Planning in Reigate and Banstead

Valued people and economic development

1. The Council will support growth and prosperity in Reigate & Banstead by: a. Identifying, targeting and working to improve the priority Regeneration Areas, where development and growth can deliver economic, social and environmental improvements to those areas and the people who live in them b. Sustaining those areas of the borough which already prosper by supporting communities and improving infrastructure and community facilities to meet their needs c. Recognising and nurturing the distinctive economic role of different parts of the borough (in particular raising the profile of Redhill as a commercial location), and working with adjoining authorities and other partners to maximise the opportunities arising from our position within the Gatwick Diamond, the Coast to Capital Local Enterprise Partnership, Surrey Connects and our proximity to London d. Planning for a range of types and sizes of employment premises to cater for the needs of established, growing and start-up businesses; and ensuring sufficient flexibility to meet their changing needs and attract new businesses e. Planning for the delivery of additional employment floorspace to meet the forecast growth needs of the borough, by: (i) focusing on retaining and making the best use of existing employment land, particularly within town centres and industrial areas unless it can be demonstrated that there is no reasonable prospect of a site being used for that purpose over the life of the plan; and (ii) ensuring that any new employment development outside these areas reflects wider policy priorities and is located in accordance with sustainability principles. f. Supporting entrepreneurship and innovation by facilitating the provision of affordable start-up/incubator units in the most accessible locations. 2. The Council will: a. Work with partners such as Surrey County Council, health providers and neighbouring authorities to deliver improved health facilities and access to healthier lifestyles b. Work with partners such as Surrey County Council, skills providers including East Surrey College and neighbouring authorities to promote and deliver improved education facilities and increased education opportunities including support for identifying and developing vocational and skills improvement facilities in the borough c. Empower, support, and actively work with local communities, as part of the Local Community Action Plan (LCAP) process and to facilitate neighbourhood planning.

Sustainable construction

1. The Council will expect new development to be constructed to the following standards (taking into account the overall viability of the proposed development at the time the application is made): a. New housing: to a minimum of Code for Sustainable Homes Level 4, or future nationally described standards (justified by local evidence if required). To achieve Level 4, the Council may require (through the DMP) or encourage (through supplementary guidance) minimum standards for some tradeable Code elements to be provided in particular locations or for particular types of housing development. b. Relevant non-residential development of new or replacement buildings, or extensions to existing structures: to a minimum of BREEAM 'very good'. 2. The Council will work with developers and other partners to encourage and promote the development of decentralised and renewable or low carbon energy (including combined heat and power) as a means to help future development meet zero-carbon standards affordably. a. Where a major development is planned that generates, is within, or is adjacent to an area of significant heat density, it will be expected that the potential to create, or connect to, a district heating network is fully investigated. Such developments will be identified in the DMP where possible. b. Where a district heat network exists or is planned, or where there is potential to utilise waste heat, the Council may require - where feasible and viable - development in these areas to be designed to facilitate its use and connect to it.

Sustainable development

Development will: 1. Make efficient use of land, giving priority to previously developed land and buildings within the built-up areas. 2. Be at an appropriate density, taking account of and respecting the character of the local area and levels of accessibility and services. 3. Contribute to the creation of neighbourhoods which are supported by effective services, infrastructure and transport options and which are designed to be safe, secure and socially inclusive. 4. Protect and enhance the green fabric, and respect and contribute to the borough's green infrastructure network. 5. Respect the ecological and cultural heritage of the borough including the historic environment. 6. Minimise the need to travel, whilst increasing opportunities to walk, cycle or use public transport, including as part of the green infrastructure network. 7. Minimise the use of natural resources and contribute to a reduction in carbon emissions by re-using existing resources, maximising energy efficiency, minimising water use, and reducing the production of waste, including through sustainable construction methods. Encourage renewable energy/fuel production whilst ensuring that adverse impacts are addressed, including on landscape, wildlife, heritage assets and amenity. 8. Be designed to minimise pollution, including air, noise and light, and to safeguard water quality. 9. Be designed reflecting the need to adapt to the impacts of climate change (for example higher temperatures, increased flooding, increased pressure on water resources, impacts on ecology and built heritage and impacts on ground conditions). 10. Be located to minimise flood risk, through the application of the Sequential Test and where necessary the Exception Test, taking account of all sources of flooding including fluvial, surface water, sewer and pluvial flooding, and reservoir failure, and manage flood risk through the use of SuDS and flood resistant/resilient design features, and where necessary provide floodplain compensation.

Valued landscapes and the natural environment

1. In considering the allocation of land and /or proposals for significant development, the Council and developers will be required to protect and enhance the borough's green fabric. a. The Surrey Hills Area of Outstanding Natural Beauty (AONB) is a landscape of national importance and therefore will be provided with the highest level of protection. The same principles will be applied to protect the AGLV as an important buffer to the AONB and to protect views from and into the AONB, until such time as there has been a review of the AONB boundary. b. All areas of countryside have their own distinctive landscape character. The landscape character of the countryside outside the current (or revised) AONB boundary will be protected and enhanced through criteria based policies in the DMP including, if and where appropriate, new local landscape designations. In those areas of countryside allocated for development, policies will be included in the DMP in relation to the design and siting of development to minimise the impact on landscape character. c. The borough's commons will be maintained and enhanced for the benefits of farming, public access and biodiversity. d. The Mole Gap to Reigate Escarpment SAC will be afforded the highest level of protection in line with European legislation. Proposals for development that is likely to have a significant effect on the SAC, alone or in combination with other development, will be required to demonstrate that it will not adversely affect the integrity of the site. e. Sites of Special Scientific Interest (SSSIs), Sites of Nature Conservation Importance (SNCIs), Local Nature Reserves (LNRs) and ancient woodland will be protected for their biodiversity value and where appropriate enhanced. f. Urban green spaces, green corridors and site specific features which make a positive contribution to the green fabric and/or a coherent green infrastructure network and will, as far as practicable, be retained and enhanced. 2. The Council will work with a range of partners to promote, enhance and manage a substantial network of multi-functional green infrastructure across the borough, to maximise the social, economic and environmental benefits of the borough's green fabric.

Green Belt

1. A robust and defensible Green Belt will be maintained to ensure that the coherence of the green fabric is protected and future growth is accommodated in a sustainable manner. 2. Planning permission will not be granted for inappropriate development in the Green Belt unless very special circumstances clearly outweigh the potential harm to the Green Belt. 3. In exceptional circumstances land may be removed from the Green Belt and allocated for development through the plan making process. Exceptional circumstances may exist where both (a) and (b) apply: a. There is an overriding need for the development in order to secure the delivery of the strategic objectives and policies of the Core Strategy, and either: (i) The development proposed cannot be accommodated on land within the existing urban area or on land which is in the countryside beyond the Green Belt; or (ii) The development of land within the Green Belt would represent a significantly more sustainable option than (i). b. There is no or limited conflict with the purposes and integrity of the Green Belt. 4. The Council will undertake a Green Belt review to inform the DMP and Policies Map. This review will include: a. Consideration of the purposes of the Green Belt to inform the identification of land for sustainable urban extensions within the broad areas of search identified in policy CS6 b. Addressing existing boundary anomalies throughout the borough c. Reviewing washed over villages and areas of land inset within or currently beyond the Green Belt throughout the borough d. Ensuring clearly defined and readily recognisable boundaries which are likely to be permanent and are capable of enduring beyond the plan period. 5. In accordance with (3) and (4) above and the provisions and considerations set out in policies CS6, CS10 and CS16, land required for development will be removed from the Green Belt and allocated through the DMP. 6. Land may also be safeguarded through the DMP in order to provide options to meet development needs beyond the plan period. Safeguarded land will only be allocated through a subsequent local plan review and will be subject to Green Belt policy until such time.

Valued townscapes and the historic environment

1. Development will be designed sensitively to respect, conserve, and enhance the historic environment, including heritage assets and their settings. Development proposals that would provide sensitive restoration and re-use for heritage assets at risk will be particularly encouraged. 2. Development will respect, maintain and protect the character of the valued townscapes in the borough, showing consideration for any detailed design guidance that has been produced by the Council for specific built-up areas of the borough. Proposals will: a. Reflect high standards of sustainable construction in line with policy CS11 b. Be of a high quality design which takes direction from the existing character of the area and reflects local distinctiveness c. Be laid out and designed to make the best use of the site and its physical characteristics, whilst minimising the impact on surrounding properties and the environment d. Protect and where appropriate enhance existing areas of biodiversity value and the links between them.

Housing delivery

1. The Council will plan for delivery of at least 6,900 homes between 2012 and 2027, equating to an annual average provision of 460 homes per year. 2. Housing will be delivered as follows: a. At least 5,800 homes within existing urban areas, in particular the priority areas for growth and regeneration identified in policy CS6 b. The remainder to be provided in sustainable urban extensions in the locations set out in policy CS6. 3. The Council will identify and allocate in the DMP the necessary sites to deliver these homes in accordance with the policies in the Core Strategy. 4. Sites for sustainable urban extensions within the broad areas of search set out in policy CS6 will be released when such action is necessary to maintain a five year supply of specific deliverable sites (based on the residual annual housing requirement). The phasing of sustainable urban extension sites will be set out in the DMP and will take account of strategic infrastructure requirements.

Housing needs of the community

The Council will: 1. Seek a range of housing types and tenures through the redevelopment of the existing housing stock or new development, including affordable housing, and resist an undue concentration of any one type of dwelling in a location that would cause an imbalance and adversely affect community cohesion. 2. Require housing developments to contain an appropriate mix of dwelling sizes in accordance with assessments of housing need, site size and characteristics. 3. Encourage the provision of housing for the elderly, and for people with special mobility, accessibility and support needs in sustainable locations where appropriate whilst avoiding an undue concentration in any location. 4. Work with partners such as Surrey County Council, Registered Providers and health providers to identify suitable sites for, and secure provision of, specialist housing.

Affordable housing

1. Between 2012 and 2027 a minimum of 1,500 gross new units of affordable housing will be secured within the borough. 2. The mix of tenures, including rented, and a mix of sizes and types should reflect the current assessment of housing needs. 3. The Council will negotiate to achieve affordable housing taking account of the mix of affordable units proposed and the overall viability of the proposed development at the time the application is made. a. New residential developments comprising 15 or more net dwellings should provide 30 percent of housing as affordable b. For residential developments of between 10 and 14 net dwellings, a financial contribution broadly equivalent to provision of 20 percent affordable housing will be sought, so that affordable housing can be provided elsewhere in the borough c. For residential developments of 1-9 net dwellings, a financial contribution broadly equivalent to provision of 10 percent affordable housing will be sought, so that affordable housing can be provided elsewhere in the borough d. In some regeneration areas an alternative level of affordable housing provision may be sought to achieve a more balanced community and deliver other regeneration initiatives. 4. On sites being redeveloped where there is existing affordable housing (or sites where the most recent use has been affordable housing), as a minimum the same number of affordable homes should be re-provided, and be consistent with current mix and tenure requirements unless agreed otherwise with the Council.

Gypsies, travellers and travelling showpeople

1. The DMP will identify a local target for Gypsy, Traveller and Travelling Showpeople sites and make provision for a five year supply of specific deliverable sites and broad locations for growth for years six to ten. 2. A sequential approach will be taken to identifying suitable sites, with possible sites within the urban area being considered first, then all other countryside not within the Green Belt, then sites in the Green Belt. Any site considered for allocation must be deliverable (including affordable to its intended occupiers) to ensure that needs are met. The lack of any suitable, affordable and deliverable sites in the urban area or other countryside not covered by Green Belt could provide the exceptional circumstances necessary to justify alterations to Green Belt boundaries to meet a specific identified need for a Traveller site. 3. The following criteria will be used to assess the suitability of sites for allocation in the DMP and any planning applications for sites not allocated: a. The site can be integrated into the local area and co-exist with the local community b. The site has safe access to the highway and has adequate parking and turning areas c. The site provides a satisfactory residential environment for its intended occupiers and on-site utility services for the number of pitches proposed including space for related business activities where applicable d. The site is not located in an area of high flood risk, including fu

Allocation of land for development

1. Development sites will be allocated in the Development Management Policies Document, or through other DPDs, taking account of sustainability considerations including environmental and amenity value, localised constraints and opportunities, the need to secure appropriate infrastructure/service provision, and the policies within this Core Strategy. 2. The Council will give priority to the allocation and delivery of land for development in sustainable locations in the urban area, that is: a. The priority locations for growth and regeneration: - Redhill town centre - Horley town centre - Horley North East and North West sectors - Preston regeneration area - Merstham regeneration area - Other regeneration areas as identified by the Council and its partners b. The built up areas of Redhill, Reigate, Horley and Banstead: c. Other sustainable sites in the existing urban area. 3. The Council will also allocate land beyond the current urban area for sustainable urban extensions, based on an assessment of the potential within the following broad areas of search (in order of priority): a. Countryside beyond the Green Belt adjoining the urban area of Horley b. East of Redhill and East of Merstham c. South and South West of Reigate. Sites beyond the current urban area will be released for development in accordance with policy CS13 and detailed phasing policies within the DMP.

Infrastructure delivery

The Council will: 1. Secure contributions from new development towards the infrastructure required to meet the needs created by the new development. 2. Require infrastructure to be provided either ahead of, or alongside, the delivery of new development. 3. Encourage proposals that would: a. increase the range, improve the quality, or enhance the accessibility, of community and leisure (including sport, recreation, and cultural) facilities in the borough, and/or b. provide for a mix of compatible community services on a single site, including through consolidation to result in economies of scale or innovative forms of service provision. 4. Secure green infrastructure in line with its Green Infrastructure Strategy to include provision of new open space and or improvements to existing open spaces, the provision of and/or improvements to links between open space, and measures to link new and existing developments with open space. 5. Resist the loss of existing leisure and community facilities (including sport, recreation and cultural) and open spaces, unless it can be demonstrated that: a. the existing use is surplus to requirements, or b. equivalent or better provision in terms of quantity and quality, or some wider community benefits, will be made in a suitable location. 6. Seek provision and maintenance of leisure and community facilities and open spaces from new development.

Implementation and monitoring

1. Progress towards the development targets set out in the Core Strategy and the delivery of allocated sites will be regularly monitored and reviewed by the Council. 2. To secure the timely delivery of development and infrastructure, a range of management actions and/or contingency measures will be used as part of the on-going monitoring and review process. The Council will work with landowners and developers proactively to facilitate the delivery of all allocated development sites and other sustainable development opportunities. Measures may include: a. The use of Council's land interests to act as a catalyst for development b. Negotiation on particular sites to overcome specific economic viability issues c. Using planning powers such as compulsory purchase orders or local development orders d. Facilitating land assembly by assisting with the relocation of existing users e. Preparing masterplans or development briefs f. Exploring alternative funding mechanisms and/or the potential for enabling development.

Gatwick Airport

The Council will support the development of Gatwick Airport, within the existing airport boundary and existing legal limits, including the development of facilities that contribute to the safe and efficient operation of the airport. This policy will be implemented through: • Joint working with adjoining authorities and participation in the Gatwick Diamond Initiative and continued engagement with the airport. • Consideration and determination of planning applications and appeals, including consultation with Gatwick Airport Ltd as appropriate.

Presumption in favour of sustainable development

1. In assessing and determining development proposals, the Council will apply the presumption in favour of sustainable development contained in the National Planning Policy Framework. It will work proactively with applicants to secure development that improves the economic, social and environmental conditions in the area. 2. Unless material considerations indicate otherwise, proposed development that accords with policies in the development plan - including this Core Strategy (and where relevant with policies in neighbourhood plans) - will be approved without delay, and proposed development that conflicts with the development plan will be refused. 3. Where there are no policies relevant to the application or where relevant policies are out of date at the time of making the decision the Council will grant permission unless: a. The adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against policies in the National Planning Policy Framework as a whole; or b. Specific policies in the National Planning Policy Framework indicate that development should be restricted; or c. Any other material considerations indicate otherwise.

Area 3 (The Low Weald)

1. The scale and location of development Development type: Housing Location: Within the urban area including Horley North West Sector Amount: At least 2,440 (1,570 for Horley North West Sector) Timeframe: By 2027 Development type: Sustainable Urban Extensions Amount: Up to 200 Timeframe: By 2027 Development type: Employment Additional employment development predominantly through reuse and intensification of existing employment land Amount: Approximately 24,000sqm Timeframe: By 2027 Development type: Retail - Horley town centre Comparison: At least 3,870sqm Convenience: At least 2,340sqm Timeframe: By 2027 2. Infrastructure priorities Drainage and flood prevention measures to allow the development of the NE and NW sectors - To reduce on- and off-site flood risks and ensure that new development is protected from flood risk and does not cause downstream flooding Floodplain compensation - To reduce on- and off-site flood risks and ensure that new development is protected from flood risk and does not cause downstream flooding New access routes to NE and NW sector - To provide access to, and avoid congestion on, the existing highway network Provision of a comprehensive playing space for sport facility - To provide sports and playing facilities for the residents of the NE and NW sector Riverside Green Chain open space and/or permissive public access linking the chain - To safeguard the river environment, provide recreation space and sustainable pedestrian and cycle routes Two new neighbourhood centres and community facilities in the NE and NW sectors - To provide facilities in a sustainable location to support the new communities Play space and play facilities within the NE and NW sectors - To provide for the leisure needs of existing and future residents Provision of two new 1-form entry primary schools - To accommodate forecast increase in primary school pupil numbers Enhancement to Oakwood Secondary School - To accommodate forecast increase in secondary school pupil numbers New leisure centre - To provide for the leisure needs of existing and future residents Bus priority route corridor, bus/rail interchange and enhanced bus service - To increase travel opportunities for residents and support modal shift towards sustainable forms of transport

Town and local centres

1. The multi-purpose role of town and local centres will be maintained and improved. These centres will accommodate most of the borough's new retail, social, community and leisure uses (including culture/tourism) at a scale appropriate to their role. a. The majority of comparison and convenience retail growth to meet the strategic needs of the borough and beyond will be accommodated in Redhill town centre. b. Only limited growth will take place in all other centres, with no changes anticipated to the functional role of any of these centres from that defined in (2). 2. The borough's hierarchy of town centres is as follows: a. Primary town centre: Redhill is the prime focus for large-scale leisure, office, cultural and retail uses and developments b. Town centres: the Council will seek to maintain a balance of uses and development that promote both the vitality and viability of each individual centre: • Reigate town centre • Horley town centre • Banstead village centre c. Local centres: these provide for more local needs and either offer now, or will be the focus for investment in, accessible local services. This policy will be implemented through: • DMP policies, including in relation to design, amenity and sustainability, and saved policies from the Borough Local Plan • site allocations in the DMP and on the Policies Map, including in regeneration areas, and sustainable urban extensions as required • Horley North East and North West sector planning permissions • Area Action Plans for town centres as required • Partnership working with Surrey County Council, Registered Providers and private sector development partners • New Growth Point funding • Developer contributions, through Section 106 payments and/or Community Infrastructure Levy, and other funding opportunities as appropriate • consideration and determination of planning applications and appeals • compulsory purchase orders where necessary.

Travel options and accessibility

The Council will work with Surrey County Council, the Highways Agency, rail and bus operators, neighbouring local authorities and developers to: 1. Manage demand and reduce the need to travel, by: a. Allocating land for development and directing development to accessible locations in the borough b. Securing provision of - or easy access to - services, facilities and public transport as part of new development. 2. Improve the efficiency of the transport network, by: a. Enhancing public interchange facilities in Redhill and Horley town centres and promoting Redhill/Reigate as a transport hub b. Delivering improvements to the road network to meet all street users' needs, enhance accessibility along key corridors and accommodate the forecast increase in journeys. 3. Facilitate sustainable transport choices, by: a. Improving travel options through enhanced provision for bus, rail, walking, cycling and bridleways b. Promoting walking and cycling as the preferred travel option for shorter journeys c. Promoting non-car travel d. Requiring the provision of travel plans and transport assessments for proposals which are likely to generate significant amounts of movement e. Seeking to minimise parking provision in the most sustainable locations, and secure adequate parking provision relative to patterns of car ownership elsewhere.