Planning in Runnymede

Retention of Social & Community Infrastructure

The loss or change of use of existing social and community infrastructure facilities or sites will be resisted unless it can be demonstrated that demand can be met from alternative provision which has the capacity to provide facilities through co-location or provision of new facilities. Any co-located or new facilities should be of an equivalent or better quality than the facilities replaced, designed flexibly to allow for multiple activities and be as or more accessible by active and sustainable modes of travel to the community it serves as the existing facility or site which will be lost. Loss or change of use may also be permitted without the re-provision of facilities where it can be demonstrated that: a) There is no longer an identified demand for the facility or site; it is not viable or feasible for any other social or community use and no other provider of social or community services can make use of the site or facility. Evidence of the exercise applicants have gone through to consult with a range of social and community service providers, and to market the facility over a period of 6 months to demonstrate no interest will need to be provided; or b) The disposal of a social or community use or asset will help to deliver or enable wider social and community benefits; or c) In the case of indoor sports facilities, it can be clearly demonstrated that the building or land is surplus to requirements or is developed for alternative sports and recreation provision the benefits of which clearly outweigh the loss.

Health and Wellbeing

The Council is supportive of development that promotes community facilities and provides access to cultural experiences. The Council also supports development proposals which take opportunities to assist people of all ages and backgrounds living, working and relaxing in Runnymede to lead healthy lifestyles and improve quality of life. New major development should: • Encourage people to take physical exercise by providing opportunities for walking, cycling, outdoor recreation and sport; • Promote opportunities for recreation and social interaction. In residential led schemes, opportunities should also be taken where possible to allow residents to grow their own food.

Townscape and Landscape Quality

Whether within the Borough's urban areas or Green Belt, all development proposals will be expected to achieve high quality and inclusive design which responds to the local context including the built, natural and historic character of the area while making efficient use of land. In particular, development proposals will be supported where they: • Create attractive and resilient places which make a positive contribution to the Borough's townscape, public realm and/or landscape setting and which will endure into the long term, paying particular regard to layout, form, scale, materials, detailing and any guidance set out in adopted planning documents including Neighbourhood Plans and the Council's Design SPD; • Create developments which promote social interaction and design out crime by maximising opportunities for natural surveillance, safe and attractive shared public spaces, active street frontages and legible and accessible connections between people and places for pedestrian and cycling movement and access to public transport, local facilities, green and blue infrastructure; • Contribute to and enhance the quality of the public realm and/or landscape setting through high quality and inclusive hard and soft landscaping schemes. This will be demonstrated and implemented through an appropriate landscaping strategy which takes account of existing and proposed townscape/landscape character and features; • Ensure no adverse impact on the amenities of occupiers of the development proposed or to neighbouring property or uses and provide an appropriate standard of private amenity space. Development proposals will be expected to take account of a scheme's design at the earliest opportunity and demonstrate through the application process how design principles set out in this Policy and adopted planning documents have been met. For major developments, a Design & Access Statement should set out the design options considered through the design process and how these have evolved into the preferred design.

Sustainable Design

Development proposals will be supported where they: a) Incorporate measures for the secure storage of cycles and storage of waste including recyclable waste; b) Protect existing biodiversity and include opportunities to achieve net gains in biodiversity as well as greening of the urban environment; c) Maximises opportunities for passive solar gain and passive cooling through the orientation and layout of development; d) Subject to feasibility, incorporate electrical vehicle charging points in accordance with guidance issued by Surrey County Council; e) In residential development, including replacements, conversions and sub-divisions achieve water efficiency of 110 litres per person per day through compliance with the Building Regulations and where feasible provide rainwater harvesting techniques; f) Unless it can be demonstrated that it is unfeasible to do so, in major residential schemes, achieve compliance with Part M4(2) of the Building Regulations with 5% of dwellings achieving Part M4(3). The Council will negotiate the size, type and tenure of units to achieve compliance with Part M4(3) and the split between wheelchair adaptable and wheelchair accessible units based on evidence of need. g) Incorporate sustainable construction and demolition techniques that provide for the efficient use of minerals including a proportion of recycled or secondary aggregates and encourage the re-use of construction and demolition waste at source or its separation and collection for recycling.

Employment allocations

In order to ensure a range and choice of employment floorspace is available to accommodate the predicted future growth in Runnymede's economy, Strategic Land Availability Assessment site 51: Byfleet Road, New Haw is allocated for employment use. This site of 7.7ha will deliver a high quality employment development that will: a) Provide in the region of 20,000 net additional sqm of B1c/B8 floorspace b) Provide a range of unit sizes including units that cater for small businesses and start-ups; c) Within the total employment floorspace to be provided at the site, a limited (up to a maximum 10%) amount of B2 floorspace may be considered acceptable where it would not have a negative impact on neighbouring residential amenity; d) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site specific Travel Plan and Transport Assessment including maximising opportunities to incorporate into the scheme improved pedestrian and cycle linkages between the Basingstoke Canal/Wey Navigation and Byfleet & New Haw Rail Station.

Strategic Employment Areas

The five designated employment areas that together make up the borough's current core supply of employment land will be protected as Strategic Employment Areas, as shown on the policies map, and changes of use of land and/or buildings from employment to non-employment use resisted. The refurbishment and redevelopment of sites in these areas for employment use, and proposals for the intensification of sites for employment use will be permitted where they accord with other policies in the plan. The Strategic Employment Areas (for B uses) are: • SEA1: Hillswood Business Park • SEA2: Longcross Park Enterprise Zone • SEA3: The Causeway and Pinetrees Business Park • SEA4: Thorpe Industrial Estate • SEA5: Weybridge and Bourne Business Park and Waterside Trading Estate Exceptions: • The provision of limited essential ancillary facilities will be supported within the Strategic Employment Areas, where a clear justification is provided that the facility will provide positive benefits for the strategic employment area and will not conflict with established uses in the employment area; • Applications for hotel use will only be permitted where the proposal accords with the sequential test and impact test and will not conflict with established uses in the strategic employment area.

Catering for modern business needs

To attract businesses to the Borough; support the retention, creation and development of local businesses, promote business competitiveness and allow for flexibility to cater for the changing needs of the economy, the Council will: • Support proposals to redevelop outmoded employment floorspace to cater for modern business needs; • Encourage a range of types and sizes of new employment floorspace; • Seek the retention/re-provision of incubator units, small warehousing units and small serviced office accommodation unless comprehensive marketing has been carried out for at least one year; • Support provision of new incubator units, small warehousing units and small serviced office accommodation; • Support small scale rural offices or other small-scale rural employment development, through conversion or redevelopment of existing buildings to provide well-designed business premises, provided they accord with the Council's Green Belt policies.

Renewable & Low Carbon Energy

The local planning authority will support proposals for stand-alone and community led renewable, low carbon and decentralised sources of energy, unless any adverse impacts to local amenity or to the built, natural and historic environments cannot be overcome. Major development proposals will be required to submit an energy statement demonstrating how the following energy hierarchy has been applied and how it will be implemented in the proposal: 1) Be lean; use less energy 2) Be clean; supply energy efficiently 3) Be green; use renewable energy For step 3 in the hierarchy, development proposals of 1,000sqm or more of net additional floorspace will be expected to incorporate measures to supply a minimum of 10% of the development's energy needs from renewable and/or low carbon technologies unless it can be demonstrated with evidence that this is not feasible or viable. In addition: a) Development proposing 10,000sqm-50,000sqm of net additional floorspace should consider whether connection to existing renewable, low-carbon or decentralised energy networks is possible. Unless it can be demonstrated with evidence that connection to existing networks is not practical, feasible or viable, the development scheme will be expected to connect to existing renewable, low carbon or decentralised energy sources; or b) Applications for any development proposing more than 50,000sqm of net additional floorspace will be expected to provide onsite, new decentralised networks of renewable or low carbon energy sources within the development proposal, to exceed the 10% requirement of their own needs, and allow future third party connection, unless it can be demonstrated with evidence that doing so is not practical, feasible or viable.

Thames Basin Heaths Special Protection Area

Within 400m of the boundary of the Special Protection Area, no additional residential development will be permitted. Non-residential development within 400m may require an Appropriate Assessment under the Habitats Regulations. All additional residential development (including strategic allocations) beyond the 400m Special Protection Area exclusion zone, but within 5km of the Special Protection Area boundary, will need to put in place adequate measures to avoid and mitigate potential effects on the Special Protection Area. These must be delivered prior to occupation and in perpetuity and agreed with Natural England. To meet these requirements developments will need to: • Provide or contribute to Suitable Alternative Natural Green Space at a standard of at least 8 hectares per 1000 residents (minimum after any discounting); Proposals for new Suitable Alternative Natural Green Spaces will not be accepted unless agreed by Natural England; and • Make a financial contribution towards Strategic Access Management and Monitoring at the Special Protection Area. or • Contribute towards enhancing the strategic Suitable Alternative Natural Green Space provision that is made in the Council's Special Protection Area Interim Guidance or any subsequent update of it through the existing licensing scheme or any future agreed mechanism. Developments of fewer than 10 dwellings should not normally be required to be within a specified distance of SANG land; and • Make a financial contribution towards Strategic Access Management and Monitoring at the Special Protection Area. or • In exceptional circumstances, evidence may demonstrate that a bespoke solution will be effective in avoiding or mitigating the adverse impacts of housing development and visitor pressure on the Special Protection Area. In these cases, the proposed measures must be agreed by Natural England. For sites beyond the 5km zone of influence, an Appropriate Assessment may be required under the Habitats Regulations Assessment to determine whether there will be a likely impact on the integrity of the Thames Basin Heath Special Protection Area. This is likely for residential developments of 50 new dwellings and above between 5km and 7km from the Special Protection Area. Likewise, development that falls within a C1 or C2 use may have an impact on the integrity of the SPA. For any sites where impacts are likely, a bespoke solution will need to be assessed on a case by case basis and agreed with Natural England but will be based on the above three options. Over the lifetime of the Local Plan, should the Council not be able to demonstrate there is sufficient Suitable Alternative Natural Greenspaces capacity for mitigation, the Local Plan will need to be reviewed.

Green Infrastructure

The Council will seek to avoid further habitat fragmentation of Green Infrastructure by encouraging development proposals which restore, maintain and enhance habitat connectivity, in particular in Biodiversity Opportunity Areas as shown on the policies map. The Council will seek development to contribute towards the delivery of a high quality multi-functional Green Infrastructure network by requiring proposals to provide and make enhancements to onsite Green Infrastructure assets. In exceptional circumstances, if it is not possible to provide on-site Green Infrastructure as it is neither feasible nor viable, a financial contribution towards provision and enhancement of Green Infrastructure and services may be sought. The Council will ensure the effective use of Tree Preservation Orders to protect significant trees and will encourage the proper care and maintenance of trees by requiring owners to submit applications to work on protected trees and ensure that protected trees are replaced if they have to be felled.

Blue Infrastructure

The local planning authority will require applicants to contribute towards the delivery of a high quality multi-functional Blue Infrastructure network by expecting Blue Infrastructure assets to be provided, protected, maintained and enhanced to deliver multiple benefits and services for biodiversity, recreation and landscape. Therefore, the Council will resist proposals that lead to a decrease in the provision and quality of, and fails to enhance, the status of blue infrastructure, in accordance with the Water Framework Directive. Proposals will be supported that: • Demonstrate how they will support improving the status of failing water-bodies, in particular in relation to the requirements of the Thames River Basin Management Plan; • Do not involve the culverting of watercourses; • Do not involve the loss of natural banks; • Make appropriate provision to protect, enhance, improve and maintain accessible networks of Blue Infrastructure, including through deculverting and re-naturalisation of hard banks if appropriate; • Where appropriate, enable public access to Blue Infrastructure, including through providing undeveloped buffer zones (8m minimum for main rivers and 5m minimum for ordinary water courses). In certain circumstances, these standards could be negotiated to suit the particular ecological and requirements of a site. Any scheme to provide a buffer zone will need to include a working method statement detailing how the buffer zone will be protected during construction and long-term ecological plan. • Include measures to allow for the natural movement of fish within the watercourse where barriers to fish movement (e.g. weirs) are present. Development where inclusion of Sustainable Drainage Systems is necessary should have a management plan in place to demonstrate how wildlife has been taken account of.

Managing Flood Risk

New development will be guided to areas of lowest flood risk from all sources of flooding through the application of the sequential test. A sequential approach to the layout on individual development sites will also be expected to be followed to minimise flood risk. The exception test will continue to be applied where national planning policy advises that this is necessary. Any development proposed in either flood zone 2, flood zone 3, on sites over 1ha in flood zone 1, or in a dry island (all types of development excluding minor development in a dry island), must be accompanied by a site specific Flood Risk Assessment, proportionate to the scale of development that demonstrates that all forms of flooding have been taken into account (as detailed in the Council's Strategic Flood Risk Assessment). Managing flood risk over the lifetime of the development must be addressed, taking into account the following: • The impacts of climate change, and • Where practical to do so, it will be expected that developments will be constructed with adequate flood resilience and resistance measures suitable for the lifetime of the development, in line with Environment Agency advice and advice contained in the Runnymede Strategic Flood Risk Assessment. Where national planning policy requires the exception test to be applied and passed, and when a site is located in a dry island, applicants will be expected to consider the onset and duration of a flood, the vulnerability and willingness of occupiers to evacuate the site in a flood event and the ability of the site to operate an effective flood evacuation procedure. For new development where at least 1 net additional residential unit is proposed or for all other types of development, where a net additional floorspace of 250sqm is proposed, development must not materially: • Impede the flow of flood water; • Reduce the capacity of the floodplain to store water; • Cause new, or exacerbate existing flooding problems, either on the proposed development site or elsewhere. Development proposed will be required to attenuate surface water run-off so that the run-off rate is no greater than the run-off prior to development taking place or, if the site is previously developed, development actively reduces run-off rates and volumes. All new development is required to ensure that sustainable drainage systems are used for the management of surface water unless demonstrated to be inappropriate. All new developments in areas at risk of flooding must give priority to the use of sustainable drainage systems. The Council supports proposals for strategic flood relief measures (and associated enabling works), including the emerging flood relief measures and channel through Runnymede as part of the wider River Thames Scheme. The land which may be required for the River Thames Scheme, as shown on the Policies Map is safeguarded for this purpose. The Environment Agency will continue to engage and consult with landowners affected by or immediately adjacent to the scheme of works, to inform future planning proposals to ensure the River Thames Scheme proposal is compatible with existing and future development. Any loss of the approved compensation scheme at Thorpe Park as a result of the River Thames Scheme construction works would be re-provided in agreement with the Council.

Extensions and Alterations to and Replacement of Buildings in the Green Belt

The extension of a building is not inappropriate development provided that it does not result in disproportionate additions over and above the size of the original building. The replacement of a building is not inappropriate development provided the new building is in the same use and is not materially larger than the building it replaces. In all cases, development proposals should maintain openness of the Green Belt and not conflict with the purposes of including the land in the Green Belt. In addition, new development should not materially increase the prominence of the development at the site. When assessing a proposal, the following considerations will be taken into account: • The planning history of the site (post 1st July 1948) including any previous extensions or enlargements including previous works carried out under permitted development; • The current lawful use of the existing building(s); • The use of the proposed building(s)/extension; • Existing and proposed floorspace including mezzanine levels, space under roofs and covered balconies; • Existing and proposed built footprint which may increase the spread and site coverage and reduce distances to boundaries; • Changes in mass, bulk and height of buildings including roof form changes and features, and any raising off ground to provide voids/flood mitigation; • Scale of buildings including from different aspects within and outside the site; • Inclusion of features which may impact on openness including basements and sunken areas, light wells, changes to ground levels including any exposed parts of buildings and ramps; • Other ancillary aspects of a development proposal such as garages and other outbuildings, walls and gates, areas of hardstanding and their use and external storage will be considered additionally in respect of the built envelope, function and linkages to the main dwelling. These may cumulatively impact on the openness of the Green Belt.

Re-use of Buildings in the Green Belt

The re-use of buildings in the Green Belt is not inappropriate provided the buildings are lawful and of permanent and substantial construction, the proposal preserves the openness of the Green Belt and does not conflict with the Green Belt purposes. When assessing proposals for re-use, the following considerations will be taken into account: • The permanence and condition of the building. It must be capable of conversion without major or complete reconstruction; • The relationship with surrounding land uses and implications for future uses; • Extent of ancillary works or features such as external storage, hardstanding, car parking, boundary walling or fencing; • Whether the proposal would restore/retain a building of architectural or historic interest.

Outdoor Sport and Recreation in the Green Belt

In accordance with the National Planning Policy Framework, the provision of facilities for outdoor sport, outdoor recreation and for cemeteries, burial grounds and allotments may not be inappropriate in the Green Belt provided such provision preserves the openness of the Green Belt and does not conflict with the purposes of including land within it. When assessing proposals, the following considerations will be taken into account: • proposals for stables/tack rooms must demonstrate the amount of development proposed is reasonably related to its intended use and the use of the land; • proposals will be expected to demonstrate the minimum required hard standing necessary for the facility, if this hardstanding is required.

Infilling or Redevelopment on Previously Developed Land in the Green Belt

The limited infilling or partial or complete redevelopment of previously developed land (excluding temporary buildings) is not inappropriate in the Green Belt providing there would be no greater impact on the openness of the Green Belt than the existing development. The following considerations will be taken into account: • Lawful status of existing buildings and any hardstanding; • General height and storeys of existing and proposed buildings and their disposition around/within the site; • Existing and proposed floorspace and footprint; • Existing and proposed hardstanding; • Existing and proposed development envelope and amount of undeveloped areas; • Relationship with existing landscape features and integration with surroundings including space within and around the development particularly close to boundaries and views from within and outside the site; • Phasing of proposed development including any demolition proposed.

Engineering Operations in the Green Belt

Proposals for engineering operations including laying of roads and hardstanding, material changes in land levels and formation of bunds are considered inappropriate development unless the applicant has demonstrated that the operations preserve the openness of the Green Belt at the site and its vicinity, and do not conflict with the purposes of the Green Belt. The extent and visual impact of the changes in land levels will be taken into account in assessing such proposals, as will the purpose and intent of future use of the hardstanding in order to ensure the visual effects are not harmful.

Change of Use of Land in the Green Belt

Proposals for changes of use of land may not be inappropriate development per se but the change of use should have no greater impact on the openness of the Green Belt and the purpose of including land within it than the existing use. Furthermore, proposals for independent residential use of land are considered to be inappropriate development and harmful to the Green Belt in principle, including residential use associated with husbandry of land or livestock.

Environmental Protection

Any report or assessment required by this policy will be expected to be written in line with best practice guidance or advice. Air Quality Development proposals which may give rise to adverse impacts on air quality including sources of odour or fumes or which may place sensitive receptors in areas exceeding adopted air quality standards, or in close proximity to existing sources of odour will be expected to be accompanied by an air quality assessment or odour impact study. Where the air quality assessment or odour impact study shows that proposed development, either individually or cumulatively, will have an adverse impact on air quality, sensitive receptors, the natural environment or amenity, planning permission will only be granted where abatement or mitigation measures to reduce impacts to acceptable levels can be secured and implemented. Noise Development proposals resulting in or being subject to external noise impacts above Lowest Observed Adverse Effect Level will be expected to implement measures to mitigate and reduce noise impacts to a minimum. Development proposals resulting in or being subject to external noise impacts above Significant Observed Adverse Effect Level will not be supported unless it can be clearly demonstrated that the social and economic benefits of the proposal outweigh noise impacts and unless the scheme's design and layout has been optimised to avoid, mitigate and reduce impacts to a minimum. Proposals which have or would be subject to unacceptable adverse effects will not be supported. Proposals will need to consider the effects of external noise on outside amenity and where possible incorporate opportunities to create areas of relative tranquillity or areas which offer respite from high ambient noise levels. In considering measures to avoid, mitigate and reduce noise impacts, proposals will need to consider the basic principles of noise control: • Separate noise sources from sensitive receptors; • Control the noise at source; and • Protect the receptor. For all proposals resulting in or being subject to external noise impacts above Lowest Observed Adverse Effect Level, a noise or acoustic assessment will need to be submitted which demonstrates the avoidance, mitigation or reduction measures identified are the most appropriate and capable of implementation. Land Contamination Development proposals on land which is suspected of being affected by historic or current land contamination will be required to investigate the nature and risk of the contamination both to the development proposal and to the wider environment. Where contamination is revealed, the applicant will be required to submit and implement a scheme of remediation which demonstrates that the land and where necessary groundwater will be remediated to the point where it no longer meets the definition of statutory contaminated land. Light The Council will expect lighting schemes, whether as proposals on their own or as part of a wider redevelopment to be well-designed, focussing on avoiding impact on local amenity, wildlife, public safety and their prominence within and from the surrounding townscape/landscape. Schemes should be designed to industry standards and not exceed the minimum light levels necessary for their purpose and not spill beyond the area intended for illumination. Integrating Development with Existing Uses Development proposals should be integrated effectively with existing businesses and community facilities and ensure that where an existing business or community facility has an effect that could be deemed a statutory nuisance as a result of the proposed development, or where its operation could have a significant adverse effect on the proposed development (including changes of use), the applicant will be required to demonstrate at application stage that effective mitigation can be secured and implemented prior to completion of that development or a phase of that development. Construction Management The Local Planning Authority may also place conditions on any permission granted requiring the submission and implementation of a Construction Management Plan or Construction Environmental Management Plan prior to the commencement of development.

Biodiversity, Geodiversity and Nature Conservation

Development on or adjacent to the following hierarchy of important sites in the Borough will need to pay particular attention to the requirements of this policy. 1) Ramsar sites (international). 2) Special Protection Areas and Special Areas of Conservation (European). 3) Sites of Special Scientific Interest and National Nature Reserves (National). 4) Ancient Woodland, ancient or veteran trees; and/or trees and hedgerows protected by a Tree Preservation Order. 5) Sites of Nature Conservation Importance, Local Nature Reserves. 6) Other priority habitats and priority species not identified in 1, 2, 3, 4 or 5 above (Local); designated Local Green Space where richness of wildlife has been identified as a contributing factor in its designation; and any area in Runnymede that may be in future identified as a Nature Improvement Area; trees considered to make a significant contribution to their surroundings, individually or as a group. The Council will seek net gains in biodiversity, through creation/expansion, restoration, enhancement and management of habitats and features to improve the status of priority habitats and species. Development proposals should demonstrate how this will be achieved and should be in accordance with any Supplementary Planning Document the Council prepares. Development proposals not directly related to the management of Ramsar, SPA, SAC as well as SSSI units forming part of these designations will not be permitted unless it can be demonstrated that the impact of proposals, either alone or in combination, will not result in likely significant adverse effects. If significant adverse effects remain even with the implementation of suitable avoidance and/or mitigation, development proposals will need to demonstrate that alternatives to the proposal have been fully explored and that Imperative Reasons of Overriding Public Interest (IROPI) exist. In these exceptional circumstances the Council will only permit development where suitable compensatory measures can be implemented. For development proposals that affect national, regional or locally protected sites not forming part of a Ramsar, SPA or SAC, permission will only be granted where it can be demonstrated that the benefits of the development proposal clearly outweigh the harm to the site and has followed the hierarchy of mitigation so that biodiversity/geodiversity damage from development should first be avoided, then mitigated on-site and finally, as a last resort and where acceptable, offset.

Existing Open Space

The Council will seek to protect, maintain, and where possible, enhance existing open spaces to encourage quality and accessibility improvements in order to ensure a continued contribution to the health and well-being of local communities. The Council will not permit the loss or displacement of existing open space to other uses unless it can be demonstrated, through up-to-date and robust evidence, that: a) There is a proven surplus of provision and the site is no longer needed, or is unlikely to be required in the future; or b) The benefit of the development to the community outweighs the harm caused by the loss of the facility; or c) An alternative facility of an equal quantity and quality or higher standard will be provided in at least an equally convenient and accessible location to serve the same local community. The local accessibility standards highlighted within the most up-to-date Open Space Study at the time of any planning application should be relied upon to support any arguments advanced. Developments which look to maintain or increase the quality of open spaces, in particular natural and semi natural spaces, to provide an improved environment for wildlife and to achieve recreation enhancements for the community, will be welcomed.

New Open Space

The Council will require residential developments of 20 dwellings (net) or more to provide new or enhanced provision of open space in accordance with the standards set out below: • 1.6 hectares per 1000 population for outdoor sports facilities • 0.8 hectares per 1000 population for provision for children and teenagers • At least 20 standard size allotment plots (250sq metres per plot in size) per 1000 households or where this is not possible, provision of an alternative such as community gardens or similar. As a minimum, development should not increase existing deficiencies of open space in the Borough as informed by the most up-to-date Open Space Study. Development proposals, including sites allocated in this Plan, should aim to incorporate the required amount of open space as set out in this Policy, however the Council will negotiate on a site by site basis the type of Open Space provision where other typologies may be more appropriate or desirable having regard to the most up to date Open Space Study. It may not be possible to make on-site provision for open space. Where it has been demonstrated that it is not feasible or viable to provide on-site provision, off site financial contributions to improve the quality of existing Council owned open spaces within a reasonable proximity to the development site as highlighted by the most up to date local accessibility standards will be considered as mitigation.

Local Green Space

The Council will give special protection to sites designated as Local Green Space as shown on the Policies Map. Within a designated Local Green Space development will not be permitted other than development which supports the use of the Local Green Space or where very special circumstances can be demonstrated and which outweigh the harm to the Local Green Space.

Playing Pitches

The Council will not permit the loss or displacement of existing playing pitches and/or playing fields to other uses unless it can be demonstrated, through up-to-date and robust evidence, that: a) There is a proven surplus of provision and the site is no longer needed, or is unlikely to be required over the lifetime of the plan; or b) The benefit of the proposed development to the community, with regard to sport, health and wellbeing outweighs the harm caused by the loss of the facility; or c) A replacement playing pitch of an equal quantity and quality or higher standard will be provided in at least an equally convenient and accessible location to serve the same local community to be guided by the Council's Playing Pitch Strategy. In exceptional circumstances, where it has been demonstrated that on site provision is not feasible or viable, off site financial contributions may be considered acceptable. Provision and enhancement of outdoor sports pitch requirements (grass and artificial) will be guided by the Council's Playing Pitch Strategy.

Strategic Heritage Policy

Development that affects Runnymede's heritage assets should be designed to protect, conserve and enhance the significance and value of these assets and their settings in accordance with national legislation, policy and guidance and any supplementary planning documents which the council may produce. The historic environment in Runnymede includes the following heritage assets: • Listed Buildings • Conservation Areas • Parks and Gardens of Special Historic Interest • Scheduled Monuments • County Sites of Archaeological Importance and Areas of High Archaeological Potential • Locally Listed Buildings and other non-designated locally significant assets Development proposals likely to affect the significance of a heritage asset, including the contribution made by its setting, should be accompanied by a description of its significance in sufficient detail to allow the potential impacts to be adequately assessed. As a minimum the Surrey Historic Environment Record should be consulted. Where there is potential for heritage assets with archaeological interest to be affected, this description should be informed by available evidence, desk-based assessment and, where appropriate, field evaluation to establish the significance of known or potential heritage assets. The sympathetic and creative reuse and adaptation of heritage assets which provide a sustainable future for a heritage asset will be encouraged, where the proposed new use is consistent with conservation of the asset. The delivery of enabling development within the setting of heritage assets which make a positive contribution to, or better reveal the significance of the heritage assets will be encouraged. The total loss of a designated heritage asset will be exceptional. Where a material change to, or the whole or partial loss of, a heritage asset has been approved through the Development Management process, recording and interpretation shall be undertaken prior to and during the course of implementation of the works to document and understand the asset's archaeological, architectural, artistic, cultural or historic significance. The scope of the recording should be proportionate to the asset's significance and the impact of the development on the asset. The information and understanding gained should be made publicly available, as a minimum through Surrey's Historic Environment Record and where appropriate at the asset itself through on-site interpretation or use of a public depository. The council will seek to avoid heritage assets becoming 'at risk' in the future. Where evidence of neglect is reported, or becomes apparent, the council will make contact with owners to draw their attention to the risks to their property, suggest appropriate measures and find out their plans for maintenance and reuse. The council will seek to facilitate the bringing back into appropriate use of any vacant heritage assets (listed buildings and buildings in conservation areas), in order to minimise future risks to the significance of the building.

Listed Buildings

The Council will support appropriate development which seeks to maintain, sustain and enhance the significance and special architectural and historic interest of Listed Buildings in the Borough. Considerable weight will be given to the protection of a listed building and its setting. Development of a listed building, or development within the curtilage or within the vicinity of a listed building or structure, should preserve and/or enhance its setting and any features of special architectural or historical interest which it possesses. The historic fabric and any features of architectural or historic interest should be retained in situ and repaired rather than replaced wherever possible. Proposals should not adversely affect the listed building or its setting by virtue of design, scale, materials, or proximity or impact on views or other relevant aspects of the historic building fabric. The change of use of part, or the whole, of a Listed Building will be supported provided that its setting, character and features of special architectural or historic interest would be preserved and/or enhanced. Consideration will be given to the long-term preservation that might be secured through a more viable use. Development which would cause substantial harm to or loss of a listed building (including curtilage buildings), including total or partial demolition, will be permitted only in exceptional circumstances. The Council will consider the following matters when determining such applications: • The nature of the listed building prevents all reasonable use of the site, no viable use of the listed building can be found through appropriate marketing that will enable its conservation and it can be demonstrated that charitable or public funding/ownership is not available to enable its conservation; • Any harm or loss is outweighed by the benefits of bringing the site back into use. In such cases, consideration will be given to the asset's significance.

Conservation Areas

Development within or affecting the setting of a Conservation Area, including views in or out, should protect, conserve, and wherever possible enhance, the special interest, character and appearance of the Conservation Area. Proposals for all new development, including alterations, extensions, renovation or change of use of existing buildings, construction of new buildings, advertisements, engineering operations, hard surfacing, means of enclosure, including gates, fences and walls and the addition of energy efficiency and renewable energy technologies will be required to: • Preserve and where possible enhance the existing historic fabric and features of the Conservation Area that contribute to its special interest, character and appearance; • Respect the existing local context and established character, with reference to existing building layouts, plot and frontage sizes, form, height, depth, scale, massing of existing buildings, spacing between existing buildings, established street layouts, materials, architectural and landscape features including historically significant boundaries and building lines, and be in keeping with the character and appearance of the conservation area; • In the case of new development, make a positive contribution to local character and distinctiveness. Wherever possible shop-fronts of architectural or historical value should be retained. Proposals for replacement shop-fronts and signage, or alterations to existing shop-fronts should respect the character, scale, proportion and materials of the existing building and protect and enhance the special interest, character and appearance of the Conservation Area. Signs above ground floor level, internally illuminated signs and external shutters will be resisted. Proposals to demolish existing non-listed buildings and/or structures will be assessed against the contribution the existing building or structure makes to the significance of the Conservation Area including its special interest, character, and appearance, and the merits of any proposed replacement development. The opportunity to remove unsightly features or buildings which detract from the character or appearance of the Conservation Area will be encouraged. Where substantial harm would be caused to a Conservation Area's significance, the demolition of the existing building will be resisted unless exceptional circumstances or substantial public benefits outweighing any harm to the Conservation Area can be demonstrated. Where less than substantial harm would be caused by the demolition or partial demolition or alteration of a non-listed building, any public benefit caused to the overall character of the conservation area will be assessed as part of the pre-determination balancing exercise. A full planning application, as opposed to an outline planning application will be required to be submitted for proposed development in a Conservation Area, and this application must include contextual elevational drawings which illustrate any effects on neighbouring buildings, and demonstrate which elements of the streetscape have influenced the scheme design. As resources permit the Council will deliver a programme of review of the Borough's seven conservation areas in accordance with its statutory duty. These reviews will consider the designation of the Conservation Areas and their extent and make recommendations as necessary. They will culminate in a management plan for continued protection and enhancement of each conservation area. Other areas will be considered for conservation area designation if and when appropriate. The Council will seek to protect existing trees which make a positive contribution to the character and local distinctiveness of the Conservation Area. New development proposals will be required to provide high quality landscaping schemes which protect and enhance the character and appearance of the Conservation Area. In considering applications for work on existing trees within Conservation Areas, the Council will require good arboricultural management to ensure that the impact of the proposed works on tree health and amenity value is reasonable and justified. Tree Preservation Orders will be created to protect trees or groups of trees of significance, where inappropriate and damaging works are proposed.

Parks and Gardens of Special Historic Interest

Proposals for development within, affecting the setting of, or conspicuous from a registered park or garden will be required to: • Protect, conserve and where appropriate enhance the significance, character and appearance of the Park or Garden, including its setting and any special historic features; • Avoid subdivision resulting in new boundaries, land uses and development which fails to protect the special historical significance of the park or garden; • Conserve and restore existing, or where possible reinstate lost features of historic or architectural interest and/or significance, including existing trees and planting, other forms of distinctive or historic landscaping and garden features which contribute to the significance and special historic interest of the park or garden; • Where the Council considers it relevant, development proposals should be accompanied by an appropriate Management Plan to secure the long-term conservation of the park or garden.

Scheduled Monuments, County Sites of Archaeological Importance (CSAIs) and Areas of High Archaeological Potential (AHAPs)

Proposals for development will be required to conserve, and where appropriate, enhance the significance, historic features and importance of Scheduled Monuments and County Sites of Archaeological Importance and their settings. Proposals which improve public access to, or the understanding of, a Scheduled Monument or County Sites of Archaeological Importance in a manner consistent with its conservation, will be supported. Development that adversely affects the physical survival, setting or overall heritage significance of any element of a Scheduled Monument or County Sites of Archaeological Importance or their settings will be resisted. An archaeological assessment, and where appropriate the results of a site evaluation (and, should remains have been identified, an accompanying archaeological mitigation strategy) will be required to accompany a planning application for: • Proposals for development on sites which affect, or have the potential to affect, Scheduled Monuments; • Proposals for development on sites which affect, or have the potential to affect, County Sites of Archaeological Importance or Areas of High Archaeological Potential; • Proposals for development on all other sites which exceed 0.4ha in size. Where archaeological finds are identified the first consideration will be in situ preservation. Where it can be demonstrated to the satisfaction of the Council that this is not feasible, the Council will require adequate excavation and an accurate record to be made of any archaeological remains which will be destroyed and the results to be made publicly accessible via the publication and archiving of any material recovered.

Locally Listed and other Non-Designated Heritage Assets

The Council will develop and maintain an up to date list of non-designated heritage assets of local architectural or historic interest. This list will include where appropriate the identification of potential opportunities for active preservation. Development will be required to preserve the character and significance of locally listed and other non-designated heritage assets, their setting and any features of architectural or historic interest. The historic landscape of the Borough should be respected, taking into account locally distinctive settlement patterns, hedgerows, woodlands and canals. Proposals for the demolition of a locally listed heritage asset, and/or the loss or removal of important features of character will be assessed in the light of their significance and the degree of harm or loss. Proposals which would secure the repair and use of a locally listed or other non-designated heritage asset in a manner consistent with its conservation and which would retain features of architectural or historic value will be supported. Non-designated heritage assets of archaeological interest which are considered to have significance equivalent to that of designated assets will be subject to policy EE7.

Spatial Development Strategy

The Local Plan will make provision for a minimum of 7507 net additional dwellings over the plan period. To meet identified employment need, a business park in the region of 20,000sqm at New Haw and a 79,025sqm (7,350sqm net) office/business park at the Longcross Enterprise Zone are also allocated through this Local Plan. Through existing permissions and Local Plan allocations, over the period of the Local Plan a minimum of 7,540sqm net retail floorspace will also be delivered in the Borough's town centres and a minimum of 60,260 sqm net employment floorspace delivered in the Borough's remaining Strategic Employment Areas. As set out in the table below, growth aspirations will largely be directed towards the most sustainable, larger settlements in Runnymede and towards the garden village at Longcross. These are considered to be the best locations for delivering supporting infrastructure as well as active and sustainable travel choices. The expected growth deliveries for each settlement area as set out in the table within this Policy are minimum requirements. Further development within the Borough's settlement areas will not be refused if, over the plan period, growth expectations have been exceeded for any settlement and provided development proposals are in accordance with other policies in this Plan.

Site Allocations

The sites listed within this Policy are allocated for development and are expected to deliver the level of development as set out in the table below. Further information on the requirements for each site are set out within other policies in this Plan. Unless otherwise stated in the individual site allocation policies, sites will be expected to be delivered in compliance with the policies of this Plan when read as a whole.

Housing Allocation at Virginia Water South

a) Make provision for a minimum of 140 net additional C3 dwellings and 2 net additional serviced Gypsy/Traveller pitches; b) Take account of site boundary vegetation and the built development strategy for unit SS4 of the Surrey Landscape Character Assessment in the design, layout and landscaping of the site. This will need to be demonstrated and implemented through an appropriate landscaping strategy; c) Safeguard biodiversity at the Wentworth Golf Courses-Knowle Hill SNCI in the design and layout of the site through an appropriately designed green infrastructure buffer. Through the provision of landscaping and boundary vegetation, achieve net gains in biodiversity taking account of the objectives and targets for Biodiversity Opportunity Area TBH01; This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; d) Contribute towards the improvement of and maximise opportunities to provide safe and attractive links to the existing public rights of way network in the locality of the site; e) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site specific Travel Plan and Transport Assessment, exploring opportunities for the site to link with, or contribute towards cycle routes including those at Longcross Garden Village and to improve pedestrian access to public transport links; f) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); g) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; h) For the avoidance of doubt, in relation to open space requirements for the site (Policy SL26) it will be expected that open space provision for children and teenagers will be provided on site wherever possible, whilst a financial contribution towards off site outdoor sports facilities will be required. Financial contributions for allotments will not be required from this site due to local overprovision and proportionate alternative off site contributions to other green space typologies will be required. Beyond this it will be expected that the applicant will provide or contribute to any other infrastructure identified at application stage which is necessary to make the development acceptable in planning terms.

Housing Allocation at Parcel B, Vet Labs Site, Addlestone

a) Make provision for a minimum of 150 net additional C3 dwellings and 2 net additional serviced Gypsy/Traveller pitches; b) Take account of TPO 421, site boundary vegetation and the built development strategy for unit SS3 of the Surrey Landscape Character Assessment in the design, layout and landscaping of the site especially the western, southern and northern boundaries. This will need to be demonstrated and implemented through an appropriate landscaping strategy; c) Contribute towards the improvement of and maximise opportunities to provide safe and attractive links to the existing public rights of way network; d) Through provision of boundary planting, landscaping and improving the public rights of way network, provide net gains in biodiversity. This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; e) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site-specific Travel Plan and Transport Assessment. Given the expected impact of development at the site on the A320, proportionate financial contributions to deliver relevant mitigation will be required. The applicant will also be expected to explore opportunities to link with existing cycle routes and passenger transport infrastructure and services;

Housing Allocation at Ottershaw East, Ottershaw

a) Make provision for a minimum of 200 C3 dwellings and 2 net additional serviced Gypsy/Traveller pitches; b) Contribute towards the improvement of and maximise opportunities to provide safe and attractive links to the existing public rights of way network in the locality of the site avoiding severance and re-routing; c) Take account of site boundary vegetation, the adjacent ancient woodland and its buffer zone which extends into the proposed SANG and the built development strategy for unit SS4 of the Surrey Landscape Character Assessment in the design and layout of the site and provide new boundary planting with native species where necessary; This will need to be demonstrated and implemented through an appropriate landscaping strategy; d) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site-specific Travel Plan and Transport Assessment. Given the expected impact of development at the site on the A320, proportionate financial contributions to deliver relevant mitigation will be required. The applicant will also be expected to explore opportunities for the site to link with or contribute to links to the A320 cycle route; e) Make a financial contribution(s) either through S106 or CIL (or its successor) towards the provision of early years, primary and secondary school infrastructure; f) Provide 0.1ha of land and a proportionate contribution to the building of up to 800sqm for a new health facility comprising a GP surgery with associated parking and landscaping; g) Deliver appropriate flood risk mitigation and SuDS as identified through a site-specific flood risk & drainage assessment; h) The provision of SANG, SuDS, improvements to the existing public rights of way network and landscaping should be used as an opportunity to provide net gains in biodiversity; This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; i) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms; j) Within the area shown purple on the plan above, provide an area of SANG to avoid impacts to the Thames Basin Heaths Special Protection Area, as well as a contribution towards SAMM.

Housing Allocation at St Peter's Hospital, Chertsey

a) Make provision for a minimum of 400 net additional C3 dwellings; b) Take account of TPO425, the site's veteran trees, site boundary vegetation in the design, layout and landscaping of the site especially the boundary vegetation to Homewood Park; This will need to be demonstrated and implemented through an appropriate landscaping strategy; c) Through provision of landscaping and boundary vegetation provide net gains in biodiversity; This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; d) Provide a financial contribution towards the provision of a community hub building and associated infrastructure at Parcel A, Chertsey Bittams rather than providing or contributing to outdoor sports facilities and allotments contrary to Policy SL26. For the avoidance of doubt, it will be expected that open space provision for children and teenagers will be provided, on site wherever possible; e) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site-specific Travel Plan and Transport Assessment. Given the expected impact of development at the site on the A320, proportionate financial contributions to deliver relevant mitigation will be required. The applicant will also be expected to explore opportunities for the site(s) to provide a link between the A320 off road cycle route and Holloway Hill/Stonehill Road; f) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); g) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; h) Provide access points into the Homewood Park SANG from the western parcel of land; i) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Housing Allocation at Parcel A, Chertsey Bittams, Chertsey

a) Make provision for a minimum of 175 net additional C3 dwellings and 5 net additional serviced Gypsy/Traveller pitches; b) Ensure the scheme does not give rise to adverse impacts to human health from noise/air quality from the M25 by implementing design features and layouts that mitigate these impacts as demonstrated through an appropriate noise/air quality assessment. Development will be permitted in the AQMA, where it can be demonstrated that it will not have any adverse impacts to human health or lead to a deterioration of air quality within the AQMA; c) Take account of TPO 415, site boundary vegetation and the built development strategy for unit SS3 of the Surrey Landscape Character Assessment in the design, layout and landscaping of the site; This will need to be demonstrated and implemented through an appropriate landscaping strategy; d) Contribute towards the improvement of and maximise opportunities to provide safe and attractive links to the existing public rights of way network, in particular incorporating access to and avoiding severance and re-routing of FP36 and 37 unless it would improve accessibility, safety and/or, attractiveness to users; e) Through the provision of landscaping, boundary vegetation and improving the rights of way network, achieve net gains in biodiversity; This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; f) Contrary to Policy SL26, provide an area of land of around 0.1ha within the site for the provision of a community hub building and associated infrastructure; g) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site-specific Travel Plan and Transport Assessment. Given the expected impact of development at the site on the A320, proportionate financial contributions to deliver relevant mitigation will be required; h) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); i) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; j) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Housing Allocation at Parcel B, Chertsey Bittams, Chertsey

This is a 3.9ha site located on the southern side of Bittams Lane, Chertsey in the Chertsey South area. Over the period of the Local Plan, the site will deliver a high quality development that will: a) Make provision for a minimum of 120 net additional C3 dwellings and 2 net additional serviced Gypsy/Traveller pitches; b) Ensure the scheme does not give rise to adverse impacts to human health from noise arising from the M25/St Peter's Way by implementing design features and layouts that mitigate noise impacts as demonstrated through an appropriate noise assessment; c) Take account of site boundary vegetation and the built development strategy for unit SS3 of the Surrey Landscape Character Assessment in the design, layout and landscaping of the site especially the western and northern boundaries. This will need to be demonstrated and implemented through an appropriate landscaping strategy; d) Contribute towards the improvement of and maximise opportunities to provide safe and attractive links to the existing public rights of way network, in particular incorporating access to and avoiding severance and re-routing of FP56 unless it would improve accessibility, safety and/or, attractiveness to users; e) Through provision of boundary planting, landscaping and improving the public rights of way network, provide net gains in biodiversity. This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; f) Provide a financial contribution towards the provision of a community hub building and associated infrastructure at Parcel A, Chertsey Bittams, rather than providing or contributing to outdoor sports facilities and allotments contrary to Policy SL26. For the avoidance of doubt, it will be expected that open space provision for children and teenagers will be provided, on site wherever possible; g) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site-specific Travel Plan and Transport Assessment. Given the expected impact of development at the site on the A320, proportionate financial contributions to deliver relevant mitigation will be required; h) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); i) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; j) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Housing Allocation at Parcel C, Chertsey Bittams, Chertsey

This is a 1.93ha site located on the southern side of Green Lane, Chertsey in the Chertsey South area. Over the period of the Local Plan, the site will deliver a high quality development that will: a) Make provision for a minimum of 9 net additional C3 dwellings, 11 net additional serviced Gypsy/Traveller pitches and permanent retention of the existing temporary pitch; b) Incorporate the retention of the existing gypsy pitch which is located in the site; c) Ensure the scheme does not give rise to adverse impacts to human health from noise/air quality from the M25/St Peter's Way by implementing design features and layouts that mitigate these impacts as demonstrated through an appropriate noise/air quality assessment. Development will be permitted in the AQMA, where it can be demonstrated that it will not have any adverse impacts to human health or lead to a deterioration of air quality within the AQMA; d) Take account of site boundary vegetation and the built development strategy for unit SS3 of the Surrey Landscape Character Assessment in the design, layout and landscaping of the site; This will need to be demonstrated and implemented through an appropriate landscaping strategy; e) Through the provision of landscaping and boundary vegetation achieve net gains in biodiversity; This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; f) Provide a financial contribution towards the provision of a community hub building and associated infrastructure at Parcel A, Chertsey Bittams rather than providing or contributing to outdoor sports facilities and allotments contrary to Policy SL26. For the avoidance of doubt, it will be expected that open space provision for children and teenagers will be provided, on site wherever possible; g) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site-specific Travel Plan and Transport Assessment. Given the expected impact of development at the site on the A320, proportionate financial contributions to deliver relevant mitigation will be required; h) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); i) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; j) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Housing Allocation at Parcel D, Chertsey Bittams, Chertsey

This is a 4.14ha site located in the southwestern corner of the Chertsey South area. Over the period of the Local Plan, the site will deliver a high quality development that will: a) Make provision for a minimum of 125 net additional C3 dwellings; b) Incorporate the retention of the existing 93 bed care home on the site; c) Take account of TPO 80 and site boundary vegetation in the design, layout and landscaping of the site; This will need to be demonstrated and implemented through an appropriate landscaping strategy; d) Through the provision of landscaping and boundary vegetation achieve net gains in biodiversity; This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; e) Provide a financial contribution towards the provision of a community hub building and associated infrastructure at Parcel A, Chertsey Bittams rather than providing or contribution towards outdoor sports facilities and allotments contrary to Policy SL26. For the avoidance of doubt, it will be expected that open space provision for children and teenagers will be provided, on site wherever possible; f) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site-specific Travel Plan and Transport Assessment. Given the expected impact of development at the site on the A320, proportionate financial contributions to deliver relevant mitigation will be required; g) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); h) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; i) Contribute towards the improvement of the existing public rights of way network in the locality of the site; j) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Housing Allocation at Parcel E, Chertsey Bittams, Chertsey

This is a 3.1ha site located in the southwestern corner of the Chertsey South area. Over the period of the Local Plan, the site will deliver a high quality development that will: a) Make provision for a minimum of 75 net additional C3 dwellings; b) Take account of TPO 16, site boundary vegetation and the built development strategy for unit SS3 of the Surrey Landscape Character Assessment in the design, layout and landscaping of the site; This will need to be demonstrated and implemented through an appropriate landscaping strategy; c) Through the provision of landscaping and boundary vegetation, achieve net gains in biodiversity; This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; d) Provide a financial contribution towards the provision of a community hub building and associated infrastructure at Parcel A, Chertsey Bittams rather than providing or contributing to outdoor sports facilities and allotments contrary to Policy SL26. For the avoidance of doubt, it will be expected that open space provision for children and teenagers will be provided, on site wherever possible; e) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site-specific Travel Plan and Transport Assessment. Given the expected impact of development at the site on the A320, proportionate financial contributions to deliver relevant mitigation will be required; f) Ensure that the Grade II listed Wheelers Green and its setting is maintained and enhanced; g) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); h) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; i) Contribute towards the improvement of and maximise opportunities to provide safe and attractive links to the existing public rights of way network in the locality of the site; j) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Housing Mix and Size Requirements

Development proposals of 10 or more (net) additional dwellings will be required to contribute to meeting the Housing Market Area's identified housing needs by generally providing a housing mix as set out in the Strategic Housing Market Assessment or any similar evidence for market and affordable units. Development proposals which depart significantly from the required mix of housing will only be supported where evidence demonstrates that such a mix would not be feasible or viable. It will be expected that all new studio, 1, 2 and 3 bedroom residential units (under use class C3) across all tenures will meet with the minimum space standards as set out in the table below. Minimum gross internal floor areas and storage space expected in new developments (sqm). Number of bedrooms (b) | Number of bed spaces (persons) | 1 storey dwellings | 2 storey dwellings | 3 storey dwellings | Built in storage 1 b | 1p | 39 (37)* | | | 1.0 1 b | 2p | 50 | 58 | | 1.5 2 b | 3p | 61 | 70 | | 2.0 2 b | 4p | 70 | 79 | | 3 b | 4p | 74 | 84 | 90 | 2.5 3 b | 5p | 86 | 93 | 99 | 3 b | 6p | 95 | 102 | 108 | * Where a 1b1p has a shower room instead of a bathroom, the floor area may be reduced from 39sqm to 37sqm, as shown bracketed.

Housing Allocation at Brox End Nursery, Ottershaw

This 1.4ha site is located to the south of Ottershaw and will deliver a high quality development that will: a) Make provision for a minimum of 40 net additional C3 dwellings; b) Take account of Tree Preservation Order 384, site boundary vegetation and the built development strategy for unit SS4 of the Surrey Landscape Character Assessment in the design, layout and landscaping of the site. This will need to be demonstrated and implemented through an appropriate landscaping strategy; c) Contribute towards the improvement of and maximise opportunities to provide safe and attractive links to the existing public rights of way network in the locality of the site, especially FP21 and FP30 avoiding severance and re-routing unless it would improve accessibility, safety and/or, attractiveness to users; d) Through provision of landscaping and boundary planting provide net gains in biodiversity; This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; e) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site specific Travel Plan and Transport Assessment including exploring opportunities for the site to link with or contribute to links to the A320 off-road cycle route; f) Make a financial contribution(s) either through S106 or CIL (or its successor) towards the provision of early years, primary and secondary school infrastructure; g) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; h) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Affordable Housing

Over the period of the Local Plan the Council will seek to deliver 30% of all net additional dwellings as affordable units of which about 70% will be provided as Affordable/Social Rent and 30% provided as other forms of affordable housing. Development proposals of 10 or more (net) additional dwellings will be expected to provide 35% of dwellings as affordable units with a tenure split as above which includes 10% of homes for affordable home ownership (starter homes, discounted market sales housing and/or other products which provide affordable routes to home ownership in line with the definition contained in the 2019 NPPF). In seeking affordable housing provision, the Council will have regard to scheme viability and take a negotiated approach to the final percentage of affordable housing delivered and the type and tenure split of affordable units. Where viability evidence demonstrates that the full amount of affordable housing cannot be delivered the Council will negotiate a level of on-site affordable housing that can be delivered taking into account the mix of unit size, type and tenure and any grant subsidy received. The Council will only accept a financial contribution in lieu of on-site provision where it can be satisfactorily demonstrated that on-site provision is neither feasible nor viable. Where a site has been sub-divided or is not being developed to its full potential so as to fall under the affordable housing threshold the Council will seek a level of affordable housing to reflect the provision that would have been achieved on the site as a whole had it come forward as a single scheme for the allocated or identified site. Planning obligations will be used to ensure that the affordable housing will remain at an affordable price for future eligible households, or for the subsidy to be recycled to alternative affordable housing provision. The requirement to provide affordable housing will apply to all residential development falling under Use Class C3 with the exception of Gypsy & Traveller Pitches or Travelling Showpeople Plots.

Accommodating Older Persons and Students

Older People The Council will support proposals for specialist accommodation for older people, including sheltered housing, care homes and other appropriate forms of accommodation on suitable sites, to meet needs that have been identified in the Council's most up to date Strategic Housing Market Assessment (SHMA). It will be expected that proposed development is readily accessible to public transport, shops, local services, community facilities and social networks for residents, carers and their visitors. Subject to viability, where accommodation falls within use Class C3 an appropriate proportion of affordable housing in accordance with policy SL20 will be required with the mix of tenures negotiated by the Council having regard to advice from the NHS or Surrey County Council. Students Planning permissions for purpose-built student housing and changes of use subdividing existing buildings for the purpose of student housing will be granted provided that all of the following criteria are met: (i) The proposal is supported by evidence of a linkage with one or more higher education institutions in Runnymede, or within a reasonable travelling distance of Runnymede; (ii) The proposal is located in an area with easy access to shops, places of work, services and community facilities and sustainable and active modes of travel to the educational institution for which accommodation is provided; (iii) The proposal has provided for the specific needs of student housing, including refuse storage, cycle parking and adequate internal space for future occupiers. The loss of existing, purpose-built student accommodation or older people's accommodation will be resisted unless adequate replacement accommodation is provided or it is demonstrated that the facility no longer caters for current or future needs.

Self & Custom Build Housing

Proposals for custom and self-build housing in the Borough are encouraged and will be approved in suitable, sustainable locations. The Council will particularly encourage the development of self-build homes on appropriately sized, serviced sites in the first instance or on appropriately sized sites that are capable of being serviced. Large development schemes of 50 or more homes will be expected to demonstrate that consideration has been given to custom and self-build plots as part of housing mix with a serviced plot(s) being provided where there is an identified need and it is viable and feasible to do so. On sites where self and custom build plots are to be provided, the Council will negotiate the mix of self and custom build plots to be made available as informed by the Council's Self Build and Custom Housebuilding Register. Where a plot has been made available and marketed appropriately for at least 12 months but has not sold, the plot may either remain on the open market for self or custom build or be offered to the Council or a Registered Provider before being built out by the developer for market housing.

Housing Allocation at Hanworth Lane, Chertsey

a) Make provision for a minimum of 210 net additional C3 dwellings; b) Take account of site boundary vegetation and the built development strategy for unit SS3 of the Surrey Landscape Character Assessment in the design, layout and landscaping of the site. This will need to be demonstrated and implemented through an appropriate landscaping strategy; c) Contribute towards the improvement of and maximise opportunities to provide safe and attractive links to the existing public rights of way network especially FP35 avoiding severance and re-routing (unless it would improve accessibility, safety and/or, attractiveness to users) as well as links between the north and south parcels of the site; d) Deliver appropriate flood risk mitigation and SuDS as identified through a site-specific flood risk & drainage assessment. The drainage strategy will be expected to consider any implications of the site being located in SPZ2. The Flood Risk Assessment will be expected to ensure that the potential flood risk associated with the ordinary watercourse which runs through the site is assessed; e) Through provision of an ecological buffer around the existing watercourse running through the middle of the site, landscaping and site boundary vegetation, provide net biodiversity gains and measures to safeguard biodiversity interests at Pannells Farm SNCI to the south of the site with an appropriately designed green infrastructure buffer. This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; f) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL(or its successor); g) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; h) Provide for the relocation of the existing school/college playing fields in a location appropriate for the needs of Salesian Secondary School/College; i) For the avoidance of doubt, in relation to open space requirements for the site (Policy SL26) it will be expected that open space provision for children and teenagers will be provided, on site wherever possible. A financial contribution towards off site allotments and enhanced outdoor sports facilities, proportionate to the development proposal will be required; j) Ensure acceptable noise standards can be met within homes and amenity areas through suitable noise mitigation measures in light of the adjacent rail line; k) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms; l) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site specific Travel Plan and Transport Assessment exploring opportunities for the site to link with or contribute to the A320 off road cycle route and/or National Cycle Route 4 from Chertsey to Egham.

Housing Allocation at Coombelands Lane, Addlestone

a) Make provision for a minimum of 40 net additional C3 dwellings with 40% as affordable with tenure split in line with Policy SL21 unless otherwise agreed; b) Take account of Tree Preservation Order 187 and site boundary vegetation in the design and layout of the site; c) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site-specific Travel Plan and Transport Assessment; d) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL(or its successor); e) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; f) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Housing Allocation at Blays House, Blays Lane, Englefield Green

a) Make provision for a minimum of 100 net additional C3 dwellings; b) Take account of site boundary vegetation in the design, layout and landscaping of the site especially fronting Wick Road and the north boundary of the site; This will need to be demonstrated and implemented through an appropriate landscaping strategy; c) Safeguard biodiversity at the Windsor Great Park SNCI in the design and layout of the site through an appropriately designed green infrastructure buffer and through provision of boundary vegetation and landscaping take account of the objectives and targets for Biodiversity Opportunity Area TV01. This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; d) Ensure that the Locally Listed Park House and its setting is maintained and enhanced; e) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site specific Travel Plan and Transport Assessment and improve the pedestrian footway between the site and London Road; f) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); g) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; h) For the avoidance of doubt, in relation to open space requirements for the site (policy SL26) it will be expected that open space provision for children and teenagers will be provided on site wherever possible, whilst a financial contribution towards off site outdoor sports facilities and allotments will be required. Beyond this it is expected that the applicant will provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Housing Allocation at Pyrcroft Road, Chertsey

a) Make provision for a minimum of 275 net additional C3 dwellings and 5 net additional serviced pitches for Gypsies/Travellers; b) Retention of The Grange Retirement Home in its existing use; c) Take account of and retain site boundary vegetation in the design and layout of the site including TPO 235 fronting Pyrcroft Road and provide supplementary planting with native species where necessary. This will need to be demonstrated and implemented through an appropriate landscaping strategy; d) The retention of boundary planting should be used as an opportunity to provide net gains in biodiversity. This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; e) Contribute towards the improvement of and maximise opportunities to provide safe and attractive links to the existing public rights of way network; f) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site-specific Travel Plan and Transport Assessment. Given the expected impact of development at the site on the A320, proportionate financial contributions to deliver relevant mitigation will be required. The applicant will also be expected to explore opportunities for the site to link with or contribute to the A320 off road cycle route and/or National Cycle Route 4 from Chertsey to Egham; g) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; h) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL(or its successor); i) Ensure acceptable noise standards can be met within homes and amenity areas through suitable noise mitigation measures in light of the adjacent rail line. j) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Housing Allocation at Thorpe Lea Road North, Egham

a) Make provision for a minimum of 90 net additional C3 dwellings and 2 net additional serviced Gypsy/Traveller pitches; b) Take account of site boundary vegetation in the design, layout and landscaping of the site; This will need to be demonstrated and implemented through an appropriate landscaping strategy; c) Through the provision of landscaping and boundary vegetation, achieve net gains in biodiversity; This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; d) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site specific Travel Plan and Transport Assessment exploring opportunities for the site to link with or contribute to cycle routes and passenger transport infrastructure and services in the area; e) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); f) Be supported by a Habitats Regulations Assessment to determine whether there will be a likely significant effect on the Thames Basin Heaths SPA and identify and implement a bespoke avoidance solution if significant effects are found in agreement in writing with Natural England; g) For the avoidance of doubt, in relation to open space requirements for the site (Policy SL26) it will be expected that open space provision for children and teenagers will be provided on site wherever possible, whilst a financial contribution towards off site outdoor sports facilities and allotments will be required. Beyond this is will be expected that the applicant will provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Housing Allocation at Thorpe Lea Road West, Egham

a) Make provision for a minimum of 250 net additional C3 dwellings and 3 net additional serviced Gypsy/Traveller pitches b) Ensure the scheme does not give rise to adverse impacts to human health from noise/air quality from the M25 by implementing design features and layouts that mitigate these impacts as demonstrated through an appropriate noise/air quality assessment. Development will be permitted in the AQMA, where it can be demonstrated that it will not have any adverse impacts to human health or lead to a deterioration of air quality within the AQMA. c) Take account of TPO 98 and site boundary vegetation in the design, layout and landscaping of the site. This will need to be demonstrated and implemented through an appropriate landscaping strategy; d) Maximise opportunities to provide safe and attractive links to the existing public rights of way network in particular incorporating access to and avoiding severance and re-routing of FP37a unless it would improve accessibility, safety and/or, attractiveness to users; e) Through the provision of landscaping, boundary vegetation and improving the rights of way network, achieve net gains in biodiversity. This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans; f) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site specific Travel Plan and Transport Assessment exploring opportunities for the site to link with or contribute to cycle routes and passenger transport infrastructure and services in the area; g) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); h) Be supported by a Habitats Regulations Assessment to determine whether there will be a likely significant effect on the Thames Basin Heaths SPA and identify and implement a bespoke avoidance solution if significant effects are found in agreement in writing with Natural England; i) For the avoidance of doubt, in relation to open space requirements for the site (policy SL26) it will be expected that open space provision for children and teenagers will be provided on site wherever possible, whilst a financial contribution towards off site outdoor sports facilities and allotments will be required. Beyond this is will be expected that the applicant will provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms. A drainage strategy will be expected to be submitted with any planning application at the site which will demonstrate that the surface water from the site can be effectively drained without increasing flood risk within and beyond the boundary of the site.

Housing Allocation at Virginia Water North

a) Make provision for a minimum of 120 net additional C3 dwellings; b) Ensure that the Locally Listed Merlewood Care Home and its setting is maintained (in its current use) and enhanced; c) Retain trees which are significant either individually or as groups and take account of site boundary vegetation and built development strategy for unit SW1 of the Surrey Landscape Character Assessment in the design and layout of the site. This will need to be demonstrated and implemented through an appropriate landscaping strategy; d) For the avoidance of doubt, in relation to open space requirements for the site (Policy SL26) it will be expected that open space provision for children and teenagers will be provided on site wherever possible. For other open space typologies set out in Policy SL26 the site will be expected to provide on-site open space in the form of a publicly accessible park and garden with a minimum size of 0.85ha rather than provide or contribute to outdoor sports facilities and allotments; e) Safeguard biodiversity at The Dell Ancient Woodland SNCI in the design and layout of the site through an appropriately designed green infrastructure buffer. The provision of a park garden, improvements to boundary planting and on-site landscaping should be used as an opportunity to provide net gains in biodiversity especially taking account of the objectives and targets of Biodiversity Opportunity Area TV01; This will need to be demonstrated through appropriate habitat/species surveys and implementation of management plans f) Contribute towards the improvement of and maximise opportunities to provide safe and attractive links to the existing public rights of way network which exist in the locality of the site; g) Include measures to mitigate the impact of development on the local road network and take account of impacts on the strategic road network as identified through a site specific Travel Plan and Transport Assessment, exploring opportunities for the site to link with or contribute to the Christchurch Road off road cycle route to Virginia Water rail station and to improve pedestrian access to public transport links; h) Make a financial contribution(s) towards the provision of early years, primary and secondary school infrastructure either through S106 or CIL (or its successor); i) Avoid impact to the Thames Basin Heaths SPA through an approved scheme of mitigation which makes provision for the delivery of SANG and a financial contribution(s) towards SAMM; j) Provide or contribute to any other infrastructure identified at application stage which is necessary to make the site acceptable in planning terms.

Longcross Garden Village

The land shown in figure 2 in this Local Plan and on the Policies Map is allocated for the purpose of delivering a new garden village at Longcross. The areas in figure 2 shown cross-hatched in orange are not allocated for development. Consent for a site wide village masterplan will be permitted if it can demonstrate delivery of: a) High-quality inclusive design, creating a distinct new Surrey garden village settlement with its own identity and character, which protects and enhances existing heritage assets and recognises and reflects its place within the Surrey vernacular. This will be achieved through: • Creating buildings, layouts and spaces of the highest quality which promote a sense of place, interact with one another, achieve inclusive and accessible design, are resilient and which weave green infrastructure into the fabric of the built environment. A masterplan will be expected to demonstrate how this will be achieved for each phase or character area of the village including custom/self-build plots, through design codes for layouts, streets and buildings including building heights and materials; • Creating routes throughout the village which are well connected to one another forming a network of attractive, accessible, legible and safe routes for all users and which maximise opportunities for natural surveillance and connections with green infrastructure; • Outlining and implementing a strategy for integrating public art into the village; • Maximise opportunities to reduce the use of natural resources through a fabric-first approach, potentially including passive solar design, passive cooling and implementing water efficiency measures in accordance with policies SD7 and SD8; • Delivering accessible and adaptable non-specialist housing in compliance with Policy SD7; • Protection and enhancement of heritage assets and their setting including the investigation, recording and safeguarding of known and/or potential finds of archaeological significance. The development shall explore opportunities to retain and reference the site's historical links with the defence industry. b) A minimum of 1,700 net additional dwellings and specialist accommodation which comprises a mix of housing tenures and types including: • Affordable housing delivered at 35% of net additional dwellings including starter homes and which should generally follow the percentage splits given in the table below: Affordable Type/Tenure % Split Size 1 bed 2 bed 3 bed Affordable Rent 60% 0% 65% 35% Social Rent 10% 20% 65% 15% Affordable Home Ownership 30% (of which at least half for shared ownership) 50% 50% 0% • At least 10 serviced plots for Travelling Show People in accordance with Policy SL22; • The provision of an extra-care facility comprising in the order of 60 units to assist in meeting the specialist accommodation requirements for those with care needs including for an ageing population; • Provision for housing to be delivered by SMEs and/or as serviced custom plots and/or self-build plots in accordance with Policy SL24. The range of housing to be provided on the site could also include other types of provision not listed above, for example build to rent units, sheltered housing or care home provision where it is demonstrated that such accommodation would help meet identified local needs. c) Up to 79,025sqm of gross employment floorspace together with up to 36,000sqm of Data Centre uses (including not less than 16,000 sqm (GEA) of B1 office employment floorspace) within Longcross Park Enterprise Zone, including a variety of provision from small start-up through to large headquarters style office provision, and for C1 hotel and conferencing facilities. d) A range of local facilities and services which: • Provides the building and land for a 2FE primary school with pre-school/early years settings; • Contributes financially towards the provision of secondary school infrastructure in the Borough; • Provides a sustainable mix of community facilities and leisure spaces which provide opportunities for public events to ensure a thriving village which promotes healthy living; • Provides local retail facilities, a public house and other local services. e) A range of sustainable transport choices which facilitate connections within the village and to other nearby settlements and which maximise opportunities for modal shift by optimising connectivity within the site by walking/cycling with improvements to the local road network to mitigate significant impacts. This will include: • Securing permanent upgrades to Longcross Station and working with partners and Network Rail; delivery of an increased stopping service on the Reading to Waterloo rail line; • Delivery of on and off site improvements to the local road network to mitigate significant impacts as set out (but not limited to) in the Infrastructure Delivery Plan (IDP) and contribution towards or delivery of improvements to the A320 as set out in the final A320 Study; • Provide funding towards provision of permanent bus services for the village which link with Longcross Railway Station and neighbouring settlements including Woking, as the nearest major local service centre; • A network of safe and, as far as possible, segregated cycling and walking links which provide direct connectivity between different land uses within the garden village, and existing settlements (including local service centres) and with the existing routes beyond the village boundaries; • A strategy to provide electrical vehicle charging opportunities in accordance with guidance issued by Surrey County Council. All communal residential and non-residential parking spaces within the village are to be provided with passive charging infrastructure to support future delivery of active charging points, supported by ongoing monitoring of electric vehicles demand within the development which is to be secured through a site-wide Travel Plan and section 106 agreement. In addition to the above, traffic generation targets will be negotiated with the developers, based upon an up-to-date transport assessment and any exceedances will be monitored and mitigated through measures outlined within a site-wide transport strategy and secured through section 106 agreement. f) A suite of connected green and blue infrastructure improvements across the range of different typologies with protection and enhancement of the natural environment through: • Ensuring that at least 40% of the allocation is reserved for the delivery of Green Infrastructure, which shall comprise all areas of formal and informal public open space (including open space identified for SuDS and dedicated cycle ways), green roofs and on-site SANG; • Provision of sporting facilities and areas for informal play as well as equipped playing space; • Provision of land for food production for individuals and the community as a whole, including allotments; • Implementation of a comprehensive landscape strategy for the village which takes account of guidance set out in the Surrey Landscape Character Assessment and which seeks to integrate development into the wider environment; • Having regard to the existing ecological qualities of the site including protected features and the objectives and targets for BOA units TBH01 and THB02, and delivering opportunities for net gains in biodiversity through priority habitat restoration/creation and priority species recovery through a range of green infrastructure typologies; • A comprehensive village-wide SuDS scheme which ensures as far as possible all surface water run-off achieves greenfield run-off rates with clear and robust arrangements for future maintenance. g) Connections to other physical infrastructure including to the telecommunication, electricity, gas, potable water and sewer networks or alternative on site treatment as well as super-fast broadband for all businesses, community facilities and households. h) A phased approach to development demonstrating how each phase will contribute to and integrate with the design concepts of the village as a whole and be supported by the facilities & infrastructure necessary to ensure the village is a sustainable and thriving community. It will be expected that development is delivered at an appropriate pace, in particular with regard to necessary highways and utilities infrastructure requirements as identified in the Council's most up to date evidence of infrastructure needs and in site specific assessments. i) Proposals for the long-term ownership and stewardship of assets, including community buildings, transport and green infrastructure. Application proposals will need to set out, through a Community Participation Strategy, measures by which a community interest company, trust or similar body will be established and funded to deliver the successful stewardship of locally-led village community assets over the longer term. Although not allocated in this Local Plan, any redevelopment proposals in the areas shown cross hatched in orange in figure 2 will not be permitted where they conflict with the design concepts of the village masterplan and/or would prejudice its implementation.

Presumption against Loss of Residential

Development proposals should result in no net loss of existing dwellings or land that provides for residential uses, unless a loss can be justified by: • retention of the residential use would be undesirable due to proven environmental considerations or would prevent the delivery of essential infrastructure projects identified in the Infrastructure Delivery Plan; or • the development proposal would provide a social, community or cultural service or facility which cannot be located within an existing non-residential use. Development proposals that would result in the loss of part of an existing unit of residential accommodation will only be permitted subject to the above criteria and where the retained residential accommodation would be of a satisfactory standard in terms of amenity and internal space.

Meeting the Needs of Gypsies, Travellers and Travelling Showpeople

The Council's most up to date assessment of the accommodation needs of Gypsies, Travellers and Travelling Showpeople (GTAA January 2018) identifies the following level of need for pitches and plots in the Borough over the period of the Local Plan: Type 2015-2022 2023-2027 2028-2030 Pitches 71 12 0 Plots 16 2 1 The Council remains committed to meeting identified needs (as set out in the Council's most up to date assessment of needs at the time of consideration of any planning application) through a range of measures including: • By addressing identified site management issues on authorised sites to ensure that Gypsies, Travellers and Travelling Showpeople who meet the planning definitions set out in Government policy are not being displaced from authorised sites; • By giving positive consideration to modest expansions of authorised traveller sites in the Borough, and proposals for the redevelopment of previously developed sites to provide pitches and plots where proposals would comply with other policies of this Plan, including Green Belt policies. • By attaching appropriate planning conditions and obligations to any planning approval granted, including a management agreement, to secure the measures set out in (i) to (vi) (and where applicable (vii)) of this policy, so far as they are relevant to the proposed development. Subject to the criteria below, if a site allocation is required to make on-site provision for traveller accommodation and is unable to do so, offsite provision will be considered. Offsite accommodation will only be considered appropriate where all of the following criteria are met: • The alternative site provides for at least the same quantity of provision as required by the relevant allocation policy • The alternative site is considered as sustainable in regards to access to services, location and size as allocation on site; • The alternative site complies with the other policies of this Plan, including Green Belt policies; and • The site can be developed within the timeframe of the housing allocation. The Council will also be working proactively to bring 48 existing pitches which are authorised for occupation for Gypsies and Travellers but which are not currently being used for this use back into use for Gypsies and Travellers. Outside the site allocations in this Plan, planning permission for Gypsy and Traveller and Travelling Showpeople accommodation will be granted provided that all of the following criteria are met: (i) the site is suitably connected by sustainable and active modes of transport to a settlement with existing health care, retail, and school facilities; (ii) the impact of development would not harm landscape character; (iii) the site can be safely accessed by pedestrians, vehicles and caravans to and from the highway; (iv) the site is located in flood zone 1 as shown on the Policies Map or in flood zone 2 if it can be demonstrated that both the sequential and exception tests can be passed; (v) the site can be suitably connected to clean and foul water utilities; (vi) all pitches/plots would be able to accommodate the reasonable amenities of the occupiers. The following criterion applies additionally to Travelling Showpeople accommodation only: (vii) in addition to (vi) above, the site should be suitable for the storage and maintenance of show equipment and associated vehicles without causing harm through conflict with other policies in the Plan. Due to the nature of this housing need, there will be continuing co-operation with neighbouring Local Planning Authorities to ensure that the appropriate demand is identified and provision made across the wider area. Where traveller pitches are required to be provided on sites allocated through this Local Plan, the Council will secure their delivery through the imposition of appropriate planning conditions or obligations attached to any planning approval granted. Those obligations will include an appropriate management agreement including measures to secure: • Phasing of site delivery and trigger points to secure early delivery, proportionate to the site delivery; • Measures to ensure the site is secured in perpetuity for Gypsies, Travellers or Travelling Showpeople (in accordance with the relevant definition from the Planning Policy for Traveller Sites, or any replacement guidance) as appropriate; • A policy for Allocation (to preserve access for those with local connection); and, • Further to Policy SL20, consideration of delivery of a proportion of the pitches or plots at below market rate, as affordable housing, based on evidence of need as set out in the Council's latest GTAA and viability at the time of the application. This consideration applies to both the provision of pitches or plots on site and in cases where provision is proposed off site. The loss of authorised pitches and plots for Gypsies, Travellers and Travelling Showpeople to other uses will be resisted unless it can be demonstrated that there is a surplus supply of traveller pitches and plots for gypsies and travellers in the Borough.

Infrastructure Provision & Timing

Working with infrastructure providers, developers and other key stakeholders, the Council will support infrastructure projects which deliver the Spatial Development Strategy and allocated development sites as identified within this Plan. The projects required to support the Spatial Development Strategy are identified within an Infrastructure Delivery Plan. The Infrastructure Delivery Plan will be updated over the Plan period to ensure project information remains up to date and is monitored effectively. Development proposals, including those allocated in this plan which give rise to a need for infrastructure improvements, will be expected to mitigate their impact, whether individually or cumulatively, and at a rate and scale to meet the needs that arise from that development or a phase of that development, whilst also taking account of committed development outside Runnymede which has a material impact on the infrastructure improvement required. The standards of infrastructure delivery will be expected to comply with other policies set out within this Plan. Infrastructure identified within the Infrastructure Delivery Plan or through negotiations on individual planning applications will continue to be delivered either through on-site provision or financial contributions and secured through s106, s278 or licensing agreements and through a Community Infrastructure Levy or its successor as well as other identified sources of funding as set out in the Infrastructure Delivery Plan. Development proposals which rely on the delivery of critical infrastructure projects will only be permitted prior to completion of that project or where appropriate, a phase of that project which has been identified as necessary, where the council is content that the infrastructure or phase of that infrastructure will be in place within a reasonable timetable from the date of permission. Dependent on the timing of critical infrastructure projects the Council may instead grant permission with conditions or planning obligations restricting full or partial occupation until completion of critical infrastructure projects or phases of projects.

Town and Local Centre Uses

The Town and Local Centres identified in the Borough represent the preferred location for the development of main town centre uses as defined in the NPPF. Proposals must be appropriate in terms of their scale and design to the centre in which they are proposed, as well as the function of the centre and accord with other policies in the plan. The hierarchy of centres in the Borough is defined as follows: Town Centres: Addlestone; Chertsey; Egham. Local Centres: Englefield Green; Ottershaw; Virginia Water; Woodham and New Haw. The Borough's centre hierarchy will be maintained over the period of the Local Plan. Applications for main town centre uses that are not proposed in the town and local centres will only be permitted where the applicant can demonstrate that: The proposal accords with (satisfies) the sequential test as set out in the NPPF, and flexibility has been demonstrated on issues such as the format and scale of development. For retail proposals greater than 500sq.m and other town centre use proposals greater than 2,500sq.m an impact assessment has been undertaken, which shows that the proposal will not have a significant adverse impact in line with requirements set out in the NPPF. Neighbourhood Plans may set different thresholds where local considerations, supported by evidence, indicate this is appropriate. The only exception will be where a class B1 use is proposed in a Strategic Employment Area as defined by policy IE2 or when a site has already been allocated for development through this Local Plan. Edge-of-centre and out-of-centre sites, which satisfy the sequential test, should be accessible including by public transport, bicycle and foot and well-connected to the centre. This sequential approach should not be applied to applications for small scale rural offices or other small-scale rural development.

Town centre development

Within the three town centres: Proposals for development within the primary shopping areas, as defined on the Policies Map, will be permitted where they improve the quality and broaden the range of retail and leisure facilities, to enhance the role of the town centres as sustainable shopping and leisure destinations and strengthen their vitality and viability. The Primary Shopping Frontages as defined on the Policies Map will be the focus for A1 uses (shops). Development proposals for use classes A2 to A5 within the Primary Shopping Frontages will only be permitted where a minimum of 65% of the total units are retained in A1 use. Other town centre uses and residential uses will not be permitted on the ground floor within the Primary Shopping Frontages. Development proposals for use classes A2 to A5 and other town centre uses within the secondary shopping frontages, will only be permitted where a minimum of 30% of the total units are retained in A1 use. Residential uses will only be permitted on the ground floor within the Secondary Shopping Frontages where the use would not harm the vitality or viability of the centre. Appropriately designed development proposals for residential use on upper floors will be encouraged. Development proposals should make a positive contribution to the townscape of the centre in which it is proposed and should accord with the criteria set out in policy EE1: Townscape and Landscape Quality. Proposals for development within or which impact on listed buildings and/or conservation areas must accord with the criteria set out in policy EE5 Conservation Areas and policy EE4 listed buildings. Major town centre redevelopment schemes as set out in the town centre allocations policy IE7 – IE11 will be supported where they accord with the above criteria and ensure delivery of high quality buildings and spaces that make a positive contribution to the character and function of the relevant town centre and the quality of its urban environment.

Addlestone East Allocation

This is a 0.3ha site is located in Addlestone Town Centre which will deliver a high quality mixed use development including: a) Mix of A uses at ground floor level b) A minimum of 70 (net) residential units. A drainage strategy will be expected to be submitted with the planning application at this site which will address the potentially high water table in the design of any suds scheme. This town centre allocation may also present opportunities to provide other town centre uses to meet identified needs.

Addlestone West Allocation

This is a 0.8ha allocation made up of two separate sites in Addlestone Town Centre. Together, the sites will deliver a high quality mixed use development including: a) A mix of

Egham Gateway West Allocation

This is a 0.8ha site in Egham Town Centre, which is strategically located on the main connection from Egham Train Station to the town centre. The redevelopment of the site provides an opportunity to improve this key gateway into the town through its built form and public realm improvements. It is expected that any development at the site will deliver a high quality mixed use development over the period of the Local Plan including: a) A minimum of 60-120 residential units* b) A range of A class uses c) Approx. 1,450sqm of net D class floorspace d) A design which enhances this key focal point for residents, commuters and people visiting Egham Due to the very severe constraints to using infiltration drainage and the lack of surface water drainage infrastructure in this part of the Borough, the drainage strategy that will be expected to be submitted with any application at the site will need to address these problems. In the design of any scheme, special regard will need to be paid to the designated and non-designated heritage assets in close proximity to, and within the site. This town centre allocation may also present opportunities to provide other town centre uses to meet identified needs.

Strodes College Lane Allocation

This 0.2ha site is located in Egham Town Centre. It is expected that the site will deliver development over the Plan period to include: a) a minimum of 100* units of student accommodation b) development for Class A use* at ground floor level * Planning permission has been granted in February 2019 at the site, which accords with the level of development proposed through this allocation policy. Residential development would also be supported at the site in the form of a flatted scheme. It is considered that the site could accommodate at least 40 residential units. In the design of any scheme, special regard will need to be paid to the designated and non-designated heritage assets in close proximity to, and within the site.

Town Centre Opportunity Areas

The Council has identified a number of other sites within its town centres which have been identified as having development potential over the period of the Local Plan. The Council will work positively with landowners to bring these sites forward over the period of the Local Plan to meet identified development needs.

Local Centres

Local centres defined on the Policies Map will be supported to provide a range of services for their local communities, mainly serving specialist local needs or the immediate day to day needs of their local area. Development proposals for A1 use (shops) within the Primary Shopping Areas of local centres will be supported, particularly within the Primary Shopping Frontages as defined on the Policies Map. Non-retail uses and services (use classes A2 to A5) will also be supported within the Primary Shopping Frontages provided the overall function of the centre and opportunities for customer choice are maintained. Development proposals for town centre uses in Secondary Shopping Frontages defined on the Policies Map will be supported where they contribute to the function and viability and vitality of the Secondary Shopping Frontages. The scale of development that will be appropriate in local centres will be determined by reference to the scale and function of the centre in question. Development proposals should not be of such a scale that they would elevate the centre to a higher level in the retail hierarchy. Development proposals for residential use on upper floors in local centres will be supported.

Shops and parades outside defined centres

Development proposals that enhance the community function of shops and parades located outside centres defined on the Policies Map will be supported. Where it is proposed to change the use of a shop outside a centre, the applicant will be expected to accompany their application with a robust assessment of its value to the local community. If the shop fulfils a function or benefit to the local community, development proposals must provide credible and robust evidence of at least 6 months marketing for retail use before an alternative use will be considered. Where evidence suggests that a shop does not fulfil a function or benefit for the local community, or where a community benefit exists to changing the use of a shop to another use, marketing evidence will not be required. Where there is a sustained high level of vacancy with more than 50% of the units in a parade having been vacant for more than twelve months, residential or other uses at ground floor level may be considered.

The visitor economy

Planning applications which deliver a high quality visitor experience that increases the contribution that tourism, arts and cultural heritage make to quality of life, social and cultural well-being and economic growth will be supported where they accord with the following criteria: (i) Provision of tourist and leisure attractions, including arts and cultural facilities, accommodation and conference facilities will be determined in accordance with the sequential approach outlined in the NPPF, except where they apply to applications for small scale rural development. Where proposals exceed 2,500sq.m and are located outside the centres, as designated on the Policies Map, an impact assessment must be submitted. • All new and/or enhanced or replaced tourist and leisure attractions, accommodation, and conference facilities will be required to preserve the Borough's special heritage and natural environment and accord with other relevant policies in this Local Plan including Green Belt policies where relevant. • Proposals which promote greater use of the River Thames, Wey and Bourne as a leisure and recreational resource should not harm local biodiversity or water quality. (ii) The loss of existing tourist and leisure attractions, including arts, cultural and entertainment facilities and hotels will be strongly resisted unless replacement facilities are proposed in a location equally accessible to the facility's current catchment area. Alternatively, robust evidence must be provided to demonstrate that: • The facility causes significant detriment to the amenity of the locality, or that • The existing use is unviable and its retention has been fully explored (including active and comprehensive marketing of the facility for its existing and alternative leisure or tourist use for a continued period of at least 6 months prior to the submission of a planning application).

Centre Hierarchy, sequential approach and impact assessment

The town and local centres will be the preferred location for the development of main town centre uses as defined in the NPPF. Proposals must be appropriate in terms of their scale and design to the centre in which they are proposed, as well as the function of the centre and accord with other policies in the plan. The hierarchy of centres in the Borough is defined as follows: • Town Centres: Addlestone; Chertsey; Egham • Local Centres: Englefield Green; Ottershaw; Virginia Water; Woodham and New Haw The Borough's centre hierarchy will be maintained over the period of the Local Plan. Applications for main town centre uses that are not proposed in the town and local centres will only be permitted where the applicant can demonstrate that: • The proposal accords with (satisfies) the sequential test as set out in the NPPF, and flexibility has been demonstrated on issues such as the format and scale of development. • For retail proposals greater than 500sq.m and other town centre use proposals greater than 2,500sq.m an impact assessment has been undertaken, which shows that the proposal will not have a significant adverse impact in line with requirements set out in the NPPF. Neighbourhood Plans may set different thresholds where local considerations, supported by evidence, indicate this is appropriate. The only exception will be where a class B1 use is proposed in a Strategic Employment Area as defined by policy IE2 or when a site has already been allocated for development through this Local Plan.

Addlestone East Allocation

This is a 0.3ha site is located in Addlestone Town Centre which will deliver a high quality mixed use development including: a) Mix of A uses at ground floor level b) A minimum of 70 (net) residential units A drainage strategy will be expected to be submitted with the planning application at this site which will address the potentially high water table in the design of any suds scheme. This town centre allocation may also present opportunities to provide other town centre uses to meet identified needs.

Addlestone West Allocation

This is a 0.8ha allocation made up of two separate sites in Addlestone Town Centre. Together, the sites will deliver a high quality mixed use development including: a) A mix of A class uses at ground floor level (approx. 500 sqm) b) A minimum of 70 (net) residential units c) Additional/replacement community and/or health facilities A drainage strategy will be expected to be submitted with the planning application at this site which will address the potentially high water table in the design of any suds scheme. This town centre allocation may also present opportunities to provide other town centre uses to meet identified needs.

Egham Gateway East Allocation

This is a 0.3ha site located in Egham Town Centre which will deliver a high quality mixed use development over the period of the Local Plan including: a) Re-provision of existing commercial units b) The provision of a minimum of 45 (net) residential units Due to the very severe constraints to using infiltration drainage and the lack of surface water drainage infrastructure in this part of the Borough, the drainage strategy that will be expected to be submitted with any application at the site will need to address these problems. In the design of any scheme, special regard will need to be paid to the designated and non-designated heritage assets in close proximity to, and within the site. This town centre allocation may also present opportunities to provide other town centre uses to meet identified needs.

Active & Sustainable Travel

Working with stakeholders, the Council will support schemes and development proposals which enhance the accessibility and connectivity between people and places by active and sustainable forms of travel. This will be achieved by: • Supporting and implementing the objectives and strategies of the Surrey Local Transport Plan, strategies and projects prepared by Transport for the South East or agreed under the Duty to Cooperate, and schemes which help to alleviate existing transport and highway problems in Runnymede or the wider area as identified through further partnership working; • Supporting developments, including sites allocated in this Plan, which integrate with or provide new accessible, safe and attractive active and sustainable travel networks and routes to service and employment centres and rail interchanges; • Requiring development proposals, including sites allocated in this Plan, which generate significant traffic movements to submit and implement Travel Plans demonstrating how active and sustainable travel options have been considered and how they will be delivered as well as the remedial actions to be taken should monitoring reveal that Travel Plan targets have been missed; • Securing improvements to or contributions towards improving the capacity of cycle parking at the Borough's rail stations; • Refusing planning permission for any development which would compromise the delivery of the mitigation works required to the A320 and/or M25 Junction 11. • Securing funding from a range of sources including developer contributions to deliver projects set out within the Runnymede Infrastructure Delivery Plan for transport schemes and highway improvements.

Highway Design Considerations

The Council will support development proposals which maintain or enhance the efficient and safe operation of the highway network and which take account of the needs of all highway users for safe access, egress and servicing arrangements. Development proposals which generate significant traffic movements must be accompanied by a Transport Assessment or Transport Statement which considers the impact of the proposal on the highway network and identifies the measures to mitigate impacts to acceptable levels. Development proposals will be supported where suitable mitigation measures identified in Transport Assessments and Transport Statements can be secured and implemented. Relevant design and parking standards for vehicle and cycle parking within development proposals will be assessed against the Council's current adopted guidance.