable tolerances for the designs, with no changes or upgrades required except for a new proposed roundabout to allow access to the site. This proposal includes enhancements to the bus stop and pedestrian crossing adjacent to the site. 

The Site Allocations Development Plan Document's policy (Policy GB9/GB9A) stipulates that primary access to the site is from Parvis Road via a new roundabout opposite Blackwood Close. This decision was informed by an options appraisal conducted in 2015 and reaffirmed by a recent review of access options. Despite considerations of alternative access arrangements such as a signalised junction or relocating the roundabout, constraints such as the presence of a veteran tree adjacent to the existing access road limit feasible adjustments. 

Therefore, it has been determined in agreement with Woking Borough Council and the Tree Officer that the proposed roundabout location is optimal for the site. 

Additionally, based on accident data indicating several collisions at the Dartnell Avenue/Parvis Road junction involving right-turning vehicles, we have proposed a restriction on right turns at this junction to enhance safety. To prioritise pedestrian and cyclist safety, a new Copenhagen crossing is planned. These initiatives have been developed with Surrey County Council, which is the highways authority. 

The 0.7 cars per household figure is based on the number of movements in or out of the site during the peak hours (8 am to 9 am and 5 pm to 6 pm). The movements are based on the Trip Rate Information Computer System data (TRICS) which is the nationally accepted and widely used database and software tool that collects and analyses data related to trip generation. The data has been agreed with Surrey County Council’s Transport Development team. 

Consultations with Woking Borough Council, Surrey County Council, and National Highways have been ongoing to address the impact of the development on the local and strategic highway networks. Both a Transport Assessment and a specific chapter on highways and transportation within the Environmental Statement are being prepared to address these impacts. 

Traffic surveys conducted in May 2022 informed our analysis of rush hour traffic patterns and estimated an additional 1758 vehicle trips per day, with 209 trips in the morning peak hour and 200 in the evening peak hour. While recognising the increased presence of delivery services traffic post-COVID, detailed modelling assessments assure minimal impact on local junction delay. 

As part of our application process, we will provide an updated Transport Assessment incorporating current data on road networks and traffic conditions. We are also preparing a Construction Management Plan (CMP) which will detail how construction activities will be managed and how we will minimise disruptions, ensure safety, and mitigate environmental impacts.

There were some questions and comments on car parking stating that the new development needs plenty of car parking provision. 

The proposed levels of parking are in accordance with the local standards. 

Our application does not make any provision for additional car parking in West Byfleet. We are required to provide adequate parking for the proposed scheme only. This will include policy-compliant levels of visitor parking and private parking. Woking Borough Council are responsible for the parking strategy for the borough.

Flood risk assessment and mitigation strategies are integral aspects of our development planning process. Using data provided by the Environment Agency, our assessment confirms that the site is in the lowest category for flood risk. To address potential flooding concerns, we have prioritised drainage solutions that are tailored to the site's natural layout while considering surrounding constraints.

The Flood Risk Assessment, which details our flood risk management measures, has been submitted as part of the planning application and is publicly available on the Woking Borough Council website. 

Our approach to managing excess floodwater during rainfall is based on a Sustainable Drainage System (SuDS), designed to mimic natural drainage processes. Rainwater will be collected through a variety of means including permeable paving, basins, and swales, before out falling into the surrounding watercourse network. The SuDS system is engineered to maintain current greenfield run-off rates, ensuring no additional or increased flow into nearby rivers and canals.

Addressing concerns about potential overflow causing flooding elsewhere, it's crucial to clarify that our site elevation is not intended solely for flood prevention purposes. Rather, it facilitates gravity-driven surface water management through the SuDS, minimizing the risk of redirected overflow. The material used for elevation will be granular, enabling continued groundwater and surface water movement without compromising surrounding lands.

Our flood risk assessment and drainage strategies prioritise sustainable solutions that are aligned with regulatory standards and environmental best practices to safeguard the proposed development and its surrounding areas from flooding risks.

There is a perception that the site is in the Green Belt. However, the site was removed from the Green Belt, as per the Site Allocations Development Plan Document, in 2021. 

Efforts will be made to restore and enhance The Orchard for the benefit of future residents and the wider community. This will be guided by the site allocation planning policy (Policy GB9/GB9a). 

Our arboriculturists and ecologists have conducted several surveys to assess the significance of the Orchard. They will be developing a management plan in due course. 

 The existing woodland will be preserved. A  dedicated play space will also be provided for families. Approximately 5.4 hectares of public open space will be created, to cater for a variety of recreational activities and be accessible to everyone.  

It should be noted that while there are Tree Preservation Orders (TPOs) on all trees at the site, a TPO does not provide any additional protection during the planning process. 

All trees on a development site are considered important, whether they have special protection or not. 

Efforts to preserve as many trees as possible are underway. We are being supported by guidance from our Arboriculture Consultant and Woking Borough Council's Tree Officer. 

More information will be included in the Arboriculture Impact Assessment (AIA), which forms part of the planning application documentation. The AIA and the Environmental Impact Assessment will be on the council’s website once the planning application is processed. Hard copies will be accessible via Woking Borough Council.

To address pollution concerns we will be employing rigorous measures during construction which will be set out in the Construction Environmental Management Plan (CEMP). 

We're addressing car pollution by installing electric vehicle charging points in all homes and developing a Travel Plan to promote mindful transportation choices among residents.

We are aware that there is a limited capacity for foul water sewage in the area. We have held initial discussions with Thames Water on the subject. Thames Water is obliged to upgrade their sewers and equipment to take the required flows for a site in the Local Plan and the timeline for this can commence when planning permission is granted. Further discussions will continue when planning is underway to move this forward.  

Our Ecology Surveys indicate that most species are linked to the woodland areas, which will largely be preserved.  Some animals, like birds nesting in the woodland, will likely remain.  There may be other animals such as deer, who may relocate to new grazing areas. 

The potential impacts on existing residents were undertaken by Woking Borough Council and an independent planning inspector during the site allocation process.  This included evaluating factors such as increased traffic, changes to the local landscape, and potential strain on existing amenities and services.

Through the development of our proposals have been developed BDW has sought to balance the demonstrable need for housing, the requirements of the specific site allocation policy and any potential impact on the existing local community. 

To ensure that the concerns and perspectives of all stakeholders, including existing residents, were considered, public engagement is ongoing.  We aim to continue to engage with residents and stakeholders and listen to your feedback.  

The development will offer much-needed energy-efficient housing, with 50% designated as affordable homes. Of these, 25% will be First Homes, providing discounted opportunities for qualifying buyers.

A significant portion of new accessible green space will be created, including various play areas to encourage outdoor activity and community interaction. In addition, the orchard area will be revitalised to serve as a focal point within the locality. Additional tree planting, management of existing woodland, and new planting adjacent to the existing ancient woodland will enhance environmental sustainability. The development will also improve public movement routes.